Convenience stores can be a very profitable business for savvy operators with good locations and well run stores. Many convenience stores are absentee-run which make excellent passive investments. Let’s explore the key factors in assessing the value of a convenience store, and the best way to price a convenience store for sale.
Valuing Convenience Stores for Sale
Buyers generally examine the lease, location, monthly sales, degree of owner’s involvement, and the inventory level of a convenience store in their evaluation process. Some of these factors are more important to some buyers than others, but a professional business broker must explore each of these factors thoroughly during the evaluation process.
The Convenience Store’s Lease as a Factor in Determining Sales Price
- Unless the store is owned by the seller, the lease is a critical factor in determining the value of a convenience store.
- The monthly rent must be weighed against surrounding market rents.
- Additionally, the monthly rent must be weighed against the monthly sales of the store.
- This percentage should be as low as possible (hopefully under ten percent of sales).
- The length of the lease should be as long as possible, giving the buyer peace of mind that they will have longevity at the current location after the sale.
- A buyer will also examine whether and to what extent the lease specifies that the landlord must maintain and fix the premises.
The Convenience Store’s Location is of Critical Importance
Most convenience stores in Palm Beach County are in heavily populated urban areas along main thoroughfares. Buyers typically want a location with high visibility, ample parking, easy accessibility ADA compliant, and far enough away from competitors. An inviting exterior and a clean interior will certainly help in creating the impression that the store’s location is a destination spot in the neighborhood. The car count (amount of vehicles driving by daily) and whether there is any new residential or commercial development in the area are also key determinants to a prime location.
Monthly Sales Key for Convenience Store Sales in Palm Beach County
The monthly sales is probably the biggest factor for many buyers of convenience stores. If the monthly sales are known, then experienced buyers know what kind of rent, payroll, and other overhead they can afford in order to maintain their preferred profit margins.
Sellers Should be Prepared to Give Financials in Order to Prove Monthly Sales
During formal due diligence, a buyer will typically want to see some sort of evidence that the store does indeed have the advertised amount of monthly sales as told to the business broker. This evidence can be in the form of sales tax records, records from the store’s Point of Sale terminal, tax returns, or a buyer may wish to personally observe the store’s sales for a period of time.
Degree of Owner Involvement: Absentee Owned Convenience Stores More Valuable
- Many convenience stores are family-run affairs, with little or no employees.
- In such scenarios, a buyer will have to hire employees to replace the owner and their family members (unless the buyer wishes to also personally operate the store with their own family members).
- This detracts from the valuation because the buyer will of course have the added expense of payroll that the owner is not presently incurring at the time of sale.
- If the store is run absentee then the owner’s salary will be properly considered an owner benefit, and the store’s profits will likewise receive a higher valuation because the store is already staffed and payroll expenses are already being incurred.
Inventory Level of Convenience Stores for Sale
The inventory level of a convenience store is almost always characterized as being ‘at cost.’ For example, if a convenience store has $50K of inventory, that means that the owner paid $50K for the inventory (and in turn may re-sell the inventory for let’s say $100K to retail customers). A buyer typically pays for the inventory separately from the purchase of the business. A professional business broker must properly characterize the inventory as ‘at cost’ and must disclose whether the inventory is included in the asking price for the business.
Pricing Convenience Stores Properly for Sale
- Convenience stores are typically priced as a multiple of around two times the owner’s true pre-tax profits (or owner benefit).
- Many factors may lower or raise this multiple including the extent of the owner’s involvement, the store’s appearance (including any equipment or leasehold improvements of the store), how long the store has been established, the transparency of financials, and of course the location and lease of the store.
- A professional business broker will weigh all of the above factors and price the store properly as a multiple of the store’s owner benefit, while disclosing whether the inventory is or is not included in the asking price.
Lotto/Check Cashing/Ancillary Services May Also Raise the Valuation Multiple for Convenience Stores
Often times, convenience stores offer check cashing, western union, lotto, and other services to their customers. Some stores have ATM machines or even video game machines which generate extra income for the store. Such higher margin add-ons are excellent profit centers and result in higher purchase prices to the convenience store seller.
The sale of your convenience store should be conducted confidentially, priced correctly, and should result in the highest possible purchase price.
Give Martin at Five Star Business Brokers of Palm Beach County a call today for a FREE evaluation of your business.