Renovated Residential Income
For Sale
$320,000
10719 VALLEY FORGE CIRCLE Unit 719, King of Prussia, PA 19406
Two-bedroom, two-bath residence with an open kitchen, private balcony, and extensive community amenities.
Property Size1,170 SF
Days on Market148
Property Features for 10719 VALLEY FORGE CIRCLE Unit 719
General Information
Standard status
Active
Size
1,170 SF
Property subtype
Unit/Flat/Apartment
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$3,221
Amenities
24/7 security
fitness center
indoor pool
outdoor pool
tennis courts
volleyball courts
basketball courts
car wash area
picnic spaces
ballroom
in-unit washer/dryer
private balcony
Building Details
Building Size
1,170 SF
Year Built
1972
Listing Agency:
BHHS Fox & Roach-Haverford
Listed By:
Jonathon Gutkind · License #RS321456
(484) 474-0499
Source:
Lizclarkrealestate
Added: Apr 17
Changed: Sep 3
Last Checked: Sep 10 at 7:24AM
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-Haverford
Investment Insights
Based on property information with market context.
This renovated two-bedroom, two-bath condominium residence features an open-concept interior with abundant natural light. The kitchen has been reconfigured with a cooking island, solid wood cabinetry, and Corian countertops, while both bathrooms have been updated. Additional improvements include newer carpeting, laminate flooring in the entry, and a new hot water heater in 2025. The primary bedroom includes a large walk-in closet, and the unit has an in-unit washer and dryer. A 35-foot private balcony overlooks the community fountain.
Valley Forge Towers provides 24/7 security and a broad range of included services and utilities, including water, sewer, trash, electric, snow removal, internet, and cable TV with four premium channels. Community amenities include indoor and outdoor pools, tennis, volleyball and basketball courts, a gym, car wash area, picnic spaces, and a clubhouse ballroom. Ground-floor retail and bus service are located within the community, with access to major highways including 422, the PA Turnpike, 76, and 23.
Valley Forge Towers provides 24/7 security and a broad range of included services and utilities, including water, sewer, trash, electric, snow removal, internet, and cable TV with four premium channels. Community amenities include indoor and outdoor pools, tennis, volleyball and basketball courts, a gym, car wash area, picnic spaces, and a clubhouse ballroom. Ground-floor retail and bus service are located within the community, with access to major highways including 422, the PA Turnpike, 76, and 23.
Key Highlights
- Renovated 2‑bedroom, 2‑bath condominium residence
- 35‑foot private balcony with views of the community fountain
- Updated kitchen with cooking island, solid wood cabinetry, and Corian countertops
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
4.94%
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 4.94%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$673.0K
$588.9K – $785.2K
NOI $47,110 @ 7.0% cap · market cap 14.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,189
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 - Two-bedroom, two-bath residence with an open kitchen, private balcony, and extensive community amenities.
Where is this residential income property located?
The property is located at 10719 VALLEY FORGE CIRCLE Unit 719 King of Prussia, PA.
What is the asking price?
The asking price for this property is $320,000.
What are key features of this property?
This property features: Renovated 2‑bedroom, 2‑bath condominium residence; 35‑foot private balcony with views of the community fountain; Updated kitchen with cooking island, solid wood cabinetry, and Corian countertops
