Grocery Store & Gas Station for Sale – Front Royal, Virginia

Business + Real Estate: $1,099,000
Business Only with Lease: $350,000
4,000 SF Building | 2 Acres | Established 2006

Excellent opportunity to purchase an established, fully operating grocery/convenience store and gas station in Front Royal, Warren County, Virginia. Operating since 2006, the business serves the surrounding countryside community with multiple income sources.

The store offers groceries, beer and wine, Virginia Lottery, gaming machines, ATM services, pizza facilities, gasoline, and diesel fuel. The property includes an approximately 4,000-square-foot commercial building on 2 acres, plus furniture, fixtures, equipment, walk-in refrigeration, fuel equipment, inventory, an updated interior, and a metal roof.

Average gross sales are approximately $80,000 per month, including about $25,000 per month in fuel sales. Additional annual income includes approximately $7,000+ in Virginia Lottery commissions, $6,600+ net from ATM services, and $26,000+ from gaming machines.

The fuel operation is unbranded, with margins averaging approximately 40–60 cents per gallon, depending on market conditions. Fuel infrastructure includes an 8,000-gallon underground regular gasoline tank, 6,000-gallon underground premium gasoline tank, and 500-gallon above-ground diesel tank.

The store maintains approximately $100,000+ in inventory, employs about four employees, and the seller will provide up to two weeks of training for a smooth transition.

A major growth opportunity is the current limited operating schedule of approximately 8:00 AM to 7:00 PM. A new owner could increase sales by opening earlier, closing later, expanding pizza and prepared foods, adding breakfast or restaurant service, increasing product selection, and better utilizing the available indoor and outdoor space.

There is limited competition in the surrounding area, offering additional growth potential. An actively managed, owner-operated or family-run business could potentially generate $15,000+ per month in net income, depending on sales, payroll, management, fuel margins, inventory costs, and operating expenses.

Option 1 – Business + Real Estate: $1,099,000

Includes the operating business, approximately 4,000-square-foot building, 2-acre property, inventory, equipment, fixtures, goodwill, and other business assets.

Cash buyers and buyers using outside financing are welcome. Cash offers will receive priority.

The seller may consider owner financing with approximately 50% down for a qualified buyer, at approximately 7%–9% interest, depending on credit, background, financial qualifications, and negotiated terms. Seller financing would generally not exceed five years.

Option 2 – Business Only: $350,000

Includes the operating business, goodwill, inventory, furniture, fixtures, and equipment, while leasing the real estate from the seller.

Lease Terms:

Monthly rent: $4,000
Annual rent increase: 5%
Minimum lease: 5 years
Seller is open to a 5–15 year lease
Longer-term or purchase-option arrangements may be negotiable
Serious Buyers Only

To protect business confidentiality, the exact property address, detailed financial records, and additional business information will only be provided after the buyer:

Signs a Non-Disclosure Agreement (NDA)
Provides acceptable Proof of Funds

Please do not visit the property, contact employees, or approach the business without an appointment. Prospective buyers should contact the seller first.

The seller is also a Virginia-licensed real estate professional and is selling his personally owned property and business.

Reason for Selling: Health / Retirement

This is a rare opportunity to acquire an established grocery, convenience, fuel, lottery, gaming, ATM, and food-service business with existing cash flow, multiple income streams, valuable real estate, approximately $100,000+ inventory, and significant expansion potential in the Front Royal, Virginia area.