Three ways to value your C-store

Owners ask what their store is worth long before they plan to sell, and they should. The answer shapes when you sell, whether you keep the land, and how hard you push on a lease renewal. There are three ways to get a number from us, from a rough range in a minute to a written opinion you can hand to your lender or your family.

Way 1: A quick range, right here

The calculator below gives you a range in about a minute, and it does not ask for your name or email. It works two ways.

For the business, it multiplies your owner earnings by the multiples BizBuySell reports for C-store sales on its site from 2021 to 2025: the middle half of those sales went for 1.74x to 5.60x owner earnings, with a median of 3.00x. BizBuySell's figures come from search excerpts of its page, and the page does not say whether real estate was included, so treat them as a rough guide.

Owner earnings are the store's pretax profit with your own pay, interest, depreciation and true one-time costs added back, the cash one full-time owner could take home.

If you own the property, the calculator also prices the real estate by dividing a yearly rent by a cap rate. It starts at 6.92%, The Boulder Group's average asking cap rate for single-tenant net lease property in Q3 2026, and you can change it. A store with a strong tenant and a long lease will price at a lower cap rate than that average. A store with no lease in place is priced by a buyer who has to imagine one.

This is a starting point. It is not an appraisal and not our opinion of value, and it cannot see the things in the next section that move a real price.

Way 2: A written opinion of value

When you want a number you can rely on, send us the last two to three years of P&Ls and your monthly fuel gallons. If you own the land, add the deed or a survey. If you lease, send the lease. A copy of the fuel supply agreement helps a great deal.

We read the books the way a buyer's lender will, add back what a buyer will accept and leave in what they will not. Then we reply in writing with a range and how we got there: the earnings we used, the multiple or cap rate and why, and the items that pushed the number up or down. It is free and confidential. We do not share your numbers with buyers, your supplier or your brand.

Use the form below to start. We will tell you if anything is missing.

Way 3: A 15-minute call

Some owners would rather talk first. Call 469-949-6467 and tell us about the store: fueling positions, the brand on the canopy, roughly how many gallons and how much inside sales, and whether you own the dirt. In 15 minutes we can usually tell you whether your number is in the right neighborhood and what would change it. No documents needed.

What moves the number

Two stores with the same earnings can sell far apart. These are the items buyers and their lenders look at hardest.

• Fuel volume trend. OPIS estimated that national same-store gasoline volumes fell about 3.3% in 2025. A store holding its gallons against that trend reads very differently from one that is sliding. Buyers want monthly gallons for at least two years.
• Inside sales and margin. NACS reports that in 2025 fuel was 65.0% of convenience store sales dollars but only 38.8% of gross profit dollars. The inside of the store, and food above all, is where buyers expect the profit to grow. A clean, well-run store with food service draws more buyers than a cashier window with a cooler.
• Real estate owned or leased. A business on a lease is priced on its earnings and the time left on that lease. Owning the land adds the property's value and a wider set of buyers, including investors who only want the real estate. If the lease is short, buyers discount for it.
• The fuel supply agreement. Time left, volume minimums, image or incentive money you would have to pay back, and whether the supplier must consent to a new owner. A cheap exit or a clean assignment helps. A large payback comes off the price.
• Tank age and compliance. Buyers and lenders ask for install dates, testing and leak detection records, registration with the state (in Texas, TCEQ) and any release history. Missing records slow a deal and invite a lower offer. Ask your environmental consultant where your site stands.
• Location and traffic. Corner access, curb cuts, traffic counts, nearby rooftops and new competition on the next corner. Buyers will drive it at rush hour.
• Deferred repairs. Canopy, dispensers, pavement, roof, coolers and the point of sale system. Buyers price a repair at what it costs them plus a margin for worry, so fixing it yourself is often cheaper than the discount.

None of these show up in a calculator. All of them show up in a written opinion.

Quick range

A rough range in a minute. No name or email needed, and nothing you type leaves this page.

Yearly owner earnings, in dollars (profit before the owner's own pay, loan payments, taxes and depreciation) The land and buildingWe lease themWe own them Show my range