GPM Disposition PortfolioLocation Intelligence & Lease Summary
GPM Disposition PortfolioLocation Intelligence & Lease Summary
3470 Seminole Trail, Charlottesville, 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 | 4.9 yrs |
| Lease term (months) | — |
| Annual base rent | $284,928 |
| Base rent $/SF | $112.35 |
| Rent at expiration | — |
| Expiration rent $/SF | — |
| Renewal options | 1/4 |
| Notice date | Nov 02, 2030 |
| Year built | 1992 |
| Building SF | 2,536 |
| Land area (acres) | 1.14 |
| Pre G&A CFC | 0.37x (2023) |
| Lease status | Active |
Charlottesville is home to the University of Virginia and Monticello — a major university plus heavy heritage tourism. Student and visitor demand supplement the resident base.
The location score above reflects resident-market real-estate fundamentals and does not incorporate seasonal or destination demand; consider this note alongside the store-level coverage (CFC) when assessing the asset.
| Metric | 1 mi | 3 mi | 5 mi |
|---|---|---|---|
| Population | 7,710 | 15,107 | 35,534 |
| Households | 2,933 | 5,521 | 14,641 |
| Pop. density (/sq mi) | 2,454 | 534 | 452 |
| Avg HH income | $133,582 | $142,720 | $136,948 |
| Poverty rate | 5.6% | 5.6% | 7.1% |
| Bachelor's+ | 53.2% | 56.2% | 58.7% |
| Median home value | $400,572 | $411,984 | $444,708 |
| Median rent | $2,065 | $1,940 | $1,818 |
| Median age | 38 | 40 | 42 |
| Owner-occupied | 85.2% | 85.7% | 70.2% |
This Fas Mart-branded convenience store and gas station at 3470 Seminole Trail in Charlottesville, Virginia offers a net lease investment backed by GPM Investments, LLC, a subsidiary of publicly traded ARKO Corp., with 4.9 years of remaining term. The site earns a Location Grade of 65 out of 100, reflecting adequate but not exceptional fundamentals, with competitive pressure from three rival gas stations within half a mile as the primary drag on site quality.
The immediate trade area posts solid affluence metrics, with average household incomes of $133,582 within one mile and $142,720 within three miles, well above national averages. Owner-occupancy of 85.7% and a bachelor's degree attainment rate of 56.2% within three miles signal a stable, educated residential base. Population in Albemarle County grew 4.2% from 2020 to 2024, supporting sustained consumer demand.
Charlottesville anchors a small but healthy metro with 2.3% unemployment and 42,291 total county employees across 2,905 establishments. Daytime employment density near the site is modest, with only 3,596 workers within one mile and a day-night ratio of 0.47, suggesting the site skews toward residential rather than commuter capture. Retail and food service infrastructure in the county is reasonably developed with 320 retail and 194 food service establishments.
The site sits 0.01 miles from a major road but records only 5,500 vehicles per day in AADT, a traffic count that is low for a gas station and convenience store format. A Walk Score of 49 confirms car-dependent access, and the presence of 20 nearby restaurants and 14 retail tenants within one mile indicates a functioning but not high-density commercial corridor.
Flood exposure is minimal, with the site located in FEMA Zone X. State-level crime data was not available for inclusion. No dollar or discount store competition exists within half a mile, which modestly reduces c-store revenue risk from that specific channel.
With 4.9 years remaining and a single four-year renewal option carrying a notice deadline of November 2030, a buyer faces near-term rollover risk with limited runway to reposition. Annual base rent of $284,928 at $112.35 per square foot is the only disclosed figure, as rent at expiration is not provided, leaving rent trajectory unquantifiable. GPM Investments and its parent ARKO Corp., the sixth-largest U.S. convenience store operator with roughly 3,500 locations and SEC reporting obligations, provide investment-grade-adjacent credit quality, which partially offsets the short lease duration.
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