8201 MEXICO RD, SAINT PETERS, MO 63376-1109

United Xpress is a newly opened, fully updated Phillips 66 branded fuel center and convenience store located at 8201 Mexico Road, St. Peters,

Missouri, in the growing St. Charles County market. The property recently received final occupancy following substantial improvements and opened

for business within the past few months, offering a buyer the opportunity to acquire a fully updated operating asset with modern improvements,

national fuel branding, tenant income, and strong long-term growth potential. The offering is priced at $4,050,000 and includes the convenience store,

fuel operation, canopy, updated fuel equipment, and Six pumps with 12 fueling positions. The site is supported by a Phillips 66 fuel supply contract with

approximately 10 years remaining, providing the benefit of a nationally recognized fuel brand and established supplier relationship. The building

includes two commercial units: United Xpress Market, operating as the convenience store, and an attached Marco's Pizza unit consisting of

approximately 1,550 square feet. The Marco's Pizza component provides an additional traffic driver and supports customer draw for both fuel and

convenience store sales. The store is designed to serve daily commuter traffic, nearby residents, fuel customers, food-service customers, and

convenience retail shoppers through multiple revenue streams, including fuel sales, inside store sales, food service, beer, wine, tobacco, lottery, ATM,

and other high-margin convenience items. Based on projections provided by the fuel company, the site is projected to generate fuel volume in excess

of 100,000 gallons per month as the business establishes its customer base, with the fuel study showing Year 1 projected total fuel gallonage of

approximately 1,688,840 gallons, or approximately 140,737 gallons per month. These gallonage figures are projections only, as the store is newly

opened and does not yet have a long operating history. The fuel-company projection study also supports the property's future operating potential

based on favorable ingress and egress, full visibility, surrounding residential density, daytime population, and limited direct fuel competition in the

immediate area. In addition, the site benefits from traffic counts of approximately 36,600 vehicles per day, providing strong exposure and daily

customer capture potential. The fuel-company study projected Year 1 total fuel gallonage of approximately 1,688,840 gallons, Year 1 inside sales of

approximately $1,793,940, and Year 1 net profit before tax of approximately $143,302, with projected growth in Years 2 and 3 as the site matures and

develops a stronger customer base. The property is also well-positioned near new residential growth, including Stonebridge Commons, a coming-soon

luxury paired-villa community nearby. Stonebridge Commons is described as a planned residential community featuring right-sized villa homes, lowmaintenance

living, clubhouse amenities, shared green spaces, inviting streetscapes, and convenient access to local amenities. This surrounding

residential development further strengthens the long-term outlook for United Xpress by increasing the potential local customer base for daily fuel

purchases, convenience store sales, food service, and other recurring retail demand. United Xpress presents an attractive opportunity for an investor

or owner-operator seeking a newly opened, branded fuel center with modern improvements, multiple income streams, tenant synergy from Marco's

Pizza, and growth potential in an active residential and commercial corridor. Projection Disclaimer: All fuel sales, inside sales, gallonage, income,

expenses, profits, and financial figures are based on projections, estimates, and third-party fuel-company information. United Xpress is a newly

opened store with limited operating history; therefore, actual performance may vary materially from projected figures. A&M Realty, Inc., its agents,

brokers, representatives, and the seller make no representation or warranty as to the accuracy, completeness, or future reliability of any projected

information. All prospective purchasers should conduct their own independent due diligence and verify all information to their satisfaction prior to

purchase. Note: Inventory and fuel inventory are not included in the purchase price and shall be paid separately by Buyer at closing, in addition to the

purchase price.

Offering memorandum