{ "meta": { "dataset": "VanToVault Foothold Index - 2-4 unit house-hacking screen", "description": "83 US metros screened across 23,424 two-to-four-unit listings for where an owner-occupant buyer can live in one unit and come out ahead of renting. 11,495 listings failed none of the seven tests (missing data passes, so a survivor was not necessarily measured on all seven); 11 metros clear the affordability bar.", "data_as_of": "2026-08-06", "mortgage_rate_pct": 6.66, "license": "CC BY 4.0 - use with attribution to Van to Vault (vantovault.com)", "methodology": "https://vantovault.com/library/foothold-score/", "notes": "thin=true means fewer than 20 surviving listings - dollar figures can move substantially month to month. rank/score are null for metros that did not clear the metro-level affordability test. kept_per_month_usd is the median surviving deal's monthly position versus renting (rent avoided + tenant rent - full payment - maintenance reserve).", "fields": [ "metro", "state", "survivors", "thin", "entry_price_usd", "typical_price_usd", "kept_per_month_usd", "keep_ratio", "rank", "foothold_score", "entry_pillar", "cashflow_pillar", "durability_pillar" ], "fha_limit_source": "HUD CY2026 forward limits, per metro and unit count. Each listing is tested against the limit for its unit count. basis: national floor = the metro sits at the HUD CY2026 national floor; MSA above-floor = HUD assigns the MSA a higher limit.", "file_updated": "2026-08-26" }, "metros": [ { "metro": "Rochester", "state": "NY", "survivors": 87, "thin": false, "entry_price_usd": 160000, "typical_price_usd": 234900, "kept_per_month_usd": 563, "keep_ratio": 0.516, "rank": 1, "foothold_score": 64.9, "entry_pillar": 65.5, "cashflow_pillar": 84.1, "durability_pillar": 50.1, "fha_limit_2unit_usd": 693050, "fha_limit_3unit_usd": 837700, "fha_limit_4unit_usd": 1041125, "fha_limit_basis": "national floor" }, { "metro": "Syracuse", "state": "NY", "survivors": 92, "thin": false, "entry_price_usd": 198000, "typical_price_usd": 240000, "kept_per_month_usd": 716, "keep_ratio": 0.526, "rank": 2, "foothold_score": 63.9, "entry_pillar": 54.5, "cashflow_pillar": 88.6, "durability_pillar": 52.4, "fha_limit_2unit_usd": 693050, "fha_limit_3unit_usd": 837700, "fha_limit_4unit_usd": 1041125, "fha_limit_basis": "national floor" }, { "metro": "Albany", "state": "NY", "survivors": 69, "thin": false, "entry_price_usd": 269900, "typical_price_usd": 299900, "kept_per_month_usd": 558, "keep_ratio": 0.421, "rank": 3, "foothold_score": 60.3, "entry_pillar": 36.4, "cashflow_pillar": 79.5, "durability_pillar": 63.9, "fha_limit_2unit_usd": 693050, "fha_limit_3unit_usd": 837700, "fha_limit_4unit_usd": 1041125, "fha_limit_basis": "national floor" }, { "metro": "Cleveland", "state": "OH", "survivors": 62, "thin": false, "entry_price_usd": 169997, "typical_price_usd": 210000, "kept_per_month_usd": 333, "keep_ratio": 0.29, "rank": 4, "foothold_score": 53.7, "entry_pillar": 52.7, "cashflow_pillar": 59.1, "durability_pillar": 50.3, "fha_limit_2unit_usd": 693050, "fha_limit_3unit_usd": 837700, "fha_limit_4unit_usd": 1041125, "fha_limit_basis": "national floor" }, { "metro": "Youngstown", "state": "OH", "survivors": 14, "thin": true, "entry_price_usd": 127500, "typical_price_usd": 