GPM Disposition PortfolioLocation Intelligence & Lease Summary
GPM Disposition PortfolioLocation Intelligence & Lease Summary
11445 James Madison Highway, Gordonsville, VA
| Tenant / d/b/a | Every Day Shop & Cafe |
| Guarantor | Fas Mart (GPM Investments) |
| Lease commencement | May 26, 2011 |
| Lease expiration | May 31, 2031 |
| Remaining term | 4.8 yrs |
| Lease term (months) | — |
| Annual base rent | $114,756 |
| Base rent $/SF | $19.46 |
| Rent at expiration | — |
| Expiration rent $/SF | — |
| Renewal options | 1/4 |
| Notice date | Nov 02, 2030 |
| Year built | 1997 |
| Building SF | 5,896 |
| Land area (acres) | 1.49 |
| Pre G&A CFC | 3.92x (2023) |
| Lease status | Active |
| Metric | 1 mi | 3 mi | 5 mi |
|---|---|---|---|
| Population | 0 | 4,255 | 10,886 |
| Households | 0 | 1,582 | 3,505 |
| Pop. density (/sq mi) | 0 | 150 | 139 |
| Avg HH income | — | $160,006 | $138,072 |
| Poverty rate | — | 3.8% | 4.7% |
| Bachelor's+ | — | 52.3% | 33.6% |
| Median home value | — | $477,000 | $359,011 |
| Median rent | — | $1,756 | $1,439 |
| Median age | — | 45 | 43 |
| Owner-occupied | — | 82.2% | 85.5% |
This Fas Mart-branded convenience store and gas station in Gordonsville, Virginia offers a net lease backed by GPM Investments, LLC, a subsidiary of publicly traded ARKO Corp., with 4.8 years of remaining term through May 2031. The site earns a location grade of 59 out of 100, reflecting adequate but not exceptional real estate fundamentals. At $114,756 in annual base rent against a 5,896 SF building, the asset presents moderate income stability with near-term rollover exposure.
The immediate one-mile population is effectively zero, confirming a rural highway intercept trade area rather than a residential node. The three-mile ring shows 4,255 residents with a notably high average household income of $160,006 and a median home value of $477,000, signaling an affluent but sparse surrounding base. The five-mile population of 10,886 at a density of 139 per square mile reinforces the low-density, drive-to nature of this location.
Louisa County is classified nonmetro rural but metro-adjacent, and its population grew 11.4 percent from 2020 to 2024, reaching 42,109, which is a meaningful growth signal for a rural county. Unemployment sits at a tight 2.9 percent across a modest base of 8,304 total employees. The county's growth trajectory and proximity to the Richmond-Charlottesville corridor provide a constructive but not robust commercial backdrop.
The site sits 0.01 miles from a major road with 20,000 vehicles per day in annual average daily traffic, providing consistent highway intercept exposure. However, six competing gas stations within one mile and four within a half mile represent a saturated fuel retail environment. Walk and bike scores of 27 and 28 confirm full car dependency, appropriate for the format but limiting any non-vehicle customer capture.
FEMA designates the site Zone X, indicating minimal flood hazard. State-level crime data was unavailable, limiting a complete safety assessment. No material environmental or structural flags were identified in the available data set.
With 4.8 years remaining and a single four-year renewal option, a buyer faces meaningful rollover risk in the near to medium term, and the notice deadline of November 2030 provides limited runway. Rent at expiration data is unavailable, making rent growth underwriting opaque. GPM Investments as guarantor, backed by ARKO Corp., a Nasdaq-listed operator of roughly 3,500 sites, provides institutional-grade credit quality that partially offsets the lease term risk.
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