Help me Decide on this Gas station for sale in Georgia

[Kev Pito]

Shop is 24x7.  Seems like he is only running convenience side of business. 

His annual compliance report is clean he says.

Owner had his Coam taken away and is the single owner running the show, an hour away from his home base. 

Reason for selling: Burnout....

With Coam, his net take home was 400,000 or higher on yearly.   

Without COAM, his net take home is 200,000-250,000. This is current take home- even though its not papers.    I asked for his numbers before when coam was in full swing and he did all legitimate numbers.    

Rent is 8200 (non-negotiable)   

He has had lottery guys steal cash from drawer etc- last November.  Area is in somewhat high crime but there is a police station right across from it.   

Guy was leasing the place, and is asking for 250,000 for business.   

What are your thoughts?