Clarksville sits in Montgomery County on the Kentucky line, anchored by Austin Peay State University and Fort Campbell traffic that keeps fuel volume steady across the year. Tennessee fuel and C-store assets trade in a competitive band, with cap rates running 5.4% to 5.75% depending on tenant, brand, and lease structure. That is tighter than weaker national markets at 6.0% to 6.5% and reflects real buyer demand for well-located Tennessee sites. Gas Station Trader is the fuel and C-store practice of Eagle Nest Property Group, based in Dallas TX, with brokerage through Eagle Nest Brokerage LLC, a licensed Texas broker. We have transacted more than 250 million dollars and we bring institutional underwriting to single-store and small-portfolio sellers and buyers in Clarksville.
The Clarksville Gas Station Market
Clarksville is one of the faster-growing cities in Tennessee, with demand drivers that fuel retailers value. Fort Campbell military traffic, Austin Peay State University, and commuter flow toward Nashville give corner sites consistent throughput. A busy urban station does 100,000 to 150,000 gallons per month against a US average near 4,000 gallons per day, and the better-positioned Clarksville pads sit at the higher end of that range.
Profit follows the inside sale more than the pump. C-store items run 20% to 40% margins and produce roughly 70% of profit on about 30% of revenue, while net fuel profit is only a few cents per gallon even when 2025 gross fuel margins averaged 40-plus cents. A small-to-medium owner often nets 70,000 to 100,000 dollars per year, and stronger sites reach 100,000 to 500,000. See our owner income guide and margin breakdown.
Buying a Gas Station in Clarksville
Buyers in Clarksville should underwrite the inside sale, the fuel supply agreement, and the tank condition before anything else. We run real numbers on each deal and match the structure to your capital. SBA 7(a) financing caps at 5 million dollars and is the common path for owner-operators. Special-purpose fuel sites need a 15% minimum equity injection, so plan on 10% to 15% down, with RE terms up to 25 years and June 2026 rates near 9% to 11.5% APR variable. SBA closings run 30 to 90 days.
Conventional financing means 30% to 40% down, and many banks avoid underground storage tanks due to CERCLA exposure, so the lender pool is thinner. A Phase I ESA at 1,800 to 3,500 dollars is required for SBA fuel deals. Start with our buyer services, the valuation calculator, and the due diligence checklist.
Selling a Gas Station in Clarksville
If you own a Clarksville station, the market is favorable for sellers who prepare. Clean financials, a current fuel supply agreement, and documented tank compliance widen your buyer pool and protect price. We position single-store and small-portfolio sellers with institutional-grade underwriting and a marketing process built for fuel and C-store assets.
Typical sale timelines run 3 to 6 months. Business broker commissions run 10% to 20% on business-only deals and roughly 6% to 10% when real estate is included. We help you decide whether to sell the operating business, the real estate, or both, and whether a sale-leaseback raises more capital than an outright sale. Begin with our seller services, the selling guide, and our exit planning resource.
Values and Cap Rates in Tennessee
Tennessee cap rates run 5.4% to 5.75%, tighter than weaker national markets at 6.0% to 6.5% and close to the national average near 5.6% with fuel. Brand matters: Wawa trades at 4.83% to 5.20%, 7-Eleven at 5.00% to 5.40%, Murphy USA near 5.13%, and Circle K at 5.35% to 5.65%. Tighter cap rates mean higher value per dollar of income.
On a multiple basis, business-only deals price at 2.5x to 4.0x EBITDA, combined operations at 4.0x to 7.0x, and real estate inclusive sales around 8x EBITDA, reaching 7x to 9x in premium markets. Per-gallon value runs 0.05 to 0.30 dollars per gallon of monthly throughput. Model your own number with the cap rate calculator and review cap rates by state and what counts as a good cap rate. For more on the state, see gas stations for sale in Tennessee.
