Renovated Residential Income
New
For Sale
$415,000
10619 VALLEY FORGE CIRCLE Unit 619, King of Prussia, PA 19406
A 2022 redesign adds upgraded finishes, storage, and a covered outdoor living area.
Property Size1,170 SF
Price / SF$354.70
Days on Market4
Property Features for 10619 VALLEY FORGE CIRCLE Unit 619
General Information
Standard status
Active
Size
1,170 SF
Property subtype
Unit/Flat/Apartment
Units
Unit Mix
1 x 2BR/2BA
Multifamily Units
1
Additional Details
Furnished
Yes
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$3,243
Amenities
indoor swimming pool
outdoor swimming pool
fitness facilities
steam room
tennis courts
basketball courts
volleyball courts
Towers Club
lounge
gathering spaces
special-event room
BBQ and picnic areas
seasonal activities
outdoor car-wash area
24-hour security
attended lobby
keyless access
package receiving
on-site management
Building Details
Building Size
1,170 SF
Year Built
1972
Year Renovated
2022
Listing Agency:
Compass Pennsylvania, LLC
Listed By:
Melissa S Walter · License #RS321040
(484) 459-6966
Source:
Lizclarkrealestate
Added: Sep 16
Changed: Sep 18
Last Checked: Sep 18 at 2:32PM
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 Compass Pennsylvania, LLC
Investment Insights
Based on property information with market context.
This 1,170-square-foot, two-bedroom, two-bath residence was redesigned in 2022 with hardwood flooring, crown molding, detailed millwork, and finished walls and ceilings. The updated kitchen combines soft-close cabinetry, granite counters, stainless steel appliances, a center island with seating and USB charging, a walk-in pantry, and integrated beverage storage. The living room includes a custom built-in display and entertainment wall, while the primary suite features balcony access, a walk-in closet, and a renovated private bath. A second bedroom offers additional flexibility, and the home also includes a high-efficiency LG WashTower and hallway storage.
Three Andersen sliding doors lead to a 32-foot covered balcony with views across the community and surrounding landscape. Valley Forge Towers South provides indoor and outdoor pools, fitness facilities, courts for tennis, basketball, and volleyball, gathering spaces, security, an attended lobby, keyless entry, package receiving, and on-site management. The property is near Valley Forge National Historical Park, King of Prussia shopping and dining, and Routes 202 and 422, I-76, and the Pennsylvania Turnpike.
Three Andersen sliding doors lead to a 32-foot covered balcony with views across the community and surrounding landscape. Valley Forge Towers South provides indoor and outdoor pools, fitness facilities, courts for tennis, basketball, and volleyball, gathering spaces, security, an attended lobby, keyless entry, package receiving, and on-site management. The property is near Valley Forge National Historical Park, King of Prussia shopping and dining, and Routes 202 and 422, I-76, and the Pennsylvania Turnpike.
Key Highlights
- 1,170‑square‑foot residence with two bedrooms and two baths
- Interior redesign completed in 2022
- 32‑foot covered balcony accessed through three Andersen sliding doors
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
3.81%
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 3.81%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$673.0K
$588.9K – $785.2K
NOI $47,110 @ 7.0% cap · market cap 11.35%
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
Location Intelligence
Trade Area within ½ mile
1,302
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 - A 2022 redesign adds upgraded finishes, storage, and a covered outdoor living area.
Where is this residential income property located?
The property is located at 10619 VALLEY FORGE CIRCLE Unit 619 King of Prussia, PA.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: 1,170‑square‑foot residence with two bedrooms and two baths; Interior redesign completed in 2022; 32‑foot covered balcony accessed through three Andersen sliding doors
