GPM Disposition PortfolioLocation Intelligence & Lease Summary
GPM Disposition PortfolioLocation Intelligence & Lease Summary
607 Redbud Hwy, Rosedale, VA
| Tenant / d/b/a | FasMart |
| Guarantor | Fas Mart (GPM Investments) |
| Lease commencement | Nov 29, 2007 |
| Lease expiration | Nov 30, 2027 |
| Remaining term | 1.4 yrs |
| Lease term (months) | — |
| Annual base rent | $72,788 |
| Base rent $/SF | $33.68 |
| Rent at expiration | — |
| Expiration rent $/SF | — |
| Renewal options | 1/2 |
| Notice date | Mar 01, 2027 |
| Year built | 2002 |
| Building SF | 2,161 |
| Land area (acres) | 0.41 |
| Pre G&A CFC | 1.19x (2024) |
| Lease status | SUBLEASED |
| Operating tenant | 607 Redbud Hwy |
| Metric | 1 mi | 3 mi | 5 mi |
|---|---|---|---|
| Population | 0 | 3,132 | 3,132 |
| Households | 0 | 1,116 | 1,116 |
| Pop. density (/sq mi) | 0 | 111 | 40 |
| Avg HH income | — | $80,692 | $80,692 |
| Poverty rate | — | 10.4% | 10.4% |
| Bachelor's+ | — | 15.6% | 15.6% |
| Median home value | — | $187,800 | $187,800 |
| Median rent | — | $841 | $841 |
| Median age | — | 40 | 40 |
| Owner-occupied | — | 84.9% | 84.9% |
607 Redbud Hwy is a 2,161 SF FasMart convenience store in rural Rosedale, Virginia, occupied by GPM Investments under a lease expiring November 2027 with 1.4 years of remaining term. The site scores a weak 38/100 on location quality, reflecting thin population density, low traffic, and limited surrounding economic activity. At current pricing, this is a short-duration income play in a challenged rural market, not a long-term core hold.
The 3-mile trade area holds just 3,132 residents at 111 people per square mile, with average household income of $80,692 and an 84.9% owner-occupancy rate suggesting stability but very limited consumer density. Population does not grow beyond 3,132 at the 5-mile radius, confirming a small, largely static catchment. These figures represent a structurally thin demand base for fuel and convenience retail.
Russell County is a nonmetro, rural-adjacent market with a declining population, down 1.3% from 2020 to 2024, and a modest employment base of 5,648 workers across 451 establishments. The county's retail and food-service ecosystem is thin, limiting organic consumer traffic growth. There are no EV charging stations within 5 miles, which reduces near-term displacement risk but also reflects the area's limited infrastructure investment.
Site AADT of 5,900 vehicles per day is low for a gas station investment, providing a narrow customer capture opportunity. The Walk Score of 2 and a single nearby restaurant within one mile underscore the site's car-dependent, low-density character. Three competing gas stations within one mile add pressure on volume and margin despite zero direct competition within the half-mile radius.
The site sits in FEMA Flood Zone X, indicating minimal flood exposure. No state-level crime data was available for independent assessment. The primary risk is locational and structural, not environmental.
With 1.4 years remaining and a March 2027 renewal notice deadline, a buyer acquires near-term rollover risk rather than durable income. Annual base rent of $72,788 at $33.68 per square foot provides limited cushion if GPM elects not to exercise its one remaining renewal option. GPM Investments, backed by Nasdaq-listed ARKO Corp., the sixth-largest U.S. convenience-store operator, is a credible guarantor, but ARKO has faced margin pressure publicly, and weak sites are logical candidates for portfolio rationalization at lease expiry.
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