Triple Net Investment Group

Love’s Travel Stops

Interested in selling your Love’s Travel Stops NNN property or Love’s Travel Stops ground lease property and wondering what you can get for it in today’s changing market?

Contact us for a complimentary broker opinion of value for your off-market Love’s Travel Stops NNN property for sale or Love’s Travel Stops ground lease property for investment, specifically tailored to support your 1031 exchange requirements. This valuable assessment will provide you with the clarity needed to make informed decisions regarding the sale of your Love’s Travel Stops NNN property or the inclusion of a Love’s Travel Stops ground lease property in your investment portfolio. As specialists in working with 1031 exchange buyers seeking off-market Love’s Travel Stops properties, we are dedicated to delivering competitive offers with reduced fees to help you maximize your investment returns.

Number of locations

As of 2024–2025, Love’s Travel Stops operates approximately 640+ travel stop locations across 42 U.S. states.

Love’s has one of the largest footprints of truck-oriented travel centers in the United States, with locations strategically positioned along major interstate highways and freight corridors.

Core markets include:
Texas, Oklahoma, California, Florida, Georgia, Tennessee, Ohio, Indiana, Illinois, Pennsylvania, Arizona, New Mexico, Colorado, Kansas, Missouri, North Carolina, South Carolina, Virginia, and other major logistics corridors nationwide.

Love’s is consistently ranked among the top two truck stop operators in the U.S., alongside Pilot Flying J and TA/Petro.

Revenue and income

Love’s Travel Stops is a privately held company, so detailed financials are not publicly disclosed. However, industry estimates and company statements provide reliable approximations.

Key financial highlights (approximate):

  • Annual revenue: ~$20–25+ billion

  • Employees: 40,000+

  • Founded: 1964

Love’s generates revenue from a highly diversified operating model, including:

  • Diesel and gasoline fuel sales

  • Convenience retail merchandise

  • Foodservice (QSRs and proprietary brands)

  • Truck maintenance and tire services

  • Truck parking and amenities

  • Travel and hospitality services

Fuel sales drive volume, while inside sales and foodservice produce strong margins, supporting stable cash flow across economic cycles.

Future plans

Love’s continues to pursue measured expansion, modernization, and diversification, reinforcing its position as a critical infrastructure provider for U.S. logistics.

1. Network expansion and new locations

Love’s plans 15–25 new locations annually, focusing on:

  • High-traffic interstate corridors

  • Underserved freight routes

  • Expanding Sun Belt and Western logistics markets

New sites typically include larger land parcels, allowing future expansion of parking, fuel lanes, and services.

2. Store modernization and site upgrades

Ongoing investments include:

  • Remodels of older locations

  • Expanded truck parking capacity

  • Modernized restrooms and showers

  • Improved layouts for faster customer flow

Love’s consistently ranks at or near the top for cleanliness and customer satisfaction in the truck stop industry.

3. Foodservice and brand partnerships

Love’s continues to expand foodservice offerings, including:

  • National QSR brands (Subway, Hardee’s, McDonald’s, Taco Bell, etc.)

  • Proprietary concepts such as Fresh Kitchen

  • Expanded hot food and made-to-order options

Foodservice is a key growth driver for same-store sales.

4. Truck care and service expansion

Love’s is heavily investing in its Love’s Truck Care platform:

  • Truck maintenance and repair

  • Tire services

  • Emergency roadside assistance

This segment provides high-margin, repeat business tied to commercial fleets.

5. Technology, loyalty, and fleet services

Investments include:

  • Mobile apps for fueling, parking, and payments

  • Loyalty programs for professional drivers

  • Fleet fueling and payment solutions

  • Data-driven operational efficiencies

Love’s benefits from long-term relationships with national and regional trucking fleets.

Corporate vs. franchise

Love’s Travel Stops is not a franchise.

  • All locations are corporate-owned and operated

  • Branding, pricing, operations, and site control are centralized

  • No independent franchise operators exist

This structure supports consistent brand standards, operational efficiency, and credit strength.

Additional information about Love’s Travel Stops properties

  • Founded: 1964

  • Headquarters: Oklahoma City, Oklahoma, USA

  • Ownership: Privately held (Love family)

Typical Love’s Travel Stop features:

  • 24/7 operations

  • Diesel and gasoline fueling

  • Large-format convenience store

  • Multiple foodservice options

  • Truck parking and driver lounges

  • Showers and laundry facilities

  • Truck maintenance and tire service

  • ATMs and travel amenities

Love’s serves millions of professional drivers and travelers annually and is widely regarded as a best-in-class operator within the travel center and logistics real estate sector.

Love’s Travel Stops History

Love’s Travel Stops was founded in 1964 in Watonga, Oklahoma, by Tom and Judy Love as a single leased gas station. What began as a small fuel operation quickly grew as the Loves recognized the increasing demand for reliable, full-service travel centers along America’s expanding interstate highway system.

During the 1970s and 1980s, Love’s transitioned from traditional gas stations into full-scale travel stops, catering specifically to professional truck drivers as well as highway travelers. The company focused on strategic interstate locations, offering diesel fueling, convenience retail, and driver amenities—establishing a reputation for cleanliness, customer service, and operational consistency.

