GPM Disposition PortfolioLocation Intelligence & Lease Summary
GPM Disposition PortfolioLocation Intelligence & Lease Summary
5330 E State St, Rockford, IL
| Tenant / d/b/a | Road Ranger |
| Guarantor | Fas Mart (GPM Investments) |
| Lease commencement | Dec 28, 2009 |
| Lease expiration | Dec 31, 2029 |
| Remaining term | 3.5 yrs |
| Lease term (months) | — |
| Annual base rent | $167,287 |
| Base rent $/SF | $89.75 |
| Rent at expiration | — |
| Expiration rent $/SF | — |
| Renewal options | 1/4 |
| Notice date | Jun 05, 2029 |
| Year built | 1996 |
| Building SF | 1,864 |
| Land area (acres) | 1.66 |
| Pre G&A CFC | 0.34x (2024) |
| Lease status | Active |
| Metric | 1 mi | 3 mi | 5 mi |
|---|---|---|---|
| Population | 7,541 | 75,540 | 164,007 |
| Households | 3,029 | 30,786 | 69,127 |
| Pop. density (/sq mi) | 2,400 | 2,672 | 2,088 |
| Avg HH income | $84,644 | $85,272 | $76,970 |
| Poverty rate | 19.8% | 12.7% | 19.0% |
| Bachelor's+ | 29.8% | 29.1% | 25.1% |
| Median home value | $166,212 | $144,479 | $132,751 |
| Median rent | $995 | $1,034 | $1,030 |
| Median age | 44 | 41 | 39 |
| Owner-occupied | 50.4% | 67.4% | 58.5% |
This Road Ranger/Fas Mart convenience store at 5330 E State St, Rockford, IL is a net lease asset backed by a publicly traded guarantor with 3.5 years of remaining term and a single four-year renewal option. The site earns a location grade of 63/100, reflecting adequate but not exceptional fundamentals in a slowly declining Midwestern metro. The investment thesis rests primarily on credit quality and near-term income certainty rather than on trade-area growth.
The 3-mile trade area supports 75,540 residents at a density of 2,672 per square mile, with average household income of $85,272, which is serviceable for a convenience-store format. Poverty rates of 19.8% within one mile and 19.0% within five miles are elevated and signal a value-oriented customer base consistent with the Fas Mart brand positioning. Population in Winnebago County contracted 0.4% from 2020 to 2024, indicating a flat-to-declining demand backdrop.
Rockford occupies the Metro 250K-1M classification, with 6,297 total establishments and a 4.7% unemployment rate that modestly exceeds national norms. The retail and food-service ecosystem is established, with 907 retail and 586 food-service establishments countywide. The market offers stability without meaningful growth catalysts.
The site sits 0.01 miles from the nearest major road and generates 2,100 AADT, which is low for a gas station format and represents a meaningful throughput constraint. Daytime employment density is supportive, with nearly 10,000 jobs within one mile and 38,732 within three miles, providing a captive commuter customer pool. A Walk Score of 61 and six competing gas stations within one mile indicate moderate but real competitive exposure.
The FEMA flood designation is Zone X, presenting minimal environmental hazard. Crime data at the state level was not available for direct comparison, though the elevated local poverty rate warrants independent crime-risk diligence. Twenty-five EV charging stations within five miles represent a nascent but growing structural headwind to fuel volume over the lease horizon.
With 3.5 years remaining and a lease expiration of December 31, 2029, a buyer faces near-term rollover risk. Rent at expiration data was not provided, limiting visibility into renewal economics, and the single four-year option with a June 2029 notice date compresses decision timelines. GPM Investments, a subsidiary of Nasdaq-listed ARKO Corp., the sixth-largest U.S. convenience-store operator, provides institutional-grade credit, but buyers should underwrite renewal probability conservatively given the site's below-average traffic count.
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