Three-Bedroom Condo with
For Sale
$262,900
176 VALLEY GREENE CIRCLE, Wyomissing, PA 19610
Second-floor condominium with a detached garage, covered balcony, fireplace, and convenient access to shopping, dining, schools, and major roadways.
Property Size1,416 SF
Days on Market25
Property Features for 176 VALLEY GREENE CIRCLE
General Information
Standard status
Active
Size
1,416 SF
Property subtype
Apartment
Additional Details
Multifamily Units
1
Building Details
Building Size
1,416 SF
Year Built
1986
Stories
2
Listing Agency:
Keller Williams Platinum Realty - Wyomissing
(610) 898-1441
Listed By:
Peter Heim · License #AB048180L
(610) 898-1441
Source:
Tylermillerteam.kw
Added: Aug 5
Changed: Aug 28
Last Checked: Aug 28 at 7:22AM
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 Platinum Realty - Wyomissing
Investment Insights
Based on property information with market context.
Located at 176 Valley Greene Circle in Wyomissing, this second-floor condominium offers three bedrooms, including a private bedroom suite with its own full bathroom. The interior includes a great room with fireplace, dining area, kitchen, full hall bathroom, and a laundry/mechanical room. A covered balcony extends the living space and provides an outdoor area for seating or entertaining.
The sale includes detached garage number 8, positioned a short walk from the residence, along with additional parking directly outside the unit entrance. Built in 1986, the property is situated within Valley Greene Village and near shopping, restaurants, schools, and major roadways.
The sale includes detached garage number 8, positioned a short walk from the residence, along with additional parking directly outside the unit entrance. Built in 1986, the property is situated within Valley Greene Village and near shopping, restaurants, schools, and major roadways.
Key Highlights
- Three‑bedroom second‑floor condominium in Valley Greene Village
- Detached garage number 8 included with the sale
- Primary bedroom includes a private full bathroom
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
$12,202
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
4.64%
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%
$244,040
$244.0K
Cap Rate 7%
$174,314
$174.3K
Cap Rate 9%
$135,578
$135.6K
Market Conditions
NOI Build-Up for 1,416 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
$23.1K $16.32/SF
− Vacancy
−$924 −$0.65/SF
EGI
$22.2K $15.67/SF
− OpEx
−$10.0K −$7.05/SF
NOI
$12.2K $8.62/SF
Area
Berks County, PA
Vacancy
4.00%
Lease Rate
$16.32 /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%
$244,040
Cap Rate 7%
$174,314
Cap Rate 9%
$135,578
Alternative Uses
Best Use
Apartment 5plus
$174.3K
$152.5K – $203.4K
NOI $12,202 @ 7.0% cap · market cap 4.64%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$232.5K
$203.4K – $271.2K
NOI $16,272 @ 7.0% cap · market cap 6.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
1,121
Businesses Nearby
Explore this area
Business Placement
Demographics for 19610, PA
16,024
Population
7,327
Households
2.2
Avg Household Size
46
Median Age
54%
College-Educated
98%
High-School Grad
7.1 sq mi
ZIP Area
2,257
Density / Sq Mi
$91,034
Median Household Income
$52,707
Median Earnings
$1,669
Median Rent
$320,100
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Second-floor condominium with a detached garage, covered balcony, fireplace, and convenient access to shopping, dining, schools, and major roadways.
Where is this residential income property located?
The property is located at 176 VALLEY GREENE CIRCLE Wyomissing, PA.
What is the asking price?
The asking price for this property is $262,900.
What are key features of this property?
This property features: Three‑bedroom second‑floor condominium in Valley Greene Village; Detached garage number 8 included with the sale; Primary bedroom includes a private full bathroom
