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 | 1.6 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% |
120 W Main St in Moncks Corner, SC is a 1,842 SF Scotchman-branded convenience store operated by GPM Investments under the Fas Mart umbrella, sitting on a hard-corner main-road position with 13,700 vehicles per day. The site earns a location grade of 70/100 and benefits from Berkeley County's exceptional population growth of 14.2% from 2020 to 2024. With 1.6 years of remaining term, this is a near-term rollover play requiring clear-eyed underwriting of re-lease or renewal risk.
The immediate one-mile trade area holds 5,057 residents at an average household income of $72,861, with poverty at a manageable 12.5%. Broadening to three miles, the population reaches 11,054 with average household income rising to $85,087, owner occupancy at 68.4%, and a median home value of $221,905, indicating a stable working-class to middle-income base. Five-mile population of 20,238 at $87,284 average household income confirms a modestly affluent and growing regional catchment.
Berkeley County is one of the fastest-growing counties in the Charleston metro, adding over 32,000 residents in four years within a metro class of 250,000 to one million population. A 3.5% unemployment rate and 60,525 county employees across 4,079 establishments reflect a healthy underlying economy. Moncks Corner's position as the county seat anchors civic and retail demand in a corridor that continues to absorb regional growth.
The site sits 0.01 miles from a major road with direct frontage on W Main St, providing maximum vehicular visibility in a car-dependent market with a Walk Score of 45. Daytime employment within three miles totals 7,397 jobs, supporting fuel and convenience demand throughout the day. Thirteen nearby restaurants within one mile signal an active retail node, though only seven retail establishments nearby indicates a thin surrounding co-tenancy base.
1. With only 1.6 years of remaining lease term and a notice date of September 2027, rollover risk is immediate and represents the dominant underwriting concern for any buyer. 2. Two competing gas stations sit within 0.5 miles, creating meaningful fuel price pressure on a site generating $122,013 in annual base rent from a 1978-vintage, 1,842 SF building. 3. The day-to-night population ratio of 0.31 indicates limited daytime employment density within one mile, which may constrain inside-sales volume relative to traffic counts.
The lease guaranty from GPM Investments, a subsidiary of Nasdaq-listed ARKO Corp. and the sixth-largest US convenience-store operator with approximately 3,500 locations, provides institutional-grade credit support for the near-term income stream. However, with 1.6 years remaining, no rent at expiration disclosed, and only one of two renewal options exercised to date, a buyer is effectively acquiring an income stream with a near-certain re-pricing event by March 2028. The September 2027 notice date compresses the decision window further, and the absence of rent escalation data limits visibility into where market rents will reset. Buyers must underwrite this as a credit-tenant bridge position, pricing the renewal probability and alternative use value into their basis accordingly.
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