190000, "kept_per_month_usd": 234, "keep_ratio": 0.295, "rank": 5, "foothold_score": 48.3, "entry_pillar": 56.4, "cashflow_pillar": 43.2, "durability_pillar": 46.1, "fha_limit_2unit_usd": 693050, "fha_limit_3unit_usd": 837700, "fha_limit_4unit_usd": 1041125, "fha_limit_basis": "national floor" }, { "metro": "Pittsburgh", "state": "PA", "survivors": 266, "thin": false, "entry_price_usd": 249000, "typical_price_usd": 319900, "kept_per_month_usd": 163, "keep_ratio": 0.107, "rank": 6, "foothold_score": 46.6, "entry_pillar": 34.5, "cashflow_pillar": 47.7, "durability_pillar": 54.8, "fha_limit_2unit_usd": 693050, "fha_limit_3unit_usd": 837700, "fha_limit_4unit_usd": 1041125, "fha_limit_basis": "national floor" }, { "metro": "Buffalo", "state": "NY", "survivors": 240, "thin": false, "entry_price_usd": 237900, "typical_price_usd": 284900, "kept_per_month_usd": 241, "keep_ratio": 0.197, "rank": 7, "foothold_score": 43.8, "entry_pillar": 41.8, "cashflow_pillar": 40.9, "durability_pillar": 47.4, "fha_limit_2unit_usd": 693050, "fha_limit_3unit_usd": 837700, "fha_limit_4unit_usd": 1041125, "fha_limit_basis": "national floor" }, { "metro": "Toledo", "state": "OH", "survivors": 40, "thin": false, "entry_price_usd": 134900, "typical_price_usd": 150000, "kept_per_month_usd": -50, "keep_ratio": -0.071, "rank": 8, "foothold_score": 39.3, "entry_pillar": 72.7, "cashflow_pillar": 2.3, "durability_pillar": 42, "fha_limit_2unit_usd": 693050, "fha_limit_3unit_usd": 837700, "fha_limit_4unit_usd": 1041125, "fha_limit_basis": "national floor" }, { "metro": "Chicago", "state": "IL", "survivors": 366, "thin": false, "entry_price_usd": 449000, "typical_price_usd": 550000, "kept_per_month_usd": 184, "keep_ratio": 0.083, "rank": 9, "foothold_score": 37.3, "entry_pillar": 7.3, "cashflow_pillar": 43.2, "durability_pillar": 55.5, "fha_limit_2unit_usd": 693050, "fha_limit_3unit_usd": 837700, "fha_limit_4unit_usd": 1041125, "fha_limit_basis": "national floor" }, { "metro": "Grand Rapids", "state": "MI", "survivors": 51, "thin": false, "entry_price_usd": 279000, "typical_price_usd": 352000, "kept_per_month_usd": -103, "keep_ratio": -0.071, "rank": 10, "foothold_score": 34.2, "entry_pillar": 21.8, "cashflow_pillar": 29.5, "durability_pillar": 47, "fha_limit_2unit_usd": 693050, "fha_limit_3unit_usd": 837700, "fha_limit_4unit_usd": 1041125, "fha_limit_basis": "national floor" }, { "metro": "Memphis", "state": "TN", "survivors": 16, "thin": true, "entry_price_usd": 160000, "typical_price_usd": 173000, "kept_per_month_usd": -21, "keep_ratio": -0.024, "rank": 11, "foothold_score": 33.9, "entry_pillar": 54.5, "cashflow_pillar": 15.9, "durability_pillar": 32, "fha_limit_2unit_usd": 693050, "fha_limit_3unit_usd": 837700, "fha_limit_4unit_usd": 1041125, "fha_limit_basis": "national floor" }, { "metro": "Akron", "state": "OH", "survivors": 15, "thin": true, "entry_price_usd": 169900, "typical_price_usd": 199900, "kept_per_month_usd": -600, "keep_ratio": -0.81, "rank": null, "foothold_score": null, "entry_pillar": null, "cashflow_pillar": null, "durability_pillar": null, "fha_limit_2unit_usd": 693050, "fha_limit_3unit_usd": 837700, "fha_limit_4unit_usd": 1041125, "fha_limit_basis": "national floor" }, { "metro": "Albuquerque", "state": "NM", "survivors": 9, "thin": true, "entry_price_usd": 