Royal Farms Tenant Overview

c-store net lease


  • Ground leases
  • Premium real estate locations
  • Long term leases with built-in escalations


  • Private company
  • Possible environmental cleanup costs at some point in future

Tenant Description

Since 1959, Royal Farms convenience stores have been serving Baltimore’s demand for a “one-stop shop” where customers can stock up on food and beverages while they refill their cars with gas. Over the last sixty years, behind it’s World Famous fried chicken, Chicken Sandwiches, and Western Fries, Royal Farms has secured it’s place as one of the most popular retail convenient stores in the mid-Atlantic region. The company now operates more than 200 stores throughout Maryland, Delaware, Pennsylvania, New Jersey, and Virginia. Royal Farms is a privately-owned company headquartered in Baltimore, Maryland.

Despite steep competition from other retailers with the “one-stop shop” gas station model, Royal Farms has been able to differentiate itself from competition by staying true to it’s “Real Fresh. Real Fast” mantra. The company’s steady growth in both revenue and retail location over the years shows just how much commuters and travelers value their ability to serve quality products quickly. Additionally, Royal Farms gas stations are strategically located throughout the mid-atlantics major thorough fares. Their high traffic locations give them the retail exposure they need to succeed.

Beyond the strategic real estate, the lease form is very landlord friendly. The typical form of a 1031 exchange, featuring a Royal Farms ground lease, has an above average lease term, when compared to its competition, of 20 years with additional option terms. Too make the deal even sweeter, these contracts include rental increases that offset inflation costs. Royal Farms investors also have zero maintenance and liability costs associated with the building.

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Average Cap Rate
10 yr avg with 20 yr lease terms
Average Property & Lease
Average Sale Price $6,500,000
NOI $285,000
$/Square Foot $1,100 - $2,200
Building SF 3,000-6,000
Lot Size 1.75-3.62 Acres
Lease Term 20 Years
Escalations 10% Every 5-10 Yrs
Stock Symbol N/A
Credit Rating
Moody's N/A
Average Cap Rate Trend
Rates reflect year-over-year comparison
Recent Sales Comps
Berlin, NJ 4.20%