Residential Income Property with
For Sale
$300,000
10502 VALLEY FORGE CIRCLE Unit 502, King of Prussia, PA 19406
Updated condominium residence with an open layout, private balcony, and access to extensive on-site amenities.
Property Size1,170 SF
Days on Market10
Property Features for 10502 VALLEY FORGE CIRCLE Unit 502
General Information
Standard status
Active
Size
1,170 SF
Property subtype
Unit/Flat/Apartment
Site & Location
Highway Access
Yes
Public Transit
Yes
Utilities to Site
Yes
Additional Details
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$3,172
Amenities
24/7 security
indoor pool
outdoor pool
fitness center
tennis courts
basketball courts
Building Details
Building Size
1,170 SF
Year Built
1972
Listing Agency:
VRA Realty
Listed By:
Jesse W Strange · License #RS326181
(610) 710-6471
Source:
Lizclarkrealestate
Added: Sep 2
Changed: Sep 10
Last Checked: Sep 10 at 8:31AM
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 VRA Realty
Investment Insights
Based on property information with market context.
This second-bedroom, two-bath condominium residence at Valley Forge Towers was built in 1972 and offers an open-concept layout with an updated kitchen. White shaker cabinetry, granite counters, stainless steel appliances, and a breakfast bar island define the kitchen area. A private balcony extends from multiple rooms and provides open-sky views.
The monthly fee includes electric, water, sewer, trash, cable, internet, and annual HVAC and hot water heater maintenance and replacement. Building amenities include 24/7 security, indoor and outdoor pools, a fitness center, tennis and basketball courts, and ground-floor shops with restaurants and personal-service businesses.
The property is near KOP Mall, Valley Forge National Park, major highways, and CHOP, with SEPTA bus service nearby. It is located at 10502 Valley Forge Circle Unit 502 in King of Prussia, Pennsylvania.
The monthly fee includes electric, water, sewer, trash, cable, internet, and annual HVAC and hot water heater maintenance and replacement. Building amenities include 24/7 security, indoor and outdoor pools, a fitness center, tennis and basketball courts, and ground-floor shops with restaurants and personal-service businesses.
The property is near KOP Mall, Valley Forge National Park, major highways, and CHOP, with SEPTA bus service nearby. It is located at 10502 Valley Forge Circle Unit 502 in King of Prussia, Pennsylvania.
Key Highlights
- Two‑bedroom, two‑bath condominium residence at Valley Forge Towers
- Updated kitchen with white shaker cabinets, granite countertops, stainless steel appliances, and breakfast bar island
- Private balcony accessible from multiple rooms with open sky views
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
5.27%
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 5.27%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$673.0K
$588.9K – $785.2K
NOI $47,110 @ 7.0% cap · market cap 15.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
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
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Frequently Asked Questions
What type of property is this?
Residential income property - Updated condominium residence with an open layout, private balcony, and access to extensive on-site amenities.
Where is this residential income property located?
The property is located at 10502 VALLEY FORGE CIRCLE Unit 502 King of Prussia, PA.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: Two‑bedroom, two‑bath condominium residence at Valley Forge Towers; Updated kitchen with white shaker cabinets, granite countertops, stainless steel appliances, and breakfast bar island; Private balcony accessible from multiple rooms with open sky views
