Retail Space with 24/7
For Sale
$198,000
10109 Valley Forge Circle 109-b, King of Prussia, PA 19406
Commercial suite with central HVAC, off-street parking, and on-site security.
Property Size500 SF
Price / SF$396
Days on Market46
Property Features for 10109 Valley Forge Circle 109-b
General Information
Standard status
Active
Size
500 SF
Zoning
HR
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Additional Details
Asking Price
$198,000
Office Units
1
Amenities
off street parking
24/7 uniformed guards
electric central heat and AC
Verizon and Comcast services available
Building Details
Year Built
1972
Tenancy
Single
Listing Agency:
J.M. Basile & Associates Inc.
Listed By:
Suzanne Basile · License #RB049658C
(610) 768-4000
Source:
Southjerseyshorehomesfinder
Added: Jul 20
Changed: Sep 2
Last Checked: Sep 1 at 11:08PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of J.M. Basile & Associates Inc.
Investment Insights
Based on property information with market context.
This 500-square-foot retail and commercial suite is available for sale or lease within a 1972-built property. The space includes electric central heat and air conditioning, with Verizon and Comcast services available. The property is zoned HR—High Rise Residential.
The address is 10109 Valley Forge Circle 109-B in King of Prussia. Access is provided to major routes including Rte. 202, Rte. 422, the Schuylkill Expressway, and the PA Turnpike. Off-street parking is available, and uniformed guards are on duty 24/7. The complex includes more than 500 condo homes and commercial occupants such as a Realtor, lawyer, accountant, dry cleaner, restaurants, and salons. Owner-paid expenses listed for the property include taxes, insurance, water, sewer, landscaping, snow removal, common maintenance, condo fees, electric, and heat.
The address is 10109 Valley Forge Circle 109-B in King of Prussia. Access is provided to major routes including Rte. 202, Rte. 422, the Schuylkill Expressway, and the PA Turnpike. Off-street parking is available, and uniformed guards are on duty 24/7. The complex includes more than 500 condo homes and commercial occupants such as a Realtor, lawyer, accountant, dry cleaner, restaurants, and salons. Owner-paid expenses listed for the property include taxes, insurance, water, sewer, landscaping, snow removal, common maintenance, condo fees, electric, and heat.
Key Highlights
- 500‑square‑foot retail/commercial suite available for sale or lease
- Zoned HR—High Rise Residential
- Electric central heat and air conditioning
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
$7,861
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
3.97%
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%
$157,220
$157.2K
Cap Rate 7%
$112,300
$112.3K
Cap Rate 9%
$87,344
$87.3K
Market Conditions
NOI Build-Up for 500 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
$13.0K $26.04/SF
− Vacancy
−$2.5K −$5.08/SF
EGI
$10.5K $20.96/SF
− OpEx
−$2.6K −$5.24/SF
NOI
$7.9K $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%
$157,220
Cap Rate 7%
$112,300
Cap Rate 9%
$87,344
Alternative Uses
Best Use
Office B
$112.3K
$98.3K – $131.0K
NOI $7,861 @ 7.0% cap · market cap 3.97%
Second Best
Retail
$86.2K
$75.4K – $100.6K
NOI $6,035 @ 7.0% cap · market cap 3.05%
Theoretical Best
Specialty Retail
$287.6K
$251.7K – $335.5K
NOI $20,132 @ 7.0% cap · market cap 10.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Single-tenant
Tenancy
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,124
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?
Retail space - Commercial suite with central HVAC, off-street parking, and on-site security.
Where is this retail space located?
The property is located at 10109 Valley Forge Circle 109-b King of Prussia, PA.
What is the asking price?
The asking price for this property is $198,000.
What are key features of this property?
This property features: 500‑square‑foot retail/commercial suite available for sale or lease; Zoned HR—High Rise Residential; Electric central heat and air conditioning
