GPM Disposition PortfolioLocation Intelligence & Lease Summary
GPM Disposition PortfolioLocation Intelligence & Lease Summary
5181 Dickenson Hwy, Clintwood, 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 | $131,066 |
| Base rent $/SF | $38.17 |
| Rent at expiration | — |
| Expiration rent $/SF | — |
| Renewal options | 1/2 |
| Notice date | Mar 01, 2027 |
| Year built | 1989 |
| Building SF | 3,434 |
| Land area (acres) | 0.64 |
| Pre G&A CFC | -0.08x (2024) |
| Lease status | SUBLEASED |
| Operating tenant | 5181 Dickenson Hwy |
| Metric | 1 mi | 3 mi | 5 mi |
|---|---|---|---|
| Population | 0 | 0 | 7,077 |
| Households | 0 | 0 | 3,033 |
| Pop. density (/sq mi) | 0 | 0 | 90 |
| Avg HH income | — | — | $61,022 |
| Poverty rate | — | — | 20.5% |
| Bachelor's+ | — | — | 13.0% |
| Median home value | — | — | $101,526 |
| Median rent | — | — | $725 |
| Median age | — | — | 46 |
| Owner-occupied | — | — | 71.5% |
FasMart Store 2526 at 5181 Dickenson Hwy, Clintwood, VA is a 3,434 SF convenience store and gas station on 0.639 acres operating under a lease expiring November 30, 2027, leaving approximately 1.3 years of term. The site scores a 22 out of 100 on location quality, reflecting materially weak demographics, heavy local competition, and a declining rural market. This is a short-term income play with significant rollover risk in a structurally challenged submarket.
The 1-mile and 3-mile trade areas return zero population, indicating either a data gap or an extremely sparse residential base immediately surrounding the site. The 5-mile population of 7,077 at a density of 90 persons per square mile confirms a deeply rural profile, with average household income of $61,022 tempered by a 20.5% poverty rate. Consumer spending capacity in this trade area is limited and unlikely to support meaningful rent growth at renewal.
Dickenson County is a nonmetro rural county with no metro adjacency and has shed 4.7% of its population from 2020 to 2024, falling to 13,411 residents. The county's economic base is thin, with only 192 total establishments and 1,922 employees across all sectors. Structural demographic contraction and economic isolation create a challenging long-term operating environment for any retail fuel concept.
The site sits 0.01 miles from the nearest major road with 6,700 vehicles per day in average daily traffic, providing basic visibility and access. However, seven competing gas stations within one mile represent an exceptionally dense competitive set relative to the available customer base. A Walk Score of 31 and Bike Score of 12 reinforce that this is an entirely auto-dependent, low-amenity corridor with limited organic demand drivers.
The property carries minimal environmental exposure, situated in FEMA Flood Zone X, indicating low flood hazard. No specific crime data was available for benchmarking, and the absence of EV charging infrastructure within five miles limits future traffic capture as the vehicle mix evolves. Competitive density and demographic decline are the primary operating risks.
With 1.3 years remaining and a March 2027 renewal notice deadline, a buyer acquires near-term lease expiration risk almost immediately at closing. The current rent of $131,066 ($38.17 per SF) has no disclosed escalation or expiration-rent comparator, making it difficult to assess re-leasing upside or downside. GPM Investments, a subsidiary of Nasdaq-listed ARKO Corp., the sixth-largest U.S. convenience-store operator, provides investment-grade-adjacent credit quality, but that guarantor strength does not eliminate rollover exposure if GPM elects not to exercise its one remaining renewal option in a subperforming rural unit.
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