Duplex with Slate
New
For Sale
$215,000
31-33 Gorham Bridge Road, Proctor, VT 05765
Multi-Family, Proctor, VT
Property Size1,809 SF
Lot Size0.36 Acres
Price / SF$118.85
Days on Market4
Property Features for 31-33 Gorham Bridge Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
res
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 4, Bedroom 2, Basement, Bathroom 3, Bedroom 3, Bedroom 1, Bathroom 1, Bedroom 5, Bathroom 2
Lot features
Landscaped, Mountain View
Elementary school
Proctor Elementary School
Middle school
Proctor Jr/Sr High School
High school
Proctor Jr/Sr High School
Elementary school district
Greater Rutland County Supervisory Union
Middle school district
Greater Rutland County Supervisory Union
High school district
Greater Rutland County Supervisory Union
Directions
From US-7, turn right onto Corn Hill Rd. Slight right onto VT-3 S. Turn right onto Gorham Bridge Rd. The destination will be on the right.
Standard status
Active
Size
1,809 SF
Lot size
0.36 Acres
Taxes and HOA fees
Tax Year
2027
Tax Annual Amount
2548
Utilities
Utilities
Cable Available
Heating system
Oil, Forced Air
Water source
Public
Amenities
enclosed front porch
wall air conditioning units
full basement
Building Details
Year built
1880
Floors in Building
2
Number of units
2
Building materials
Wood Siding
Roof type
Slate
Architectural style
Other
Listing Agency:
Flex Realty
(802) 399-2860
Listed By:
Chris Williams
(802) 578-8885
Added: Aug 26
Changed: Aug 27
Last Checked: Aug 29 at 3:06PM
MLS# 5106770
Copyright © 2026 PrimeMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 1880, this duplex contains approximately 1,809 square feet across two residences: a 4-bedroom, 2-bath unit and a 1-bedroom, 1-bath unit. The 0.36-acre property includes a spacious yard, mountain views, an enclosed front porch, and a full basement for storage. Wood siding and a slate roof add durable exterior features, while oil-fired forced-air heat and wall air-conditioning units serve the home.
Public water and sewer support the property, which is located on Gorham Bridge Road in Proctor. Local recreation includes Beaver Pond, the Carriage Trails, hiking areas, the Proctor Pool, and an ice and roller skating rink. The Vermont Marble Museum, Marble Bridge, Wilson Castle, the Proctor Free Library, parks, and local schools are also identified nearby, with additional shopping and services available in Rutland.
Public water and sewer support the property, which is located on Gorham Bridge Road in Proctor. Local recreation includes Beaver Pond, the Carriage Trails, hiking areas, the Proctor Pool, and an ice and roller skating rink. The Vermont Marble Museum, Marble Bridge, Wilson Castle, the Proctor Free Library, parks, and local schools are also identified nearby, with additional shopping and services available in Rutland.
Key Highlights
- 1,809‑square‑foot duplex on 0.36 acres
- 4‑bedroom, 2‑bath unit plus 1‑bedroom, 1‑bath unit
- Slate roof, wood siding, and enclosed front porch
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
NOI $17,143 @ 7.0% cap · market cap 7.97%
Second Best
Apartment 5plus
$225.7K
$197.5K – $263.3K
NOI $15,796 @ 7.0% cap · market cap 7.35%
Theoretical Best
Healthcare Medical
$315.0K
$275.6K – $367.5K
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
Lease Details
2
Residential units
Yes
Paved road access
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with public water and sewer, full basement, and oil-fired forced-air heat.
Where is this duplex located?
The property is located at 31-33 Gorham Bridge Road 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: 1,809‑square‑foot duplex on 0.36 acres; 4‑bedroom, 2‑bath unit plus 1‑bedroom, 1‑bath unit; Slate roof, wood siding, and enclosed front porch
