Real Estate Investing in Grafton, Vermont (05146)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 05146 (Grafton, 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: 39.7% of homes vacant — above national norms.
- Declining values: -0.4% 5-year CAGR — values have moved lower.
- High price-to-rent: Price-to-rent ratio 26.7 — hard to cash-flow at these prices.
• 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 Grafton, VT (05146)?
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Market Analysis: 05146 Grafton
Investors eyeing 05146 need to respect the fundamentals at play. Home values of $398K come alongside slower price movement and elevated management overhead.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 05146 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Nearby ZIPs in Grafton have seen price recovery that 05146 has not matched. Windham County data supports the view that the spread is structural rather than temporary.
The demographic picture in 05146 includes headwinds that any investor should price in. Income distribution skews lower than Grafton averages, and tenant stability requires active management.
Experienced landlords with local relationships tend to find 05146 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Grafton:
Market Trends
Home Value History (with trend line)
📊 How Does 05146 Compare?
| Metric | 05146 | Grafton | Vermont |
|---|---|---|---|
| Home Value | $397,728 | $397,728 | $387,631 |
| 5-Year CAGR | N/A | N/A | 6.4% |
| Avg Rent | $1,242 | $1,242 | - |
| Cap Rate | 2.4% | 2.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 05146 (Grafton, VT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $397,728 |
| Monthly Rent | $1,242 |
| Price-to-Rent | 26.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.4% |
| 5-Year IRR | 2.0% |
📈 Home Appreciation
| 1-Year | +4.2% ▲ |
| 3-Year CAGR | -1.7% ▼ |
| 5-Year CAGR | -0.4% ▼ |
| 10-Year CAGR | +4.4% ▲ |
🏠 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 (2.4%). 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 05146
Population: 663
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
🎓 Schools in 05146
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
How strong is Grafton, VT for real estate investors?
Yes - Grafton, VT a 2.0/5 investability score. With $398K home prices against $1,242/mo monthly rent, the market delivers a reasonable entry point for new investors.
What is the typical vacancy rate in Grafton, VT?
Grafton, VT carries elevated vacancy risk. Expect even-keeled absorption at market rents of $1,242/mo.
What real estate strategy is ideal for Grafton, VT?
Investors usually favor careful cash-flow rentals with hands-on management in Grafton, VT. With home values at $398K and rents near $1,242/mo, other strategies can work but produce predictable rather than outsized returns.
What is the renter demographic in Grafton, VT?
The tenant pool in Grafton, VT is solid, supported by local employment and population fundamentals. Rents of $1,242/mo are well-absorbed by the market.
Are landlord laws favorable in Grafton, VT?
VT law balanced for landlords, and Grafton inherits those rules. Investors should still review local ordinances for rental licensing.
You know 05146 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 05146 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
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