NNN | Guidepost Global Education

Highlights:

• Institutional-Quality Tenant – Lease guaranteed by Guidepost Global Education (GGE), a leading global operator of 109 schools serving more than 10,000 families worldwide.
• Credit-Enhanced Lease – Lease reassigned in July 2025 from Higher Ground Education to Cosmic Education Americas (CEA), now a wholly owned subsidiary of GGE, strengthening the tenant’s credit profile.
• Absolute NNN Structure – Approximately 16 years remain on the original 20-year lease, with four 5-year renewal options, 2% annual rent escalations, and zero landlord responsibilities.
• Attractive Financials – Current annual NOI of $628,352 with consistent rent collections, backed by GGE’s $1.3M monthly EBITDA and forecasted $19.6M FY2026 EBITDA.
• Modern Purpose-Built Facility – 9,888 SF single-story educational facility on 1.07 acres, originally built in 2008 and fully renovated in 2020, designed specifically for early education.
• Prime Loudoun County Location – Situated in South Riding/Chantilly, one of the nation’s fastest-growing and wealthiest counties, benefiting from strong demographics and long-term demand for quality education.

Description:

Serafin Real Estate is pleased to present the exclusive offering of 43181 Amberwood Drive, Chantilly, VA, 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 modern classrooms, high-quality infrastructure, and surface parking. Zoned CLI, the site also provides long-term flexibility for institutional, office, or medical uses in addition to its current educational operations.

In July 2025, the lease was reassigned from Higher Ground Education to Cosmic Education Americas (CEA), a wholly owned subsidiary of Guidepost Global Education (GGE). This transition dramatically improved the credit profile, with GGE now serving as the corporate guarantor. The South Riding campus was specifically designated as a core “go-forward” location, underscoring GGE’s long-term commitment to the site.

The lease is structured as an absolute NNN with approximately 16 years remaining on the original 20-year term, plus four 5-year renewal options. Investors benefit from 2% annual rent escalations, zero landlord responsibilities, and a current annual NOI of $628,352.

Guidepost Global Education operates 109 schools worldwide, including 84 in the U.S. and 25 in Asia, serving more than 10,000 families. The company owns and manages a strong portfolio of profitable campuses and key assets, including an accredited Montessori teacher training institute and proprietary curriculum IP. Backed by institutional investors such as Learn Capital, Cosmic Education Group, Harmony Group Capital, Yu Capital, and Venn Growth Partners, GGE has reported $1.3M in monthly EBITDA and a projected $19.6M in FY2026 EBITDA, with a consolidated focus on brick-and-mortar profitability.

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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