Two-Bedroom Residential Income
New
For Sale
$329,900
10918 VALLEY FORGE CIRCLE Unit 918, King of Prussia, PA 19406
Updated condominium with resort-style amenities, two pools, and a large balcony overlooking the community grounds.
Property Size1,170 SF
Days on Market3
Property Features for 10918 VALLEY FORGE CIRCLE Unit 918
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
Asking Price
$329,900
Taxes and HOA fees
Annual Taxes
$3,453
Amenities
swimming pool
tennis courts
fitness center
community center
balcony
Building Details
Building Size
1,170 SF
Year Built
1972
Listing Agency:
Keller Williams Realty Group
Listed By:
Kimberly Chadwick · License #RS331658
(215) 527-5134
Source:
Lizclarkrealestate
Added: Sep 18
Changed: Sep 20
Last Checked: Sep 20 at 11:30AM
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 Keller Williams Realty Group
Investment Insights
Based on property information with market context.
This two-bedroom, two-bath condominium at Valley Forge Towers combines updated interiors with a well-maintained residential setting. The kitchen includes quartz countertops, a center island, new cabinetry, upgraded lighting, subway tile backsplash, new appliances, and luxury vinyl plank flooring. Hardwood floors extend through the dining and living areas. The primary bedroom has a walk-in closet and en-suite bath with a walk-in shower, while a second walk-in closet provides additional storage near the dining area. A newer hot water heater and in-unit washer and dryer are also included.
The three-door balcony overlooks the community fountain, tennis courts, and two swimming pools, including one indoor pool for year-round use. Community amenities include a fitness center and community center, with shopping and dining nearby in King of Prussia. Utilities are included in the HOA fee. Built in 1972, the residence has been freshly painted and maintained for immediate occupancy.
The three-door balcony overlooks the community fountain, tennis courts, and two swimming pools, including one indoor pool for year-round use. Community amenities include a fitness center and community center, with shopping and dining nearby in King of Prussia. Utilities are included in the HOA fee. Built in 1972, the residence has been freshly painted and maintained for immediate occupancy.
Key Highlights
- Two‑bedroom, two‑bath condominium at Valley Forge Towers
- Updated kitchen with quartz countertops, center island, new cabinetry, appliances, and luxury vinyl plank flooring
- Three‑door balcony overlooking the community fountain, tennis courts, and two pools
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
4.79%
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 4.79%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$673.0K
$588.9K – $785.2K
NOI $47,110 @ 7.0% cap · market cap 14.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
1,074
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 with resort-style amenities, two pools, and a large balcony overlooking the community grounds.
Where is this residential income property located?
The property is located at 10918 VALLEY FORGE CIRCLE Unit 918 King of Prussia, PA.
What is the asking price?
The asking price for this property is $329,900.
What are key features of this property?
This property features: Two‑bedroom, two‑bath condominium at Valley Forge Towers; Updated kitchen with quartz countertops, center island, new cabinetry, appliances, and luxury vinyl plank flooring; Three‑door balcony overlooking the community fountain, tennis courts, and two pools
