GPM Disposition PortfolioLocation Intelligence & Lease Summary
GPM Disposition PortfolioLocation Intelligence & Lease Summary
1272 Dick Pond Rd, Myrtle Beach, SC
| Tenant / d/b/a | Scotchman |
| Guarantor | Fas Mart (GPM Investments) |
| Lease commencement | Mar 27, 2008 |
| Lease expiration | Dec 15, 2026 |
| Remaining term | 0.5 yrs |
| Lease term (months) | — |
| Annual base rent | $24,750 |
| Base rent $/SF | $7.37 |
| Rent at expiration | — |
| Expiration rent $/SF | — |
| Renewal options | 1/2 |
| Notice date | May 01, 2026 |
| Year built | 2004 |
| Building SF | 3,360 |
| Land area (acres) | 1.32 |
| Pre G&A CFC | 13.87x (2024) |
| Lease status | Active |
Myrtle Beach is one of the most-visited beach-tourism destinations in the U.S., drawing tens of millions of visitors annually. Demand is overwhelmingly seasonal/destination-driven and not reflected in resident-population metrics.
The location score above reflects resident-market real-estate fundamentals and does not incorporate seasonal or destination demand; consider this note alongside the store-level coverage (CFC) when assessing the asset.
| Metric | 1 mi | 3 mi | 5 mi |
|---|---|---|---|
| Population | 0 | 45,152 | 74,594 |
| Households | 0 | 19,549 | 31,644 |
| Pop. density (/sq mi) | 0 | 1,597 | 950 |
| Avg HH income | — | $86,917 | $85,568 |
| Poverty rate | — | 8.8% | 9.7% |
| Bachelor's+ | — | 31.4% | 30.0% |
| Median home value | — | $302,369 | $276,867 |
| Median rent | — | $1,275 | $1,345 |
| Median age | — | 52 | 50 |
| Owner-occupied | — | 69.3% | 73.8% |
This Scotchman/Fas Mart convenience store at 1272 Dick Pond Rd operates within a high-growth coastal market, sitting 0.01 miles from a major road in a 3-mile trade area of 45,152 residents earning average household incomes of $86,917. The site earns a location grade of 67/100 (Strong), supported by dense retail and restaurant activity nearby. The primary acquisition risk is near-term lease expiration in December 2026, making this a rollover-driven play rather than a stabilized income asset.
The 3-mile population of 45,152 with average household income of $86,917 and median home values of $302,369 reflects a solidly middle-to-upper-middle-class suburban base. Poverty rates are modest at 8.8% and owner-occupancy stands at 69.3%, indicating a stable, resident consumer foundation. The 5-mile population of 74,594 at $85,568 average income confirms consistent purchasing power across the broader trade area.
Horry County has grown 16.9% from 2020 to 2024, reaching 413,391 residents, making it one of the faster-growing metros in the Southeast. The market supports 10,313 total establishments and 118,467 employees, with 1,186 food service operators reflecting a mature retail and hospitality economy anchored by Myrtle Beach tourism. This growth trajectory supports long-term demand for convenience retail at well-positioned fuel sites.
The property sits 0.01 miles from a major road, providing strong drive-by access, and benefits from 20 nearby restaurants and 17 retail destinations within one mile. A Walk Score of 55 and Bike Score of 58 indicate moderate non-vehicular accessibility suitable for a convenience format. Daytime employment of 10,940 within 3 miles supports consistent fuel and in-store traffic throughout the week.
The property sits in FEMA Flood Zone X, indicating minimal flood hazard and no material environmental exposure from that source. With 3 competing gas stations within one mile and 2 within a half mile, competitive fuel pressure on this site is notable. No violent or property crime data was available at the state level for full risk calibration.
With only approximately six months of remaining lease term and a notice deadline of May 1, 2026, a buyer acquires near-term rollover risk, not a stabilized cash flow stream. Current rent of $24,750 annually at $7.37 per square foot is likely below current market for a coastal South Carolina convenience location, meaning renewal or re-tenanting could produce upside if the operator exercises its remaining option. GPM Investments, LLC, as a subsidiary of ARKO Corp., a Nasdaq-listed operator of roughly 3,500 sites, provides credible institutional-grade credit backing through expiration, but the short duration limits how much that credit quality translates into pricing certainty.
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