Fortis Capital Solutions GPM Disposition PortfolioLocation Intelligence & Lease Summary

Confidential Offering Memorandum

A 143-property net-lease fuel & convenience portfolio
across ten states, guaranteed by ARKO Corp.

Every lease carries the full guarantee of GPM Investments, LLC — a subsidiary of ARKO Corp. (Nasdaq: ARKO), the sixth-largest convenience-store operator in the United States. Each site is independently scored on a 100-point, data-driven location-intelligence framework.

143Properties
10States
$17,682,555Aggregate Base Rent
3.1Yr WALT
ARKONasdaq Guarantor
Explore the portfolio Download full OM (196 pp PDF)

Investment Thesis

This offering presents a 143-property net-lease portfolio of gas station and convenience-store assets spanning ten states, anchored by $17,682,555 in aggregate annual base rent across 438,036 square feet on 148.8 acres of improved land. Every lease in the portfolio carries the full guarantee of GPM Investments, LLC, a subsidiary of ARKO Corp. (Nasdaq: ARKO), the sixth-largest convenience-store operator in the United States with approximately 3,500 locations across 34 states and the District of Columbia. ARKO is a publicly traded, SEC-reporting entity, providing the institutional underwriting transparency and credit visibility that sophisticated buyers require.

The portfolio's rent-weighted average lease term of 3.1 years is disclosed candidly and is, in our view, the central investment opportunity rather than a liability. Across the long- and mid-term locations demonstrating strong or excellent location grades, the lease-expiration schedule creates direct mark-to-market and renewal-negotiation leverage in a convenience-retail environment where replacement rents have moved materially higher. At the weaker-graded sites, shorter remaining term translates into vacant-possession optionality, enabling a buyer to pursue fuel-to-alternative-use redevelopment or land monetization without a prolonged lease buyout. In the interim, all 143 assets continue generating income backed by ARKO's publicly traded balance sheet, effectively paying a buyer to hold and position.

Every property in this portfolio was independently scored on a proprietary 100-point, data-driven location-intelligence framework incorporating traffic counts, competitive density, rooftop growth, household income, daytime employment demand, and forward-looking EV-erosion risk, producing objective grades from Poor through Excellent. Ten sites scored Excellent and fifty-five scored Strong, with the highest-scoring assets concentrated in high-visibility corridors in Wilmington, North Carolina; Charlottesville, Virginia; and Greenwood, Indiana. This framework allows a buyer to underwrite real estate quality on quantifiable evidence rather than seller narrative, supporting disciplined pricing at the asset and portfolio level.

Acquisition Structure

  1. 1. A buyer may acquire all 143 properties as a single whole-portfolio transaction, capturing full diversification across ten states and maximum rent scale under one closing.
  2. 2. Regional sub-pools are available to buyers targeting specific markets, with natural concentrations in Virginia (27 assets), Michigan (26 assets), and South Carolina (25 assets) supporting discrete geographic underwriting.
  3. 3. Individual assets may be acquired on a one-off basis, allowing 1031-exchange buyers or private-capital investors to select specific properties aligned with their basis, credit, and redevelopment criteria.

Portfolio Footprint

All 143 sites, color-coded by location grade. Click a pin for the snapshot, then open the full brief.

ExcellentStrongAverageWeakPoor

Portfolio Matrix

Triage all 143 assets — filter by grade, state, or lease status; sort any column.

