Real Estate Investing in Waterbury, Vermont (05677)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 05677 (Waterbury, VT)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 19.0% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 28.6 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Waterbury, VT (05677)?
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Market Analysis: 05677 Waterbury
The 05677 ZIP covers a section of Waterbury that demands careful diligence. Prices near $618K look accessible, but the work to make a deal cash flow is real.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $618K asset, 05677 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within VT, ZIP 05677 trails on several market indicators that neighboring Washington County submarkets outperform. The gap is real and substantial enough to shape underwriting.
Demographically, 05677 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Experienced landlords with local relationships tend to find 05677 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 Waterbury:
Market Trends
Home Value History (with trend line)
📊 How Does 05677 Compare?
| Metric | 05677 | Waterbury | Barre, VT | Vermont |
|---|---|---|---|---|
| Home Value | $618,277 | $546,213 | N/A | $387,631 |
| 5-Year CAGR | 4.0% | 3.5% | N/A | 6.4% |
| Avg Rent | $1,800 | $1,692 | N/A | - |
| Cap Rate | 2.3% | 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 05677 (Waterbury, VT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $618,277 |
| Monthly Rent | $1,800 |
| Price-to-Rent | 28.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.5% |
| Cap Rate | 2.3% |
| 5-Year IRR | 6.2% |
📈 Home Appreciation
| 1-Year | +1.7% ▲ |
| 3-Year CAGR | +1.4% ▲ |
| 5-Year CAGR | +4.0% ▲ |
| 10-Year CAGR | +5.6% ▲ |
🏠 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 (2.3%). 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 05677
Population: 2,298
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
Investor Insight: With 3,161 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical rental rate in Waterbury, VT?
Investors in Waterbury, VT typically see rents near $1,800/mo per month against $618K home values - a solid setup for rental cash flow.
What kind of vacancy should I budget for in Waterbury, VT?
Occupancy in Waterbury, VT runs reliable with elevated vacancy. Well-priced units at $1,800/mo lease on reasonable timelines.
Is Waterbury, VT a smart market for rental property?
The 3.0/5 investability rating in Waterbury, VT reflects its $618K prices and $1,800/mo rents. Investors generally consider it a solid option within VT.
Is Waterbury, VT a good market for FHA house hackers?
Waterbury, VT is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $618K price point reasonable to enter.
What approach is best for Waterbury, VT real estate?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Waterbury, VT. The numbers - $618K homes against $1,800/mo rents - support that play.
You know 05677 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 05677 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.
How 05677 ranks in Barre, VT
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