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Caledonia County/Saint Johnsbury/05819

05819

ZIPSAFMR
Caledonia County, VT
Zillow

ZIP Investment Score

71Below average

095130300
BRFMR
Eff. Rent
0 BR$1,110$1,030
1 BR$1,120$1,170
2 BR$1,280$1,360
3 BR$1,770$1,740
4 BR$2,140$1,770
5 BR$2,461Not available
6 BR$2,830Not available
7 BR$3,255Not available
8 BR$3,743Not available

Purchase Price Calculator

Maximum purchase price
$140,179

Cost breakdown

+Likely effective rent$1,360
HUD FMR$1,280
Market rent$1,410
Est. payment standard (107%)Used$1,360
-Principal and interest-$709
Loan amount$112,143
Down payment$28,036
Rate6.50%
Term30 years
-Operating costs-$451
Property taxes-$140
Insurance-$175
Utilities$0
HOA$0
Management-$136
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$21,996(78.5% ROI)
Projected value
$150,957
Return breakdown
Property appreciation+$10,778
Loan principal paid down+$4,018
Rental cash flow+$7,200
5-year hold
+$37,586(134.1% ROI)
Projected value
$158,600
Return breakdown
Property appreciation+$18,421
Loan principal paid down+$7,165
Rental cash flow+$12,000
10-year hold
+$80,334(286.5% ROI)
Projected value
$179,441
Return breakdown
Property appreciation+$39,262
Loan principal paid down+$17,073
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.08
1 BR
0.94
2 BR
0.91
3 BR
1.02
4 BR
1.21
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 05819 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 05819 (Saint Johnsbury, VT) is $1,280 a month. That is up 13.3% from $1,130 in FY 2026. Saint Johnsbury is in the Caledonia County, VT non-metropolitan FMR area. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the county-wide two-bedroom FMR of $1,327. Among 30 ZIP codes in Caledonia County, 05819 has the 28th-highest two-bedroom rent (county range $1,220–$1,990). The median county two-bedroom FMR in Vermont is $1,570, so ZIP 05819 is 18% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 05819
BedroomsFY 2027Change90–110% range
Studio$1,110+15.6%$999–$1,221
1BR$1,120+15.5%$1,008–$1,232
2BR$1,280+13.3%$1,152–$1,408
3BR$1,770+12.7%$1,593–$1,947
4BR$2,140+26.6%$1,926–$2,354

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 05819
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,110$1,120$1,280$1,770$2,140
FY 2026$960$970$1,130$1,570$1,690
FY 2025$880$880$1,060$1,430$1,510
FY 2024area FMR$899$922$1,068$1,390$1,657
FY 2023area FMR$810$845$954$1,167$1,625

Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.

Two-bedroom rent in nearby Caledonia County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 05819
05819Current$1,280—
05821$1,580+23.4%
05822$1,350+5.5%
05824$1,240−3.1%
05828$1,220−4.7%
05832$1,610+25.8%
05836$1,360+6.3%
05837$1,770+38.3%
05839$1,420+10.9%
05841$1,590+24.2%
05842$1,520+18.8%
05843$1,340+4.7%

Questions about ZIP 05819 rents

How much will Section 8 pay for a two-bedroom in ZIP 05819?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,327, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,194 to $1,460 a month; under the ZIP-level Small Area FMR of $1,280 it would be $1,152 to $1,408. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.

Which HUD fair market rent area is ZIP 05819 in?

ZIP 05819 is in the Caledonia County, VT non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,327.

How much did fair market rent change in ZIP 05819 for FY 2027?

The two-bedroom FMR rose 13.3%, from $1,130 in FY 2026 to $1,280 in FY 2027. Since FY 2025 it has risen 20.8%.

When do FY 2027 fair market rents take effect?

HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.

Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set

County fair market rentSaint Johnsbury, VT fair market rentVT statewide rentsWhat is SAFMR?Data sources