Tutor Time real estate: cap rates, lease structures & what centers sell for.
If you own a building leased to Tutor Time — or want to buy one — here's what real sold transactions show: what they trade at, what rent they carry, and how the leases are structured.
Wide yields, big buildings — priced deal by deal.
Tutor Time trades thin in our dataset — 10 sales in 3 states, only 5 with a reported cap rate — and those few sales cleared at a median 8.47% cap and $372 per square foot. With a sample this small, treat the cap figure as directional, not a market quote.
What we know at scale is the operation: our 2025 survey reached 53 Tutor Time schools, including some of the largest licensed capacities in the country — 250 to 393 children in metro Phoenix. Big boxes with Learning Care Group credit get underwritten on the lease: term, rent versus market, and enrollment.
How Tutor Time stacks up against the other national chains.
Per-brand sold medians from our sold-comps database — the context a buyer will use to price your building.
| Brand | Median sold cap | Median $/SF |
|---|---|---|
| The Learning Experience | 7.00% | $460 |
| KinderCare | 6.67% | $381 |
| Primrose | 7.20% | $401 |
| Kiddie Academy | 6.46% | $378 |
| Goddard School | 7.20% | $411 |
| La Petite Academy | 6.89% | $207 |
| Tutor Time | 8.47% | $372 |
| Childtime | 6.20% | $262 |
Long terms, fixed options — and what that means for you.
National childcare tenants typically sign leases with long base terms and multiple five-year renewal options at fixed rent bumps. For a building owner, that means durable, financeable income — but also a ceiling: if the market moves faster than the scheduled bumps, those options lock rent below market for years at a time.
That's why lease position — remaining term, option schedule, rent versus market — matters as much as tenant credit in what a buyer will pay. We've negotiated these leases from both sides of the table; we know where the leverage sits.
Real rates from Tutor Time schools nationwide.
Actual monthly rates our team received directly from Tutor Time schools during our 2025 survey — not averages. Tuition supports rent, and rent supports what the building is worth.
| Market | Location | Infant / mo | Pre-K / mo |
|---|---|---|---|
| New York | Pleasantville, NY (Bedford Rd) | $2,802 | $2,325 |
| Bay Area | Morgan Hill | $2,615 | $1,849 |
| Los Angeles | Irvine (Central Park Ave) | $2,498 | $1,987 |
| New York | Armonk, NY (Old Route 22) | $2,438 | $2,087 |
| Los Angeles | Irvine (San Marino) | — | $2,220 |
| Bay Area | Fairfield (Cherry Hills Ct) | $2,100 | $1,684 |
| Minneapolis–St. Paul | Cottage Grove (E Point Douglas Rd) | $2,065 | $1,481 |
| Riverside–San Bernardino | Rancho Cucamonga (Ellena W) | $2,052 | $1,658 |
| Minneapolis–St. Paul | Blaine (109th Ave NE) | $2,031 | $1,710 |
| Riverside–San Bernardino | Rancho Cucamonga (Alta Loma Dr) | $1,992 | $1,541 |
| Chicago | Glendale Heights (Glen Ellyn Rd) | $1,927 | $1,533 |
| Columbus | Powell (Discovery Ln) | $1,862 | $1,524 |
Own a Tutor Time-tenanted building?
Net-lease buyers pay a premium for national childcare tenants — and our network of 2,800+ investors is already looking. Know what it's worth before you decide anything.