A rare offering in one of Southern California’s most desirable and land-constrained communities. This turnkey preschool and early education facility combines valuable real estate with a fully licensed operating business, creating an opportunity for both investors and owner-operators to acquire a high-demand asset in a prime location.
Facility Overview
* Purpose-built educational property with over 4,500 square feet of interior space situated on more than half an acre.
* Classrooms, administrative space, restrooms, and outdoor play areas designed to meet licensing requirements and provide a safe, engaging environment.
* Licensed capacity approaching 90 children, giving buyers immediate scale and the ability to grow enrollment.
* Strong educational zoning in place with potential flexibility for other commercial uses, appealing to a wide range of buyer profiles.
Location Advantages
* Located in a high-income, family-centered community known for its strong schools and exceptional demographics.
* Immediate trade area includes dual-income households with above-average disposable income and a priority on early education.
* Land-constrained city with limited available parcels for new construction, making this property nearly impossible to replicate.
* Strong traffic counts and visibility, with excellent access to residential neighborhoods, employment centers, and major educational institutions.
Business Strengths
* Established operation with more than 20 years of community presence.
* Strong brand recognition and reputation supported by positive online reviews and multi-generational alumni relationships.
* Current operations provide steady revenue while leaving significant upside opportunity for new ownership.
* Enrollment is below licensed capacity, creating a clear path to increased gross income without major facility expansion.
Growth & Upside Potential
* Expand enrollment toward licensed capacity to unlock 40–50% additional revenue.
* Gradually align tuition rates with prevailing market benchmarks in this affluent area.
* Add high-demand enrichment programs such as STEM, arts, music, language, and after-school care to capture incremental income.
* Increase participation in California child care subsidy programs to boost per-child revenue and diversify income streams.
* Reinvest in cosmetic upgrades to classrooms, playgrounds, and curb appeal to further elevate the school’s image and attract premium-paying families.
Investment Rationale
* Attractive to regional and national preschool chains, private equity groups, local operators, and real estate investors.
* SBA 7(a) and 504 loan eligible, making financing accessible for qualified buyers.
* Combination of business + real estate provides flexibility in structuring transactions, including potential sale-leaseback opportunities.
* Multiple exit strategies available, from long-term cash flow to resale at a higher valuation after stabilizing operations.
* Rare opportunity to acquire a licensed preschool facility with valuable real estate in a market with limited supply.
Why This Property?This offering stands out as one of the few available opportunities in Southern California to acquire a licensed educational facility of this size, in this location, with both the business and real estate included. The combination of prime demographics, irreplaceable real estate, and a long-standing operating history creates a unique chance to step into a business with immediate stability and meaningful growth potential.
Confidential Offering?Due to the sensitive nature of an operating child care business, further details are being provided only to qualified buyers who execute a Non-Disclosure Agreement (NDA). Upon signing, prospective buyers will receive a comprehensive Offering Memorandum including:
* Financial history and pro forma projections
* Market and demographic analysis
* Licensing and compliance information
* Facility photos and video tour
* Detailed growth strategies and expansion opportunities
This is a rare opportunity to own a preschool and early education facility in a supply-constrained, affluent Southern California market. Buyers seeking a stable, scalable business model paired with valuable real estate should not miss this offering.
BJ Delhamer
Insite Commercial Real Estate Advisors