# Property Grade Score CFC SF Base Rent $/SF Term Status
1 ScotchmanWilmington, NC📍 Map Excellent 85 2.63x 1,909 $183,020 $95.87 3.8 yrs Long-Term View brief →
2 ScotchmanWilmington, NC📍 Map Excellent 79 2.33x 1,432 $134,215 $93.73 4.8 yrs Long-Term View brief →
3 Every Day Shop & CafeCharlottesville, VA📍 Map Excellent 79 2.19x 3,582 $248,004 $69.24 4.9 yrs Long-Term View brief →
4 ScotchmanWilmington, NC📍 Map Excellent 78 7.13x 4,525 $113,140 $25.00 3.8 yrs Long-Term View brief →
5 Village PantryGreenwood, IN📍 Map Excellent 75 3.03x 2,401 $62,486 $26.03 0.9 yrs Near-Term Rollover View brief →
6 ScotchmanWilmington, NC📍 Map Excellent 75 1.58x 2,429 $126,284 $51.99 1.2 yrs Mid-Term View brief →
7 ScotchmanWilmington, NC📍 Map Excellent 75 3.01x 2,090 $152,517 $72.97 3.8 yrs Long-Term View brief →
8 MarathonMidland, MI📍 Map Excellent 74 2.26x 4,947 $158,678 $32.08 3.0 yrs Long-Term View brief →
9 MarathonKalamazoo, MI📍 Map Excellent 74 4.67x 1,269 $86,321 $68.02 1.5 yrs Mid-Term View brief →
10 Every Day Shop & CafeCharlottesville, VA📍 Map Excellent 73 3.21x 2,260 $176,640 $78.16 4.9 yrs Long-Term View brief →
11 Village VarietyMarysville, OH📍 Map Strong 71 2.25x 4,136 $277,302 $67.05 4.7 yrs Long-Term View brief →
12 ScotchmanCary, NC📍 Map Strong 71 -0.01x 2,492 $88,460 $35.50 4.8 yrs Long-Term View brief →
13 MarathonComstock Park, MI📍 Map Strong 70 -0.75x 3,337 $114,248 $34.24 1.5 yrs Mid-Term View brief →
14 ScotchmanMoncks Corner, SC📍 Map Strong 70 1.37x 1,842 $122,013 $66.24 1.8 yrs Mid-Term View brief →
15 ScotchmanWilmington, NC📍 Map Strong 69 2.93x 2,363 $183,020 $77.45 1.8 yrs Mid-Term View brief →
16 ScotchmanWilmington, NC📍 Map Strong 69 3.75x 3,005 $122,013 $40.60 11.8 yrs Long-Term View brief →
17 ScotchmanWilmington, NC📍 Map Strong 69 2.25x 1,617 $115,912 $71.68 2.8 yrs Mid-Term View brief →
18 Village PantryIndianapolis, IN📍 Map Strong 67 -0.01x — — — — View brief →
19 Village PantryIndianapolis, IN📍 Map Strong 67 1.04x 3,600 $115,038 $31.95 2.9 yrs Mid-Term View brief →
20 Village PantryZionsville, IN📍 Map Strong 67 3.63x 4,997 $328,675 $65.77 2.9 yrs Mid-Term View brief →
21 ScotchmanHampstead, NC📍 Map Strong 67 2.05x 3,391 $195,221 $57.57 4.8 yrs Long-Term View brief →
22 ScotchmanMyrtle Beach, SC📍 Map Strong 67 13.87x 3,360 $24,750 $7.37 0.5 yrs Near-Term Rollover View brief →
23 YoungsFlorence, SC📍 Map Strong 67 1.25x 2,431 $117,132 $48.18 1.8 yrs Mid-Term View brief →
24 ScotchmanCarolina Beach, NC📍 Map Strong 66 4.92x 3,508 $158,617 $45.22 4.8 yrs Long-Term View brief →
25 ScotchmanWilmington, NC📍 Map Strong 66 2.19x 5,234 $164,718 $31.47 4.8 yrs Long-Term View brief →
26 Village PantryWest Lafayette, IN📍 Map Strong 65 0.65x 6,090 $296,733 $48.72 2.9 yrs Mid-Term View brief →
27 Village PantryAnderson, IN📍 Map Strong 65 1.39x 3,056 $102,477 $33.53 0.9 yrs Near-Term Rollover View brief →
