Serafin Real Estate Delivers a Triple Success for Premier Ashburn Educational Campus at 20577 Ashburn Road

A Complex Challenge: Navigating a High-Stakes Lease Exit

The property was originally under a 20-year long-term lease with only five years completed. The existing tenant, a National Operator, sought to exit the agreement to refocus on the core business operations that led to their initial success. However, with 15 years remaining, the tenant faced a multi-million dollar liability over the course of the lease.

The landlord agreed to release the tenant from their obligations under one condition: Serafin Real Estate must produce a new tenant at a market rate that would substantially increase the property’s overall value.

The Asset: A Rare Special Exception in Loudoun County

Securing a new operator for this facility required highlighting its most unique attribute—a rare Special Exception for private K-12 school use.

• Zoning Scarcity: In Loudoun County, private school use (Kindergarten and up) is not permitted by right under any zoning ordinance.
• The Approval Advantage: While a minor special exception process in Loudoun is costly and takes 6+ months, this property already had the approval in place, which runs with the land.
• Award-Winning Design: Designed by Reader & Swartz Architects, the 15,148 SF building received the AIA Northern Virginia Award of Merit and the 2021 Signatures of Loudoun Design Award.

Lease Details & Transaction Highlights

By leveraging the facility’s premium architecture and its turnkey educational environment, our team secured a lease that exceeded previous benchmarks.

• New Tenant: Falcon Academy Inc.
• Lease Rate: $35.00/SF (Considerably higher than the previous lease).
• Building Size: 15,148 SF.
• Lot Size: 3.04 Acres.
• Property Use: Approved K-12 Private School.

Location & Strategic Hub

20577 Ashburn Road is situated in the heart of Ashburn, VA—a thriving community within the Route 7 Corridor. Centrally located with excellent visibility, the site offers easy access to Route 7 and the Dulles Greenway (267), providing central access for families throughout Northern Virginia.

Demographics of the Area

The success of this lease was underpinned by the area’s exceptional demographic profile, which serves as a prime setting for private academic programming.

• Elite Household Income: Ashburn boasts a median household income of $152,094 and an average of $176,521.
• Loudoun County Strength: As one of the wealthiest counties in the U.S., Loudoun has a median household income of $178,707.
• Affluent Families: Within a 1-mile radius, the average household income reaches $215,343, with average house values at $721,484.
• Stability: The median age is 41.3 years, reflecting a stable, family-centric population.

Market Strategy: Leveraging Established Relationships

Knowing that Falcon Academy Inc. was rapidly expanding and hunting for a second location for their middle and high school divisions, SRE identified them as the perfect fit. Having recently completed a lease for their preschool division (see our Smallwood Success Story), we knew this turnkey campus met their exact needs for STEM and specialty learning.

Conclusion: The Triple Success

The execution of this lease represents the core mission of Serafin Real Estate: delivering exceptional results through deep market expertise.

1. For the previous tenant: We helped them exit a costly lease to focus on their core business success.
2. For the Owner: We increased the property value by securing a $35/SF lease rate, significantly higher than the market rate of the previous lease.
3. For Falcon Academy: We helped them land a very rare, approved special exception in a premium Loudoun County location.

“This transaction highlights how SRE leverages rare entitlements and local relationships to create value where others see obstacles.” — Joe Serafin, Owner & Principal Broker.

Frequently Asked Questions (FAQs)

Q1: Why is the zoning at 20577 Ashburn Road considered “rare”? Most zoning in Loudoun County does not allow for K-12 private schools by right. This property holds a Special Exception that bypasses a 6+ month application process.

Q2: What are the key features of the building? Constructed in 2019, the building features 12-foot ceilings, a commercial kitchen, an elevator, and specialized science and physics labs.

Q3: How does this lease impact the property’s value? By increasing the rent to $35/SF (market rate), the property’s valuation is significantly higher compared to the previous long-term agreement.