Renovated 2-Bedroom Income
For Sale
$379,900
10313 VALLEY FORGE CIRCLE Unit 313, King of Prussia, PA 19406
Updated residence with an open layout, in-unit laundry, and access to extensive community amenities.
Property Size1,170 SF
Days on Market110
Property Features for 10313 VALLEY FORGE CIRCLE Unit 313
General Information
Standard status
Active
Size
1,170 SF
Property subtype
Unit/Flat/Apartment
Additional Details
Public Transit
Yes
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$2,946
Amenities
indoor pool
outdoor pool
fitness center
tennis courts
hot tub
on-site banking
bike trails
common grounds
in-unit laundry
Building Details
Building Size
1,170 SF
Year Built
1972
Listing Agency:
BHHS Fox & Roach Wayne-Devon
(610) 864-2545
Listed By:
Mahnaz M Nejadi · License #RS141999A
(610) 864-2545
Source:
Lizclarkrealestate
Added: May 13
Changed: Aug 29
Last Checked: Aug 29 at 6:18PM
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 BHHS Fox & Roach Wayne-Devon
Investment Insights
Based on property information with market context.
This residential income property is a 2-bedroom, 2-bathroom residence at Valley Forge Towers South, renovated in 2026. The interior features an open floor plan, a naturally bright living area with sliding windows, and an eat-in kitchen suited to everyday dining. The primary suite includes a walk-in closet and a bathroom with a stall shower, while in-unit laundry adds practical convenience.
Community amenities include indoor and outdoor pools, a fitness center, tennis courts, a hot tub, bike trails, on-site banking, and maintained common grounds. The association fee includes electricity, high-speed internet, and maintenance. Public transportation is located just under a mile away. The property was built in 1972.
Community amenities include indoor and outdoor pools, a fitness center, tennis courts, a hot tub, bike trails, on-site banking, and maintained common grounds. The association fee includes electricity, high-speed internet, and maintenance. Public transportation is located just under a mile away. The property was built in 1972.
Key Highlights
- 2‑bedroom, 2‑bathroom residence renovated in 2026
- Open floor plan with naturally bright living area and sliding windows
- Eat‑in kitchen and in‑unit laundry
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
$15,807
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
4.16%
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%
$316,140
$316.1K
Cap Rate 7%
$225,814
$225.8K
Cap Rate 9%
$175,633
$175.6K
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
$30.6K $26.16/SF
− Vacancy
−$1.9K −$1.60/SF
EGI
$28.7K $24.56/SF
− OpEx
−$12.9K −$11.05/SF
NOI
$15.8K $13.51/SF
Area
Montgomery County, PA
Vacancy
6.10%
Lease Rate
$26.16 /SF/Yr
Expense Ratio
45.00%
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%
$316,140
Cap Rate 7%
$225,814
Cap Rate 9%
$175,633
Alternative Uses
Best Use
Apartment 5plus
$225.8K
$197.6K – $263.5K
NOI $15,807 @ 7.0% cap · market cap 4.16%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$673.0K
$588.9K – $785.2K
NOI $47,110 @ 7.0% cap · market cap 12.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Updated residence with an open layout, in-unit laundry, and access to extensive community amenities.
Where is this residential income property located?
The property is located at 10313 VALLEY FORGE CIRCLE Unit 313 King of Prussia, PA.
What is the asking price?
The asking price for this property is $379,900.
What are key features of this property?
This property features: 2‑bedroom, 2‑bathroom residence renovated in 2026; Open floor plan with naturally bright living area and sliding windows; Eat‑in kitchen and in‑unit laundry