28 Every Day Shop & CafeCharlottesville, VA📍 Map Strong 65 0.37x 2,536 $284,928 $112.35 4.9 yrs Long-Term View brief →
29 YoungsFlorence, SC📍 Map Strong 64 1.35x 1,508 $67,107 $44.50 2.8 yrs Mid-Term View brief →
30 Road RangerRockford, IL📍 Map Strong 64 0.30x 2,400 $140,401 $58.50 1.5 yrs Mid-Term View brief →
31 Next Door StoreMount Pleasant, MI📍 Map Strong 63 -0.39x 4,392 $59,028 $13.44 3.4 yrs Long-Term View brief →
32 MarathonMount Pleasant, MI📍 Map Strong 63 3.37x 3,341 $76,166 $22.80 2.3 yrs Mid-Term View brief →
33 MarathonWalker, MI📍 Map Strong 63 1.60x 3,333 $212,629 $63.79 3.4 yrs Long-Term View brief →
34 MarathonGrand Rapids, MI📍 Map Strong 63 5.12x 2,293 $158,678 $69.20 10.0 yrs Long-Term View brief →
35 MarathonMount Pleasant, MI📍 Map Strong 63 0.88x 1,668 $63,471 $38.05 2.3 yrs Mid-Term View brief →
36 FasMartKingsport, TN📍 Map Strong 63 2.81x 2,934 $53,649 $18.29 1.4 yrs Mid-Term View brief →
37 Village VarietyBellefontaine, OH📍 Map Strong 63 3.57x 2,090 $180,247 $86.24 1.0 yrs Mid-Term View brief →
38 Road RangerRockford, IL📍 Map Strong 63 0.34x 1,864 $167,287 $89.75 3.5 yrs Long-Term View brief →
39 Village PantryWarsaw, IN📍 Map Strong 62 0.66x 2,119 $149,966 $70.77 2.9 yrs Mid-Term View brief →
40 Village PantryAnderson, IN📍 Map Strong 62 0.97x 3,120 $53,113 $17.02 0.9 yrs Near-Term Rollover View brief →
41 Road RangerLoves Park, IL📍 Map Strong 62 -0.07x 3,393 $160,347 $47.26 1.5 yrs Mid-Term View brief →
42 Road RangerLoves Park, IL📍 Map Strong 62 1.27x 10,580 $274,828 $25.98 1.5 yrs Mid-Term View brief →
43 Village PantryMuncie, IN📍 Map Strong 61 -0.43x 2,400 $37,492 $15.62 0.9 yrs Near-Term Rollover View brief →
44 Village PantryIndianapolis, IN📍 Map Strong 61 1.06x 2,472 $97,315 $39.37 0.9 yrs Near-Term Rollover View brief →
45 MarathonMount Pleasant, MI📍 Map Strong 61 2.00x 3,010 $168,199 $55.88 1.5 yrs Mid-Term View brief →
46 Village VarietyMarysville, OH📍 Map Strong 61 2.08x 2,524 $138,651 $54.93 2.5 yrs Mid-Term View brief →
47 FasMartVernon, CT📍 Map Strong 60 -0.77x — — — — View brief →
48 ScotchmanMyrtle Beach, SC📍 Map Strong 60 0.82x 3,101 $244,026 $78.69 4.8 yrs Long-Term View brief →
49 ScotchmanWilmington, NC📍 Map Strong 60 3.40x 5,181 $115,912 $22.37 4.8 yrs Long-Term View brief →
50 Road RangerHartford, IL📍 Map Strong 60 -0.75x 2,113 $219,882 $104.06 1.5 yrs Mid-Term View brief →
51 Road RangerDekalb, IL📍 Map Strong 60 0.40x 6,071 $238,981 $39.36 1.5 yrs Mid-Term View brief →
52 Next Door StorePetoskey, MI📍 Map Strong 59 3.90x 3,009 $177,720 $59.06 3.4 yrs Long-Term View brief →
53 YoungsSumter, SC📍 Map Strong 59 -0.78x 2,416 $122,013 $50.50 4.8 yrs Long-Term View brief →
54 Every Day Shop & CafeGordonsville, VA📍 Map Strong 59 3.92x 5,896 $114,756 $19.46 4.9 yrs Long-Term View brief →
55 Every Day Shop & CafeGordonsville, VA📍 Map Strong 59 2.29x 4,116 $687,828 $167.11 4.9 yrs Long-Term View brief →
56 MarathonMount Pleasant, MI📍 Map Strong 58 3.62x 2,502 $158,678 $63.42 3.4 yrs Long-Term View brief →
