Tenant-Occupied
For Sale
$625,000
914 LAKEVIEW COURT #35 UPPER, Norristown, PA 19406
Three-bedroom residence with an attached garage, private balcony, and rooftop terrace.
Property Size2,290 SF
Price / SF$272.93
Days on Market10
Property Features for 914 LAKEVIEW COURT #35 UPPER
General Information
Standard status
Active
Size
2,290 SF
Property subtype
Commercial
Occupancy
100%
Financials
Gross Income
$48,000
Average Monthly Rent
$4,000
Units
Unit Mix
1 x 3BR/2.5BA
Multifamily Units
1
Additional Details
Utilities to Site
Yes
Amenities
private rooftop terrace
attached garage
in-unit laundry
balcony
Building Details
Year Built
2019
Tenancy
Single
Listing Agency:
RE/MAX Services
(215) 641-2500
Listed By:
Michael S Choplin · License #RS281080
(610) 291-3056
Source:
Cummingsrealtors
Added: Sep 17
Changed: Sep 24
Last Checked: Sep 24 at 9:58AM
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 RE/MAX Services
Investment Insights
Based on property information with market context.
This tenant-occupied condominium is a 2019 Toll Brothers Dennison residence with approximately 2,290 finished square feet, including 2,144 square feet above grade. The three-bedroom, 2.5-bath layout features an open main living level, oversized kitchen island, stainless steel appliances, gas cooking, large windows, and bedroom-level laundry. The primary suite includes a private bath and balcony, while the finished lower level adds usable interior space. An attached garage, driveway parking, and private rooftop terrace complete the property.
Located in The Brownstones at Village at Valley Forge, the residence is within walking distance of King of Prussia Town Center dining, shopping, fitness, and services. Wegmans, King of Prussia Mall, Valley Forge National Historical Park, regional employment centers, and major highways are minutes away. The condominium fee covers common-area and exterior maintenance, lawn care, sewer, snow removal, trash, and water.
Located in The Brownstones at Village at Valley Forge, the residence is within walking distance of King of Prussia Town Center dining, shopping, fitness, and services. Wegmans, King of Prussia Mall, Valley Forge National Historical Park, regional employment centers, and major highways are minutes away. The condominium fee covers common-area and exterior maintenance, lawn care, sewer, snow removal, trash, and water.
Key Highlights
- 2,290 finished square feet, including 2,144 square feet above grade
- Three‑bedroom, 2.5‑bath Toll Brothers Dennison residence built in 2019
- Private rooftop terrace, primary‑suite balcony, and finished lower‑level space
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
$30,939
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
4.95%
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%
$618,780
$618.8K
Cap Rate 7%
$441,986
$442.0K
Cap Rate 9%
$343,767
$343.8K
Market Conditions
NOI Build-Up for 2,290 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
$59.9K $26.16/SF
− Vacancy
−$3.7K −$1.60/SF
EGI
$56.3K $24.56/SF
− OpEx
−$25.3K −$11.05/SF
NOI
$30.9K $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%
$618,780
Cap Rate 7%
$441,986
Cap Rate 9%
$343,767
Alternative Uses
Best Use
Apartment 5plus
$442.0K
$386.7K – $515.7K
NOI $30,939 @ 7.0% cap · market cap 4.95%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.32M
$1.15M – $1.54M
NOI $92,206 @ 7.0% cap · market cap 14.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
100%
Occupancy
Single-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,123
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Residential income property - Three-bedroom residence with an attached garage, private balcony, and rooftop terrace.
Where is this residential income property located?
The property is located at 914 LAKEVIEW COURT #35 UPPER Norristown, PA.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: 2,290 finished square feet, including 2,144 square feet above grade; Three‑bedroom, 2.5‑bath Toll Brothers Dennison residence built in 2019; Private rooftop terrace, primary‑suite balcony, and finished lower‑level space
