Sell Your Childtime Property

Considering selling your Childtime property? NNN Realty specializes in net lease investment sales nationwide, including childcare centers. Learn what impacts the value of a Childtime center, how buyers are weighing its parent company’s credit, and what to expect throughout the selling process.

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The Childtime Market at a Glance

Short Answer

The value of a Childtime property depends on the remaining lease term, the rent compared with the local market, the lease structure and the condition of the building. Most buyers underwrite the Learning Care Group guarantee rather than the individual center, so the parent’s refinancing outlook now plays a larger role in pricing. A long term, fair rent and a well-maintained building give buyers the most confidence.

Typical cap rate
6.75% to 7.25%
Typical sale price
$1.75M to $2.5M
Typical term left at sale
5 to 10 years
Typical lease type
NNN

Approximate ranges from NNN Realty’s tracking of Childtime listings and reported sales, with data as of September 30, 2026. They are a starting point, not an appraisal or a quote of current pricing: your property’s value depends on its lease, location and condition.

How to Sell Your Childtime Property

Selling a Childtime property requires understanding the lease guarantee, the center’s position in its market and how investors currently view Learning Care’s credit. Our process is designed to establish realistic pricing, reach the right buyers and manage the sale from initial valuation through closing.

  1. Property Review & Valuation

    We begin by confirming the tenant entity and the Learning Care guarantee, then review the remaining term, five-year renewal options, scheduled rent increases and any NN obligations. We also consider the center’s licensed capacity, building and playground condition, rent compared with the local market, nearby demand for childcare and comparable sales to recommend an asking price.

  2. Market Positioning & Buyer Targeting

    We prepare an offering memorandum that explains the guarantee and the parent company’s situation plainly, supported by professional photography and drone imagery where appropriate. We then market the property to investors who buy childcare net lease, including 1031 exchange buyers and private investors comfortable underwriting a private guarantor, alongside national exposure.

  3. Offers, Buyer Qualification & Negotiations

    When offers are received, we look at each buyer’s experience with childcare tenants, financing or proof of funds, timeline and any conditions related to the guarantor. We help negotiate a non-binding Letter of Intent (LOI) setting out price, deposit and timing before the parties enter into a Purchase and Sale Agreement (PSA).

  4. Due Diligence & Closing

    After the PSA is executed, the buyer generally has a due diligence period of about 30–45 days to review the lease and guaranty, title, survey, environmental reports and the building’s condition. During this period the buyer may be able to terminate and recover its earnest money deposit.

    We coordinate the document package, site visits scheduled around school hours and communication among the buyer, attorneys, title company and lender, and we help obtain the tenant estoppel. Depending on the PSA, the deposit may become nonrefundable once due diligence ends, subject to contractual exceptions, and closing commonly follows within another 15–30 days. Timelines vary by transaction.

What Is My Childtime Property Worth?

A Childtime property is valued primarily on its net operating income (NOI) and the capitalization rate (cap rate) buyers will accept. Not every Childtime center trades at the same cap rate. The remaining term, the rent compared with the market, the guarantor’s credit and the building’s condition all shape what a buyer will pay.

How Cap Rates Affect Your Property’s Value

A cap rate represents the relationship between a property’s annual net operating income and its purchase price. Generally, a lower cap rate results in a higher property value, while a higher cap rate results in a lower value.

Example: $150,000 annual NOI at 7% cap rate = approximately $2,142,857 estimated property value.

Property Value = Annual NOI ÷ Cap Rate

Cap rate calculator

7.00%

Estimated property value$2,142,857

Illustrative calculation only. Actual sale prices depend on property characteristics and market conditions.

Factors That Influence Childtime Property Values

  • Remaining Lease Term

    With 10 or more years remaining, buyers can look past near-term questions about the guarantor and price the property more favorably. Shorter terms lead buyers to focus on the parent’s 2028 debt maturity and the cost of re-leasing the building.

  • Learning Care Guarantee

    Most buyers underwrite the Learning Care Group parent guarantee rather than the individual center. S&P’s negative outlook on the parent has made buyers more sensitive to term, rent level and site quality.

  • Rent Compared With the Market

    Rent at or below local market rates gives buyers a cushion if the center were ever re-leased. Rent well above market raises questions about renewal terms.

  • Licensed Capacity & Enrollment

    The number of children the state licenses the center to serve indicates its earning potential. Higher capacity and steady enrollment support a stronger price.

  • Building & Playground Condition

    A sound roof, HVAC system and playground mean fewer repair requests during due diligence. Condition matters most on leases where the landlord keeps NN responsibilities.

Childtime as a Tenant

Childtime is one of 11 childcare brands operated by Learning Care Group, which now presents itself as Learning Care and is controlled by private equity firm American Securities. Leases are commonly signed by a Learning Care operating entity, and many carry a guarantee from a Learning Care Group parent company. The tenant entity and any guarantee vary by lease, so confirm both from your lease documents.

In October 2026, Childtime’s website listed about 245 schools in 21 states, part of Learning Care’s more than 1,110 schools in 40 states and Washington, D.C. On June 5, 2026, S&P Global Ratings affirmed Learning Care’s B- issuer credit rating and revised its outlook to negative, citing refinancing risk on a $1.015 billion credit facility that matures in August 2028 and enrollment that has remained challenged. Buyers are pricing that risk, which puts more weight on each center’s term, rent and location.

Parent company
Learning Care Group, now branded Learning Care (private; controlled by American Securities)
Schools
About 245 listed on childtime.com as of October 2026, within Learning Care’s 1,110+ schools
Credit rating
Learning Care Group: B- from S&P Global Ratings, outlook revised to negative (June 5, 2026)
Common lease terms
Often 10 to 15 years with five-year renewal options, mostly NNN with some NN, and increases of about 10% every five years. Confirm the guarantor and landlord duties in your lease.
Typical building
About 6,000 to 12,000 square feet on 1 to 2 acres with a fenced playground

Company facts checked October 20, 2026. Sources:

What Is Your Childtime Property Worth?

Considering selling your Childtime property? NNN Realty can help you understand its current market value through a review of the lease and guarantee, recent comparable childcare sales and current buyer demand.

Whether you’re ready to sell or simply exploring your options, we’re here to provide an informed assessment of your center.

Request a Property Valuation

NNN Realty is not affiliated with Learning Care Group. Market ranges are approximate, based on listings and sales tracked through September 30, 2026, and the calculator is illustrative. Nothing here is tax, legal or investment advice.