Established Gas Station and C-Store, Pasadena

At $1,800,000 with the real estate included, this is a Pasadena station that has been trading on the same corner since 1991. The price is doing two jobs at once and a buyer should separate them before anything else.

• You are buying dirt, a 5,960 square foot building, and a business that has had three decades to become a habit.
• Three counters run inside one site: fuel outside, convenience inside, and amusement machines along the wall. Different margins, different permits, different risks.
• A station this old in a market this industrial has usually watched two or three competitors open and close nearby. That is worth more than any new build projection.

Three things I would check before writing an offer

• The tanks and the environmental file. A site dispensing fuel since 1991 has a history underneath it, and that history is the largest unpriced risk in any station purchase. Ask for tank age and material, the last tightness test, the Stage II records and any TCEQ correspondence. A Phase I is the minimum and on a site this age the lender will order one anyway. If the seller hesitates here, the hesitation is the answer.
• Whether the amusement machines convey, and on what terms. Machine income in Texas sits in a grey area that varies by county and by how the machines pay. They are often owned by a route operator rather than the station, under a split that does not automatically transfer. Find out who owns them, what the split is, whether the agreement assigns, and what the local enforcement history looks like.
• How much of the inside trade follows the family out the door. Thirty-plus years builds a customer base, but it also builds a relationship with particular people behind the counter. Ask what happens to the regulars when they leave. Sometimes nothing. Sometimes a quarter of the inside business.

Who it fits

• An owner-operator buying their first site with the land underneath it, rather than a lease somebody can renegotiate against them later.
• Someone with a fuel background who can read a tank report and knows what a canopy refurbishment costs.

Who it does not fit

• An absentee investor. At this size the numbers do not carry a manager plus a return on top.
• A buyer treating the machine income as a given rather than something to verify.

Financing

• A station with real estate at this price sits squarely inside SBA 7(a) and 504 territory and is one of the most commonly funded acquisitions in Texas.
• The lender will want the environmental review on the tanks and the site before anything else moves.
• Under the rules effective October 1, 2026 the equity injection is 10 percent of total project cost, and on a special-purpose asset a 504 lender can look for 15.

Not a commitment to lend. Subject to lender underwriting. Terms vary by borrower.

Next step

Volumes, margins, inside sales, the machine agreement and the tank records are released after a signed NDA is verified. Sign it and they come by email.