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43181 Amberwood Plz - NNN | Guidepost Global Education 9,888 SF Specialty Building Offered at $8,975,000 at a 7% Cap Rate in Chantilly, VA 20152
INVESTMENT HIGHLIGHTS
- Institutional-Quality Tenant – Lease guaranteed by Guidepost Global Education (GGE), a leading global operator of 109 schools.
- Absolute NNN Structure – Approximately 16 years remain on the original 20-year lease, with four 5-year renewal options, 2% annual rent escalations.
- 9,888 SF single-story educational facility on 1.07 acres, originally built in 2008 and fully renovated in 2020, designed specifically for ECE.
- Credit-Enhanced Lease – Lease reassigned in July 2025 from Higher Ground Education to Cosmic Education Americas (CEA).
- Attractive Financials – Current annual NOI of $628,352 with consistent rent collections, backed by GGE’s $1.3M monthly EBITDA and forecasted $19.6M FY
- Prime Loudoun County Location – Situated in South Riding/Chantilly, one of the nation’s fastest-growing and wealthiest counties.
EXECUTIVE SUMMARY
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.
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.
FINANCIAL SUMMARY (ACTUAL - 2025) |
ANNUAL | ANNUAL PER SF |
|---|---|---|
| Gross Rental Income |
-
|
-
|
| Other Income |
-
|
-
|
| Vacancy Loss |
-
|
-
|
| Effective Gross Income |
-
|
-
|
| Net Operating Income |
$628,352
|
$63.55
|
FINANCIAL SUMMARY (ACTUAL - 2025)
| Gross Rental Income | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Other Income | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Vacancy Loss | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Effective Gross Income | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Net Operating Income | |
|---|---|
| Annual | $628,352 |
| Annual Per SF | $63.55 |
PROPERTY FACTS
| Price | $8,975,000 | Building Class | B |
| Price Per SF | $907.67 | Lot Size | 1.07 AC |
| Sale Type | Investment | Building Size | 9,888 SF |
| Cap Rate | 7% | No. Stories | 1 |
| Property Type | Specialty | Year Built/Renovated | 2008/2020 |
| Property Subtype | School | Parking Ratio | 2.53/1,000 SF |
| Zoning | CLI - Commercial Light Industrial | ||
| Price | $8,975,000 |
| Price Per SF | $907.67 |
| Sale Type | Investment |
| Cap Rate | 7% |
| Property Type | Specialty |
| Property Subtype | School |
| Building Class | B |
| Lot Size | 1.07 AC |
| Building Size | 9,888 SF |
| No. Stories | 1 |
| Year Built/Renovated | 2008/2020 |
| Parking Ratio | 2.53/1,000 SF |
| Zoning | CLI - Commercial Light Industrial |
AMENITIES
- Signage
- Air Conditioning
1 1
PROPERTY TAXES
| Parcel Number | 127-16-7268-001 | Improvements Assessment | $1,705,290 |
| Land Assessment | $750,000 | Total Assessment | $2,455,290 |
PROPERTY TAXES
Parcel Number
127-16-7268-001
Land Assessment
$750,000
Improvements Assessment
$1,705,290
Total Assessment
$2,455,290
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43181 Amberwood Plz - NNN | Guidepost Global Education
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