BUSINESS + REAL ESTATE OPPORTUNITY
Somerset County, New Jersey | Childcare Business and Mixed-Use Property

Opportunity Overview
A combined acquisition opportunity featuring a well-established, non-franchised Montessori childcare and early education business together with the underlying mixed-use real estate. The family-owned center is described by the seller as having a family-oriented atmosphere and an excellent local reputation. The approximately 0.92-acre property includes a dedicated childcare building and a fully renovated single-family residence, providing both operating-business upside and diversified rental income.

Offering at a Glance
An established Montessori childcare and early education center
Business Asking Price $200,000
Real Estate Asking Price $1,399,999
Combined Asking Price $1,599,999
Site Approximately 0.92 acre / 40,075 SF
Property Components Approximately 2,500 SF childcare building plus approximately 2,500 SF single-family residence, per seller-provided information.

Zoning BR-40 Business-Residential; existing use and future uses subject to municipal verification and approvals

 
Childcare Business Summary
Licensed Capacity 45 children
Licensed Ages Ages 0-13
License Expiration November 2028
Current Enrollment 26 children, approximately 57.8% of licensed capacity
Programs Montessori-based infant, toddler and preschool programming
2025 Revenue $292,776
2025 Normalized SDE $88,115, including seller-reported add-backs and subject to buyer verification

Staffing Six-person team: two full-time and four part-time employees, including director and assistant director roles

Operating Profile Non-franchised and described as primarily absentee-owner operated
Reason for Sale Downsizing; seller owns another childcare center in Westfield

Childcare Facility
• Approximately 2,500 SF dedicated childcare building, based on the seller's current description.
• Four classrooms, three bathrooms, four toilets and seven sinks.
• Private kitchenette and four separate outdoor playground areas.
• Large private parking lot supporting parent drop-off and pickup.
• Fresh paint and new flooring reported by the seller.
• Recent improvements include upgraded lighting, new infant playground equipment, improvements to the outdoor ride-on toy area and replacement of the large-room air-conditioning unit.

Real Estate and Investment Summary
Residential Component Approximately 2,500 SF contemporary ranch with three large bedrooms, two full baths, one half bath, an in-home office and an attached two-car garage
Residential Features Expansive kitchen with abundant cabinetry and granite counters; open floor plan; primary suite with private bath and walk-in closet

Residential Improvements Fully renovated in 2026; seller reports approximately $200,000 in improvements

Residential Rent $4,500 per month / $54,000 annually
Childcare Facility Rent $4,000 per month / $48,000 annually
Combined Gross Rent $8,500 per month / $102,000 annually
2025 Property NOI $74,823.09 based on the investment worksheet; subject to verification and expense reconciliation
Implied Cap Rate Approximately 5.34% at the $1,399,999 real estate asking price
Flood Information FEMA Zone X / area of minimal flood hazard, based on supplied property information

Investment Highlights
• Two distinct income-producing improvements on one Warren Township parcel.
• Established childcare use with licensed capacity for 45 children and enrollment growth potential.
• Opportunity for an owner-operator to control both the operating business and its real estate.
• Diversified income from the childcare facility and residential component.
• Existing classrooms, playgrounds, parking and childcare improvements may reduce the time and cost required for a new operator, subject to licensing and approvals.
• Potential to grow revenue through increased enrollment, expanded programming, improved marketing and stronger classroom utilization.
• Seller is willing to continue operating the childcare center and paying $4,000 per month in rent to a new property owner until a purchaser for the business is secured, subject to mutually acceptable transaction documents.
Important Considerations


All financial information, rents, expenses, NOI, SDE, enrollment, licensing, building sizes, zoning, leases and property conditions are based on seller-provided or third-party information and must be independently verified. The reported public-record building area differs from the seller-described two-building configuration. Buyers should confirm the improvements through survey, municipal records, approved plans, certificates of occupancy and field measurement.