In the 1990s and 2000s, Love’s experienced accelerated growth, expanding its footprint nationwide and diversifying its services. A major milestone occurred with the launch and expansion of Love’s Truck Care, which added truck maintenance, tire services, and roadside assistance—strengthening Love’s role as a critical service provider to the U.S. trucking and logistics industry. During this period, Love’s also introduced national and proprietary foodservice concepts, further increasing in-store revenue and customer loyalty.

Today, Love’s Travel Stops operates more than 640 locations across 42 U.S. states, making it one of the largest privately held travel stop and truck service operators in the United States. Headquartered in Oklahoma City, Oklahoma, Love’s remains family-owned and privately held, continuing to invest in new locations, store modernization, expanded truck parking, foodservice growth, and technology-driven fleet solutions. The company plays a vital role in supporting interstate commerce and serves millions of professional drivers and travelers annually across the nation’s major freight corridors.

Why Invest in Ground Lease and NNN Lease of Love’s Travel Stops?

Investing in Love’s Travel Stops ground lease or triple net (NNN) lease properties offers compelling advantages due to the company’s long operating history, strong private credit profile, and essential role in U.S. transportation infrastructure. Travel centers are highly sought-after NNN assets because of their high traffic volumes, strategic interstate locations, and long-term lease commitments.

1) Love’s Travel Stops NNN Property Investment: Stable Income

Love’s Travel Stops serves millions of professional truck drivers and travelers annually, generating diversified revenue from fuel sales, convenience retail, foodservice, truck maintenance, and fleet services. This multi-stream revenue model, supported by consistent freight demand, provides reliable long-term rent coverage and makes Love’s properties attractive to income-focused NNN and ground lease investors.

2) Love’s Travel Stops NNN Property Investment: Established Tenant

Founded in 1964 and headquartered in Oklahoma City, Oklahoma, Love’s Travel Stops is one of the largest privately held travel center operators in the United States, with 640+ locations across 42 states. Love’s long operating history, national footprint, and scale within the trucking industry significantly reduce tenant credit risk, even without public financial reporting.

3) Love’s Travel Stops NNN Property Investment: Low Management Responsibility

Love’s Travel Stops ground leases and NNN leases are typically structured so that the tenant is responsible for:

  • Property taxes

  • Insurance

  • Maintenance and capital repairs

  • Site operations and compliance

This lease structure allows investors to enjoy passive, bond-like income with minimal landlord involvement, making Love’s an attractive option for 1031 exchange buyers and long-term net lease investors.

4) Love’s Travel Stops NNN Property Investment: Favorable Lease Terms

Love’s commonly signs long-term ground leases, often 15–25 years, with multiple renewal options and contractual rent escalations. Ground lease structures frequently place ownership of the building and site improvements with the tenant, further reducing investor risk and supporting long-term income stability.

5) Love’s Travel Stops NNN Property Investment: Real Estate Value

Love’s Travel Stops are typically located on large parcels along major interstate highways, offering:

  • High visibility and direct interstate access

  • Extensive truck parking and fuel lanes

  • Long-term utility for logistics and transportation uses

These sites maintain strong intrinsic land value, with flexibility for future redevelopment tied to transportation, logistics, or highway-oriented commercial uses.

Pros and Cons of Love’s Travel Stops Ground Lease and NNN Lease Investment

Pros:

  • Stable income supported by an essential-service operator, as Love’s Travel Stops serves the U.S. trucking and logistics industry, which remains critical to interstate commerce and supply chains regardless of economic cycles.

  • Strong, established tenant with long operating history, founded in 1964 and operating 640+ locations across 42 states. Although privately held, Love’s is one of the largest and most experienced travel center operators in the country, reducing long-term credit risk.

  • Minimal landlord responsibilities under typical NNN and ground lease structures, with Love’s generally responsible for property taxes, insurance, maintenance, capital improvements, and site operations—allowing for passive ownership.

  • Long-term lease agreements, commonly 15–25 years with multiple renewal options and contractual rent escalations, providing predictable, bond-like income well suited for 1031 exchange and long-term hold strategies.

  • Strategic, irreplaceable real estate locations, typically positioned directly off major interstate highways on large parcels with high visibility, significant frontage, and strong underlying land value tied to transportation and logistics demand.

Cons:

  • Fuel sales exposure, as a portion of Love’s revenue is tied to fuel volumes and margins, which can fluctuate with oil prices, regulations, and broader energy market conditions.

  • Private-company credit transparency, since Love’s is privately held and does not publish detailed financial statements, requiring investors to rely on industry reputation, scale, and lease guarantees rather than public filings.

  • Large-site re-tenanting complexity, as travel stop properties often require substantial capital and specialized users if vacated, limiting short-term re-tenanting flexibility.

  • Truck traffic dependency, meaning site performance is closely linked to freight flows, infrastructure development, and regional logistics patterns.

  • Environmental considerations, including fuel storage tanks and regulatory compliance, which may require additional due diligence during acquisition and at lease termination.

Just like any NNN investment, evaluating lease structure, tenant strength, site location, traffic counts, freight corridor relevance, and environmental risk is essential when considering a Love’s Travel Stops property. Working with experienced NNN and ground lease real estate professionals can help ensure the investment aligns with your income goals, risk tolerance, and long-term strategy.

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