Live-Work Office
2276 S Valley Forge Road Lansdale, PA 19446
2276 S Valley Forge Road, Lansdale, PA, 19446
$1,000,000
For Sale
$1,000,000
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$416.67
Days on Market160
Property Features for 2276 S Valley Forge Road
General Information
- Standard status
- Active
- Size
- 2,400 SF
- Lot size
- 1.40 Acres
- Property subtype
- Multi-family
Building Details
- Year Built
- 1985
Listing agency
Tesla Realty Group,LLC
(609) 724-6267
Listed by
Jae Jin Jesse Hwang · License #1004843
Source
Deepcreeklake
Added: Feb 12 Updated: Jul 22 at 5:39AM Checked: Jul 22 at 5:39AM
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
Local Financial Insights For Office B
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $62.5k | $26.04 |
| − Vacancy | −$12.2k | −$5.08 |
| EGI | $50.3k | $20.96 |
| − OpEx | −$12.6k | −$5.24 |
| NOI | $37.7k | $15.72 |
2,400 SF · lease $26.04/SF/yr · vacancy 19.50% · expense 25.00%
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 local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Live-work space
Similar For Sale Nearby
FAQs
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 $1,000,000.
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
