Two-Bedroom Residential Income
For Sale
$580,000
575 S GODDARD BOULEVARD Unit 208, King of Prussia, PA 19406
Southern exposure, a flexible bonus room, private balcony, two assigned parking spaces, and extensive shared amenities define this condominium.
Property Size1,385 SF
Price / SF$418.77
Days on Market18
Property Features for 575 S GODDARD BOULEVARD Unit 208
General Information
Standard status
Active
Size
1,385 SF
Total Parking Spaces
2
Elevators
Yes
Property subtype
Unit/Flat/Apartment
Site & Location
Highway Access
Yes
Road Access
Yes
Units
Unit Mix
1 x 2BR/2BA
Multifamily Units
1
Parking per Unit
2
Additional Details
Furnished
Yes
Taxes and HOA fees
Annual Taxes
$5,543
Amenities
private balcony
in-unit laundry
rooftop deck
stylish lounges
tranquil shared spaces
billiards area
state-of-the-art fitness center
golf simulator
private theatre
indoor and outdoor gathering spaces
refrigerated package room
secure remote entry
secure lobby services
Building Details
Building Size
1,385 SF
Year Built
2020
Listing Agency:
Long & Foster Real Estate, Inc.
(610) 513-0450
Listed By:
Linda G Allebach · License #RS307433
(610) 513-0450
Source:
Lizclarkrealestate
Added: Jul 24
Changed: Aug 9
Last Checked: Aug 9 at 5:04AM
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 Long & Foster Real Estate, Inc.
Investment Insights
Based on property information with market context.
This 1,385-square-foot condominium is the largest interior two-bedroom layout in the building. Southern exposure brightens the open living area, which connects the kitchen with the living and dining spaces. A versatile bonus room can serve as a dining area, office, den, or creative room. The residence also includes a private balcony, two full bathrooms, an owner’s suite with walk-in closet, a second bedroom, and in-unit laundry. Select Crate & Barrel furnishings are included.
Two assigned parking spaces accompany the unit, with one located in the garage and one in the surface lot. Building amenities include a rooftop deck with Valley Forge National Historical Park views, fitness center with Peloton and Life Fitness equipment, golf simulator, private theater, billiards area, lounges, shared workspaces, indoor and outdoor gathering areas, refrigerated package room, elevators, and secure entry. The property was built in 2020 and is near shopping, dining, major routes, and the Pennsylvania Turnpike.
Two assigned parking spaces accompany the unit, with one located in the garage and one in the surface lot. Building amenities include a rooftop deck with Valley Forge National Historical Park views, fitness center with Peloton and Life Fitness equipment, golf simulator, private theater, billiards area, lounges, shared workspaces, indoor and outdoor gathering areas, refrigerated package room, elevators, and secure entry. The property was built in 2020 and is near shopping, dining, major routes, and the Pennsylvania Turnpike.
Key Highlights
- 1,385‑square‑foot condominium with the building’s largest interior two‑bedroom floor plan
- Flexible bonus room suited to dining, office, den, or creative use
- Private balcony with open‑sky views rather than a view of another building
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
Current Use
Lease Details
1
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,943
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 - Southern exposure, a flexible bonus room, private balcony, two assigned parking spaces, and extensive shared amenities define this condominium.
Where is this residential income property located?
The property is located at 575 S GODDARD BOULEVARD Unit 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 with the building’s largest interior two‑bedroom floor plan; Flexible bonus room suited to dining, office, den, or creative use; Private balcony with open‑sky views rather than a view of another building