444444, "typical_price_usd": 479990, "kept_per_month_usd": -1902, "keep_ratio": -1.968, "rank": null, "foothold_score": null, "entry_pillar": null, "cashflow_pillar": null, "durability_pillar": null, "fha_limit_2unit_usd": 693050, "fha_limit_3unit_usd": 837700, "fha_limit_4unit_usd": 1041125, "fha_limit_basis": "national floor" }, { "metro": "Allentown", "state": "PA", "survivors": 73, "thin": false, "entry_price_usd": 234900, "typical_price_usd": 339499, "kept_per_month_usd": -421, "keep_ratio": -0.372, "rank": null, "foothold_score": null, "entry_pillar": null, "cashflow_pillar": null, "durability_pillar": null, "fha_limit_2unit_usd": 693050, "fha_limit_3unit_usd": 837700, "fha_limit_4unit_usd": 1041125, "fha_limit_basis": "national floor" }, { "metro": "Atlanta", "state": "GA", "survivors": 64, "thin": false, "entry_price_usd": 375000, "typical_price_usd": 499000, "kept_per_month_usd": -1097, "keep_ratio": -0.618, "rank": null, "foothold_score": null, "entry_pillar": null, "cashflow_pillar": null, "durability_pillar": null, "fha_limit_2unit_usd": 920150, "fha_limit_3unit_usd": 1112250, "fha_limit_4unit_usd": 1382250, "fha_limit_basis": "MSA above-floor" }, { "metro": "Austin", "state": "TX", "survivors": 165, "thin": false, "entry_price_usd": 450000, "typical_price_usd": 499900, "kept_per_month_usd": -2204, "keep_ratio": -1.642, "rank": null, "foothold_score": null, "entry_pillar": null, "cashflow_pillar": null, "durability_pillar": null, "fha_limit_2unit_usd": 731700, "fha_limit_3unit_usd": 884450, "fha_limit_4unit_usd": 1099150, "fha_limit_basis": "MSA above-floor" }, { "metro": "Bakersfield", "state": "CA", "survivors": 118, "thin": false, "entry_price_usd": 370000, "typical_price_usd": 450000, "kept_per_month_usd": -1866, "keep_ratio": -1.806, "rank": null, "foothold_score": null, "entry_pillar": null, "cashflow_pillar": null, "durability_pillar": null, "fha_limit_2unit_usd": 693050, "fha_limit_3unit_usd": 837700, "fha_limit_4unit_usd": 1041125, "fha_limit_basis": "national floor" }, { "metro": "Baltimore", "state": "MD", "survivors": 18, "thin": true, "entry_price_usd": 250000, "typical_price_usd": 300000, "kept_per_month_usd": -583, "keep_ratio": -0.478, "rank": null, "foothold_score": null, "entry_pillar": null, "cashflow_pillar": null, "durability_pillar": null, "fha_limit_2unit_usd": 956950, "fha_limit_3unit_usd": 1156700, "fha_limit_4unit_usd": 1437500, "fha_limit_basis": "MSA above-floor" }, { "metro": "Baton Rouge", "state": "LA", "survivors": 43, "thin": false, "entry_price_usd": 230000, "typical_price_usd": 319900, "kept_per_month_usd": -1380, "keep_ratio": -1.433, "rank": null, "foothold_score": null, "entry_pillar": null, "cashflow_pillar": null, "durability_pillar": null, "fha_limit_2unit_usd": 693050, "fha_limit_3unit_usd": 837700, "fha_limit_4unit_usd": 1041125, "fha_limit_basis": "national floor" }, { "metro": "Birmingham", "state": "AL", "survivors": 1, "thin": true, "entry_price_usd": 449000, "typical_price_usd": 449000, "kept_per_month_usd": -1305, "keep_ratio": -0.895, "rank": null, "foothold_score": null, "entry_pillar": null, "cashflow_pillar": null, "durability_pillar": null, "fha_limit_2unit_usd": 693050, "fha_limit_3unit_usd": 837700, "fha_limit_4unit_usd": 