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Property profile & analytics
OFF-MARKET
Estimated value
$57,350,000
High-rise multifamily apartments
3000 Vly Frg Cir King Of Prussia, PA 19406-1110
Entity Owned
22-yr Hold
~
Est. High Equity
Property ID
US73-1263692
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
1980
Total area
396,137 SF
Lot
2.26 ac (98,446 SF)
Zoning code
HR
APN
58-00-19477-60-7
UPID
US73-1263692
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Brady Annmarie A Physician
-
Savor Take-out & Catering
-
Zodiac Solutions Inc Business Management Consultant
-
Dr. Antoinette Mangione, MD Physician
-
Guaranteed Rate Loan Service Bank
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$74.11M
Blend (final)
Blend
$57.35M
Owner & transaction history
Prudential Mort Cap Co LLC · 22 yrs held
Prudential Mort Cap Co LLC
since 2004
7 recorded transactions
Zoning & alternative use
HR · King Of Prussia, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$75.4M
+31.9%
Medical building
$62.4M
+9.3%
Warehouse, storage
$61.9M
+8.2%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs King Of Prussia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs King Of Prussia submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$57,150,000
Current use
OFFICE BUILDING
$75,355,000
Change: +32% · Conversion: Moderate
MEDICAL BUILDING
$62,440,000
Change: +9% · Conversion: Moderate
WAREHOUSE, STORAGE
$61,855,000
Change: +8% · Conversion: Difficult
RESTAURANT
$55,600,000
Change: -3% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$51,630,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$57.35M
Range $51.62M – $63.09M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$145 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$703,389
Tax year 2023
Assessed value
$22,824,000
Assessed 2024
Previous assessed
$22,824,000
+0.0% YoY
Effective rate
3.08%
On assessed value
Total market value
$22,824,000
Applied tax rate
58.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
Off-Market
Year built
1980
Heating
FORCED AIR
Cooling
CENTRAL
Units
242
Total area
396,137 SF
Lot
2.26 ac (98,446 SF)
Zoning code
HR
APN
58-00-19477-60-7
UPID
US73-1263692
Jurisdiction
MONTGOMERY
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
HR · King Of Prussia, PA
Zoning HR · permitted uses
HR · King Of Prussia, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
King Of Prussia. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$57.2M
OFFICE BUILDING
Est. value
$75.4M
MEDICAL BUILDING
Est. value
$62.4M
WAREHOUSE, STORAGE
Est. value
$61.9M
RESTAURANT
Est. value
$55.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$51.6M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
MEDICAL BUILDING
WAREHOUSE, STORAGE
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1980
Heating
FORCED AIR
Cooling
Yes
Units
242
Lot
2.26 ac
Current owner
From public records · entity-resolved
Prudential Mort Cap Co LLC
Entity
Mailing address
PO BOX 646, FOXCROFT SQUARE, PA 19046-7046
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 13, 2025
—
Valley Forge Towers Apartments Nort
—
Deed
related
$41,895,000 · Capital One Bank NA
May 1, 2025
—
Valley Forge Towers Apartments Nort
—
Deed
related
$40,479,000 · Capital One NA
Dec 4, 2023
—
Valley Forge Towers Apartments Nort
—
Deed
related
$30,785,972 · Firstrust Bank
Feb 5, 2004
—
Prudential Mort Cap Co LLC
Valley Forge Tower Apts North
Grant Deed
related
—
—
—
Forge Twrs Apartments N Valley
—
Deed Of Trust
related
$34,000,000 · Capital One
—
—
Forge Twrs Apartments N Valley
—
Loan Modification
related
—
—
—
Galman Valley Forg Assocs
—
Deed Of Trust
related
—
—
—
Galman Valley Forg Assocs
—
Deed Of Trust
related
$10 · Prudential Mortgage Capital Co
—
—
Valley Forge Towers Apartments
—
Deed Of Trust
related
$4,925,000 · Prudential Insurance Co
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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