Renovated Corner Income
For Sale
$499,000
20536 VALLEY FORGE CIRCLE Unit 536, King of Prussia, PA 19406
Three-bedroom, two-bath residence with updated interiors and access to community recreation amenities.
Property Size1,620 SF
Days on Market107
Property Features for 20536 VALLEY FORGE CIRCLE Unit 536
General Information
Standard status
Active
Size
1,620 SF
Property subtype
Unit/Flat/Apartment
Units
Unit Mix
1 x 3BR/2BA
Multifamily Units
1
Amenities
gym
indoor swimming pool
outdoor swimming pool
playground
tennis court
washer/dryer in unit
Building Details
Building Size
1,620 SF
Year Built
1975
Listing Agency:
Mercury Real Estate Group
(201) 927-8990
Listed By:
Keyvan Ghorbanian · License #RS338367
(201) 927-8990
Source:
Lizclarkrealestate
Added: Apr 22
Changed: Aug 2
Last Checked: Aug 6 at 4:01AM
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 Mercury Real Estate Group
Investment Insights
Based on property information with market context.
This corner residential income property was built in 1975 and features three bedrooms and two bathrooms. The interior includes a spacious living and dining area, Brazilian cherry hardwood flooring, updated kitchen and bathroom finishes, newer windows, and an updated AC unit. Two walk-in cedar closets provide dedicated storage, while an in-unit washer and dryer add everyday convenience.
Cable TV and water are included through the HOA. Community amenities include a gym, indoor and outdoor swimming pools, a playground, and a tennis court. The property is identified as an other residential income property and is offered for sale.
Cable TV and water are included through the HOA. Community amenities include a gym, indoor and outdoor swimming pools, a playground, and a tennis court. The property is identified as an other residential income property and is offered for sale.
Key Highlights
- Corner unit with 3 bedrooms and 2 bathrooms
- Fully renovated interior with updated kitchen and bathrooms
- Brazilian cherry hardwood floors and newer windows
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
4.39%
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 4.39%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$931.8K
$815.4K – $1.09M
NOI $65,229 @ 7.0% cap · market cap 13.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
617
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Residential income property - Three-bedroom, two-bath residence with updated interiors and access to community recreation amenities.
Where is this residential income property located?
The property is located at 20536 VALLEY FORGE CIRCLE Unit 536 King of Prussia, PA.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Corner unit with 3 bedrooms and 2 bathrooms; Fully renovated interior with updated kitchen and bathrooms; Brazilian cherry hardwood floors and newer windows
