Unfinished Office
For Sale
$199,900
10116 VALLEY FORGE CIR #116 116, Norristown, PA 19406
Flexible commercial interior within a mixed-use tower community with on-site parking and access to major regional routes.
Property Size1,170 SF
Price / SF$170.85
Days on Market43
Property Features for 10116 VALLEY FORGE CIR #116 116
General Information
Standard status
Active
Size
1,170 SF
Property Condition
Severity
Repairs Needed
Evidence
unfinished
Additional Details
Highway Access
Yes
Listing Agency:
RE/MAX Ready
(215) 783-6543
Listed By:
Sean D Maloney · License #RS319879
(215) 783-6543
Source:
Towncentermd
Added: Jul 20
Changed: Aug 30
Last Checked: Aug 30 at 5:26PM
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 RE/MAX Ready
Investment Insights
Based on property information with market context.
This 1,170 sq. ft. office unit is delivered unfinished, providing an open interior that can be configured for a range of commercial operations. The space is located within Valley Forge Towers, a mixed-use community that combines residential towers, businesses, and professional activity in one setting.
The property includes on-site parking and is positioned near major regional routes, including 422, 202, I-76, and the PA Turnpike. King of Prussia Mall and the surrounding urban commercial area are also nearby. The unit’s flexible condition allows an occupant or owner to plan the interior around its intended business use rather than adapt an existing build-out.
The property includes on-site parking and is positioned near major regional routes, including 422, 202, I-76, and the PA Turnpike. King of Prussia Mall and the surrounding urban commercial area are also nearby. The unit’s flexible condition allows an occupant or owner to plan the interior around its intended business use rather than adapt an existing build-out.
Key Highlights
- 1,170 sq. ft. unfinished commercial unit
- Located within the Valley Forge Towers mixed‑use community
- Open interior ready for a custom configuration
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
$18,394
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
9.20%
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%
$367,880
$367.9K
Cap Rate 7%
$262,771
$262.8K
Cap Rate 9%
$204,378
$204.4K
Market Conditions
NOI Build-Up for 1,170 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
$30.5K $26.04/SF
− Vacancy
−$5.9K −$5.08/SF
EGI
$24.5K $20.96/SF
− OpEx
−$6.1K −$5.24/SF
NOI
$18.4K $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%
$367,880
Cap Rate 7%
$262,771
Cap Rate 9%
$204,378
Alternative Uses
Best Use
Office B
$262.8K
$229.9K – $306.6K
NOI $18,394 @ 7.0% cap · market cap 9.20%
Second Best
—
—
no second resolved use
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 authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,123
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 interior within a mixed-use tower community with on-site parking and access to major regional routes.
Where is this office units located?
The property is located at 10116 VALLEY FORGE CIR #116 116 Norristown, 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. unfinished commercial unit; Located within the Valley Forge Towers mixed‑use community; Open interior ready for a custom configuration