57 FasMartKingsport, TN📍 Map Strong 58 0.91x 3,794 $107,485 $28.33 1.4 yrs Mid-Term View brief →
58 ScotchmanJacksonville, NC📍 Map Strong 58 -0.04x 2,399 $122,013 $50.86 4.8 yrs Long-Term View brief →
59 MarathonTraverse City, MI📍 Map Strong 57 2.02x 2,628 $83,307 $31.70 2.3 yrs Mid-Term View brief →
60 ScotchmanMyrtle Beach, SC📍 Map Strong 57 2.28x 2,770 $170,819 $61.67 11.8 yrs Long-Term View brief →
61 YoungsLake City, SC📍 Map Strong 57 0.36x 2,016 $70,158 $34.80 2.8 yrs Mid-Term View brief →
62 FasMartBristol, VA📍 Map Strong 56 1.93x 2,764 $73,590 $26.62 1.4 yrs Mid-Term View brief →
63 ScotchmanMyrtle Beach, SC📍 Map Strong 56 10.56x 5,545 $106,068 $19.13 3.8 yrs Long-Term View brief →
64 YoungsSumter, SC📍 Map Strong 56 2.60x 3,466 $125,674 $36.26 1.8 yrs Mid-Term View brief →
65 YoungsLugoff, SC📍 Map Strong 56 1.53x 3,567 $69,548 $19.50 4.8 yrs Long-Term View brief →
66 Village PantryMarion, IN📍 Map Average 55 1.24x 3,537 $75,640 $21.39 2.9 yrs Mid-Term View brief →
67 Village PantryRichmond, IN📍 Map Average 55 0.96x 3,190 $101,626 $31.86 0.9 yrs Near-Term Rollover View brief →
68 Village PantryRichmond, IN📍 Map Average 55 0.97x 3,185 $92,550 $29.06 2.9 yrs Mid-Term View brief →
69 MarathonMount Pleasant, MI📍 Map Average 55 2.43x 1,571 $126,943 $80.80 1.5 yrs Mid-Term View brief →
70 FasMartWise, VA📍 Map Average 55 0.93x 3,638 $115,835 $31.84 1.4 yrs Mid-Term View brief →
71 ScotchmanShallotte, NC📍 Map Average 55 5.01x 3,401 $170,819 $50.23 4.8 yrs Long-Term View brief →
72 YoungsCamden, SC📍 Map Average 55 2.19x 2,383 $93,340 $39.17 4.8 yrs Long-Term View brief →
73 YoungsSumter, SC📍 Map Average 55 1.20x 2,918 $90,900 $31.15 4.8 yrs Long-Term View brief →
74 ScotchmanZebulon, NC📍 Map Average 54 0.35x 4,107 $106,152 $25.85 1.8 yrs Mid-Term View brief →
75 Road RangerBelvidere, IL📍 Map Average 54 0.00x 4,272 $282,112 $66.04 3.5 yrs Long-Term View brief →
76 Village PantryNew Castle, IN📍 Map Average 53 1.67x 3,836 $73,744 $19.22 2.9 yrs Mid-Term View brief →
77 Village PantryFrankfort, IN📍 Map Average 53 1.20x 3,858 $75,512 $19.57 2.9 yrs Mid-Term View brief →
78 MarathonSaginaw, MI📍 Map Average 53 3.43x 3,152 $95,207 $30.21 0.8 yrs Near-Term Rollover View brief →
79 FasMartBristol, VA📍 Map Average 52 1.53x 2,576 $58,821 $22.83 1.4 yrs Mid-Term View brief →
80 Village VarietyJackson Center, OH📍 Map Average 52 0.10x 2,559 $145,584 $56.89 3.2 yrs Long-Term View brief →
81 Village PantryWabash, IN📍 Map Average 51 4.74x 5,287 $155,497 $29.41 2.9 yrs Mid-Term View brief →
82 Village PantryWabash, IN📍 Map Average 51 1.46x 4,442 $120,985 $27.24 2.9 yrs Mid-Term View brief →
83 FasMartWise, VA📍 Map Average 51 -1.94x 2,440 $22,501 $9.22 1.4 yrs Mid-Term View brief →
84 FasMartWise, VA📍 Map Average 51 2.06x 4,211 $182,824 $43.42 1.4 yrs Mid-Term View brief →
85 Village VarietyRussells Point, OH📍 Map Average 51 3.69x 2,960 $216,296 $73.07 1.7 yrs Mid-Term View brief →
