Real Estate Investing in Granby, Vermont (05858)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 05858 (Granby, 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: 58.5% of homes vacant — above national norms.
• 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 Granby, VT (05858)?
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Market Analysis: 05858 Granby
ZIP 05858 inside Essex County looks affordable on the surface — median value of $260K — but the discount exists for reasons that a careful buyer should understand before committing.
The 05858 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Statewide comparisons place 05858 among VT's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 05858 ZIP's population of 328 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that posts the need for careful underwriting.
The right play in 05858 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Granby:
Market Trends
Home Value History (with trend line)
📊 How Does 05858 Compare?
| Metric | 05858 | Granby | Vermont |
|---|---|---|---|
| Home Value | $259,639 | $129,820 | $387,631 |
| 5-Year CAGR | N/A | N/A | 6.4% |
| Avg Rent | $909 | $909 | - |
| Cap Rate | 2.7% | 2.7% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 05858 (Granby, VT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $259,639 |
| Monthly Rent | $909 |
| Price-to-Rent | 23.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 16.1% |
📈 Home Appreciation
| 1-Year | +13.3% ▲ |
| 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 (2.7%). 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 05858
Population: 328
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
Frequently Asked Questions
Are eviction rules reasonable in Granby, VT?
Landlord-friendliness in Granby, VT is balanced. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Is the tenant base reliable in Granby, VT?
Granby, VT draws a steady base of working renters. Demand at the $909/mo rent level is reasonable for standard single-family and small multi rentals.
What kind of market is Granby, VT for investors?
With a 2.0/5 investability score, Granby, VT ranks as a solid market for rental property investors. Median prices of $260K and rents of $909/mo drive the underlying numbers.
What real estate strategy is ideal for Granby, VT?
A careful cash-flow rentals with hands-on management strategy Granby, VT best. The market produces stable results for that approach at the $260K price point.
Are homes affordable in Granby, VT?
In Granby, VT the median home value sits at $260K. Against the broader VT market, that reads as reasonable for most investors.
You know 05858 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 05858 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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