Live-Work Office
For Sale
$999,990
2276 S Valley Forge Road, Lansdale, PA 19446
Two-building live-work property with a detached professional office, on-site parking, and updated paint and roof as of May 2026.
Property Size2,400 SF
Lot Size1.40 Acres
Price / SF$416.66
Days on Market266
Property Features for 2276 S Valley Forge Road
General Information
Standard status
Active
Size
2,400 SF
Total Parking Spaces
15
Lot size
1.40 Acres
Property subtype
Multi-family
Lease Term
[]
Additional Details
Road Access
Yes
Building Details
Year Built
1985
Listing Agency:
Tesla Realty Group,LLC
Listed By:
Jae Jin Jesse Hwang · License #1004843
(609) 724-6267
Source:
Deepcreeklake
Added: Dec 13, 2025
Changed: Sep 4
Last Checked: Sep 5 at 8:23AM
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 Tesla Realty Group,LLC
Investment Insights
Based on property information with market context.
This property includes a 2,400 sq. ft. house with an integrated “study” entrance and a detached professional office building. The detached office offers approximately 1,500 sq. ft. on the first floor, with additional space on the second floor. Quality construction is noted throughout the home and study, and the property is offered for sale in “As-Is” condition.
The site is a 1.4-acre lot located at the SE corner of Valley Forge Rd and Morris Rd. The house includes parking for 5 cars, and the detached office includes parking for 10 cars. The property is in Worcester Township, Montgomery County, in the Methacton school district.
Recent updates noted include freshly new paint and a new roof completed in May 2026, providing a refreshed exterior presentation for the combined residence and professional office use.
The site is a 1.4-acre lot located at the SE corner of Valley Forge Rd and Morris Rd. The house includes parking for 5 cars, and the detached office includes parking for 10 cars. The property is in Worcester Township, Montgomery County, in the Methacton school district.
Recent updates noted include freshly new paint and a new roof completed in May 2026, providing a refreshed exterior presentation for the combined residence and professional office use.
Key Highlights
- 2,400 SF house plus a detached professional office totaling about 1,500 SF on the 1st floor, with additional 2nd‑floor office space
- Two buildings on a 1.4‑acre lot at the SE corner of Valley Forge Rd and Morris Rd
- Parking for 5 cars at the house and parking for 10 cars for the detached office
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
$37,732
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
3.77%
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%
$754,640
$754.6K
Cap Rate 7%
$539,029
$539.0K
Cap Rate 9%
$419,244
$419.2K
Market Conditions
NOI Build-Up for 2,400 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
$62.5K $26.04/SF
− Vacancy
−$12.2K −$5.08/SF
EGI
$50.3K $20.96/SF
− OpEx
−$12.6K −$5.24/SF
NOI
$37.7K $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%
$754,640
Cap Rate 7%
$539,029
Cap Rate 9%
$419,244
Alternative Uses
Best Use
Office B
$539.0K
$471.7K – $628.9K
NOI $37,732 @ 7.0% cap · market cap 3.77%
Second Best
Mixed Use
$354.9K
$310.5K – $414.0K
NOI $24,840 @ 7.0% cap · market cap 2.48%
Theoretical Best
Specialty Retail
$1.38M
$1.21M – $1.61M
NOI $96,635 @ 7.0% cap · market cap 9.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
52
Businesses Nearby
Explore this area
Business Placement
Demographics for 19446, PA
58,930
Population
24,983
Households
2.4
Avg Household Size
44
Median Age
51%
College-Educated
93%
High-School Grad
22.6 sq mi
ZIP Area
2,608
Density / Sq Mi
$103,875
Median Household Income
$60,396
Median Earnings
$1,738
Median Rent
$415,400
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Live-work space - Two-building live-work property with a detached professional office, on-site parking, and updated paint and roof as of May 2026.
Where is this live-work space located?
The property is located at 2276 S Valley Forge Road Lansdale, PA.
What is the asking price?
The asking price for this property is $999,990.
What are key features of this property?
This property features: 2,400 SF house plus a detached professional office totaling about 1,500 SF on the 1st floor, with additional 2nd‑floor office space; Two buildings on a 1.4‑acre lot at the SE corner of Valley Forge Rd and Morris Rd; Parking for 5 cars at the house and parking for 10 cars for the detached office