86 ScotchmanRichlands, NC📍 Map Average 51 1.36x 2,464 $130,554 $52.98 1.8 yrs Mid-Term View brief →
87 FasMartAbingdon, VA📍 Map Average 50 5.00x 2,008 $19,406 $9.66 1.4 yrs Mid-Term View brief →
88 ScotchmanWallace, NC📍 Map Average 50 3.25x 921 $25,234 $27.40 0.0 yrs Near-Term Rollover View brief →
89 ScotchmanHubert, NC📍 Map Average 50 4.23x 2,401 $140,315 $58.44 1.8 yrs Mid-Term View brief →
90 YoungsSumter, SC📍 Map Average 50 1.40x 1,883 $115,912 $61.56 11.8 yrs Long-Term View brief →
91 ScotchmanBurgaw, NC📍 Map Average 49 2.35x 3,478 $158,617 $45.61 4.8 yrs Long-Term View brief →
92 YoungsSumter, SC📍 Map Average 49 0.43x 2,508 $62,837 $25.05 3.8 yrs Long-Term View brief →
93 FasMartBig Stone Gap, VA📍 Map Average 48 2.44x 4,234 $182,824 $43.18 1.4 yrs Mid-Term View brief →
94 FasMartWeber City, VA📍 Map Average 48 0.24x 6,748 $128,025 $18.97 1.4 yrs Mid-Term View brief →
95 FasMartGreenwood, DE📍 Map Average 47 0.90x 1,810 $225,405 $124.53 1.4 yrs Mid-Term View brief →
96 Village PantryRushville, IN📍 Map Average 46 0.06x 1,782 $43,740 $24.55 0.9 yrs Near-Term Rollover View brief →
97 YoungsSumter, SC📍 Map Average 45 -0.95x 1,816 $91,510 $50.39 0.5 yrs Near-Term Rollover View brief →
98 YoungsSumter, SC📍 Map Average 45 -0.11x 2,549 $53,686 $21.06 2.8 yrs Mid-Term View brief →
99 YoungsSumter, SC📍 Map Average 45 0.78x 2,558 $97,611 $38.16 2.8 yrs Mid-Term View brief →
100 YoungsBonneau, SC📍 Map Average 45 3.38x 3,644 $44,535 $12.22 4.8 yrs Long-Term View brief →
101 Village PantryRushville, IN📍 Map Average 44 1.20x 2,772 $49,989 $18.03 0.9 yrs Near-Term Rollover View brief →
102 FasMartRichlands, VA📍 Map Average 44 1.06x 3,783 $170,645 $45.11 1.4 yrs Mid-Term View brief →
103 YoungsCordova, SC📍 Map Average 44 -0.87x 2,573 $47,585 $18.49 3.8 yrs Long-Term View brief →
104 Next Door StoreLakeview, MI📍 Map Average 43 -0.06x 1,656 $34,909 $21.08 3.0 yrs Long-Term View brief →
105 FasMartNorton, VA📍 Map Average 43 -1.12x 2,437 $54,223 $22.25 1.4 yrs Mid-Term View brief →
106 FasMartTazewell, VA📍 Map Average 43 0.47x 2,587 $52,675 $20.36 1.4 yrs Mid-Term View brief →
107 Village PantryMorristown, IN📍 Map Average 42 3.54x 3,586 $132,470 $36.94 0.9 yrs Near-Term Rollover View brief →
108 Village PantryMuncie, IN📍 Map Average 42 7.56x 3,800 $66,701 $17.55 2.9 yrs Mid-Term View brief →
109 MarathonClare, MI📍 Map Average 42 3.18x 2,266 $111,075 $49.02 2.3 yrs Mid-Term View brief →
110 MarathonCheboygan, MI📍 Map Average 42 3.75x 1,942 $101,554 $52.29 6.3 yrs Long-Term View brief →
111 MarathonClare, MI📍 Map Average 42 5.08x 2,696 $83,148 $30.84 3.0 yrs Long-Term View brief →
112 YoungsSumter, SC📍 Map Average 42 1.83x 2,520 $129,334 $51.32 1.8 yrs Mid-Term View brief →
113 YoungsSumter, SC📍 Map Average 42 2.79x 2,437 $51,856 $21.28 1.8 yrs Mid-Term View brief →
114 Road RangerMarengo, IL📍 Map Average 42 1.23x 3,684 $184,202 $50.00 3.5 yrs Long-Term View brief →
