Sell Your Tutor Time Property

Considering selling your Tutor Time property? NNN Realty specializes in net lease investment sales nationwide, including childcare centers. Learn what impacts the value of a Tutor Time school, why confirming the tenant entity comes first, and what to expect throughout the selling process.

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The Tutor Time Market at a Glance

Short Answer

The value of a Tutor Time property depends on the remaining lease term, the rent compared with the market, the lease structure and the building’s condition. Tutor Time had a large franchise network before it joined what is now Learning Care, so the first step is confirming whether your tenant is a Learning Care entity or a franchisee. Buyers price those two kinds of leases very differently.

Typical cap rate
7% to 7.5%
Typical sale price
$3M to $4M
Typical term left at sale
5 to 10 years
Typical lease type
NNN

Approximate ranges from NNN Realty’s tracking of Tutor Time listings and reported sales, with data as of October 5, 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 Tutor Time Property

Selling a Tutor Time property starts with confirming who the tenant is and who guarantees the rent. Our process is designed to set realistic pricing, reach the buyers best suited to that lease structure, and manage the sale from valuation through closing.

  1. Property Review & Valuation

    We start by reviewing the lease, any assignments and the guaranty to confirm whether a Learning Care entity or a franchisee operator is the tenant. We then look at the remaining term, renewal options, rent increases, landlord obligations, licensed capacity, building and playground condition, nearby demand for childcare and comparable sales to recommend an asking price.

  2. Market Positioning & Buyer Targeting

    We prepare offering materials that state the tenant and guarantee clearly, supported by professional photography and drone imagery where appropriate. Depending on the lease, we target investors comfortable with a private corporate guarantor or those who underwrite operator-backed childcare leases, including 1031 exchange buyers, with national exposure throughout.

  3. Offers, Buyer Qualification & Negotiations

    As offers come in, we review each buyer’s experience, financing or proof of funds, timeline and any conditions tied to the tenant’s credit or the building. We help negotiate a non-binding Letter of Intent (LOI) setting out the key terms before the parties sign a Purchase and Sale Agreement (PSA).

  4. Due Diligence & Closing

    Once the PSA is signed, 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 condition of the building. If a franchisee is the tenant, buyers often ask for operator financial information where the lease allows it, and the buyer may be able to terminate during this period and recover its earnest money deposit.

    We coordinate the document package, site visits around school hours and communication with the buyer, attorneys, title company and lender, and we help obtain the tenant estoppel. Depending on the PSA, the deposit may become nonrefundable after due diligence, subject to contractual exceptions. Closing commonly follows within another 15–30 days, although timelines vary.

What Is My Tutor Time Property Worth?

A Tutor Time property is valued primarily on its net operating income (NOI) and the capitalization rate (cap rate) buyers will accept. Not every Tutor Time school trades at the same cap rate. Who signed the lease, how much term remains, the rent compared with the market and the building’s condition all affect 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: $240,000 annual NOI at 7.25% cap rate = approximately $3,310,345 estimated property value.

Property Value = Annual NOI ÷ Cap Rate

Cap rate calculator

7.25%

Estimated property value$3,310,345

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

Factors That Influence Tutor Time Property Values

  • Tenant Entity & Guarantee

    A lease guaranteed by a Learning Care Group parent entity is what most buyers expect to see. A lease with a legacy franchisee is judged on that operator’s finances and experience, so confirm the tenant and any guarantee in your lease.

  • Remaining Lease Term

    Long terms backed by the parent guarantee tend to draw the most buyers. As the term shortens, buyers weigh the guarantor’s refinancing timeline and the cost of re-leasing the school.

  • Rent Compared With the Market

    Rent at or below market gives buyers a cushion against credit concerns and makes the property easier to sell. Rent well above market raises questions at renewal.

  • Licensed Capacity & Enrollment

    A school licensed for more children has more earning potential, and steady enrollment supports renewal. Buyers use both to judge how secure the rent is.

  • Building & Playground Condition

    Classrooms and fenced playgrounds suit childcare operators but few other users, so condition matters for re-leasing. A sound roof and HVAC system also mean fewer repair requests during due diligence.

Tutor Time as a Tenant

Tutor Time is one of 11 childcare brands operated by Learning Care Group, now branded Learning Care and controlled by American Securities. When Childtime Learning Centers bid for Tutor Time’s assets in its 2002 bankruptcy, about 90 of Tutor Time’s 235 centers were company-owned and the rest were franchised. Many leases are with a Learning Care entity and carry a parent guarantee, but some older leases may name a franchisee, so confirm the tenant entity and any guarantee from your lease documents.

In October 2026, Tutor Time’s website listed about 115 schools in 16 states, with the most in California, New York, Arizona and Michigan. 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. Buyers are pricing that risk, so the tenant entity, term and rent level at each school matter more than usual.

Parent company
Learning Care Group, now branded Learning Care (private; controlled by American Securities)
Schools
About 115 listed on tutortime.com as of October 2026, in 16 states
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 options and increases of about 10% every five years, mostly NNN. Confirm the tenant entity, any guarantee 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 Tutor Time Property Worth?

Considering selling your Tutor Time property? NNN Realty can help you understand its current market value through a review of the tenant entity 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 school.

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NNN Realty is not affiliated with Learning Care Group. Market ranges are approximate, based on listings and sales tracked through October 5, 2026, and the calculator is illustrative. Nothing here is tax, legal or investment advice.