Investment Overview

The Tenant, Sheetz Inc., is subject to a 15-year NNN corporate ground lease scheduled to commence in March 2026. The lease features rental increases of ten percent (10%) every five years beginning in year 11, providing revenue growth and a hedge against inflation. Sheetz will operate in a newly constructed 6,139-square-foot store with indoor and outdoor seating, drive-thru, and a 12-stall fueling canopy. The Tenant is making a significant investment into construction estimated at $8 Million providing additional security to the offering. Sheetz occupies a large 3.4-acre parcel along Staples Mill Road/US 33, one of Henrico County’s busiest commuter and commercial arteries. The major east-west corridor is heavily trafficked with 36,000 vehicles per day as it stretches toward the I-64 interchange 1.5-miles south (111,000 VPD). Sheetz has at-grade visibility and two means of access, including a shared ingress/egress with the neighboring CVS providing cross-traffic and retail synergy. Most notably, it is immediately across from the Staples Mill Amtrak Station, the busiest passenger rail hub in Virginia, generating consistent year-round commuter traffic and regional connectivity. In fiscal year 2024, the station led all Amtrak ridership with 464,881 riders on its service routes to Washington, DC, New York, and Boston, and additional service to Charleston, Savannah, and Miami.