Market intelligence · Portland, OR

Portland childcare real estate: values, cap rates & market data.

Q: Can I sell my center without my staff or competitors finding out?

Yes. Little Scholars runs confidential sale processes — buyers are qualified and sign NDAs before any identifying information about your center is shared.

What childcare centers and daycare properties are worth in the Portland market — grounded in our own sold-comps database, our 2025 tuition survey, and U.S. Census data.

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128,974

Children under 5 in the Portland metro (2023)

+3.8%

Population change, 2018–2023

$94,573

Median household income — above the U.S. national median

−9.3%

Change in under-5 population, 2018–2023

Source: U.S. Census Bureau, ACS 5-Year Estimates (2018 & 2023), Portland–Vancouver–Hillsboro, OR-WA Metro Area.

What this means for owners

Fewer kids — but the survivors run full.

Portland's under-5 population fell 9.3% from 2018 to 2023 even as the metro grew and household income climbed to $94,573.

As in other high-income coastal metros, capacity is leaving faster than children: the surveyed school reporting exact enrollment ran at 90% of licensed capacity, and infant rates reach $2,165 a month. Oregon childcare rarely trades — just two sales in our dataset, around a 6.6% cap.

2025 tuition rates · Portland market

Real rates from Portland-market schools.

Actual monthly tuition rates our team received from national-chain schools in this market during our 2025 survey — not averages. Tuition drives revenue, and revenue drives value.

$2,076

Median infant rate / mo · Portland market

$1,554

Median preschool rate / mo · Portland market

90%

Median occupancy (enrollment ÷ licensed capacity), schools reporting

Brand	Location	Infant / mo	Pre-K / mo	Licensed capacity
KinderCare	Portland (SE Gladstone St)	—	$1,415	111
KinderCare	Clackamas (SE Sunnyside Rd)	$2,165	$1,732	110
KinderCare	Portland (SW Hall Blvd)	—	$1,570	122
La Petite Academy	Sherwood (SW Tualatin-Sherwood Rd)	$1,987	$1,537	164

Disclosure: these rates and enrollment figures were manually received by our team, directly from each school, during our 2025 survey. Only schools that shared rates are shown; figures may have changed since. Medians are computed across the schools shown; median occupancy uses only schools that reported exact enrollment. Licensed capacity per state licensing records. Source: Little Scholars 2025 brand rate survey.

Cap rates & valuation context

What childcare properties trade at nationally.

Across our sold-comps database of 592 childcare transactions in 41 states, properties have typically traded at 6.7–7.7% cap rates, with a national median of 7.11% and $322 per square foot. Our two Oregon sales traded around a 6.6% cap. Where your property lands comes down to tenant credit, lease term, and the site itself.

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Source: Little Scholars sold-comps dataset — 592 childcare transactions across 41 states; compiled from public records, updated June 2026.

6.7–7.7%

Typical cap-rate range, national

7.11%

Median sold cap rate, national

$322

Median price per SF, national

592

Childcare sales in our dataset

Brand (national)	Median sold cap	Median $/SF
KinderCare	6.67%	$381
La Petite Academy	6.89%	$207
Kiddie Academy	6.46%	$378
Tutor Time	8.47%	$372
Childtime	6.20%	$262

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Why Little Scholars

The childcare broker who's run one.

30⁺

Years in the industry

70⁺

Centers sold

18⁺

States nationwide

2,800⁺

Investors in our network

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FAQ

Questions from Portland owners.

How much does daycare tuition cost in Portland?

In our 2025 survey of national-chain schools in the Portland market, actual rates ran roughly $1,987–$2,165/mo for infants and $1,415–$1,732/mo for Pre-K, with medians of $2,076 and $1,554. Rates were received directly from each school and vary by program and location.

What cap rates do childcare properties sell at?

Across Little Scholars' sold-comps dataset of 592 childcare transactions in 41 states, properties have sold at a national median cap rate of 7.11%, typically ranging 6.7–7.7%, at a median of $322 per square foot. Our two Oregon sales traded around a 6.6% cap. Individual deals vary with tenant credit, lease term, and location.

How much is my Portland daycare business worth?

Childcare businesses are usually valued on a multiple of SDE or EBITDA, and the real estate on its income and comparable sales. Our instant valuation tool estimates both — free and confidential.

Who buys childcare centers in the Portland metro?

Regional and national operators, franchisees, and net-lease real-estate investors. We maintain a network of 2,800+ childcare and net-lease investors who actively acquire early-education assets across 18+ states.

Can I sell my center without my staff or competitors finding out?

Yes. We run confidential sale processes — buyers are qualified and sign NDAs before any identifying information about your center is shared. Here's how our process works.

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