Mixed-Use Retail Office
10116 VALLEY FORGE Circle King of Prussia, PA 19406
For Sale
$199,900
Commercial Sale - KING OF PRUSSIA, PA
Property Size1,170 SF
Lot Size0.03 Acres
Price / SF$170.85
Days on Market270
Property Features for 10116 VALLEY FORGE Circle
General Information
- Property type
- Other
- Property subtype
- Retail
- Parking
- 6
- Parking features
- Parking Lot
- Standard status
- Active
- Lot size
- 0.03 Acres
Taxes and HOA fees
- Tax Annual Amount
- 1951
Building Details
- Year built
- 1972
- Building materials
- Brick, Block
Listing Agency:
RE/MAX Ready
(610) 828-6300
Listed By:
Sean D Maloney · License #rs319879
(215) 783-6543
Added: Oct 31, 2025
Changed: Jun 29
Last Checked: Jul 27 at 9:06AM
MLS# PAMC2158358
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 for-sale commercial unit is located within the Valley Forge Towers community and totals 1,170 square feet. The space is currently unfinished, providing an adaptable interior for an owner or tenant to modify to fit specific requirements. The listing describes the unit as a blank canvas suitable for a range of commercial concepts.
The property is in King of Prussia, within a mixed-use environment that includes residential towers and other businesses. Access is described as convenient to major routes including 422, 202, I-76, and the PA Turnpike. On-site parking is noted for both customers and staff.
Because the unit is unfinished and positioned inside a busy mixed-use community, it may be a practical fit for operators seeking customization rather than a move-in-ready layout. The listing specifically references potential uses including a modern office, grab-and-go cafe, specialty coffee shop, wellness studio, physical therapy practice, or medical lab, depending on how the space is built out.
The property is in King of Prussia, within a mixed-use environment that includes residential towers and other businesses. Access is described as convenient to major routes including 422, 202, I-76, and the PA Turnpike. On-site parking is noted for both customers and staff.
Because the unit is unfinished and positioned inside a busy mixed-use community, it may be a practical fit for operators seeking customization rather than a move-in-ready layout. The listing specifically references potential uses including a modern office, grab-and-go cafe, specialty coffee shop, wellness studio, physical therapy practice, or medical lab, depending on how the space is built out.
Key Highlights
- 1,170 sq. ft. commercial unit in Valley Forge Towers community (year built 1972)
- Unit is currently unfinished and ready for customization
- Construction materials include brick and block
Financial Insights For Office B
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $30.5k | $26.04 |
| − Vacancy | −$5.9k | −$5.08 |
| EGI | $24.5k | $20.96 |
| − OpEx | −$6.1k | −$5.24 |
| NOI | $18.4k | $15.72 |
1,170 SF · lease $26.04/SF/yr · vacancy 19.50% · expense 25.00%
Alternative Uses
Best Use
Office B
$262.8K
$229.9K – $306.6K
NOI $18,394 @ 7.0% cap · market cap 9.20%
Second Best
Healthcare Medical
$241.6K
$211.4K – $281.8K
NOI $16,909 @ 7.0% cap · market cap 8.46%
Theoretical Best
Specialty Retail
$673.0K
$588.9K – $785.2K
NOI $47,110 @ 7.0% cap · market cap 23.57%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Supportive Care Services
Community Center
Paramount Financial Advisors
Financial Advisor
FAQs
What type of property is this?
Retail space - Unfinished commercial unit in Valley Forge Towers offers flexible buildout for retail, office, or medical uses.
Where is this retail space located?
The property is located at 10116 VALLEY FORGE Circle King of Prussia, PA.
What is the asking price?
The asking price for this property is $199,900.
What are key features of this property?
This property features: 1,170 sq. ft. commercial unit in Valley Forge Towers community (year built 1972); Unit is currently unfinished and ready for customization; Construction materials include brick and block
