Rare opportunity to acquire a highly respected, fully operational preschool business located in a densely populated part of Whittier, California. This is a turnkey child care center licensed for 131 children and operating at full enrollment with waitlists for every classroom. The sale includes the business and its long-term ground lease—the real estate is not included in the transaction.

Adjusted EBITDA ~$410,000.

This preschool has been a staple in the community for over four decades and has consistently maintained strong enrollment and reputation. The business is run by a dedicated management team and a full staff, all of whom are expected to remain onboard, offering a seamless transition for new ownership.

Key Highlights:
131-Child Licensed Capacity
Fully Enrolled with classroom waitlists
Ground Lease: 39 years remaining, NNN, CPI-based increases with 4% floor
Monthly Rent: $3,090 NNN (well below market)
Facility Size: 7,633 sq ft on 0.61 acres

Facility & Improvements:
The preschool is operated in a purpose-built facility with multiple classrooms, outdoor playgrounds, and ample parking. More than $157,000 in capital improvements have been made recently, including:
Entire facility flooring replacement (June 2024)
Roof repairs and HVAC upgrades
New perimeter fencing and security camera system
Kitchen upgrades: new freezers, dishwasher, and food warmer
Interior classroom repainting and furniture investments

There is minimal deferred maintenance, and the property presents as clean, secure, and professionally maintained.

Operational Details:
Hours: Monday to Friday, 6:15 AM – 6:30 PM
Staff: 12 teachers, 1 full-time Director, 1 teacher/cook
Food Program: CACFP enrolled with full reimbursement
Subsidy Programs: ~35% of students subsidized through Options for Learning, MAOF, and others

The school offers full-day and half-day programs with multiple schedule options. Tuition rates remain below market, presenting a value-add opportunity for immediate revenue growth by aligning rates closer to industry standards.

Deal Structure:
This listing includes the business and leasehold interest only. The real estate is not included; however, the current lease offers long-term site security through 2064. With low rent, high occupancy, and experienced staff in place, this is an ideal acquisition for experienced child care operators, SBA loan-qualified buyers, or private education groups looking to expand.

Growth Opportunities:
Raise tuition 5–10% to align with market without impacting demand
Add enrichment programming (language, STEM, arts, aftercare)
Expand part-time to full-time conversions
Leverage strong brand presence for satellite location or multi-site growth