43181 AMBERWOOD Plz Chantilly, VA 20152

Located at 43181 Amberwood Drive, Chantilly, VA, this property presents a premier early education investment opportunity in the South Riding/Stone Ridge submarket of Loudoun County. The single-story, 9,888 SF facility was originally built in 2008 and fully renovated in 2020. Situated on 1.07 acres, it was purpose-built for early education, featuring modern classrooms, high-quality infrastructure, and surface parking. Zoned CLI, the site offers long-term flexibility for institutional, office, or medical uses. The lease was reassigned in July 2025 from Higher Ground Education to Cosmic Education Americas (CEA), a wholly owned subsidiary of Guidepost Global Education (GGE), improving 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 portfolio of profitable campuses and key assets, including an accredited Montessori teacher training institute and proprietary curriculum IP. 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.