GPM Disposition PortfolioLocation Intelligence & Lease Summary
GPM Disposition PortfolioLocation Intelligence & Lease Summary
101 Piasa Ln, Hartford, 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 | $219,882 |
| Base rent $/SF | $104.06 |
| Rent at expiration | — |
| Expiration rent $/SF | — |
| Renewal options | 1/4 |
| Notice date | Jun 05, 2027 |
| Year built | 2000 |
| Building SF | 2,113 |
| Land area (acres) | 2.25 |
| Pre G&A CFC | -0.75x (2024) |
| Lease status | Active |
| Metric | 1 mi | 3 mi | 5 mi |
|---|---|---|---|
| Population | 0 | 7,343 | 29,946 |
| Households | 0 | 3,060 | 12,430 |
| Pop. density (/sq mi) | 0 | 260 | 381 |
| Avg HH income | — | $77,806 | $77,723 |
| Poverty rate | — | 13.4% | 13.7% |
| Bachelor's+ | — | 13.2% | 18.8% |
| Median home value | — | $99,774 | $147,800 |
| Median rent | — | $891 | $931 |
| Median age | — | 39 | 37 |
| Owner-occupied | — | 76.0% | 70.7% |
This Road Ranger / Fas Mart (GPM Investments) gas station and convenience store at 101 Piasa Ln, Hartford, IL earned a location grade of 60 out of 100, reflecting adequate but not exceptional fundamentals. The site benefits from interstate proximity and a publicly traded guarantor, but thin local population density and a short remaining lease term of 1.5 years demand careful underwriting by prospective buyers.
The immediate one-mile trade area records zero resident population, indicating the site serves a pass-through and daytime worker base rather than a residential catchment. The three-mile ring captures 7,343 residents with average household income of $77,806, a figure that is functional but unremarkable, and poverty at 13.4% signals moderate economic stress. The five-mile population of approximately 30,000 provides a broader demand base, though density remains low at 381 persons per square mile.
Hartford sits within Madison County, a 1M-plus metro area, but the county has experienced modest population contraction from 265,749 in 2020 to 263,017 in 2024. Unemployment is a low 3.3%, and the county supports 5,631 total establishments, suggesting a stable if slow-growth economic environment. The absence of dollar or discount store competition within a half mile modestly reduces convenience retail pressure on the site.
The property sits 0.07 miles from a major road with 13,800 vehicles per day in annual average daily traffic, which is adequate for a convenience fuel format but not a dominant corridor count. A Walk Score of 12 confirms near-total auto dependency, consistent with a highway-adjacent fuel stop, and only one restaurant and three retail destinations within one mile indicate a low-amenity surrounding environment. Two competing gas stations exist within a half mile, creating direct fuel price competition that limits pricing power.
Flood exposure is minimal under FEMA Zone X. No state-level crime data was available for incorporation into this analysis. The 13 EV charging stations within five miles represent an emerging displacement risk to fuel volumes over the medium term.
With only 1.5 years of remaining term expiring December 31, 2027, a buyer acquires near-term rollover risk as the primary underwriting variable. The notice deadline for the single four-year renewal option is June 5, 2027, meaning the tenant decision horizon arrives quickly. No rent-at-expiration figure was provided, limiting forward yield visibility. The lease guarantor is GPM Investments, a subsidiary of Nasdaq-listed ARKO Corp., the sixth-largest U.S. convenience store operator with roughly 3,500 locations across 34 states, which provides meaningful credit quality during the remaining term but does not eliminate re-leasing or re-tenanting exposure at rollover.
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