GPM Disposition PortfolioLocation Intelligence & Lease Summary
GPM Disposition PortfolioLocation Intelligence & Lease Summary
1233 N Main St, Sumter, SC
| Tenant / d/b/a | Youngs |
| Guarantor | Fas Mart (GPM Investments) |
| Lease commencement | Mar 27, 2008 |
| Lease expiration | Mar 31, 2029 |
| Remaining term | 2.6 yrs |
| Lease term (months) | — |
| Annual base rent | $97,611 |
| Base rent $/SF | $38.16 |
| Rent at expiration | — |
| Expiration rent $/SF | — |
| Renewal options | 1/2 |
| Notice date | Sep 03, 2028 |
| Year built | 1991 |
| Building SF | 2,558 |
| Land area (acres) | 0.67 |
| Pre G&A CFC | 0.78x (2024) |
| Lease status | Active |
Sumter is home to Shaw Air Force Base (Air Force's largest combat F-16 wing; ~8,200 active-duty plus families), a major military demand base.
The location score above reflects resident-market real-estate fundamentals and does not incorporate seasonal or destination demand; consider this note alongside the store-level coverage (CFC) when assessing the asset.
| Metric | 1 mi | 3 mi | 5 mi |
|---|---|---|---|
| Population | 3,557 | 21,774 | 44,277 |
| Households | 1,066 | 8,593 | 17,354 |
| Pop. density (/sq mi) | 1,132 | 770 | 564 |
| Avg HH income | $52,163 | $62,264 | $69,090 |
| Poverty rate | 47.3% | 22.7% | 19.0% |
| Bachelor's+ | 10.1% | 25.1% | 24.4% |
| Median home value | $92,800 | $126,150 | $141,416 |
| Median rent | $641 | $992 | $998 |
| Median age | 34 | 39 | 40 |
| Owner-occupied | 36.2% | 52.1% | 62.6% |
This Fas Mart-branded convenience store and gas station at 1233 N Main St, Sumter, SC is a mid-term net lease asset with 2.6 years of remaining term, occupied by GPM Investments under the ARKO Corp. umbrella. The property scores 45 out of 100 on location grade, reflecting a below-average traffic environment and a high-poverty trade area. The investment thesis rests almost entirely on the guarantor credit and near-term income certainty rather than location fundamentals.
The immediate 1-mile population of 3,557 carries a 47.3% poverty rate and average household income of $52,163, among the weakest demographic profiles for a convenience retail asset. The 3-mile ring improves modestly to $62,264 average household income and 22.7% poverty, but median home values of $126,150 signal a low-wealth consumer base. Population density is thin across all radii, limiting organic demand growth.
Sumter County is a sub-250K metro with a declining population, down 0.7% from 2020 to 2024, and an unemployment rate of 5.2% that exceeds most healthy retail markets. The local employment base of 30,656 workers across 1,821 establishments is modest, and the 3-mile daytime job count of 19,600 provides some demand anchor. This is not a growth market, and repositioning the asset post-lease would face headwinds.
Site-level traffic of 1,750 AADT is materially below the threshold typically required to underwrite a standalone gas station, and nine competing gas stations within one mile create significant fuel margin pressure. The Walk Score of 12 confirms a fully auto-dependent location with limited pedestrian or alternative access. Proximity to a major road at 0.02 miles is a modest positive but insufficient to offset the traffic and competition concerns.
The FEMA flood zone designation is Zone X, presenting minimal environmental liability. State-level crime data was not available for direct benchmarking, which limits full underwriting of site security risk. No material environmental or structural flags are presented beyond the property's 1991 vintage.
With 2.6 years of term remaining and a single renewal option, a buyer faces rollover risk by early 2029 with a notice obligation as soon as September 2028. Current rent of $97,611 annually provides near-term income stability, but no rent at expiration is disclosed, leaving escalation or re-leasing economics unresolved. GPM Investments, backed by Nasdaq-listed ARKO Corp., the sixth-largest U.S. convenience operator, provides investment-grade-adjacent credit quality that partially offsets the weak location score.
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