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Caledonia County/Sutton/05867

05867

ZIPSAFMR
Caledonia County, VT
Zillow

ZIP Investment Score

116Above average

095130300
BRFMR
Eff. Rent
0 BR$1,730$1,730
1 BR$1,740$1,740
2 BR$1,990$1,990
3 BR$2,760$2,760
4 BR$3,330$3,330
5 BR$3,829Not available
6 BR$4,404Not available
7 BR$5,065Not available
8 BR$5,824Not available

Purchase Price Calculator

Maximum purchase price
$233,797

Cost breakdown

+Likely effective rent$1,990
HUD FMRUsed$1,990
Market rentN/A
Est. payment standardN/A
-Principal and interest-$1,182
Loan amount$187,037
Down payment$46,759
Rate6.50%
Term30 years
-Operating costs-$608
Property taxes-$234
Insurance-$175
Utilities$0
HOA$0
Management-$199
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$31,878(68.2% ROI)
Projected value
$251,773
Return breakdown
Property appreciation+$17,977
Loan principal paid down+$6,701
Rental cash flow+$7,200
5-year hold
+$54,673(116.9% ROI)
Projected value
$264,519
Return breakdown
Property appreciation+$30,723
Loan principal paid down+$11,950
Rental cash flow+$12,000
10-year hold
+$117,957(252.3% ROI)
Projected value
$299,280
Return breakdown
Property appreciation+$65,483
Loan principal paid down+$28,474
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
--
Tax rate
--
Mortgage rate
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ZIP 05867 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 05867 (Sutton, VT) is $1,990 a month. That is up 53.1% from $1,300 in FY 2026. Sutton 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, 05867 has the highest two-bedroom rent (county range $1,220–$1,990). The median county two-bedroom FMR in Vermont is $1,570, so ZIP 05867 is 27% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 05867
BedroomsFY 2027Change90–110% range
Studio$1,730+60.2%$1,557–$1,903
1BR$1,740+56.8%$1,566–$1,914
2BR$1,990+53.1%$1,791–$2,189
3BR$2,760+55.9%$2,484–$3,036
4BR$3,330+64.0%$2,997–$3,663

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 05867
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,730$1,740$1,990$2,760$3,330
FY 2026$1,080$1,110$1,300$1,770$2,030
FY 2025$990$1,030$1,220$1,630$1,750
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. 05867
05842$1,520−23.6%
05843$1,340−32.7%
05848$1,330−33.2%
05849$1,330−33.2%
05850$1,530−23.1%
05851$1,530−23.1%
05861$1,330−33.2%
05862$1,670−16.1%
05866$1,430−28.1%
05867Current$1,990—
05871$1,620−18.6%
05873$1,460−26.6%

Questions about ZIP 05867 rents

How much will Section 8 pay for a two-bedroom in ZIP 05867?

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 $1,990 it would be $1,791 to $2,189. 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 05867 in?

ZIP 05867 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 05867 for FY 2027?

The two-bedroom FMR rose 53.1%, from $1,300 in FY 2026 to $1,990 in FY 2027. Since FY 2025 it has risen 63.1%.

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 rentSutton, VT fair market rentVT statewide rentsWhat is SAFMR?Data sources