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Caledonia County/East Saint Johnsbury/05838

05838

ZIPFMR
Caledonia County, VT
Zillow
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ZIP Investment Score

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095130300
BRFMR
Eff. Rent
0 BR$1,154$1,154
1 BR$1,161$1,161
2 BR$1,327$1,327
3 BR$1,837$1,837
4 BR$2,218$2,218
5 BR$2,551Not available
6 BR$2,933Not available
7 BR$3,373Not available
8 BR$3,879Not available

Purchase Price Calculator

Maximum purchase price
$135,275

Cost breakdown

+Likely effective rent$1,327
HUD FMRUsed$1,327
Market rentN/A
Est. payment standardN/A
-Principal and interest-$684
Loan amount$108,220
Down payment$27,055
Rate6.50%
Term30 years
-Operating costs-$443
Property taxes-$135
Insurance-$175
Utilities$0
HOA$0
Management-$133
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$21,479(79.4% ROI)
Projected value
$145,677
Return breakdown
Property appreciation+$10,401
Loan principal paid down+$3,877
Rental cash flow+$7,200
5-year hold
+$36,690(135.6% ROI)
Projected value
$153,051
Return breakdown
Property appreciation+$17,776
Loan principal paid down+$6,914
Rental cash flow+$12,000
10-year hold
+$78,364(289.6% ROI)
Projected value
$173,164
Return breakdown
Property appreciation+$37,888
Loan principal paid down+$16,475
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Not enough rental comps in this area to determine how FMR aligns with current market rates.

Historical
FY 2023-2027
FMR
FY2027
Property value
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Tax rate
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Mortgage rate
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ZIP 05838 fair market rent, FY 2027

For FY 2027, HUD's Fair Market Rent for a two-bedroom unit in ZIP 05838 (East Saint Johnsbury, VT) is $1,327 a month. East Saint Johnsbury is in the Caledonia County, VT non-metropolitan FMR area. One county-wide FMR applies to every ZIP code in it. The median county two-bedroom FMR in Vermont is $1,570, so ZIP 05838 is 15% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 05838
BedroomsFY 202790–110% range
Studio$1,154$1,039–$1,269
1BR$1,161$1,045–$1,277
2BR$1,327$1,194–$1,460
3BR$1,837$1,653–$2,021
4BR$2,218$1,996–$2,440

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 05838
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,154$1,161$1,327$1,837$2,218
FY 2026SAFMR$990$990$1,160$1,610$1,730
FY 2025SAFMR$900$910$1,090$1,470$1,560
FY 2024$899$922$1,068$1,390$1,657
FY 2023$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.

Questions about ZIP 05838 rents

How much will Section 8 pay for a two-bedroom in ZIP 05838?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,327, that basic range is $1,194 to $1,460 a month. 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 05838 in?

ZIP 05838 is in the Caledonia County, VT non-metropolitan FMR area.

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 Fair Market Rents. 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 rentEast Saint Johnsbury, VT fair market rentVT statewide rentsWhat is SAFMR?Data sources