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 | 4.9 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 net lease convenience store and gas station at 11497 James Madison Highway, Gordonsville, VA operates under the Fas Mart banner (GPM Investments/ARKO Corp.) on a 4,116 SF building situated on 6.87 acres along a 20,000 AADT corridor with 4.9 years of remaining lease term. The location grades STRONG at 59/100, supported by affluent surrounding demographics and a low-unemployment rural-adjacent county economy. The investment thesis rests primarily on credit and income certainty rather than dense urban fundamentals.
The immediate one-mile trade area shows negligible resident population, making this a pure traffic-capture and pass-through location. The three-mile ring, however, reflects an unusually affluent rural profile with average household income of $160,006, median home values of $477,000, and an 82.2% owner-occupancy rate, suggesting a stable, high-quality customer base. Poverty at 3.8% and a bachelor's degree attainment rate of 52.3% within three miles further reinforce demographic quality.
Louisa County is a nonmetro, metro-adjacent market that has posted population growth of 11.4% from 2020 to 2024, reaching 42,109 residents, a notably strong growth rate for a rural Virginia county. Unemployment stands at 2.9%, and the county's limited retail and food-service base of 87 and 42 establishments respectively indicates thin competition but also a low-density demand environment. The county's trajectory aligns with broader exurban expansion from the Richmond and Charlottesville metro areas.
The site sits directly on a major highway with zero distance to the nearest arterial and captures 20,000 vehicles per day, which is the core traffic driver for a convenience and fuel format. Walk Score of 24 and Bike Score of 31 confirm a car-dependent environment, consistent with gas station viability. Proximity to 20 restaurants and 15 retail establishments within one mile suggests a modest but functional commercial node.
The FEMA flood designation is Zone X, indicating minimal flood hazard and no material environmental exposure from that source. State-level crime data was unavailable for this analysis, limiting a full risk profile. Six competing gas stations within one mile represent a meaningful competitive concentration for a single-site fuel and convenience operator.
With 4.9 years remaining and a single four-year renewal option requiring notice by November 2, 2030, the buyer faces a near-term rollover decision. Rent at expiration data is unavailable, creating uncertainty around re-lease or renewal pricing at a $167.11 per SF current rent level that may be above or below market. The guarantor, GPM Investments as a subsidiary of Nasdaq-listed ARKO Corp., the sixth-largest U.S. convenience operator with roughly 3,500 locations, provides meaningful institutional credit support that partially offsets the shorter remaining term. Buyers should underwrite a renewal scenario carefully given the absence of contractual rent escalation data.
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