489 S Gulph Rd King of Prussia, PA 19406
- Day care centers
- 7,664 SF
- 1.53 lot acres
Current Use by Public Records
- The Goddard School of King of Prussia / Daycare Center
Property Details for 489 S Gulph Rd
- Year built
- 1900
- Lot size
- 1.53 lot acres
- Property size
- 7,664 SF
- Zone code
- R1
- Property type
- Day care centers
- 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.
Value Estimations
-
AI approach
- Method
- Estimation
- Statistic approach
- $1,915,000
- ML approach
- $1,875,000
-
Comparable approach
- Method
- Estimation
- Statistic Estimate
- $1,762,000
Market price range: $726k - $1.92M -
Alternative Use
- Use
- Estimation
- COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
- $1,445,000 Current use
- AUTO REPAIR, GARAGE
- $2,265,000 Change: +57% Conversion: Difficult
- RETAIL STORES
- $2,065,000 Change: +43% Conversion: Difficult
- OFFICE BUILDING
- $1,460,000 Change: +1% Conversion: Difficult
- MEDICAL BUILDING
- $1,210,000 Change: -17% Conversion: Difficult
- WAREHOUSE, STORAGE
- $1,195,000 Change: -17% Conversion: Difficult
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Location Insight
- Map
- Local Demand
- City
- King Of Prussia
- County
- Montgomery
- State
- Pennsylvania
- Longitude
- -75.3623
- Latitude
- 40.0771
- CBSA code
- 37980
- CBSA name
- PHILADELPHIA-CAMDEN-WILMINGTON, PA-NJ-DE-MD METROPOLITAN STATISTICAL AREA
