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3602 Tieton Dr 1,792 SF Retail Building Yakima, WA 98902 $1,875,000 ($1,046.32/SF) 12.41% Cap Rate
Investment Highlights
- $73,300/month inside sales with active lottery license, beer cave, and hot food program already in place.
- Fully remodeled in 2023 (~$200,000 invested): new HVAC, LED lighting, walk-in cooler and freezer, beer cave build-out. Nothing to fix.
- Branded 76 with eight fueling positions under two canopies — established customer base, recognized brand, strong curb presence.
- 12,700 gallons/month fuel volume at $0.48/gallon margin — fuel running itself while inside covers the upside.
- Owner cash flow of $19,396/month based on 2025 trailing tax returns — family-operable on compact single-building footprint.
- Turnkey transfer: real estate and business sold together, licenses active, equipment updated. Priced at $1,875,000.
Executive Summary
Cottage Mart is a branded 76 gas station and convenience store at 3602 Tieton Drive, Yakima, WA — sold turnkey with real estate, business, and equipment together.
The store generates $73,300/month in inside sales and moves 12,700 gallons of fuel per month at a $0.48/gallon margin. Add lottery commissions, a walk-in beer cave, and a hot food program running breakfast burritos and lunch, and the revenue mix is already diversified. Owner cash flow based on 2025 trailing tax returns is $19,396/month.
The building was fully remodeled in 2023 — approximately $200,000 invested in new HVAC, LED lighting, contemporary flooring, walk-in cooler, walk-in freezer, and beer cave build-out. The canopies and eight fueling positions are in good working condition. No near-term capital outlay required.
The footprint is compact and the hours are structured for family operation: Monday–Friday 5am–10pm, Saturday–Sunday 6am–10pm. Beer and wine license, lottery license, and ATM are all active and in place.
This is an owner-operator acquisition priced at $1,875,000 — real estate, business, and equipment together. At 2025 trailing performance, that’s a 12.41% cap rate and $19,396/month to the owner. Figures are from 2025 tax returns. Buyer to verify all figures during due diligence.
The store generates $73,300/month in inside sales and moves 12,700 gallons of fuel per month at a $0.48/gallon margin. Add lottery commissions, a walk-in beer cave, and a hot food program running breakfast burritos and lunch, and the revenue mix is already diversified. Owner cash flow based on 2025 trailing tax returns is $19,396/month.
The building was fully remodeled in 2023 — approximately $200,000 invested in new HVAC, LED lighting, contemporary flooring, walk-in cooler, walk-in freezer, and beer cave build-out. The canopies and eight fueling positions are in good working condition. No near-term capital outlay required.
The footprint is compact and the hours are structured for family operation: Monday–Friday 5am–10pm, Saturday–Sunday 6am–10pm. Beer and wine license, lottery license, and ATM are all active and in place.
This is an owner-operator acquisition priced at $1,875,000 — real estate, business, and equipment together. At 2025 trailing performance, that’s a 12.41% cap rate and $19,396/month to the owner. Figures are from 2025 tax returns. Buyer to verify all figures during due diligence.
Property Facts
Sale Type
Investment
Property Type
Retail
Property Subtype
Convenience Store
Building Size
1,792 SF
Building Class
C
Year Built/Renovated
1976/2023
Price
$1,875,000
Price Per SF
$1,046.32
Cap Rate
12.41%
NOI
$232,752
Tenancy
Single
Building Height
1 Story
Building FAR
0.12
Lot Size
0.35 AC
Zoning
SCC - Small Convenience Center
Parking
12 Spaces (6.7 Spaces per 1,000 SF Leased)
Frontage
149’ on Tieton Dr
Amenities
- Bus Line
- Pylon Sign
- Signage
Moderately walkable
60/100
Very drivable
80/100
Limited public transit
30/100
Fairly bikeable
40/100
Nearby Major Retailers
Property Taxes
| Parcel Number | 181327-12003 | Improvements Assessment | $839,800 |
| Land Assessment | $204,400 | Total Assessment | $1,044,200 |
Property Taxes
Parcel Number
181327-12003
Land Assessment
$204,400
Improvements Assessment
$839,800
Total Assessment
$1,044,200
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3602 Tieton Dr