Exhibit 10.4


NOTICE OF CONFIDENTIALITY RIGHTS: IF YOU ARE A NATURAL PERSON, YOU
MAY REMOVE OR STRIKE ANY OF THE FOLLOWING INFORMATION FROM THIS
INSTRUMENT BEFORE IT IS FILED FOR RECORD IN THE PUBLIC RECORDS: YOUR
SOCIAL SECURITY NUMBER OR YOUR DRIVER'S LICENSE NUMBER.

                              GENERAL WARRANTY DEED

Date:             June _____, 2004

Grantor:          EVANS SYSTEMS, INC. D/B/A MC STAR, a Texas corporation

Grantor's Mailing Address:

                  P.O. Box 431
                  El Campo, Wharton County, Texas 77437

Grantee:          MAURITZ & COUEY, a Texas general partnership

Grantee's Mailing Address:

                  P.O. Box 431
                  El Campo, Wharton County, Texas 77437

Consideration:

         For and in consideration of a credit of $600,000.00 on the amount owed
to Mauritz and Couey on that certain Revolving Credit Promissary Note dated
February 25, 2004 from Evans Systems, Inc. to Mauritz and Couey, which note
secured by Deed of Trust Security Agreement - Financing Statement dated February
25, 2004 to Blair Couey, trustee, recorded in Volume 042591 of the Official
Records of Matagorda County, Texas.

Property (including any improvements):

     2.9817 acres of land, more or less out of the Bowman and Williams League,
     Abstract No. 9, Matagorda County, Texas and being a part of the L. N.
     Miller lands lying west of State Highway 60, being more particularly
     described by metes and bounds as follows:

     BEGINNING at a 2 inch iron pipe on the west right-of-way line of State
     Highway 60, said iron pipe being located S 1(degree) 51' E along the west
     right-of-way line of State Highway 60, a distance of 200.5 feet from a
     creosote post at the intersection of the said west right-of-way of State
     Highway 60 and the north boundary of the L. N. Miller lands which is also
     the south boundary or the Lower Colorado River Authority Canal
     right-of-way.

     THENCE S 88(degree) 09' W 361.0 ft. to a 2 inch pipe set for the northwest
     corner of this tract;

     THENCE S 1(degree)51' E 351.0 ft. to a 2 inch iron pipe set for the
     southwest corner of this tract;

     THENCE N 88(degree)09' E 361.0 ft. to a 2 inch iron pipe set in the west
     right-of-way State Highway 60, for the southeast corner;

     THENCE N 1(degree) 51' W along the west right-of-way State Highway 60, a
     distance of 361.0 ft. to place of beginning, containing 2.9917 acres of
     land, more or less.


<PAGE>



Reservations from Conveyance: None

Exceptions to Conveyance and Warranty: Liens described as part of the
Consideration and any other liens described in the deed to Grantor as being
either assumed or subject to which title is taken; validly existing easements,
rights-of-way, and prescriptive rights, whether of record or not; all presently
recorded and validly existing instruments, other than conveyances of the surface
fee estate, that affect the Property; and taxes for 2004, but not subsequent
assessments for that and prior years due to change in land usage, ownership, or
both.

         Grantor, for the Consideration and subject to the Reservations from
Conveyance and the Exceptions to Conveyance and Warranty, grants, sells, and
conveys to Grantee the Property, together with all and singular the rights and
appurtenances thereto in any way belonging, to have and to hold it to Grantee
and Grantee's heirs, successors, and assigns forever. Grantor binds Grantor and
Grantor's heirs and successors to warrant and forever defend all and singular
the Property to Grantee and Grantee's heirs, successors, and assigns against
every person whomsoever lawfully claiming or to claim the same or any part
thereof, except as to the Reservations from Conveyance and the Exceptions to
Conveyance and Warranty.

         When the context requires, singular nouns and pronouns include the
plural.


                                Evans Systems, Inc. d/b/a MC Star



                                BY:
                                   -----------------------------------------
                                        Blair Couey
                                        President




STATE OF TEXAS

COUNTY OF WHARTON

         This instrument was acknowledged before me on , 2004, by BLAIR COUEY,
President of EVANS SYSTEMS, INC. d/b/a MC STAR, a Texas corporation, on behalf
of said corporation.



                                        ----------------------------------
                                        Notary Public, State of Texas

PREPARED IN THE OFFICE OF:
AFTER RECORDING RETURN TO:
Duckett, Bouligny & Collins,  L.L.P.
207 W. Jackson
P.O. Box 1567
El Campo, TX 77437
Tel: (979) 543-6845
Fax: (979) 543-9516