Listed by Matthews
$5,245,500
Behavioral Framework | Rockville, MD | 14+ Year Lease
Details
APN 09-03671432
Property Type Retail, Office
Sub Type Day Care/Nursery, Medical Office
Square Footage 9,415
Cap Rate 7%
NOI $367,185
Occupancy 100%
Tenancy Single
Brand/Tenant Behavioral Framework
Lease Type NNN
Lease Term 14.6
Lease Expiration 03/29/2040
Remaining Term 13.7
Rent Bumps Yes
Lease Options 1 x 5-Year
Price per SqFt $557
Broker Co-Op Yes
Year Built 2003
Year Renovated 2021
Buildings 2
Acreage 1.420
Investment Type Net Lease
Tenant Credit Corporate Guarantee
Lease Commencement 09/13/2025
Ground Lease No
Institutional-Quality ABA Therapy | Excellent Demographics
Marketing description
The Behavioral Framework at 10107 Darnestown Road presents an opportunity to acquire a purpose-built healthcare asset leased to a regional behavioral health provider in one of the most established submarkets of the Washington D.C. metro. The property supports a specialized medical use with durable demand drivers and a long-term occupancy profile.
The facility is configured specifically for pediatric ABA therapy, with a layout and infrastructure that create meaningful barriers to relocation and support tenant retention. Located in Rockville, Maryland, the asset benefits from strong surrounding demographics, proximity to major transportation corridors, and sustained demand for outpatient behavioral health services.
Investment highlights
- Industry-Leading ABA Therapy Provider: Behavioral Framework is one of the fastest-growing autism therapy providers in the Mid-Atlantic, delivering diagnostic services and medically necessary ABA therapy across Maryland, Virginia, Washington, D.C., and North Carolina. Backed by premier clinical leadership and strong regional insurer partnerships, the company generates a substantial revenue base supporting multi-state operations, making it a highly stable tenant in a recession-resistant healthcare sector.
- Located Within Behavioral Framework’s Headquarters Region: This property sits within Behavioral Framework’s core headquarters market, located just minutes from the company’s corporate offices. Operating in their home region provides exceptional long-term tenancy stability driven by staffing density, established referral networks, insurer relationships, and a deep, long standing patient base. Montgomery County serves as the operational backbone for the tenant’s entire multi-state portfolio, reinforcing the importance of this location.
- Exceptional Demographics: Positioned in affluent Montgomery County—one of the highest-income counties in the United States—the property benefits from average household incomes exceeding $165,400 within one mile and over 100,000 residents within three miles. The site sits along a heavily trafficked corridor with direct access to I-270 (250,000 VPD) and Great Seneca Highway (40,000 VPD).
- Essential, Insurance-Reimbursed Medical Use: With autism diagnosis rates continuing to rise and all 50 states mandating insurance coverage for ABA, tenant demand is expected to remain strong. Behavioral Framework derives most of its revenue from reimbursed healthcare services, with a diversified mix of Medicaid and major commercial insurance carriers.
- High Tenant Stickiness: ABA therapy centers require specialized interior configuration, highly regulated treatment environments, HIPAA-compliant infrastructure, and state-specific licensure—making relocation costly and time-intensive. This materially increases tenant stickiness and stability.
- Behavioral Framework is actively scaling its footprint, recently expanding into Charlotte, Raleigh, and Tennessee. With a maturing platform, increasing operational capacity and brand awareness will further enhance tong-term credit quality.
Listing Contacts
Listed by Matthews
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Loan Amount
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Annual Debt Service
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Annual Cash Flow
$367,185.00
$30,598.75/mo
Valuation Metrics
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DSCR
7%
Cap Rate
7%
ROI
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