Mixed-Use Commercial
New
For Sale
$260,000
125-2000 W Valley Forge Circle, King of Prussia, PA 19406
Flexible commercial space with private and shared-access options, abundant parking, and an established on-site tenant mix.
Property Size1,124 SF
Price / SF$231.32
Days on Market6
Property Features for 125-2000 W Valley Forge Circle
General Information
Standard status
Active
Size
1,124 SF
Zoning
C – Commercial
Additional Details
Asking Price
$260,000
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$470
Amenities
abundant front-of-building and private-entrance parking
24/7 on-site security
Listing Agency:
Keller Williams Realty Devon-Wayne
Listed By:
Gregory T Basile · License #RS190848L
(610) 647-8300
Source:
Exprealty
Added: Sep 6
Changed: Sep 10
Last Checked: Sep 10 at 2:57PM
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 Devon-Wayne
Investment Insights
Based on property information with market context.
Unit 125 at 2000 Valley Forge Circle is a 1,124 SF commercial condo in Upper Merion Township, zoned C – Commercial. The layout combines a private office with an open work area, while natural light extends throughout the space. Access is provided through the building interior and a separate private exterior entrance. Parking is available at the front of the building and near the private entrance, and the professionally managed property provides 24/7 on-site security.
The condo is part of a commercial community serving a 500+ unit residential development, with existing on-site businesses that include a restaurant, deli, dry cleaner, salon, dentist, and chiropractor. Regional access includes I-76, Route 202, Route 422, and the PA Turnpike. King of Prussia Mall, Costco, Wegmans, Walmart, Valley Forge National Park, and the Schuylkill River West Trail are nearby.
The condo is part of a commercial community serving a 500+ unit residential development, with existing on-site businesses that include a restaurant, deli, dry cleaner, salon, dentist, and chiropractor. Regional access includes I-76, Route 202, Route 422, and the PA Turnpike. King of Prussia Mall, Costco, Wegmans, Walmart, Valley Forge National Park, and the Schuylkill River West Trail are nearby.
Key Highlights
- 1,124 SF commercial condo in Upper Merion Township
- C – Commercial zoning
- Private office plus open work area
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
$13,568
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
5.22%
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%
$271,360
$271.4K
Cap Rate 7%
$193,829
$193.8K
Cap Rate 9%
$150,756
$150.8K
Market Conditions
NOI Build-Up for 1,124 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
$20.2K $18.00/SF
− Vacancy
−$850 −$0.76/SF
EGI
$19.4K $17.24/SF
− OpEx
−$5.8K −$5.17/SF
NOI
$13.6K $12.07/SF
Area
Montgomery County, PA
Vacancy
4.20%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$271,360
Cap Rate 7%
$193,829
Cap Rate 9%
$150,756
Alternative Uses
Best Use
Retail
$193.8K
$169.6K – $226.1K
NOI $13,568 @ 7.0% cap · market cap 5.22%
Second Best
Mixed Use
$166.2K
$145.4K – $193.9K
NOI $11,633 @ 7.0% cap · market cap 4.47%
Theoretical Best
Specialty Retail
$646.5K
$565.7K – $754.3K
NOI $45,258 @ 7.0% cap · market cap 17.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,302
Businesses Nearby
5k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Hotels & Casinos 53%
Shops & Services 47%
Springhill Suites Philadelphia Valley Forge/King Of Prussia
Hotels & Casinos
2,564 visits/mo
0.2 miles
American Heritage Credit Union
Shops & Services
2,308 visits/mo
0.3 miles
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 Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Flexible commercial space with private and shared-access options, abundant parking, and an established on-site tenant mix.
Where is this mixed-use property located?
The property is located at 125-2000 W Valley Forge Circle King of Prussia, PA.
What is the asking price?
The asking price for this property is $260,000.
What are key features of this property?
This property features: 1,124 SF commercial condo in Upper Merion Township; C – Commercial zoning; Private office plus open work area
