43181 Amberwood Plz 9,888 SF Specialty Building Offered at $12,511,868 CAD at a 7.14% Cap Rate in Chantilly, VA 20152

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.