NNN | Illuminate Montessori at South Riding

Highlights:

• $11.2 Million in Remaining Contractual Rent Over ±15 Years: The NNN lease runs through August 31, 2041 with four 5 year renewal options extending potential occupancy through 2061, representing approximately $11.2 million in contractual base rent over the primary term alone, substantially in excess of the purchase price and before any options are exercised.
• Triple Net Structure With 2% Annual Escalations and Minimal Landlord Obligation: Tenant bears real estate taxes, insurance, utilities, HVAC, and all repairs and maintenance, including routine roof maintenance. The landlord's sole responsibility is replacement of the roof structure if required. Rent increases 2% every year of the primary term and throughout all option periods, growing base rent from $640,919 today to $845,679 by the final year.
• 2026 Campus Relaunch and Site Level Reinvestment: The operator completed a full rebrand to Illuminate Montessori at South Riding in 2026, accompanied by a community grand opening and an active enrollment and referral marketing program, representing direct capital investment in this specific campus rather than portfolio level management from a distance.
• Full Spectrum Program Maximizes Site Economics: The school serves six weeks through kindergarten across Nido, Toddler, and Children's House programs. The infant and toddler component commands premium tuition and drives the multi year family retention that underpins campus level performance.
• Purpose Built Facility With CLI Zoning Optionality: 9,888 SF single story building constructed in 2008 and fully renovated in 2020, featuring six classrooms, secured playgrounds, a commercial kitchen, and surface parking on 1.07 acres. CLI zoning supports institutional, office, and medical use, providing repositioning flexibility uncommon among single tenant special purpose assets.
• Elite Demographics on the Route 50 Corridor: Signalized hard corner in an established, fully built out South Riding trade area, with average household income of $184,129 across 17,383 households within three miles, in one of the nation's wealthiest and fastest growing counties.

Description:

Serafin Real Estate is pleased to present the exclusive offering of 43181 Amberwood Drive, Chantilly, Virginia, a premier early education investment opportunity in the affluent and rapidly growing South Riding/Stone Ridge submarket of Loudoun County.

This 9,888 SF single story facility, originally built in 2008 and fully renovated in 2020, sits on 1.07 acres and was purpose built for early education. The property offers six modern classrooms, secured playgrounds, a commercial kitchen, dedicated administrative space, and surface parking on a signalized hard corner. Zoned CLI, the site provides long term flexibility for institutional, office, or medical use in addition to its current educational operation, a meaningful advantage in a sector where alternative use optionality is rare.

Lease Structure. The property is leased under an NNN structure with approximately 15 years remaining on the original 20 year primary term, expiring August 31, 2041, plus four 5 year renewal options extending potential occupancy through 2061. Rent escalates 2% annually each March 28, growing contractual base rent from $640,919 today to $845,679 in the final year of the primary term. The tenant is responsible for real estate taxes, insurance, utilities, HVAC, and all repairs and maintenance. The landlord's sole obligation is replacement of the roof structure if required. Over the remaining primary term, the lease represents approximately $11.2 million in contractual base rent.

Operator. The leasehold was assigned in 2026 to the operating entity now doing business as Illuminate Montessori at South Riding, which assumed the lease in full, including all remaining term, escalations, and renewal options. The operator has since completed a comprehensive relaunch of the campus, including a full rebrand, a community grand opening, and an ongoing enrollment and referral marketing program, reflecting direct investment in this location rather than portfolio level management from a distance. The school serves the full early childhood age range from six weeks through kindergarten across Nido, Toddler, and Children's House programs, with STEAM curriculum, foreign language exposure, and phonics based literacy enrichment.

Location. Loudoun County remains among the wealthiest and fastest growing counties in the United States. Within three miles of the property, average household income exceeds $184,000 across more than 17,300 households and 56,700 residents. The site sits directly off Route 50 in the heart of South Riding, surrounded by rooftops, national retail, and the family demographic that drives sustained private early education demand. Purpose built childcare facilities are effectively unbuildable at this basis in this submarket today.

Chantilly, Virginia, located in the western part of Fairfax County and partially extending into Loudoun County, is a vibrant and strategically situated community in the Northern Virginia region. Notably known for its proximity to Washington, D.C., Chantilly serves as a pivotal area for businesses due to its access to major highways, Dulles International Airport, and a growing technology corridor. The business environment in Chantilly is diverse, with a strong presence in the technology, defense, and aerospace industries, capitalizing on its location near the National Reconnaissance Office and other key federal agencies.

The area is characterized by a mix of office parks, commercial buildings, retail establishments, and residential communities. This blend supports a robust local economy and provides a variety of services and amenities to residents and businesses alike. The local business community benefits from the region's affluent demographic and highly educated workforce, making it an attractive location for both established companies and startups.

Chantilly's position within the Dulles Technology Corridor, which stretches along the Dulles Toll Road towards the airport, underscores its significance as a hub for innovation and technology companies. The corridor is home to numerous IT, telecommunications, and software companies, driving economic growth and job creation in the area.

Retail and hospitality also play significant roles in Chantilly's economy, catering to both the local population and visitors. The area's shopping centers, restaurants, hotels, and recreational facilities add to its appeal as a place to live, work, and do business.

Furthermore, Chantilly's history and culture, highlighted by landmarks such as the Steven F. Udvar-Hazy Center of the National Air and Space Museum, enrich the community and attract tourists, further diversifying its economic base.

In summary, Chantilly, Virginia, offers a dynamic and prosperous business environment with its strategic location, strong technology and defense sectors, diverse economy, and rich cultural heritage, making it a key player in the Northern Virginia region

SOUTH RIDING PROFSSL CTR
200808130049296 200808060048076P
PH.6 BLDG 2 UNIT 43181

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