Property Description

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.

Property Features

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