GPM Disposition PortfolioLocation Intelligence & Lease Summary
GPM Disposition PortfolioLocation Intelligence & Lease Summary
8096 Forest Hills Rd, Loves Park, IL
| Tenant / d/b/a | Road Ranger |
| Guarantor | Fas Mart (GPM Investments) |
| Lease commencement | Dec 28, 2009 |
| Lease expiration | Dec 31, 2027 |
| Remaining term | 1.5 yrs |
| Lease term (months) | — |
| Annual base rent | $274,828 |
| Base rent $/SF | $25.98 |
| Rent at expiration | — |
| Expiration rent $/SF | — |
| Renewal options | 1/4 |
| Notice date | Jun 05, 2027 |
| Year built | 1985 |
| Building SF | 10,580 |
| Land area (acres) | 1.70 |
| Pre G&A CFC | 1.27x (2024) |
| Lease status | SUBLEASED |
| Operating tenant | 8096 Forest Hills Rd |
| Metric | 1 mi | 3 mi | 5 mi |
|---|---|---|---|
| Population | 8,372 | 58,026 | 111,206 |
| Households | 3,662 | 23,931 | 46,469 |
| Pop. density (/sq mi) | 2,665 | 2,052 | 1,416 |
| Avg HH income | $81,514 | $91,213 | $91,474 |
| Poverty rate | 11.9% | 13.1% | 13.1% |
| Bachelor's+ | 18.2% | 27.5% | 29.9% |
| Median home value | $142,616 | $162,388 | $159,630 |
| Median rent | $1,073 | $1,117 | $1,124 |
| Median age | 40 | 41 | 42 |
| Owner-occupied | 60.8% | 70.9% | 68.3% |
Road Ranger Store 2687 at 8096 Forest Hills Rd, Loves Park, IL is a 10,580 SF convenience store and gas station on 1.7 acres with 1.5 years of lease term remaining, guaranteed by GPM Investments (ARKO Corp., Nasdaq: ARKO). The site earns a Location Grade of 62/100, reflecting moderate but not exceptional fundamentals. This is a near-term rollover play requiring buyers to underwrite re-tenanting or renewal risk at expiration.
The immediate trade area supports baseline convenience retail demand, with a 3-mile population of 58,026, average household income of $91,213, and 70.9% owner-occupancy indicating residential stability. Poverty rates of 13.1% at 3 miles are slightly elevated, and the Day/Night population ratio of 0.30 signals a predominantly residential, inbound-commuter dynamic rather than a dense employment corridor. Daytime employment density is modest at 19,452 jobs within 3 miles.
Loves Park sits within Winnebago County, a metro market of 250K-1M population that has experienced marginal population decline of 0.4% from 2020 to 2024. The local unemployment rate of 4.7% and a relatively thin retail base of 907 establishments suggest a stable but low-growth operating environment. AADT of 19,100 vehicles per day is functional for a convenience format but not a high-velocity highway interchange.
The site is somewhat walkable (Walk Score 52) with limited transit access and a bike score of 42, consistent with a suburban strip configuration rather than a high-capture corner. Sixteen nearby restaurants and nine retail tenants within one mile provide modest co-tenancy but no dominant traffic generator. Two competing gas stations within 0.5 miles and six within one mile indicate meaningful competitive density.
The property carries minimal physical risk, situated in FEMA Flood Zone X with only a 0.2% annual chance flood hazard. Seven EV charging stations within five miles represent an early but real long-term demand displacement risk for fuel volumes. Crime data was unavailable for independent scoring.
With only 1.5 years of lease term remaining and a renewal notice deadline of June 2027, a buyer assumes near-term rollover risk as the primary underwriting variable. The current rent of $274,828 ($25.98/SF) provides no visibility into a reset figure, as rent at expiration is not disclosed. GPM Investments, as a subsidiary of ARKO Corp., a publicly traded operator of approximately 3,500 sites, provides institutional-grade credit quality; however, with only one four-year renewal option remaining, the long-term tenancy path is uncertain. Buyers should price this as a value-add or repositioning opportunity rather than a stabilized income asset.
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