Two-Bedroom Residential Income
For Sale
$610,000
575 S GODDARD BLVD #504, King of Prussia, PA 19406
KING OF PRUSSIA, PA
Property Size1,341 SF
Price / SF$454.88
Days on Market322
Property Features for 575 S GODDARD BLVD #504
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
CALEY
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
rooftop deck
lounges
workspaces
billiards area
gym
golf simulator room
theatre room
indoor and outdoor entertaining spaces
Building Details
Year built
2020
Listing Agency:
Collegeville
(610) 489-2100
Listed By:
Linda G Allebach · License #RS307433
Added: Oct 7, 2025
Changed: Aug 21
Last Checked: Aug 24 at 1:06PM
MLS# PAMC2157650
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.
Completed in 2020, this 1,341-square-foot condominium includes two bedrooms, an open kitchen, dining and living areas, a private balcony, and an in-unit laundry area. The primary suite offers a walk-in closet and full bath, while the second bedroom is positioned near a hall bathroom. Two assigned parking spaces are included, with one in the garage and one in the parking lot. Crate and Barrel furniture is also included.
Building amenities include a rooftop deck with views toward Valley Forge National Park, lounges, work areas, a billiards space, fitness facilities with Peloton and Life Fitness equipment, a golf simulator, and a private theater. Indoor and outdoor gathering areas connect through louvered doors, with views of the water. The property is near King of Prussia Mall, shops, restaurants, Topgolf, Lifetime Gym, and IMAX Cinema, with access to Routes 202, 422, 78, and 276.
Building amenities include a rooftop deck with views toward Valley Forge National Park, lounges, work areas, a billiards space, fitness facilities with Peloton and Life Fitness equipment, a golf simulator, and a private theater. Indoor and outdoor gathering areas connect through louvered doors, with views of the water. The property is near King of Prussia Mall, shops, restaurants, Topgolf, Lifetime Gym, and IMAX Cinema, with access to Routes 202, 422, 78, and 276.
Key Highlights
- 1,341‑square‑foot condominium completed in 2020
- Two‑bedroom layout with primary suite, walk‑in closet, and full bath
- Private balcony plus open kitchen, dining, and living areas
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
$18,117
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
2.97%
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%
$362,340
$362.3K
Cap Rate 7%
$258,814
$258.8K
Cap Rate 9%
$201,300
$201.3K
Market Conditions
NOI Build-Up for 1,341 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
$35.1K $26.16/SF
− Vacancy
−$2.1K −$1.60/SF
EGI
$32.9K $24.56/SF
− OpEx
−$14.8K −$11.05/SF
NOI
$18.1K $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%
$362,340
Cap Rate 7%
$258,814
Cap Rate 9%
$201,300
Alternative Uses
Best Use
Apartment 5plus
$258.8K
$226.5K – $302.0K
NOI $18,117 @ 7.0% cap · market cap 2.97%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$771.4K
$674.9K – $899.9K
NOI $53,995 @ 7.0% cap · market cap 8.85%
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 - Modern condominium with private balcony, assigned parking, and extensive resident amenities.
Where is this residential income property located?
The property is located at 575 S GODDARD BLVD #504 King of Prussia, PA.
What is the asking price?
The asking price for this property is $610,000.
What are key features of this property?
This property features: 1,341‑square‑foot condominium completed in 2020; Two‑bedroom layout with primary suite, walk‑in closet, and full bath; Private balcony plus open kitchen, dining, and living areas
