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 | 1.4 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% |
This Road Ranger / Fas Mart convenience store in Loves Park, IL offers a short-duration net lease backed by GPM Investments, a subsidiary of publicly traded ARKO Corp., the sixth-largest U.S. c-store operator. With only 1.4 years of term remaining and a single four-year renewal option, the investment is primarily a near-term rollover or renewal play rather than a long-term income hold. The site scores 62/100 on location grade, reflecting adequate but not exceptional fundamentals.
The one-mile trade area holds 8,372 residents at a moderate density of 2,665 per square mile, with average household income of $81,514. The three-mile ring expands to 58,026 people with average household income rising to $91,213, though median home values of $162,388 and a 13.1% poverty rate signal a working-class consumer base. Population trends are essentially flat, consistent with broader Winnebago County, which shed roughly 1,200 residents between 2020 and 2024.
Winnebago County is a mid-tier Midwest metro with 283,790 residents, 4.7% unemployment, and a stable if slow-growth commercial base of 6,297 establishments. The Loves Park submarket shows adequate daytime employment density at 19,452 jobs within three miles, though the day-to-night population ratio of 0.30 suggests limited captive commuter demand at this specific node. The retail and food-service ecosystem is functional but not particularly dense, limiting the site's upside beyond its core fuel and convenience traffic.
Traffic exposure of 19,100 vehicles per day is workable for a c-store format but not exceptional for a high-volume fuel site. The location sits 1.69 miles from the nearest major road, which is a meaningful separation, and faces six competing gas stations within one mile, creating real pricing and volume pressure.
Lease rollover risk is the primary concern, with expiration in December 2027 and only one renewal option remaining. Flood exposure is minimal at FEMA Zone X. Crime data was unavailable for this analysis, which limits a complete risk assessment.
The 1.4-year remaining term at $274,828 annual rent defines this as a near-term decision-point asset. Buyers must underwrite the June 2027 renewal notice date as a hard catalyst: GPM either exercises its sole four-year option or vacates. Rent at expiration was not disclosed, creating basis uncertainty at rollover. GPM Investments as guarantor carries the institutional weight of ARKO Corp.'s SEC-reporting, Nasdaq-listed profile and roughly 3,500-site operating scale, which meaningfully reduces counterparty credit risk. However, ARKO has publicly pursued portfolio rationalization, making renewal far from certain on a legacy 1985-vintage site.
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