Office Unit with Dual
New
For Sale
$260,000
2000 W VALLEY FORGE Circle, King of Prussia, PA 19406
Commercial Sale, KING OF PRUSSIA, PA
Property Size1,124 SF
Price / SF$231.32
Days on Market3
Property Features for 2000 W VALLEY FORGE Circle
General Information
Property type
Other
Property subtype
Office
Parking
12
Parking features
Parking Lot
Elementary school district
UPPER MERION AREA
Middle school district
UPPER MERION AREA
High school district
UPPER MERION AREA
Standard status
Active
Taxes and HOA fees
Tax Annual Amount
470
Utilities
Heating system
Central
Cooling system
Central Air
Amenities
24/7 on-site security
Building Details
Year built
1975
Building materials
Block, Brick, Asbestos, Concrete, Masonry
Listing Agency:
Keller Williams Realty Devon-Wayne
Listed By:
Gregory T Basile · License #RS190848L
(610) 647-8300
Added: Sep 6
Last Checked: Sep 8 at 2:06PM
MLS# PAMC2193626
Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,124 SF commercial condo combines a private office with an open work area, creating a flexible arrangement for focused work and shared operations. The unit has both interior building access and a separate exterior entrance, along with natural light throughout. Central heating and central air support year-round use, while block, brick, asbestos, concrete, and masonry construction are present in the building. The property was built in 1975 and is zoned C - Commercial Condo.
Located in Valley Forge Towers in King of Prussia, the unit is part of a professionally managed property with 24/7 on-site security. Parking is available in a lot, including areas near the building and private entrance. Existing on-site businesses include a restaurant, deli, dry cleaner, salon, dentist, and chiropractor. Access is convenient to I-76, Route 202, Route 422, and the PA Turnpike, with King of Prussia Mall, Costco, Wegmans, Walmart, and Valley Forge National Park nearby.
Located in Valley Forge Towers in King of Prussia, the unit is part of a professionally managed property with 24/7 on-site security. Parking is available in a lot, including areas near the building and private entrance. Existing on-site businesses include a restaurant, deli, dry cleaner, salon, dentist, and chiropractor. Access is convenient to I-76, Route 202, Route 422, and the PA Turnpike, with King of Prussia Mall, Costco, Wegmans, Walmart, and Valley Forge National Park nearby.
Key Highlights
- 1,124 SF office/retail condo in Valley Forge Towers
- Private office plus open work area
- Interior building access and private exterior entrance
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$17,671
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.80%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$353,420
$353.4K
Cap Rate 7%
$252,443
$252.4K
Cap Rate 9%
$196,344
$196.3K
Market Conditions
NOI Build-Up for 1,124 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$29.3K $26.04/SF
− Vacancy
−$5.7K −$5.08/SF
EGI
$23.6K $20.96/SF
− OpEx
−$5.9K −$5.24/SF
NOI
$17.7K $15.72/SF
Area
Montgomery County, PA
Vacancy
19.50%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$353,420
Cap Rate 7%
$252,443
Cap Rate 9%
$196,344
Alternative Uses
Best Use
Office B
$252.4K
$220.9K – $294.5K
NOI $17,671 @ 7.0% cap · market cap 6.80%
Second Best
Retail
$193.8K
$169.6K – $226.1K
NOI $13,568 @ 7.0% cap · market cap 5.22%
Theoretical Best
Specialty Retail
$646.5K
$565.7K – $754.3K
NOI $45,258 @ 7.0% cap · market cap 17.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,074
Businesses Nearby
Explore this area
Business Placement
Demographics for 19406, PA
28,553
Population
14,181
Households
2
Avg Household Size
38
Median Age
62%
College-Educated
97%
High-School Grad
13.4 sq mi
ZIP Area
2,131
Density / Sq Mi
$109,944
Median Household Income
$65,749
Median Earnings
$1,983
Median Rent
$393,600
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Flexible commercial condo with private workspace, natural light, parking, and access to an established on-site business community.
Where is this office units located?
The property is located at 2000 W VALLEY FORGE Circle King of Prussia, PA.
What is the asking price?
The asking price for this property is $260,000.
What are key features of this property?
This property features: 1,124 SF office/retail condo in Valley Forge Towers; Private office plus open work area; Interior building access and private exterior entrance
