Residential Income Property with Park
New
For Sale
$490,000
11422 VALLEY FORGE CIRCLE Unit 14V, King of Prussia, PA 19406
Updated penthouse condominium with a private balcony, flexible office area, and access to extensive shared amenities.
Property Size1,620 SF
Days on Market3
Property Features for 11422 VALLEY FORGE CIRCLE Unit 14V
General Information
Standard status
Active
Size
1,620 SF
Property subtype
Penthouse Unit/Flat/Apartment
Site & Location
Highway Access
Yes
Public Transit
Yes
Utilities to Site
Yes
Units
Unit Mix
1 x 2BR/2BA
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$5,225
Amenities
clubhouse
fitness room
indoor pool
outdoor pool
tennis courts
basketball courts
volleyball courts
picnic area
car wash
secured storage
24/7 security
on-site retail
on-site dining
professional services
cable TV
cable internet
laundry
Building Details
Building Size
1,620 SF
Year Built
1972
Listing Agency:
BHHS Fox & Roach-Blue Bell
Listed By:
Bridget J. Kroll · License #RS316280
(610) 496-2899
Source:
Lizclarkrealestate
Added: Sep 1
Changed: Sep 2
Last Checked: Sep 2 at 1:58PM
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-Blue Bell
Investment Insights
Based on property information with market context.
This 14th-floor penthouse in the 1000 Building features a foyer, office area with built-in cabinetry, living room with refinished hardwood flooring and decorative fireplace, formal dining room, and a private balcony with storage. The kitchen has modern appliances, granite countertops, subway tile backsplash, and an eat-in area. The primary bedroom includes new carpeting, a private bath with Jacuzzi Roman tub, double vanity, walk-in closet, dressing area, and additional storage. A second bedroom, hall bath, laundry area, pantry, and secured storage complete the layout.
Condo fees cover electric, water, sewer, trash, snow removal, premium-channel cable TV, cable internet, water-heater and HVAC maintenance or replacement, and 24/7 lobby security. Community amenities include indoor and outdoor pools, fitness facilities, tennis, basketball and volleyball courts, picnic areas with grills, a car wash, clubhouse facilities, and on-site retail, dining, and professional services. The property provides access to Valley Forge Park views and transportation connections including SEPTA, community bus service, Route 422, the PA Turnpike, I-76, and Route 23.
Condo fees cover electric, water, sewer, trash, snow removal, premium-channel cable TV, cable internet, water-heater and HVAC maintenance or replacement, and 24/7 lobby security. Community amenities include indoor and outdoor pools, fitness facilities, tennis, basketball and volleyball courts, picnic areas with grills, a car wash, clubhouse facilities, and on-site retail, dining, and professional services. The property provides access to Valley Forge Park views and transportation connections including SEPTA, community bus service, Route 422, the PA Turnpike, I-76, and Route 23.
Key Highlights
- 14th‑floor penthouse in the 1000 Building with private balcony and Valley Forge Park views
- Kitchen includes modern appliances, granite countertops, subway tile backsplash, and eat‑in area
- Primary suite features Jacuzzi Roman tub, double vanity, walk‑in closet, dressing area, and two additional closets
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
$21,887
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
4.47%
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%
$437,740
$437.7K
Cap Rate 7%
$312,671
$312.7K
Cap Rate 9%
$243,189
$243.2K
Market Conditions
NOI Build-Up for 1,620 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
$42.4K $26.16/SF
− Vacancy
−$2.6K −$1.60/SF
EGI
$39.8K $24.56/SF
− OpEx
−$17.9K −$11.05/SF
NOI
$21.9K $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%
$437,740
Cap Rate 7%
$312,671
Cap Rate 9%
$243,189
Alternative Uses
Best Use
Apartment 5plus
$312.7K
$273.6K – $364.8K
NOI $21,887 @ 7.0% cap · market cap 4.47%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$931.8K
$815.4K – $1.09M
NOI $65,229 @ 7.0% cap · market cap 13.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Yes
Highway access
Yes
Utilities to site
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Updated penthouse condominium with a private balcony, flexible office area, and access to extensive shared amenities.
Where is this residential income property located?
The property is located at 11422 VALLEY FORGE CIRCLE Unit 14V King of Prussia, PA.
What is the asking price?
The asking price for this property is $490,000.
What are key features of this property?
This property features: 14th‑floor penthouse in the 1000 Building with private balcony and Valley Forge Park views; Kitchen includes modern appliances, granite countertops, subway tile backsplash, and eat‑in area; Primary suite features Jacuzzi Roman tub, double vanity, walk‑in closet, dressing area, and two additional closets
