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24061 W Eames St 4,116 SF 39% Leased Retail Building Channahon, IL 60410 $1,950,000 ($473.76/SF) 24.26% Cap Rate
Executive Summary
Newly Priced at $1,950,000 | Business Opportunity property and business included
R & J Commercial Real Estate is pleased to present a newly repriced BP gas station opportunity in Channahon, Illinois. The asking price has been reduced to $1,950,000, creating a stronger market entry point for qualified owner-operators, experienced fuel retailers, and investors seeking a branded gas station operation with multiple income sources.
This offering includes the operating BP gas station business, convenience store operation, McDonald’s-related site presence, gaming income potential, ATM income, fuel infrastructure, and recent operational improvements. The underlying land is not included in the purchase price, but the seller is prepared to offer a long-term land lease with an option to purchase, providing the buyer with operational control and future ownership upside.
Located near the I-55 corridor and Route 6, the site benefits from highway accessibility, local traffic, commuter movement, nearby commercial activity, and regional industrial growth. The BP brand, McDonald’s presence, gaming machines, ATM, and convenience store operation create several customer traffic drivers in one location.
New Pricing Opportunity
Previously marketed at a higher full-package price, the seller has now adjusted the offering to meet the market and attract serious buyers. At $1,950,000, buyers can focus on acquiring the operating gas station business while securing the site through a negotiated land lease structure.
Investment Highlights
Newly reduced asking price: $1,950,000
BP-branded gas station and convenience store business
McDonald’s on-site presence supporting customer traffic
Gaming machines recently added with future growth potential
ATM income and multiple revenue streams
Long-term land lease available from seller
Option to purchase land available for qualified buyer
Strong I-55 / Route 6 corridor location
Recent improvements and upgrades completed by current ownership
Opportunity for hands-on owner-operator or experienced fuel retailer
Confidential financials available after signed NDA and buyer qualification
Buyer Opportunity
This is an opportunity to acquire an operating BP gas station at a more realistic market price while preserving long-term upside through a land lease and potential future purchase option. The structure allows the buyer to step into the business operation without immediately purchasing the underlying land, while still maintaining a path toward future site ownership.
The current owner has completed substantial improvements, including fuel system work, pump upgrades, canopy improvements, convenience store remodeling, fire alarm installation, security upgrades, roof repair, and other site-related improvements. These improvements help reduce near-term operational concerns and support continued business growth.
Gaming was recently introduced and is still in its early stage, creating additional upside as the operation matures.
Confidentiality
Financial statements, sales reports, lease information, gaming details, and additional due diligence materials are available only after a signed NDA and buyer qualification.
Serious inquiries only.
Data Room Click Here to Access
- Operating and Financials
- Third Party Reports
- Miscellaneous
Property Facts
Amenities
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About 24061 W EAMES ST , CHANNAHON, IL 60410
Add Truck lanes on 3.6 acres and this facility can be converted into Truck Stop and the value will be over 7 Million Dollars. This BP Gas Station represents a compelling investment opportunity for buyers seeking: • A stable, income-producing asset with a nationally recognized tenant • A strategic location with high traffic exposure and excellent accessibility • Synergistic amenities with McDonald’s, gaming machines and ATM • McDonald's lease renews in August 2026 with two, five-year options remaining • Upside potential from surrounding residential and commercial growth Whether you are a 1031 exchange buyer, a net lease investor, or a retail portfolio owner, this asset offers a rare blend of location, brand strength, and long-term growth potential.
Major Tenants Click Here to Access
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- Retailer
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BP maintains its U.S. headquarters at 501 Westlake Park Boulevard in Houston, Texas, supporting its nationwide energy operations. Founded as part of the global BP organization, the company oversees activities across oil production, refining, marketing, and emerging energy technologies. The Houston campus serves as a central location for deepwater operations, trading, and technology development initiatives. BP’s U.S. business includes oversight of Gulf of Mexico production and onshore energy assets, supported by specialized facilities such as its remote operations centers and high-performance computing infrastructure. The organization operates as a publicly traded entity under its global parent BP p.l.c., listed on international exchanges. The Westlake complex underwent major upgrades to enhance its operational capabilities, reflecting the company’s continual investment in U.S. energy programs. BP’s presence in Houston positions it within one of the world’s largest energy hubs, enabling coordination of research, logistics, and strategic planning across multiple business segments.
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- Accommodation and Food Services
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McDonald's began in 1940 when Richard and Maurice McDonald opened a restaurant in California. The modern corporation formed in 1955 when Ray Kroc joined as a franchise agent and later purchased the company. Today, it operates numerous locations worldwide through a franchise model. While primarily a fast food chain, McDonald's also generates income from owning many restaurant properties. The company has maintained its core menu while adapting to international markets. McDonald's remains one of the most recognizable brands in the global food service industry.
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Retailer | - | - | Jan 0000 | ||
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Property Taxes
| Parcel Number | 04-10-04-400-020 | Improvements Assessment | $187,735 |
| Land Assessment | $369,915 | Total Assessment | $557,650 |
Property Taxes
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24061 W Eames St