GPM Disposition PortfolioLocation Intelligence & Lease Summary
GPM Disposition PortfolioLocation Intelligence & Lease Summary
11497 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 | $687,828 |
| Base rent $/SF | $167.11 |
| Rent at expiration | — |
| Expiration rent $/SF | — |
| Renewal options | 1/4 |
| Notice date | Nov 02, 2030 |
| Year built | 1985 |
| Building SF | 4,116 |
| Land area (acres) | 6.87 |
| Pre G&A CFC | 2.29x (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 sale-leaseback profile anchored by a GPM Investments / ARKO Corp. guarantee with approximately 4.8 years of remaining term. The site carries a location grade of 59 out of 100, reflecting a rural, car-dependent trade area with modest population density but notably strong household income metrics at the 3-mile radius. The deal is best characterized as a near-term income play with meaningful rollover exposure rather than a long-duration passive investment.
The immediate 1-mile population is negligible, consistent with a rural highway location, but the 3-mile ring yields 4,255 residents with an average household income of $160,006 and a median home value of $477,000, both well above national norms. The 5-mile population expands to 10,886 with average household income of $138,072 and a low poverty rate of 4.7%. The consumer base skews affluent, educated, and owner-occupied, which supports premium convenience spending but not high-frequency foot traffic volume.
Louisa County is a nonmetro, rural, metro-adjacent market that has posted strong population growth of 11.4 percent between 2020 and 2024, reaching 42,109 residents. Unemployment sits at a tight 2.9 percent across a relatively small employment base of 8,304 workers. The county's growth trajectory supports stable demand, though its limited commercial density constrains the site's upside beyond its core highway-capture function.
The site fronts a major road with 20,000 vehicles per day and zero setback from the nearest major road, which is its primary demand driver. A Walk Score of 24 and Bike Score of 31 confirm that all customer access is automotive, with no meaningful pedestrian or transit component. Twenty restaurants and 15 retail destinations within one mile indicate a modest but active commercial node anchored by pass-through traffic.
The FEMA flood designation is Zone X, representing minimal flood hazard, and no adverse crime data was flagged at the state level. The most material physical risk is competitive saturation, with four gas stations within 0.5 miles and six within 1.0 mile, directly pressuring fuel margin and customer capture rates. Environmental liability exposure inherent to a 1985-vintage gas station on 6.87 acres warrants thorough Phase I and Phase II diligence prior to closing.
With 4.8 years of remaining term, a buyer faces a near-term lease event in May 2031. Current rent of $687,828 annually at $167.11 per square foot is elevated for a rural Virginia convenience store, and the absence of disclosed rent at expiration or escalation data introduces renewal pricing uncertainty. One renewal option remains, with notice required by November 2030, giving the tenant and buyer limited runway to negotiate. GPM Investments as guarantor carries the weight of ARKO Corp., a Nasdaq-listed, SEC-reporting operator of approximately 3,500 sites, which provides meaningful institutional credit quality. However, ARKO has faced margin pressure in recent periods, and buyers should stress-test renewal probability against current market rents for comparable rural Virginia c-store assets.
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