Absentee Gas Station with $8,000/Month Net Gaming – Southern Illinois

Asking Price

$950,000 + Inventory

Business Description

Excellent opportunity to acquire an established gas station, convenience store, gaming operation, and full kitchen in Southern Illinois, located approximately south of Effingham.

The business is currently operated 100% absentee, creating significant upside for an owner-operator who can improve merchandising, food sales, fuel volume, and overall management.

The surrounding community has a population of approximately 4,900 residents, based on the 2020 Census. (TigerWeb) The broader ZIP-code area serves a considerably larger population.

There are approximately 6 major active gas-station locations serving the immediate community, including the subject property, based on current local business listings. Murphy USA Hucks Mach 1 Phillips 66 Casey's and the subject station. (So no more competition) 

Current Business Highlights

• C-Store Sales: approximately $55,000/month

• Gaming Income: approximately $8,000/month NET to owner

• Fuel Volume: approximately 10,000 gallons/month

• Kitchen Sales: approximately $150–$200/day

• Operation: 100% absentee ownership

• Fuel Tanks: Fiberglass underground tanks

• Fuel Supply Agreement: approximately 1.5 years remaining

• Alcohol: No alcohol sales – dry community

• Food Operation: Full commercial kitchen already in place

• Gaming area already established

• Large convenience-store merchandise selection

• Walk-in beverage coolers

• Fountain beverage area

• Prepared-food equipment and customer seating

Investment Opportunity

This property provides several income streams under one roof:

Convenience Store + Fuel + Gaming + Food

The store is already producing approximately $55,000 per month in inside sales without alcohol, which is noteworthy for a dry-market operation. Gaming provides an additional approximately $8,000 per month net income, while the existing kitchen provides further growth potential.

A hands-on owner could potentially increase profitability through expanded food service, better inventory control, additional promotions, stronger merchandising, extended kitchen hours, and increased fuel marketing.

The existing fuel agreement has only approximately 18 months remaining, which may also provide a future owner an opportunity to evaluate new branding, supply, rebate, or incentive programs when the agreement expires.

Tanks Information

USTs installed in 2014; five active modern double-wall composite tanks with double-wall piping. Current OSFM record shows no violations. February 2026 testing passed, with major containment/overfill tests extending through February 2029. Seller to provide environmental/NFR documentation, if available.

Reason for Sale

Owner has other business interests and operates this location absentee.

Location

Southern Illinois – approximately south of Effingham, IL.

We will provide the exact town, address, financial information, and additional documents only to qualified buyers after completion of an NDA and Proof of Funds.

Confidentiality

PLEASE DO NOT APPROACH EMPLOYEES OR VISIT THE BUSINESS TO DISCUSS THE SALE WITHOUT AN APPOINTMENT.

For additional information:

R & J Commercial Real Estate Inc.
Tauseef “Tee” Syed
Designated Managing Broker
Cell: 630-808-6637
Office: 630-850-0391
www.rjcommercial.com

NDA and Proof of Funds required before exact location and financials are released.

24061 W Eames St, Channahon, IL.

Rare BP Gas Station Investment Opportunity – Channahon, IL

$1'950'000 Property & Business included

R & J Commercial Real Estate is pleased to present a high-visibility 

Strategically positioned near I-55 Exit 248 and Route 6, this nationally branded service station offers strong traffic exposure, excellent accessibility, and multiple income drivers. The property includes BP fuel operations, McDonald’s synergy, gaming machines, ATM income, and future upside potential.

This is a compelling opportunity for 1031 exchange buyers, net lease investors, owner-users, and retail portfolio owners seeking a stable income-producing asset with long-term growth potential.

Key Highlights:

• Asking Price: $1'950'000

• BP-branded gas station

• McDonald’s lease renews in August 2026 with two 5-year options remaining

• Strategic location near I-55 and Route 6

• High-visibility retail/service station asset

This site is growing each day. Before sellers change their minds or increase the price, make an offer. 

Your monthly payment will be under $10'000/month including property taxes and insurance, with 25% down. 

You can cover 75% of the payment from Gaming income plus McDonald's Lease. 

Contact R & J Commercial Real Estate for more information.

Tauseef Syed
R & J Commercial Real Estate Inc.
Cell: 630-808-6637
Email: Tauseefssyed@gmail.com
Website: www.rjcommercial.com

Listing # Aug 2026

CONFIDENTIAL OFFERING

Near Chicago Airport | Asking Price: $5,900,000

Rare opportunity to acquire a modern, established gas station and convenience store business together with the underlying real estate in a desirable Chicago airport-area market. The operation demonstrated strong year-over-year growth in 2025, supported by substantial fuel sales, growing inside sales, and newer fuel infrastructure.

