Real Estate Investing in Proctor, Vermont (05765)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 05765 (Proctor, VT)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Proctor, VT (05765)?
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Market Analysis: 05765 Proctor
This part of Rutland County is not an easy win. The 05765 ZIP stands at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Stepping back, the numbers look inviting — $271K purchase price, 0.0% nominal cap — the work to hit that pro forma in 05765 is substantial and deserves full respect.
The gap between 05765 and stronger Proctor ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Resident income in 05765 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The 05765 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Proctor:
Market Trends
Home Value History (with trend line)
📊 How Does 05765 Compare?
| Metric | 05765 | Proctor | Rutland, VT | Vermont |
|---|---|---|---|---|
| Home Value | $270,699 | $270,699 | N/A | $387,631 |
| 5-Year CAGR | 6.5% | 6.5% | N/A | 6.4% |
| Avg Rent | $1,314 | $1,314 | N/A | - |
| Cap Rate | 3.8% | 3.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 05765 (Proctor, VT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $270,699 |
| Monthly Rent | $1,314 |
| Price-to-Rent | 17.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.8% |
| 5-Year IRR | 10.2% |
📈 Home Appreciation
| 1-Year | +6.6% ▲ |
| 3-Year CAGR | +5.8% ▲ |
| 5-Year CAGR | +6.5% ▲ |
| 10-Year CAGR | +5.4% ▲ |
🏠 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 (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 05765
Population: 1,802
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 05765
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
Is Proctor, VT a smart market for rental property?
Proctor, VT clocks in at an investability rating of 3.0/5, with median home values near $271K and average rents around $1,314/mo. That combination puts it in the sturdy tier for investor interest.
Do rentals sit vacant long in Proctor, VT?
Proctor, VT vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What is the average monthly rent in Proctor, VT?
The typical rental in Proctor, VT commands about $1,314/mo monthly. That rent profile stable cash flow against the $271K purchase basis.
Is it easy to find good tenants in Proctor, VT?
Tenant quality in Proctor, VT ranks as solid. Landlords generally report consistent occupancy at market rents of $1,314/mo.
Which real estate strategy fits Proctor, VT?
For Proctor, VT, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
You know 05765 now. You don’t know where it ranks.
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How 05765 ranks in Rutland, VT
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