115 FasMartRichlands, VA📍 Map Average 41 — 3,544 $48,033 $13.55 1.4 yrs Mid-Term View brief →
116 ScotchmanRichlands, NC📍 Map Average 41 2.69x 3,080 $188,453 $61.19 11.8 yrs Long-Term View brief →
117 FasMartCoeburn, VA📍 Map Average 40 0.60x 2,903 $58,091 $20.01 1.4 yrs Mid-Term View brief →
118 Village VarietyKenton, OH📍 Map Average 40 3.37x 3,270 $54,373 $16.63 5.2 yrs Long-Term View brief →
119 FasMartNorton, VA📍 Map Weak 39 0.60x 1,750 $76,655 $43.80 1.4 yrs Mid-Term View brief →
120 FasMartRosedale, VA📍 Map Weak 38 1.19x 2,161 $72,788 $33.68 1.4 yrs Mid-Term View brief →
121 ScotchmanBurgaw, NC📍 Map Weak 38 4.28x 2,189 $68,937 $31.49 0.5 yrs Near-Term Rollover View brief →
122 MarathonMecosta, MI📍 Map Weak 37 -1.32x 2,149 $44,430 $20.67 1.5 yrs Mid-Term View brief →
123 FasMartCoeburn, VA📍 Map Weak 37 1.18x 4,618 $108,003 $23.39 1.4 yrs Mid-Term View brief →
124 Village PantryAlbany, IN📍 Map Weak 36 2.44x 4,740 $154,416 $32.58 2.9 yrs Mid-Term View brief →
125 FasMartRoan Mountain, TN📍 Map Weak 36 3.20x 3,442 $99,125 $28.80 1.4 yrs Mid-Term View brief →
126 Next Door StoreKalkaska, MI📍 Map Weak 35 2.49x 2,213 $158,678 $71.70 1.5 yrs Mid-Term View brief →
127 MarathonPrudenville, MI📍 Map Weak 33 9.96x 2,135 $48,238 $22.59 3.4 yrs Long-Term View brief →
128 MarathonLake City, MI📍 Map Weak 33 -1.10x 1,682 $41,891 $24.91 0.8 yrs Near-Term Rollover View brief →
129 YoungsBishopville, SC📍 Map Weak 33 2.50x 2,726 $66,497 $24.39 4.8 yrs Long-Term View brief →
130 ScotchmanBanner Elk, NC📍 Map Weak 30 2.48x 4,409 $123,233 $27.95 1.8 yrs Mid-Term View brief →
131 YoungsKingstree, SC📍 Map Weak 28 -0.11x 1,879 $72,598 $38.64 -0.3 yrs Expired / Holdover View brief →
132 FasMartCoeburn, VA📍 Map Weak 26 0.25x 5,497 $97,559 $17.75 1.4 yrs Mid-Term View brief →
133 FasMartPound, VA📍 Map Weak 25 -0.62x 4,036 $88,461 $21.92 1.4 yrs Mid-Term View brief →
134 Village VarietyDe Graff, OH📍 Map Weak 25 2.87x 1,353 $119,934 $88.64 0.4 yrs Near-Term Rollover View brief →
135 YoungsPinewood, SC📍 Map Weak 25 0.92x 2,103 $112,862 $53.67 1.8 yrs Mid-Term View brief →
136 MarathonFarwell, MI📍 Map Weak 24 1.93x 2,931 $158,678 $54.14 1.5 yrs Mid-Term View brief →
137 MarathonCarson City, MI📍 Map Weak 24 0.39x 2,822 $95,207 $33.74 2.3 yrs Mid-Term View brief →
138 FasMartPound, VA📍 Map Poor 23 -0.25x 2,521 $95,470 $37.87 1.4 yrs Mid-Term View brief →
139 FasMartClintwood, VA📍 Map Poor 20 -0.08x 3,434 $131,066 $38.17 1.4 yrs Mid-Term View brief →
140 MarathonMackinaw City, MI📍 Map Poor 19 7.48x 3,487 $165,025 $47.33 2.3 yrs Mid-Term View brief →
141 MarathonBreckenridge, MI📍 Map Poor 18 1.54x 3,102 $158,678 $51.15 1.5 yrs Mid-Term View brief →
142 FasMartSaint Paul, VA📍 Map Poor 15 2.51x 3,538 $115,835 $32.74 1.4 yrs Mid-Term View brief →
143 FasMartSaint Paul, VA📍 Map Poor 15 0.24x 4,622 $146,286 $31.65 1.4 yrs Mid-Term View brief →

