GPM Disposition PortfolioLocation Intelligence & Lease Summary
GPM Disposition PortfolioLocation Intelligence & Lease Summary
7997 Forest Hills Rd, Loves Park, IL
| Tenant / d/b/a | Road Ranger |
| Guarantor | Fas Mart (GPM Investments) |
| Lease commencement | Dec 20, 2007 |
| Lease expiration | Dec 31, 2027 |
| Remaining term | 1.5 yrs |
| Lease term (months) | — |
| Annual base rent | $160,347 |
| Base rent $/SF | $47.26 |
| Rent at expiration | — |
| Expiration rent $/SF | — |
| Renewal options | 1/6 |
| Notice date | Apr 01, 2027 |
| Year built | 2000 |
| Building SF | 3,393 |
| Land area (acres) | 0.53 |
| Pre G&A CFC | -0.07x (2024) |
| Lease status | Active |
| Metric | 1 mi | 3 mi | 5 mi |
|---|---|---|---|
| Population | 8,372 | 58,026 | 111,206 |
| Households | 3,662 | 23,931 | 46,469 |
| Pop. density (/sq mi) | 2,665 | 2,052 | 1,416 |
| Avg HH income | $81,514 | $91,213 | $91,474 |
| Poverty rate | 11.9% | 13.1% | 13.1% |
| Bachelor's+ | 18.2% | 27.5% | 29.9% |
| Median home value | $142,616 | $162,388 | $159,630 |
| Median rent | $1,073 | $1,117 | $1,124 |
| Median age | 40 | 41 | 42 |
| Owner-occupied | 60.8% | 70.9% | 68.3% |
This Road Ranger / Fas Mart (GPM Investments) net lease asset at 7997 Forest Hills Rd, Loves Park, IL earned a location grade of 62/100 (Strong), supported by a dense 3-mile trade area of 58,026 residents and solid traffic of 19,100 AADT. With only 1.5 years of lease term remaining and a single 6-year renewal option, the investment thesis is primarily a near-term rollover or renewal play on a publicly traded guarantor credit.
The 3-mile population of 58,026 at an average household income of $91,213 reflects a stable, middle-income suburban base with 70.9% owner occupancy, a sign of residential durability. Poverty rates of 13.1% at 3 miles and a day/night population ratio of 0.36 suggest the site draws more resident than commuter traffic, consistent with a neighborhood-serving fuel stop rather than a destination corridor location.
Loves Park sits within the Rockford MSA (Winnebago County), a metro of 250K-1M with flat to modestly declining population (-0.4% from 2020 to 2024) and a 4.7% unemployment rate, indicating a mature, slow-growth market with limited organic demand tailwinds. The retail and food service base of over 1,400 combined establishments reflects an active local economy, though the county's trajectory does not support aggressive rent growth assumptions at renewal.
An AADT of 19,100 provides adequate fuel-stop volume, but the site sits 1.71 miles from the nearest major road, limiting its ability to capture true highway convenience traffic. With six competing gas stations within one mile and a Walk Score of 52, the site functions as a neighborhood convenience destination rather than a high-velocity fuel corridor location.
The primary environmental risk is minimal: FEMA Zone X designation confirms no material flood exposure. No dollar or discount store competition within 0.5 miles reduces foot-traffic cannibalization risk at the convenience retail level.
With only 1.5 years remaining and a notice deadline of April 1, 2027, a buyer is acquiring near-term lease expiration risk on day one. Rent at expiration is not disclosed, creating uncertainty around renewal pricing and the true terminal value of the income stream. The guarantor credit — GPM Investments, LLC, a subsidiary of Nasdaq-listed ARKO Corp., the sixth-largest U.S. convenience store operator with roughly 3,500 sites — is a meaningful institutional-quality backstop, though ARKO's leverage profile and competitive pressures in the convenience sector warrant ongoing monitoring. A buyer must underwrite this primarily as a renewal or re-tenanting situation, not a long-term income hold.
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