Renovated Mixed-Use Commercial
For Sale
$305,000
10117 VALLEY FORGE CIRCLE #117, King of Prussia, PA 19406
Private-entry commercial unit with central HVAC, off-street parking, and HR high-rise residential zoning.
Property Size1,250 SF
Price / SF$244
Days on Market10
Property Features for 10117 VALLEY FORGE CIRCLE #117
General Information
Standard status
Active
Size
1,250 SF
Property subtype
Commercial
Zoning
HR
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Additional Details
Asking Price
$305,000
Amenities
24/7 uniformed security
Building Details
Year Built
1972
Tenancy
Multi
Abandoned
No
Listing Agency:
J.M. Basile & Associates Inc.
(610) 768-4000
Listed By:
Suzanne Basile · License #RM419140
(610) 768-4000
Source:
Cummingsrealtors
Added: Jul 28
Changed: Aug 5
Last Checked: Aug 6 at 4:20AM
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 renovated 1,250-square-foot mixed-use commercial unit offers a private exterior entrance and a flexible office, retail, or commercial configuration. Electric central heat and air conditioning support year-round operations, while Verizon and Comcast services are available. The property is identified as HR, High-Rise Residential zoning.
Located in King of Prussia, the unit benefits from off-street parking and 24/7 uniformed security. More than 500 condominium homes are located within the complex, and the commercial environment includes real estate, legal, accounting, dry-cleaning, restaurant, and salon businesses. Access to Rte. 202, Rte. 422, the Schuylkill Expressway, and the Pennsylvania Turnpike supports regional connectivity.
Located in King of Prussia, the unit benefits from off-street parking and 24/7 uniformed security. More than 500 condominium homes are located within the complex, and the commercial environment includes real estate, legal, accounting, dry-cleaning, restaurant, and salon businesses. Access to Rte. 202, Rte. 422, the Schuylkill Expressway, and the Pennsylvania Turnpike supports regional connectivity.
Key Highlights
- 1,250‑square‑foot renovated office, retail, or commercial unit
- Private outside entrance for direct access
- HR - High Rise Residential zoning
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
$19,652
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
6.44%
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%
$393,040
$393.0K
Cap Rate 7%
$280,743
$280.7K
Cap Rate 9%
$218,356
$218.4K
Market Conditions
NOI Build-Up for 1,250 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
$32.6K $26.04/SF
− Vacancy
−$6.3K −$5.08/SF
EGI
$26.2K $20.96/SF
− OpEx
−$6.6K −$5.24/SF
NOI
$19.7K $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%
$393,040
Cap Rate 7%
$280,743
Cap Rate 9%
$218,356
Alternative Uses
Best Use
Office B
$280.7K
$245.7K – $327.5K
NOI $19,652 @ 7.0% cap · market cap 6.44%
Second Best
Retail
$215.5K
$188.6K – $251.5K
NOI $15,088 @ 7.0% cap · market cap 4.95%
Theoretical Best
Specialty Retail
$719.0K
$629.1K – $838.9K
NOI $50,331 @ 7.0% cap · market cap 16.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Private-entry commercial unit with central HVAC, off-street parking, and HR high-rise residential zoning.
Where is this mixed-use property located?
The property is located at 10117 VALLEY FORGE CIRCLE #117 King of Prussia, PA.
What is the asking price?
The asking price for this property is $305,000.
What are key features of this property?
This property features: 1,250‑square‑foot renovated office, retail, or commercial unit; Private outside entrance for direct access; HR - High Rise Residential zoning
