GPM Disposition PortfolioLocation Intelligence & Lease Summary
GPM Disposition PortfolioLocation Intelligence & Lease Summary
607 Redbud Hwy, Rosedale, VA
| Tenant / d/b/a | FasMart |
| Guarantor | Fas Mart (GPM Investments) |
| Lease commencement | Nov 29, 2007 |
| Lease expiration | Nov 30, 2027 |
| Remaining term | 1.3 yrs |
| Lease term (months) | — |
| Annual base rent | $72,788 |
| Base rent $/SF | $33.68 |
| Rent at expiration | — |
| Expiration rent $/SF | — |
| Renewal options | 1/2 |
| Notice date | Mar 01, 2027 |
| Year built | 2002 |
| Building SF | 2,161 |
| Land area (acres) | 0.41 |
| Pre G&A CFC | 1.19x (2024) |
| Lease status | SUBLEASED |
| Operating tenant | 607 Redbud Hwy |
| Metric | 1 mi | 3 mi | 5 mi |
|---|---|---|---|
| Population | 0 | 3,132 | 3,132 |
| Households | 0 | 1,116 | 1,116 |
| Pop. density (/sq mi) | 0 | 111 | 40 |
| Avg HH income | — | $80,692 | $80,692 |
| Poverty rate | — | 10.4% | 10.4% |
| Bachelor's+ | — | 15.6% | 15.6% |
| Median home value | — | $187,800 | $187,800 |
| Median rent | — | $841 | $841 |
| Median age | — | 40 | 40 |
| Owner-occupied | — | 84.9% | 84.9% |
607 Redbud Hwy is a 2,161 SF FasMart convenience store in rural Rosedale, Virginia, occupied by GPM Investments under a lease expiring November 2027 with 1.3 years of remaining term. The site scores 38 out of 100 on location grade, reflecting thin population density, low traffic, and limited trade area depth. This is a short-duration, rural net lease play with credit support from a publicly traded operator but meaningful rollover risk on the near horizon.
The immediate one-mile ring records zero residents, with meaningful population only emerging at three miles, where 3,132 people reside at a density of just 111 per square mile. Average household income of $80,692 at three miles is adequate but not strong, and the population base is entirely static between the three- and five-mile rings, confirming a hard ceiling on trade area growth. Russell County itself has shed population since 2020, declining 1.3 percent to 25,420 residents.
Russell County is classified as nonmetro rural and metro-adjacent, with a thin economic base of 451 total establishments and 5,648 employees. Retail and food service infrastructure is sparse, with 77 retail and 32 food service establishments countywide, limiting the competitive ecosystem but also capping demand drivers. The absence of any EV charging infrastructure within five miles offers minimal near-term disruption risk but also signals a market with limited capital investment activity.
Traffic at 5,900 AADT is materially below thresholds typically associated with high-performing convenience store locations, which commonly target 15,000 or more vehicles per day. The Walk Score of 2 confirms near-total automobile dependence, and only one restaurant and seven retail destinations exist within one mile. There are no competing gas stations within a half mile, which provides some local monopoly positioning, though three competitors exist within one mile.
Flood exposure is minimal under FEMA Zone X designation. No crime rate data is available at the state level for direct benchmarking. The primary risk profile is operational and demographic rather than physical, centered on population contraction and a shallow, captive trade area.
With 1.3 years remaining and a March 2027 renewal notice deadline, a buyer acquires an immediate lease-event asset carrying rollover risk at a rural location where re-tenanting options are limited. Current rent of $72,788 annually provides no rent growth visibility given the absence of stated rent at expiration. GPM Investments, backed by Nasdaq-listed ARKO Corp., the sixth-largest U.S. convenience operator, provides institutional-grade guaranty credit, but that credit quality does not eliminate the binary outcome at lease expiration. A buyer must underwrite this as a near-term rollover with either renewal at negotiated terms or vacancy in a suboptimal re-leasing market.
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