489 Gulph RdKing of Prussia, PA 19406

Property Details for 489 Gulph Rd

Year built

1900

Lot size

1.53 AC

Property size (Sq ft)

7,664 SF

Zone code

R1

Property type

Specialty properties

Property subtype

Day care centers & nurseries

APN

58-00-17317-00-4

APU

580017317004

Description

This exceptional investment opportunity presents a fee-simple, net-leased daycare center in King of Prussia, Pennsylvania. The property, located at 489 S Gulph Rd, boasts a 7,660 square foot building situated on a 1.53-acre lot, complete with an outdoor play area. The property is a three-story, Class B building constructed in 1900 and extensively renovated in 2022, operating under R1 zoning. The property features 26 parking spaces. Currently 100% occupied by a franchisee of The Goddard School, a well-established early childhood education provider with a proven track record spanning over 37 years at this location and a significant waiting list. The current lease, a single-tenant net lease, commenced September 30, 2018, and has 11.2 years remaining, with a built-in 3% annual rent increase. The lease expires September 29, 2033, aligning with the ground lease expiration. The property offers a compelling 5.75% cap rate with a Net Operating Income (NOI) of $126,000 and an asking price of $2,191,304. The land value is $289.86 per square foot. This investment provides minimal landlord responsibilities and benefits from excellent access to major roadways including Interstates 76, 276, and 476, as well as US Routes 202 and 30. This is a rare opportunity to acquire a stable, high-performing asset in a prime location.

• CAP approach

  CAP return

  Valuation

  6%

  $1,886,860

  6.5%

  $1,741,716

  7%

  $1,617,308

• Comparable approach

  Method

  Valuation

  Relative Method

  $1,131,134

  Geo Method

  $1,151,585

• Alternative Use

  Use

  Valuation

  Residential

  $2,209,441

  Hospitality

  $2,023,836

  Educational

  $1,683,808

  Medical

  $1,741,716

  Retail

  $2,619,256

Location Insight

City

King Of Prussia

County

Montgomery

State

Pennsylvania

Latitude

40.0771

Longitude

-75.3623

CBSA code

37980

CBSA name

PHILADELPHIA-CAMDEN-WILMINGTON, PA-NJ-DE-MD METROPOLITAN STATISTICAL AREA

Property Tax & Assessments

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