Two-Bedroom Residential Income
For Sale
$580,000
575 S GODDARD BLVD #208, King of Prussia, PA 19406
KING OF PRUSSIA, PA
Property Size1,385 SF
Price / SF$418.77
Days on Market32
Property Features for 575 S GODDARD BLVD #208
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bedroom 2
Subdivision
575 SOUTH CONDOS
Elementary school district
UPPER MERION AREA
Middle school district
UPPER MERION AREA
High school district
UPPER MERION AREA
Standard status
Active
Amenities
rooftop deck
lounges
billiards area
fitness center
golf simulator
private theatre
indoor/outdoor gathering spaces
refrigerated package room
secure remote entry
secure lobby
private balcony
in-unit laundry
Building Details
Year built
2020
Listing Agency:
Collegeville
(610) 489-2100
Listed By:
Linda G Allebach · License #RS307433
Added: Jul 24
Changed: Aug 23
Last Checked: Aug 24 at 8:06AM
MLS# PAMC2188832
Copyright © 2026 Long & Foster Real Estate. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,385-square-foot condominium at 575 South was built in 2020 and features an open living area, modern kitchen, private balcony, and flexible bonus room suitable for dining, office, den, or creative use. The residence includes two bedrooms, two full baths, a walk-in closet in the primary suite, and a dedicated laundry area. Two assigned parking spaces are included, with one in the garage and one in the surface lot. Select Crate Barrel furnishings are also included.
Building amenities include a rooftop deck with views toward Valley Forge National Historical Park, lounges, shared work areas, billiards, a fitness center with Peloton and Life Fitness equipment, golf simulator, private theater, indoor and outdoor gathering areas, refrigerated package room, elevators, secure remote entry, and a secure lobby. Exterior maintenance, lawn care, and snow removal are handled by the property.
The residence is in King of Prussia Town Center, with shopping and dining nearby. King of Prussia Mall, Lifetime Fitness, Topgolf, IMAX Cinema, Valley Forge Park, Routes 202 and 422, I-76, and the Pennsylvania Turnpike are minutes away.
Building amenities include a rooftop deck with views toward Valley Forge National Historical Park, lounges, shared work areas, billiards, a fitness center with Peloton and Life Fitness equipment, golf simulator, private theater, indoor and outdoor gathering areas, refrigerated package room, elevators, secure remote entry, and a secure lobby. Exterior maintenance, lawn care, and snow removal are handled by the property.
The residence is in King of Prussia Town Center, with shopping and dining nearby. King of Prussia Mall, Lifetime Fitness, Topgolf, IMAX Cinema, Valley Forge Park, Routes 202 and 422, I-76, and the Pennsylvania Turnpike are minutes away.
Key Highlights
- 1,385‑square‑foot condominium built in 2020
- Largest interior two‑bedroom floor plan at 575 South
- Flexible bonus room, private balcony, and dedicated in‑unit laundry
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
$18,712
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
3.23%
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%
$374,240
$374.2K
Cap Rate 7%
$267,314
$267.3K
Cap Rate 9%
$207,911
$207.9K
Market Conditions
NOI Build-Up for 1,385 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
$36.2K $26.16/SF
− Vacancy
−$2.2K −$1.60/SF
EGI
$34.0K $24.56/SF
− OpEx
−$15.3K −$11.05/SF
NOI
$18.7K $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%
$374,240
Cap Rate 7%
$267,314
Cap Rate 9%
$207,911
Alternative Uses
Best Use
Apartment 5plus
$267.3K
$233.9K – $311.9K
NOI $18,712 @ 7.0% cap · market cap 3.23%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$796.7K
$697.1K – $929.5K
NOI $55,767 @ 7.0% cap · market cap 9.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,305
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
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Frequently Asked Questions
What type of property is this?
Residential income property - Sunlit condominium with flexible bonus space, private balcony, two assigned parking spaces, and extensive shared amenities.
Where is this residential income property located?
The property is located at 575 S GODDARD BLVD #208 King of Prussia, PA.
What is the asking price?
The asking price for this property is $580,000.
What are key features of this property?
This property features: 1,385‑square‑foot condominium built in 2020; Largest interior two‑bedroom floor plan at 575 South; Flexible bonus room, private balcony, and dedicated in‑unit laundry