Accelerated Depreciation & The One Big Beautiful Bill

100% bonus depreciation is back — and fuel / convenience assets are built to capture it.

The One Big Beautiful Bill Act, enacted in 2025, permanently restored 100% bonus depreciation for qualifying property placed in service on or after January 19, 2025. After years of phase-down (80% in 2023, 60% in 2024, 40% scheduled for 2025 under prior law), investors can once again deduct the full cost of eligible property in the year of acquisition — a material improvement to after-tax returns.

Gas station and convenience-store real estate is among the most tax-advantaged property types in commercial real estate. An asset that meets the IRS “retail motor fuels outlet” test — broadly, 50%+ of gross revenue from fuel sales OR 50%+ of floor space devoted to petroleum marketing — is depreciated over 15 years rather than 39. Through a cost-segregation study, the large majority of the purchase price is reclassified into 5-, 7-, and 15-year components, all of which now qualify for 100% first-year bonus depreciation.

First-Year Tax Benefit Estimator

Conservative cost seg —Year-1 deduction (~35% of basis) —Est. federal tax savings @ 37%
Fuel-outlet optimized —Year-1 deduction (~90% of basis) —Est. federal tax savings @ 37%

Illustrative only — not tax advice. Assumes ~15% land allocation (non-depreciable), the stated share reclassified to ≤15-yr bonus-eligible property, and a 37% federal rate. Actual results depend on a cost-segregation study, the asset’s qualification as a retail motor fuels outlet, the buyer’s tax position and income, passive-activity and at-risk rules, and the placed-in-service date. Bonus depreciation may be subject to recapture upon sale. Buyers must consult their own tax and legal advisors.

Methodology

How the data was accumulated

LayerSourceWhat it tells a buyer
Geocoding & Census geographyU.S. Census Bureau geocoderAnchors every site to its exact tract for trade-area math.
Demographics (1/3/5-mi rings)Census ACS 5-YearRooftops, income, density, education — who lives in the trade area.
County growthCensus Population EstimatesIs the surrounding market growing or shrinking?
Business establishments & jobsCensus County Business PatternsLocal economic depth and retail vitality.
County unemploymentBLS LAUSEconomic health of the labor shed around the site.
Rural / urban classificationUSDA RUCC codesMetro vs. rural context for the location.
Daytime employmentCensus LEHD LODESWho works nearby — daytime fuel & in-store demand.
Traffic counts (AADT)State DOT ArcGIS feedsVehicles per day passing the site = capture potential.
Highway proximityCensus TIGER road networkAccess to interstate / arterial traffic.
Fuel & dollar-store competitionGoogle PlacesDirect competitors that pressure fuel & in-store margin.
EV charging densityNREL Alt-Fuels Data CenterForward fuel-demand-erosion risk, scored as a penalty.
Flood riskFEMA NFHLSite-level environmental / insurability risk.
Walk / Transit / BikeWalk Score APIUrban form and non-auto accessibility.
Lease & deal termsOwner-provided rent rollRent, term, escalations, options, guarantor.
Narrative analysisAnthropic ClaudeSynthesizes the data above into a plain-English brief.

How the rankings were created

Each site is scored on a 100-point weighted framework built specifically for fuel / convenience retail. Through-traffic and competition matter most, demographics and local economy next, with a penalty for forward EV-erosion risk.

Scoring factorMax ptsWhy it matters
Gas competition (0.5 mi)15Fewer nearby competitors = stronger fuel capture.
Traffic — AADT at site15More vehicles/day = more fueling & in-store opportunity.
3-mile population12Size of the resident trade area.
3-mile avg HH income12Spending power of the trade area.
Highway proximity10Access to high-volume through-traffic.
Daytime jobs (3 mi)10Weekday demand from the working population.
3-mile population density8Concentration of demand around the site.
County population growth7Tailwind or headwind from the broader market.
County unemployment7Economic stability of the labor shed.
Dollar-store proximity (0.5 mi)6Convenience-retail competitive pressure.
EV-station density−2Penalty for forward fuel-demand-erosion risk.

Grade bands

Excellent72–100
Strong56–71
Average40–55
Weak24–39
Poor0–23

Important: This is a location-QUALITY score, not a valuation. A higher grade means stronger site fundamentals — not a cap rate, price, or projection of future performance.