Positioned within the high-performing Upland Square Shopping Center, the retail pads at 210–220 Upland Square Drive offer a rare opportunity to acquire a fully leased, trophy asset in Montgomery County—ranked the #1 place to live in Pennsylvania. This 2.79-acre site features two freestanding buildings totaling 10,944 SF, anchored by nationally recognized tenants: Starbucks (drive-thru), Aspen Dental, and Chili’s. Each tenant has recently executed long-term lease extensions through 2034–2036, ensuring predictable income with a weighted average lease term of 9.9 years. The property benefits from exceptional visibility at the signalized intersection of Pottstown Pike (PA-100) and Upland Square Drive, with combined traffic counts exceeding 38,000 VPD. Located just 40 miles from Philadelphia and surrounded by over 95,000 residents within a 5-mile radius, the site draws from a robust consumer base with average household incomes surpassing $100,000. The center itself sees 4.8 million annual visits and ranks in the top 38% nationally per Placer.ai. Tenants operate under NNN leases with reimbursement structures that include CAM caps and pro-rata shares across two tax parcels. The asset generates a net operating income of $404,266 and is offered at a 6.00% cap rate. With strong demographics, high-traffic positioning, and resilient tenant profiles in coffee, dental, and dining, this investment delivers both stability and upside in one of Pennsylvania’s most desirable submarkets.