Top-Floor Residential Income
New
For Sale
$450,000
575 S GODDARD BLVD #410, King of Prussia, PA 19406
KING OF PRUSSIA, PA
Property Size1,169 SF
Price / SF$384.94
Days on Market3
Property Features for 575 S GODDARD BLVD #410
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 1, Bedroom 2
Subdivision
575 SOUTH CONDOS
Elementary school
CANDLEBROOK
Middle school
UPPER MERION
High school
UPPER MERION AREA
Elementary school district
UPPER MERION AREA
Middle school district
UPPER MERION AREA
High school district
UPPER MERION AREA
Standard status
Active
Amenities
secure lobby
fitness center
golf simulator
theater room
clubroom
conference and private dining space
three-season room
outdoor patio with grills
rooftop terrace
bike storage
package delivery system
in-unit laundry
private storage unit
Building Details
Year built
2020
Listing Agency:
Collegeville
(610) 489-2100
Listed By:
Linda G Allebach · License #RS307433
(888) 536-0216
Added: Sep 3
Changed: Sep 5
Last Checked: Sep 5 at 5:06AM
MLS# PAMC2192984
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 1,169-square-foot, top-floor condominium residence was built in 2020 and offers an open arrangement connecting the kitchen, dining area, and living room. A flexible den expands the floor plan for office, media, exercise, library, or guest use. The home also includes an owner's bedroom with walk-in closet, a finished bathroom with double vanity, in-unit laundry, two dedicated parking spaces, and a private storage unit.
The property is located at 575 S Goddard Blvd in King of Prussia, within King of Prussia Town Center. Residents have access to a secure lobby, fitness center, golf simulator, theater room, clubroom, conference and private dining areas, three-season room, outdoor patio with grills, rooftop terrace, bike storage, and secure package delivery. Lawn care, snow removal, and exterior maintenance are handled by the community.
The residence has remained consistently rented and has a documented history of increasing rents. Nearby destinations include King of Prussia Mall, Valley Forge National Historical Park, Top Golf, Life Time, and Valley Forge Casino Resort, with access to Routes 202 and 422, I-76, I-476, and the Pennsylvania Turnpike.
The property is located at 575 S Goddard Blvd in King of Prussia, within King of Prussia Town Center. Residents have access to a secure lobby, fitness center, golf simulator, theater room, clubroom, conference and private dining areas, three-season room, outdoor patio with grills, rooftop terrace, bike storage, and secure package delivery. Lawn care, snow removal, and exterior maintenance are handled by the community.
The residence has remained consistently rented and has a documented history of increasing rents. Nearby destinations include King of Prussia Mall, Valley Forge National Historical Park, Top Golf, Life Time, and Valley Forge Casino Resort, with access to Routes 202 and 422, I-76, I-476, and the Pennsylvania Turnpike.
Key Highlights
- 1,169‑square‑foot top‑floor condominium residence
- Built in 2020 with an open kitchen, dining, and living area
- Flexible bonus den plus owner's bedroom with walk‑in closet
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
$15,794
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
3.51%
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%
$315,880
$315.9K
Cap Rate 7%
$225,629
$225.6K
Cap Rate 9%
$175,489
$175.5K
Market Conditions
NOI Build-Up for 1,169 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
$30.6K $26.16/SF
− Vacancy
−$1.9K −$1.60/SF
EGI
$28.7K $24.56/SF
− OpEx
−$12.9K −$11.05/SF
NOI
$15.8K $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%
$315,880
Cap Rate 7%
$225,629
Cap Rate 9%
$175,489
Alternative Uses
Best Use
Apartment 5plus
$225.6K
$197.4K – $263.2K
NOI $15,794 @ 7.0% cap · market cap 3.51%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$672.4K
$588.4K – $784.5K
NOI $47,069 @ 7.0% cap · market cap 10.46%
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
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Condominium residence with flexible living space, dedicated parking, private storage, and community amenities.
Where is this residential income property located?
The property is located at 575 S GODDARD BLVD #410 King of Prussia, PA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 1,169‑square‑foot top‑floor condominium residence; Built in 2020 with an open kitchen, dining, and living area; Flexible bonus den plus owner's bedroom with walk‑in closet
