Real Estate Investing in Waterville, Vermont (05492)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 05492 (Waterville, VT)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High price-to-rent: Price-to-rent ratio 27.5 — 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 Waterville, VT (05492)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 05492 Waterville
Investors eyeing 05492 need to respect the fundamentals at play. Home values of $344K come alongside slower price movement and elevated management overhead.
The investment case in 05492 is significant only for operators who understand what they are buying. A $344K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 05492 among VT's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 05492 ZIP's population of 700 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that clocks in at the need for careful underwriting.
Experienced landlords with local relationships tend to find 05492 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 Waterville:
Market Trends
Home Value History (with trend line)
📊 How Does 05492 Compare?
| Metric | 05492 | Waterville | Vermont |
|---|---|---|---|
| Home Value | $344,215 | $344,215 | $387,631 |
| 5-Year CAGR | N/A | N/A | 6.4% |
| Avg Rent | $1,044 | $1,044 | - |
| Cap Rate | 2.4% | 2.4% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 05492 (Waterville, VT). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 05492 (Waterville, VT)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $344,215 |
| Monthly Rent | $1,044 |
| Price-to-Rent | 27.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.6% |
| Cap Rate | 2.4% |
| 5-Year IRR | 6.9% |
📈 Home Appreciation
| 1-Year | +4.6% ▲ |
| 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 (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 05492
Population: 700
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 05492
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.
Frequently Asked Questions
How high is vacancy risk in Waterville, VT?
Occupancy in Waterville, VT runs reliable with elevated vacancy. Well-priced units at $1,044/mo lease on reasonable timelines.
What investment strategy works best in Waterville, VT?
The best-fit strategy in Waterville, VT is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What monthly rent should investors expect in Waterville, VT?
Rent in Waterville, VT is around $1,044/mo. The resulting rent-to-value relationship with $344K pricing is reasonable for most investor models.
Is Waterville, VT suited for a house hack?
Waterville, VT offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,044/mo rent level.
What kind of market is Waterville, VT for investors?
With a 2.0/5 investability score, Waterville, VT ranks as a solid market for rental property investors. Median prices of $344K and rents of $1,044/mo drive the underlying numbers.
You know 05492 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 05492 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.
AI Market Advisor
Ask questions about investing in 05492 (Waterville)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 05492 (Waterville, VT).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.