Highway Gas Station and C-Store, Livingston

At $3,000,000 this is a highway station on US 190 West in Livingston, and highway sites are a different business from city sites even when they look identical from the road.

• A city station sells to people who live nearby. A highway station sells to people passing through once, which means the site either catches them or it does not.
• Beyond fuel and the store, this one runs the ancillary counters that keep rural highway sites busy: ATM, lottery and check cashing.
• An extra half acre comes with the deal, with room for a food truck pad or another commercial use, subject to zoning.

Three things I would check before writing an offer

• Which side of the road it is on, and for whom. This sounds trivial and it decides everything. Morning traffic and evening traffic run opposite directions, and a station on the wrong side for the commute captures half of what the raw count suggests. Sit at the site at 7am and at 5pm. Count the cars that actually turn in, not the cars that pass. Then ask whether the turn is easy or whether it needs a brave driver.
• Whether the ancillary counters are as portable as they look. Lottery, check cashing and ATM each carry their own licensing and their own agreements. Lottery licenses in Texas do not simply transfer with the business, check cashing has state registration, and the ATM is usually a third party placement with a split. Three small businesses, three separate approval tracks, and each one takes its own time.
• What the extra half acre can actually be. Spare land is worth either a lot or nothing depending on zoning, access and utilities. Before you price it as upside, confirm the county will let you put something on it and that it has its own access rather than cutting through the forecourt.

Who it fits

• An operator who understands rural trade: lower volume, higher margin per transaction, and a customer who will not come back tomorrow if the coffee is bad today.
• A buyer who wants a site with expansion land rather than a finished box.

Who it does not fit

• A buyer modeling urban volumes onto a rural count. The traffic numbers do not translate.
• Anyone who needs the ancillary income from day one and has not started the license transfers.

Financing

• A station with real estate at this price sits inside SBA 7(a) and 504 territory.
• The lender will want the environmental review on the tanks and the site plus the fuel supply arrangement.
• 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

Financials are reviewed with the seller after a signed NDA is verified, along with the tank records and the license position on the ancillary counters.