ESTABLISHED EARLY EDUCATION CENTER — REAL ESTATE INCLUDED
Loudoun County, Virginia | Washington DC Metro

Profitable, state-licensed preschool and early education business offered
together with the freestanding building it occupies. Over a decade of
continuous operation in the same location, with an established reputation,
stable enrolled family base, and trained staff in place.

THE BUSINESS
- State-licensed and accredited; serving children ages 2-7 plus after-school
enrichment
- Licensed capacity of 50+ children
- Full-day operation, Monday through Friday
- Brand and goodwill, curriculum, FF&E, trained staff and operating systems
all convey
- Seller will provide a reasonable transition and training period

THE REAL ESTATE
- Approximately 3,800 SF single-story freestanding building on roughly a
half-acre
- Five classrooms, commercial kitchen, reception and private office
- Fully fenced outdoor play area; surface parking; central HVAC
- Substantially renovated within the last decade
- Zoned and licensed for childcare use — a genuine barrier to entry

FINANCIAL SNAPSHOT
- Revenue (this location, standalone): approximately $625,000
- Seller's discretionary earnings: approximately $141,000
- Business & FF&E: $575,000 | Real Estate: $1,875,000
- Combined Offering: $2,450,000

Prior-year results reflect two non-operating items rather than any decline in
the core business: one year included significant non-recurring grant funding,
and another included one-time build-out costs for a separate location
unrelated to this school. Normalized owner cash flow has run in the
$120,000-$141,000 range. Full P&Ls provided under NDA.

THE OWNER-USER CASE
The operation currently pays roughly $84,000 per year in rent. A buyer who
acquires both the business and the building keeps that rent, producing
approximately $225,000 in pre-debt owner-user cash flow. Under an
illustrative SBA structure at 10% down, estimated debt service is covered
with a cushion above a 1.2x threshold — the school can reasonably support
ownership of both assets. Terms and eligibility vary by lender; all figures
require independent verification.

WHY THIS MARKET
One of the most affluent counties in the country. Average household income
within three miles exceeds $165,000. Demand for licensed childcare here is
needs-based and durable, and new licensed capacity is difficult to create.

UPSIDE
Licensed capacity meaningfully exceeds current enrollment, leaving real
occupancy headroom for an engaged owner-operator. Further upside through
extended-hours programming, expanded enrichment, and more active local
marketing.

IDEAL BUYER
Owner-operator, experienced childcare or education professional, multi-site
operator seeking a Northern Virginia location, or investor partnering with a
qualified operator.

CONFIDENTIALITY
Confidential listing. Staff, families, and the community are not aware of the
sale. Name, address, and photographs released only to qualified buyers after
a signed NDA and proof of financial capability. Please do not visit the
property or contact staff.

Financial information is unaudited and owner-provided. Buyers must
independently verify all figures.

Contact the listing broker for the NDA and full offering package.