Real Estate Investing in Topsham, Vermont (05086)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 05086 (Topsham, VT)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 33.7% of homes vacant — above national norms.
- 1-year downturn: Values declined 3.9% in the last year.
- Elevated poverty: 25.7% poverty rate — can affect rent collection.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Topsham, VT (05086)?
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Market Analysis: 05086 Topsham
ZIP 05086 in Topsham, VT carries a healthy set of headwinds. Home values near $248K and rents of $1,224/mo sit inside a market where underwriting has to be tight.
Distressed markets are won on execution, not on spreadsheets. ZIP 05086 comes in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Regionally, 05086 sits on the difficult end of the VT spectrum. The a strong candidate for read — for disciplined operators — is that pricing reflects the difficulty.
Employment concentration in 05086 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
trends toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Topsham:
Market Trends
Home Value History (with trend line)
📊 How Does 05086 Compare?
| Metric | 05086 | Topsham | Lebanon, NH-VT | Vermont |
|---|---|---|---|---|
| Home Value | $248,406 | $277,567 | N/A | $387,631 |
| 5-Year CAGR | N/A | N/A | N/A | 6.4% |
| Avg Rent | $1,224 | $1,239 | N/A | - |
| Cap Rate | 3.8% | 3.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 05086 (Topsham, VT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $248,406 |
| Monthly Rent | $1,224 |
| Price-to-Rent | 16.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.8% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | -3.9% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
| 10-Year CAGR | N/A |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.8%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 05086
Population: 596
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What is the smart move for investors in Topsham, VT?
A careful cash-flow rentals with hands-on management strategy Topsham, VT best. The market produces consistent results for that approach at the $248K price point.
Are renters plentiful in Topsham, VT?
The tenant pool in Topsham, VT is solid, supported by local employment and population fundamentals. Rents of $1,224/mo are well-absorbed by the market.
Does a duplex house hack pencil in Topsham, VT?
House hacking in Topsham, VT is reasonable to execute. Prices around $248K and rents of $1,224/mo solid owner-occupant economics.
Does Topsham, VT favor landlords or tenants?
Topsham, VT falls under VT landlord-tenant law, which is balanced. That backdrop makes day-to-day property management reasonable.
What is the average home sale price in Topsham, VT?
Topsham, VT median home values land near $248K. That is reasonable territory for investors looking at $1,224/mo-per-month rentals.
You know 05086 now. You don’t know where it ranks.
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How 05086 ranks in Lebanon, NH-VT
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