Financial Highlights

• 2025 fuel and inside sales: Approximately $4,732,283

• Reported total income after sales-tax deduction: $4,586,144

• Fuel sales: Approximately $3,801,069

  • Gasoline sales: $3,038,266

  • Diesel sales: $762,803

• Inside sales: Approximately $931,214

• Gross profit: Approximately $996,490

• Net ordinary income: Approximately $480,946

• Reported net income: Approximately $175,303

Compared with 2024, reported total income increased by approximately 15.2%, gross profit by approximately 23.7%, and net ordinary income by approximately 58.9%. The 2025 operating statement also reflects approximately $163,848 in real estate rent expense, an important consideration because the real estate is being offered with the business.

Modern Fuel Infrastructure

The station is equipped with four active underground storage tanks installed in November 2020, providing a combined capacity of 60,000 gallons:

• 20,000 gallons — Regular gasoline

• 20,000 gallons — Diesel fuel

• 8,000 gallons — Premium gasoline

• 12,000 gallons — E15

The fuel system includes double-wall fiberglass tanks, double-wall flexible piping, electronic pressurized-line leak detection, interstitial monitoring, and a Veeder-Root TLS 450 Plus automatic tank-gauging system. State records list the facility as active, with no current notices of violation, and a green-tag expiration date of December 31, 2027.

Investment Highlights

• Real estate and operating business included

• Strong 2025 revenue and profitability growth

• Nearly $1 million in reported gross profit

• Growing convenience-store sales

• Newer, high-capacity fuel-storage system

• Established airport-area location

• Opportunity for an experienced operator, investor, or multi-unit petroleum retailer

Confidentiality Notice

The exact address, business name, and detailed financial package will be provided only to qualified buyers following execution of a confidentiality agreement and submission of satisfactory proof of funds. Please do not contact employees or visit the location without a confirmed appointment.

R & J Commercial Real Estate
Tauseef Syed, Designated Managing Broker
Cell: 630-808-6637
Email: Tauseefssyed@gmail.com
Website: www.rjcommercial.com

All financial, operational, environmental, and equipment information is seller-provided or obtained from the attached records and is subject to independent buyer verification. No representation is made that incentives, rebates, TIF income, supply arrangements, licenses, or other benefits will transfer to a purchaser.

Asking Price $599000

Gross Income  $1'200'000/year

Gaming Income $60'000/year

Gross Profit $200'000

Gas Gallons over 100'000/year 

Diesel Gallons over 50'000/year

Fiber Glass Tanks, New Roof 2017, Manager gets a salary of 29'000/year, then 4 more part-time employees each get 35 hrs per week. 

Owner James has been serving this community for over 30 years and is now ready to retire. In this town, there are only two truck stops, located adjacent to each other on the primary highway, just outside the town. There are no gas stations or truck stops inside the town. The owner is paying wages of over $ 100,000/year and showing a net income of over $ 40,000/year. 

An efficient owner-operator can save wages, including lots of other potential is available for a creative and ambitious new owner.

Broker's Suggestions for new owners: This is best for flippers or owner-operators. The next-door store is doing approximately $150'000 inside a month, and this store is doing $30'000 a month. The reason is that the store size is small, but can be easily expanded, because James' mechanic shop area is over 2000sq.ft, which can easily be converted into a C-store with BEER CAVE and other similar ideas. Then the sales can be easily increased to $90'000 a month. On average, you can see in a picture next door, BUCKS CROSSINGS, is a busy station cause of their home bakery and kitchen. WHY NOT THIS ONE? Be Creative. 

Medor Mini Truck Stop Details

• 10974 Route 111 Medora IL 62063
• Macoupin County
• Land size 87’120 sq.ft.
• Lot Depth 4356 ft. & Width 2000 sq.ft.
• Parcel # 22-000-102-00
• Property Tax 2023 $1806
• Tanks made up of fiberglass with fiber linings.
• Sizes #7, 8000 gallons, 8000 Gallons, 9, 8000 Gallons for Diesel #10, 2000 Gallons for premium gas.
• Tanks installed in 1987, all 4. He purchased a store in 1986.
• The building’s total size is around 2800 sq. ft approx.