Building Details

Year Built 1880

Buildings 1

Listing Agency: Flex Realty

Listed By: Chris Williams chris@flexrealtyvt.com

Source: Seevermonthomesforsale

Added: Aug 25 Changed: Aug 29 Last Checked: Aug 29 at 9:01PM

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Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Flex Realty

Investment Insights

Based on property information with market context.

This two-unit duplex contains approximately 1,809 finished square feet, with a 4-bedroom, 2-bath unit alongside a 1-bedroom, 1-bath unit. The property includes a full basement, enclosed front porch, slate roof, wall air conditioning units, and oil-fired forced-air heat. Public water and sewer serve the building, which conveys in As-Is condition.

Set on 0.36 acres in Proctor, the property has a landscaped yard, mountain views, and a residential setting. Local destinations include Beaver Pond, the Carriage Trails, hiking areas, Proctor Pool, the town ice and roller skating rink, the Vermont Marble Museum, Marble Bridge, Wilson Castle, parks, schools, and the Proctor Free Library. Rutland provides additional shopping, dining, entertainment, and services, while the surrounding region offers skiing, golf, and other Green Mountain recreation.

Key Highlights

• Two‑unit layout with a 4‑bedroom, 2‑bath unit and a 1‑bedroom, 1‑bath unit
• Approximately 1,809 finished square feet on 0.36 acres
• Slate roof, full basement, enclosed front porch, and wall air conditioning units

Financial Insights

Estimated NOI and Cap Rate

NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).

NOI / Yr

$17,143

Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.

Cap Rate

7.97%

Suggested Prices Based on Cap Rates Cap rates vary significantly by property type, market, and asset quality. Typical U.S. stable-market ranges: Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+) Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand) Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically) Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher) Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk) Self-Storage — 5.5% to 7.5% Medical Office — 6.0% to 7.5% Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term Rules of thumb: Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%). Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C. Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI. Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.

Cap Rate 5%

$342,860 $342.9K

Cap Rate 7%

$244,900 $244.9K

Cap Rate 9%

$190,478 $190.5K

Market Conditions

NOI Build-Up for 1,809 SF Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent. EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs. OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements. NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.

Gross rent

$25.0K $13.80/SF

− Vacancy

−$474 −$0.26/SF

EGI

$24.5K $13.54/SF

− OpEx

−$7.3K −$4.06/SF

NOI

$17.1K $9.48/SF

Area

Rutland County, VT

Vacancy

1.90%

Lease Rate

$13.80 /SF/Yr

Expense Ratio

30.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates Cap rates vary significantly by property type, market, and asset quality. Typical U.S. stable-market ranges: Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+) Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand) Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically) Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher) Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk) Self-Storage — 5.5% to 7.5% Medical Office — 6.0% to 7.5% Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term Rules of thumb: Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%). Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C. Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI. Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.

Cap Rate 5%

$342,860

Cap Rate 7%

$244,900

Cap Rate 9%

$190,478

Alternative Uses

Best Use

Multifamily LT 5

$244.9K

$214.3K – $285.7K (±1% cap)

NOI $17,143 @ 7.0% cap · market cap 7.97%

Second Best

Apartment 5plus

$225.7K

$197.5K – $263.3K (±1% cap)

NOI $15,796 @ 7.0% cap · market cap 7.35%

Theoretical Best

Healthcare Medical

$315.0K

$275.6K – $367.5K (±1% cap)

NOI $22,048 @ 7.0% cap · market cap 10.25%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Duplexes

Suggested Use

Top Pick Real Estate Agency Plumbing Service Restaurant Big Box & Wholesale Store Gym & Fitness Center Kitchen & Bath Showroom

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

Yes

Utilities to site

Location Intelligence

Trade Area within ½ mile

40

Businesses Nearby

Explore this area Business Placement

Demographics for 05765, VT

1,722

Population

761

Households

2.3

Avg Household Size

44

Median Age

28%

College-Educated

97%

High-School Grad

7.2 sq mi

ZIP Area

239

Density / Sq Mi

$65,000

Median Household Income

$42,115

Median Earnings

$997

Median Rent

$199,300

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Duplex - Distinct living spaces support owner occupancy, investment use, or additional household space under one roof.

Where is this duplex located?

The property is located at 31-33 Gorham Bridge Rd Proctor, VT.

What is the asking price?

The asking price for this property is $215,000.

What are key features of this property?

This property features: Two‑unit layout with a 4‑bedroom, 2‑bath unit and a 1‑bedroom, 1‑bath unit; Approximately 1,809 finished square feet on 0.36 acres; Slate roof, full basement, enclosed front porch, and wall air conditioning units