GPM Disposition PortfolioLocation Intelligence & Lease Summary
GPM Disposition PortfolioLocation Intelligence & Lease Summary
10114 N 2nd St, Machesney 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 | 1.3 yrs |
| Lease term (months) | — |
| Annual base rent | $203,134 |
| Base rent $/SF | $50.78 |
| Rent at expiration | — |
| Expiration rent $/SF | — |
| Renewal options | 1/4 |
| Notice date | Jun 05, 2027 |
| Year built | 1978 |
| Building SF | 4,000 |
| Land area (acres) | 1.11 |
| Pre G&A CFC | 2.40x (2024) |
| Lease status | Active |
| Metric | 1 mi | 3 mi | 5 mi |
|---|---|---|---|
| Population | 0 | 29,084 | 82,753 |
| Households | 0 | 11,647 | 33,457 |
| Pop. density (/sq mi) | 0 | 1,029 | 1,054 |
| Avg HH income | — | $82,909 | $91,750 |
| Poverty rate | — | 13.6% | 12.4% |
| Bachelor's+ | — | 17.9% | 27.4% |
| Median home value | — | $147,273 | $166,396 |
| Median rent | — | $1,100 | $1,158 |
| Median age | — | 40 | 41 |
| Owner-occupied | — | 72.4% | 70.6% |
This Road Ranger / Fas Mart convenience store and gas station at 10114 N 2nd St in Machesney Park, IL carries a location grade of STRONG (63/100), supported by a mid-size regional trade area and a publicly traded guarantor. With only 1.3 years of lease term remaining through December 31, 2027, the investment thesis hinges almost entirely on rollover and renewal execution rather than in-place income durability. Buyers should underwrite this as a near-term lease event, not a stabilized long-term hold.
The 3-mile trade area supports 29,084 residents with average household income of $82,909 and a 72.4% owner-occupancy rate, indicating a stable, working-class suburban base. The 5-mile ring expands to 82,753 residents and average household income of $91,750, providing adequate consumer depth for fuel and convenience demand. Poverty rates of 13.6% at 3 miles are modestly elevated but not disqualifying for a value-oriented convenience format.
Winnebago County is a 250K-1M metro with flat to mildly declining population, down 0.4% from 2020 to 2024, and unemployment at 4.7%, slightly above the national average. The county supports 907 retail establishments and 586 food service locations, reflecting a functional but unspectacular retail economy. Machesney Park itself is a suburban corridor community with car-dependent land use patterns consistent with the convenience store format.
Traffic at 14,200 AADT is functional but not high-volume for a fuel site, and the Walk Score of 28 confirms full car dependency with limited pedestrian capture. Competitive density is a concern, with four competing gas stations within both the 0.5-mile and 1.0-mile radius. Proximity of 0.09 miles to a major road is a positive, and 20 nearby restaurants within one mile provide some co-tenancy traffic support.
Flood risk is minimal under FEMA Zone X. No crime data was provided for direct benchmarking, which limits underwriting precision on safety metrics. EV charging penetration within 5 miles remains low at four stations, offering near-term insulation but warranting monitoring over a longer hold period.
With 1.3 years remaining and a single four-year renewal option requiring notice by June 2027, the buyer faces immediate rollover risk on a 1978-vintage building generating $203,134 annually at $50.78 per square foot. No rent-at-expiration data was provided, making it impossible to assess in-place rent relative to market without independent comparable analysis. GPM Investments, as a subsidiary of Nasdaq-listed ARKO Corp., the sixth-largest U.S. convenience operator with roughly 3,500 locations, provides investment-grade-adjacent credit quality, but that strength is only relevant if the tenant exercises its renewal option.
Full institutional offering memorandum with all 156 property briefs, maps, and tax analysis.
Download full OM (PDF)