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 | 1.4 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% |
Road Ranger Store 2682 at 101 Piasa Ln, Hartford, IL is a 2,113 SF convenience store and gas station on 2.25 acres, graded STRONG at 60/100. The site benefits from immediate highway proximity and a publicly traded guarantor, but carries meaningful near-term rollover risk with only 1.4 years of lease term remaining.
The immediate one-mile trade area is effectively unpopulated, making the site dependent on pass-through traffic rather than residential density. The three-mile ring shows 7,343 residents with average household income of $77,806, adequate but not robust, and a 13.4% poverty rate tempers demand quality. The five-mile population of approximately 30,000 provides a modest regional base.
The site sits in Madison County, a metro-adjacent market within the St. Louis MSA with over one million in combined population, but the county itself is in slow decline, shedding roughly 2,700 residents between 2020 and 2024. Unemployment at 3.3% is healthy, and 92,567 county employees support baseline fuel and convenience demand. The market is functional but not a growth story.
At 0.07 miles from a major road and 13,800 vehicles per day, the site has acceptable traffic exposure for a highway-oriented fuel concept. However, a Walk Score of 12 and only one nearby restaurant within a mile confirm this is a purely auto-dependent, pass-through location. Two competing gas stations within half a mile create meaningful price and volume pressure.
FEMA Zone X designation eliminates flood risk as a concern. State-level crime data was unavailable for this analysis. No additional environmental or site-level risk flags were identified, though the EV charging presence of 13 stations within five miles warrants monitoring as a long-term demand headwind.
With 1.4 years of remaining term and a June 2027 notice deadline for the single renewal option, a buyer acquires near-term rollover risk rather than durable income. Rent at expiration is not disclosed, creating uncertainty around the renewal rate and whether GPM will exercise the option at current or renegotiated economics. The guarantor, GPM Investments, is a subsidiary of Nasdaq-listed ARKO Corp., the sixth-largest U.S. convenience operator with roughly 3,500 locations, providing institutional-grade credit quality that partially offsets the short duration. Buyers should underwrite this as a credit-to-vacancy trade with a renewal decision imminent.
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