GPM Disposition PortfolioLocation Intelligence & Lease Summary
GPM Disposition PortfolioLocation Intelligence & Lease Summary
431 N Main St, Bishopville, SC
| Tenant / d/b/a | Youngs |
| Guarantor | Fas Mart (GPM Investments) |
| Lease commencement | Mar 27, 2008 |
| Lease expiration | Mar 31, 2031 |
| Remaining term | 4.6 yrs |
| Lease term (months) | — |
| Annual base rent | $66,497 |
| Base rent $/SF | $24.39 |
| Rent at expiration | — |
| Expiration rent $/SF | — |
| Renewal options | 1/2 |
| Notice date | Sep 03, 2030 |
| Year built | 1992 |
| Building SF | 2,726 |
| Land area (acres) | 1.23 |
| Pre G&A CFC | 2.50x (2024) |
| Lease status | Active |
| Metric | 1 mi | 3 mi | 5 mi |
|---|---|---|---|
| Population | 0 | 2,096 | 3,510 |
| Households | 0 | 697 | 1,271 |
| Pop. density (/sq mi) | 0 | 74 | 45 |
| Avg HH income | — | $63,005 | $65,312 |
| Poverty rate | — | 17.8% | 13.7% |
| Bachelor's+ | — | 19.6% | 17.0% |
| Median home value | — | $136,800 | $127,794 |
| Median rent | — | $810 | $777 |
| Median age | — | 47 | 43 |
| Owner-occupied | — | 68.9% | 76.2% |
This net lease convenience store and gas station at 431 N Main St, Bishopville, SC is occupied by Youngs/Fas Mart under a GPM Investments guaranty expiring March 2031, with 4.6 years of remaining term. The site scores a weak 39/100 on location grade, reflecting thin rural demographics, meaningful competitive density, and a declining county population base. Credit quality is the primary investment thesis; real estate fundamentals are subordinate.
The immediate trade area is extremely sparse, with zero recorded population within one mile and only 2,096 residents within three miles at a density of 74 per square mile. Average household income of $63,005 and a poverty rate of 17.8% at three miles reflect a modest, economically stressed consumer base. The five-mile population of 3,510 provides limited upside for volume growth.
Lee County is a nonmetro, rural, metro-adjacent market that has shed 3.6% of its population since 2020, now sitting at 15,958 residents. Unemployment at 5.8% runs above national norms, and the county's 210 total establishments and 2,094 employees signal a thin local economy with limited commercial momentum. These structural headwinds constrain tenant sales potential and reduce residual real estate value at lease expiration.
The site sits 0.03 miles from a major road, providing adequate roadside exposure, but walk and bike scores of 46 each confirm car-dependent access with no meaningful pedestrian or alternative-transit demand. Seven competing gas stations within one mile represent severe competitive saturation relative to the trade area population.
Flood exposure is minimal under FEMA Zone X designation. However, the competitive and demographic environment presents meaningful operational risk for the tenant. No EV infrastructure concerns are immediate, but three charging stations within five miles signal early-stage transition risk in a low-density market.
With 4.6 years remaining and one renewal option at a September 2030 notice date, a buyer faces near-term rollover risk in a market offering limited re-tenanting alternatives. Annual base rent of $66,497 ($24.39/SF) is modest, and no rent escalation at expiration is disclosed, suggesting flat cash flow through term. The guarantor, GPM Investments as a subsidiary of Nasdaq-listed ARKO Corp., the sixth-largest U.S. convenience-store operator with roughly 3,500 locations, provides meaningful institutional credit support. That credit quality is the core of the investment case, as the real estate has limited standalone value in a declining rural market.
Full institutional offering memorandum with all 143 property briefs, maps, and tax analysis.
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