Gas stations for sale in Tennessee.

Tennessee runs on fuel volume. With no state income tax and 3 interstate-crossroads metros in Nashville, Memphis, and Knoxville, the state pulls heavy truck-stop and travel-center traffic that keeps deal flow steady for gas station and C-store buyers and sellers. Cap rates here sit in the 5.40 to 5.75 percent range, tighter than weaker Southeastern markets and a clear signal of investor demand. Gas Station Trader is a specialist gas station and C-store brokerage (Eagle Nest Property Group, Dallas TX) with 250 million dollars plus transacted. We handle buy, sell, sale-leaseback, and finance on fuel assets across Tennessee. Call 469.949.6467 to talk through your site, your fuel volume, and your number.

The Tennessee gas station and C-store market

The US has about 152,000 convenience stores and roughly 60 percent are single-store operators, a pattern that holds across Tennessee. The state sits in the heart of the Southeast, fed by I-40, I-24, I-65, I-75, and I-81, which is why truck-stop and travel-center deal flow is so heavy here. A busy urban station moves 100,000 to 150,000 gallons per month while the US average station does about 4,000 gallons per day, and Tennessee's interstate corridors push many sites toward the high end.

Brand mix runs from national majors to strong regional jobber-supplied independents. The inside store is where the money is. The C-store generates about 30 percent of revenue but roughly 70 percent of profit. See current listings on our buy page or read is owning a gas station profitable.

Buying a gas station in Tennessee

Pricing follows the deal structure. Business-only acquisitions trade at 2.5x to 4.0x EBITDA, combined business plus property runs 4.0x to 7.0x EBITDA, and deals including real estate land around 8x EBITDA, ranging 7x to 9x in premium markets. A small-to-medium Tennessee station often nets the owner about 70K to 100K dollars per year, scaling to 100K to 500K by site and volume.

Financing is the gating item. SBA 7(a) caps at 5 million dollars and special-purpose stations need a 15 percent minimum equity injection, commonly 10 to 15 percent down, with real estate terms up to 25 years and June 2026 rates roughly 9 to 11.5 percent APR variable. Plan for a Phase I ESA at 1,800 to 3,500 dollars. Start with how to buy a gas station and the valuation calculator.

Selling a gas station in Tennessee

Tennessee's no-income-tax appeal and interstate traffic give sellers a deep buyer pool, from owner-operators to NNN investors chasing tax-advantaged returns. Get your numbers clean first. Buyers and their lenders underwrite fuel volume, inside sales margins, and EBITDA, so document jobber contracts, MPD counts, and UST status before you go to market.

Sale timelines typically run 3 to 6 months, sometimes 6 to 12. Business broker commissions run 10 to 20 percent on business-only deals and about 6 to 10 percent on real-estate-inclusive deals. A clean Phase I and current environmental records keep SBA buyers in the deal and protect your closing. List with us through our sell page, and review how to sell a gas station and gas station broker fees before you sign anything.

Tennessee cap rates and values

Tennessee cap rates sit at 5.40 to 5.75 percent, inside the national average of about 5.6 percent and tighter than weaker markets like Mississippi at 6.0 to 6.5 percent and up. Cap rates compress with tenant credit. Wawa trades at 4.83 to 5.20 percent, 7-Eleven at 5.00 to 5.40 percent, Murphy USA around 5.13 percent, and Circle K at 5.35 to 5.65 percent.

Value tracks both rate and earnings. With combined deals at 4.0x to 7.0x EBITDA and real estate deals near 8x, small swings in fuel volume and inside margins move the number hard. 2025 fuel gross margins averaged 40 plus cents per gallon, but net fuel profit is only a few cents, so inside sales at 20 to 40 percent margins carry the valuation. Run scenarios with the cap rate calculator and read cap rates by state.

Tennessee metros and regions

Three metros anchor Tennessee deal flow. Nashville sits at the I-40, I-24, and I-65 junction, the strongest growth market and the tightest pricing in the state. Memphis, where I-40 meets I-55 on the Mississippi River, is a freight and logistics hub that drives truck-stop and travel-center volume. Knoxville, at the I-40 and I-75 crossroads near the Smokies, blends interstate traffic with steady tourist demand.

Beyond the metros, corridor sites along I-81 in the northeast and I-24 toward Chattanooga see real interest from both operators and NNN investors. Whatever the submarket, fuel volume and inside sales drive the value. To match a buyer or a site to the right corridor, call 469.949.6467 or start on our buy and sell pages.