±11.11 acres of HI-zoned heavy industrial land across four contiguous parcels on the Schuylkill River in Upper Merion Township. 1,532' of frontage on River Road, three-phase power, sewer, well, and Conrail rail spur on site. Two tenants across ±8.0 acres, substantially below market, with both leases expiring in 2027 — offering near-term mark-to-market for an investor or a clear path to possession for a user. Heavy industrial zoning in the King of Prussia submarket is limited in supply and effectively irreplaceable. Six minutes to Norristown Transit Center, forty minutes to Philadelphia International.