GPM Disposition PortfolioLocation Intelligence & Lease Summary
GPM Disposition PortfolioLocation Intelligence & Lease Summary
120 W Main St, Moncks Corner, SC
| Tenant / d/b/a | Scotchman |
| Guarantor | Fas Mart (GPM Investments) |
| Lease commencement | Mar 27, 2008 |
| Lease expiration | Mar 31, 2028 |
| Remaining term | 1.8 yrs |
| Lease term (months) | — |
| Annual base rent | $122,013 |
| Base rent $/SF | $66.24 |
| Rent at expiration | — |
| Expiration rent $/SF | — |
| Renewal options | 1/2 |
| Notice date | Sep 04, 2027 |
| Year built | 1978 |
| Building SF | 1,842 |
| Land area (acres) | 0.39 |
| Pre G&A CFC | 1.37x (2024) |
| Lease status | Active |
| Metric | 1 mi | 3 mi | 5 mi |
|---|---|---|---|
| Population | 5,057 | 11,054 | 20,238 |
| Households | 1,729 | 4,032 | 7,632 |
| Pop. density (/sq mi) | 1,610 | 391 | 258 |
| Avg HH income | $72,861 | $85,087 | $87,284 |
| Poverty rate | 12.5% | 8.4% | 10.7% |
| Bachelor's+ | 23.8% | 21.8% | 24.4% |
| Median home value | $197,600 | $221,905 | $234,927 |
| Median rent | $1,109 | $1,157 | $1,288 |
| Median age | 41 | 40 | 40 |
| Owner-occupied | 65.9% | 68.4% | 76.2% |
Scotchman Store 2609 at 120 W Main St, Moncks Corner, SC is a 1,842 SF convenience store and gas station operated by GPM Investments under the Fas Mart/Scotchman banner, situated on a high-visibility main road corridor with 13,700 AADT. The site earns a location grade of 70/100, reflecting solid traffic fundamentals and a growing county population offset by a short remaining lease term. The deal is best characterized as a near-term rollover play in an improving suburban market.
The 1-mile trade area holds 5,057 residents at 1,610 persons per square mile with average household income of $72,861, a serviceable but not exceptional convenience-store customer base. The 3-mile ring improves to 11,054 residents, $85,087 average HH income, and 68.4% owner occupancy, indicating a stable, rooted consumer population. Berkeley County added over 32,000 residents between 2020 and 2024, a 14.2% gain, providing a meaningful tailwind for local demand.
Berkeley County is classified as a Metro market within the 250,000 to 1,000,000 population cohort, with unemployment at 3.5% and a broad employer base of 60,525 workers across 4,079 establishments. Daytime employment within 3 miles reaches 7,397 jobs, generating consistent daily traffic capture opportunities. The Charleston MSA growth dynamic is actively extending into Berkeley County, supporting long-term site relevance.
The site sits 0.01 miles from a major road and benefits from direct main-street positioning, though a Walk Score of 45 confirms car-dependent access typical of suburban convenience formats. Thirteen nearby restaurants within 1 mile indicate a functioning retail node with cross-shopping potential. Competition is manageable, with only 2 gas stations within 0.5 miles.
The property carries minimal environmental exposure, positioned in FEMA Flood Zone X, indicating no material flood hazard. State-level crime statistics were unavailable for granular site-level analysis, introducing a modest underwriting gap. No dollar or discount store competition within 0.5 miles reduces foot-traffic cannibalization risk.
With only 1.8 years of remaining term and a renewal notice deadline of September 2027, a buyer assumes near-term rollover risk immediately at acquisition. Current rent of $122,013 annually at $66.24 per SF provides no rent-at-expiration visibility, making renewal negotiation or re-tenanting the central value event. GPM Investments, as a subsidiary of Nasdaq-listed ARKO Corp., the sixth-largest U.S. convenience operator with roughly 3,500 locations, provides institutional-grade credit support, but short lease duration limits how much that credit quality benefits a buyer holding through expiration.
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