Anyone know anything about gas stations particularly higher end gas stations (cash flows, operating costs etc)
So I've been scoping out a potential development project in my head the last few months, and I just want to hear your thoughts. 

There is a very high end golf resort that has over a thousand houses surrounding it in this community, many of the houses start at 600k and go up to 3 million in price. There is only one road to get to this area it is about 10 miles long. Houses keep getting built every year out there also. There is a few boutiques and hipstery shops out by the hotel, but the one thing this area is lacking is a gas station. I have three friends that live there or their family members live there and, I have heard them complain about having to drive to the gas station all the time because the two closest gas stations are 5 miles in each direction from this area. 

There is a central area that would be perfect for a gas station right down the street from the hotel and across from the neighborhood's entrance. I think this would be a perfect area for a higher end gas station! My question is traditionally how much do gas stations cost to build? Also if I built one how much could I sell it for if it had general success? 

[AL]

Thanks guys!
[{"id": "dro7f0f", "text": "Determine where gas stations are zoned for.  Check competitors distance, brand, and price. Main artery intersections are most ideal (for pricing/margins and potential value).  Location of the station is the biggest factor (off exit ramps or main intersections, or anything with higher traffic count) .\nCome up with a business plan and pro forma fuel volume and fuel margin to arrive at gross profit. Then estimate gross profit from your other profit centers such as c store. Use comps. Your pro forma should be supported through traffic count and other research.\nAdd up gross profit margin from your profit centers (fuel, cstore) apply market based op expense ratios, get your net income (ebitda). Try to come up with believable pro forma gross profit and net profit margins at stabilization and apply income and market approach to estimate potential value. Many appraisers bifurcate real property value and enterprise value (incl intangible + ff&amp;e, site improvements such as canopies and fuel pump islands , underground storage tanks). You should hire a consultant who specializes in scouting start up stations. They will do most of this work for you. Most large appraisal companies will have very good, up to date data. Talk to brokers and maybe lenders you know if you don\u2019t know where to start.", "replies": [{"id": "droawvr", "text": "Thanks! I start a job with a real estate developer soon and this is something he'd probably be interested in so I will probably bring it to their attention. ", "replies": [], "depth": 2}], "depth": 1}, {"id": "drohdyo", "text": "Environmental exposure is substantial, particularly for older stations.  Underground storage tanks (USTs) can result in huge remediation costs if they leak.", "replies": [], "depth": 1}, {"id": "droobyw", "text": "Pm me an email or something. I'll send you some MVS costs on gas station construction when I have access to my computer", "replies": [{"id": "ds622sy", "text": "Is there any way I can jump in on this? More so just interested in the costs of development and operating costs. ", "replies": [{"id": "ds6jayo", "text": "messaged", "replies": [], "depth": 3}], "depth": 2}, {"id": "dsbxpe7", "text": "Can I get in on this?", "replies": [], "depth": 2}], "depth": 1}]