Retail Office Condominium
For Sale
$198,000
109b-10109 Valley Forge Cir, King of Prussia, PA 19406
Luxurious, high-visibility retail/commercial suite with centralized electric heat and AC in a condo building.
Property Size500 SF
Price / SF$396
Days on Market267
Property Features for 109b-10109 Valley Forge Cir
General Information
Standard status
Active
Size
500 SF
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$814
Amenities
off-street parking
24/7 uniformed guards
easy highway access
zoned central HVAC
Verizon and Comcast services
Building Details
Tenancy
Multi
Listing Agency:
J.M. Basile & Associates Inc.
Listed By:
Suzanne Basile · License #RB049658C
(610) 768-4000
Source:
Exprealty
Added: Dec 14, 2025
Changed: Aug 27
Last Checked: Sep 7 at 2:33PM
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 J.M. Basile & Associates Inc.
Investment Insights
Based on property information with market context.
Available for sale or lease, this retail/commercial condominium suite offers centralized electric heat and electric central heat/AC with zoned high-rise residential (HR). The unit is located within a building described as both luxurious and highly visible, with a tenant mix that includes professional services and food and beverage businesses.
The complex includes off-street parking and uniformed guards on duty 24/7. Access is described as convenient to major highways including Route 202, Route 422, the Schuylkill Expressway, and the PA Turnpike. Verizon and Comcast services are available.
Additional operating expenses noted in the remarks indicate the owner pays taxes, insurance, water, sewer, landscaping, snow removal, common maintenance, condo fees, and electrical and heating costs.
The complex includes off-street parking and uniformed guards on duty 24/7. Access is described as convenient to major highways including Route 202, Route 422, the Schuylkill Expressway, and the PA Turnpike. Verizon and Comcast services are available.
Additional operating expenses noted in the remarks indicate the owner pays taxes, insurance, water, sewer, landscaping, snow removal, common maintenance, condo fees, and electrical and heating costs.
Key Highlights
- 500 SF retail/commercial space available for sale or lease in a condo building
- Sale price $198,000; owner pays taxes, insurance, water, sewer, landscaping, snow removal, common maintenance, condo fees, electric & heat
- Electric central heat/AC; zoned HR (high rise residential)
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
$7,861
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
3.97%
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%
$157,220
$157.2K
Cap Rate 7%
$112,300
$112.3K
Cap Rate 9%
$87,344
$87.3K
Market Conditions
NOI Build-Up for 500 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
$13.0K $26.04/SF
− Vacancy
−$2.5K −$5.08/SF
EGI
$10.5K $20.96/SF
− OpEx
−$2.6K −$5.24/SF
NOI
$7.9K $15.72/SF
Area
Montgomery County, PA
Vacancy
19.50%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
25.00%
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%
$157,220
Cap Rate 7%
$112,300
Cap Rate 9%
$87,344
Alternative Uses
Best Use
Office B
$112.3K
$98.3K – $131.0K
NOI $7,861 @ 7.0% cap · market cap 3.97%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$287.6K
$251.7K – $335.5K
NOI $20,132 @ 7.0% cap · market cap 10.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
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
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Luxurious, high-visibility retail/commercial suite with centralized electric heat and AC in a condo building.
Where is this office units located?
The property is located at 109b-10109 Valley Forge Cir King of Prussia, PA.
What is the asking price?
The asking price for this property is $198,000.
What are key features of this property?
This property features: 500 SF retail/commercial space available for sale or lease in a condo building; Sale price $198,000; owner pays taxes, insurance, water, sewer, landscaping, snow removal, common maintenance, condo fees, electric & heat; Electric central heat/AC; zoned HR (high rise residential)
