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 | 4.9 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 sits at 11445 James Madison Highway in Gordonsville, Virginia, operated by GPM Investments under the Every Day Shop & Cafe banner. The asset carries a location grade of 59 out of 100, reflecting adequate but not exceptional fundamentals, with roughly 4.9 years of lease term remaining through May 2031 backed by a publicly traded guarantor.
The immediate one-mile ring shows negligible residential population, placing the site's demand base almost entirely on drive-by traffic rather than walk-up or neighborhood patronage. The three-mile trade area holds 4,255 residents with a notably affluent profile — average household income of $160,006 and median home values of $477,000 — suggesting a quality customer base when residents do engage the corridor. Louisa County's population grew 11.4 percent from 2020 to 2024, reaching 42,109, indicating steady regional momentum in an otherwise rural-adjacent market.
Louisa County is classified as nonmetro rural but metro-adjacent, carrying a low 2.9 percent unemployment rate and a modest commercial base of 667 establishments. The surrounding trade area supports 20 nearby restaurants and 15 retail tenants within one mile, pointing to a functioning, if lightly developed, commercial node. The county's sustained population growth and low poverty rates (3.8 percent at three miles) provide a stable if unspectacular demand backdrop.
The site sits 0.01 miles from a major road and captures 20,000 vehicles per day, providing the essential impulse-traffic dynamic that drives convenience store performance. However, six competing gas stations within one mile — four within a half mile — create a meaningfully competitive fueling environment that pressures both volume and margin. The car-dependent walk score of 27 confirms the location functions solely as a highway convenience stop.
The site faces no material flood exposure, situated in FEMA Zone X. No specific violent or property crime data was provided for additional context, limiting a full crime-risk assessment. Physical obsolescence is a latent concern given the 1997 construction vintage and a building of under 6,000 square feet on a standard footprint.
With 4.9 years remaining and a single four-option renewal cluster, the buyer faces near-term rollover risk at expiration in May 2031, with no published rent-at-expiration data to underwrite rent growth. Current rent of $114,756 annually ($19.46 per square foot) is modest and offers limited organic income growth visibility. GPM Investments as guarantor, a subsidiary of Nasdaq-listed ARKO Corp. operating approximately 3,500 sites, provides meaningful credit depth, but ARKO's publicly reported thin margins and leverage levels warrant scrutiny in underwriting.
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