1041125, "fha_limit_basis": "national floor" }, { "metro": "Boston", "state": "MA", "survivors": 217, "thin": false, "entry_price_usd": 915000, "typical_price_usd": 1100000, "kept_per_month_usd": -1955, "keep_ratio": -0.728, "rank": null, "foothold_score": null, "entry_pillar": null, "cashflow_pillar": null, "durability_pillar": null, "fha_limit_2unit_usd": 1232250, "fha_limit_3unit_usd": 1489500, "fha_limit_4unit_usd": 1851100, "fha_limit_basis": "MSA above-floor" }, { "metro": "Bridgeport", "state": "CT", "survivors": 106, "thin": false, "entry_price_usd": 539999, "typical_price_usd": 599900, "kept_per_month_usd": -1052, "keep_ratio": -0.653, "rank": null, "foothold_score": null, "entry_pillar": null, "cashflow_pillar": null, "durability_pillar": null, "fha_limit_2unit_usd": 1251400, "fha_limit_3unit_usd": 1512650, "fha_limit_4unit_usd": 1879850, "fha_limit_basis": "MSA above-floor" }, { "metro": "Cape Coral-Fort Myers", "state": "FL", "survivors": 178, "thin": false, "entry_price_usd": 389900, "typical_price_usd": 460000, "kept_per_month_usd": -1992, "keep_ratio": -1.68, "rank": null, "foothold_score": null, "entry_pillar": null, "cashflow_pillar": null, "durability_pillar": null, "fha_limit_2unit_usd": 693050, "fha_limit_3unit_usd": 837700, "fha_limit_4unit_usd": 1041125, "fha_limit_basis": "national floor" }, { "metro": "Charleston", "state": "SC", "survivors": 28, "thin": false, "entry_price_usd": 575000, "typical_price_usd": 695000, "kept_per_month_usd": -1130, "keep_ratio": -0.54, "rank": null, "foothold_score": null, "entry_pillar": null, "cashflow_pillar": null, "durability_pillar": null, "fha_limit_2unit_usd": 883300, "fha_limit_3unit_usd": 1067750, "fha_limit_4unit_usd": 1326950, "fha_limit_basis": "MSA above-floor" }, { "metro": "Charlotte", "state": "NC", "survivors": 20, "thin": false, "entry_price_usd": 440000, "typical_price_usd": 625000, "kept_per_month_usd": -1909, "keep_ratio": -1.355, "rank": null, "foothold_score": null, "entry_pillar": null, "cashflow_pillar": null, "durability_pillar": null, "fha_limit_2unit_usd": 693050, "fha_limit_3unit_usd": 837700, "fha_limit_4unit_usd": 1041125, "fha_limit_basis": "national floor" }, { "metro": "Cincinnati", "state": "OH", "survivors": 107, "thin": false, "entry_price_usd": 285000, "typical_price_usd": 345000, "kept_per_month_usd": -1385, "keep_ratio": -1.237, "rank": null, "foothold_score": null, "entry_pillar": null, "cashflow_pillar": null, "durability_pillar": null, "fha_limit_2unit_usd": 693050, "fha_limit_3unit_usd": 837700, "fha_limit_4unit_usd": 1041125, "fha_limit_basis": "national floor" }, { "metro": "Columbus", "state": "OH", "survivors": 188, "thin": false, "entry_price_usd": 245000, "typical_price_usd": 310000, "kept_per_month_usd": -660, "keep_ratio": -0.636, "rank": null, "foothold_score": null, "entry_pillar": null, "cashflow_pillar": null, "durability_pillar": null, "fha_limit_2unit_usd": 756700, "fha_limit_3unit_usd": 914700, "fha_limit_4unit_usd": 1136750, "fha_limit_basis": "MSA above-floor" }, { "metro": "Dallas", "state": "TX", "survivors": 70, "thin": false, "entry_price_usd": 399000, "typical_price_usd": 549000, "kept_per_month_usd": -2437, "keep_ratio": -1.992, "rank": null, "foothold_score": null, "entry_pillar": null, "cashflow_pillar": null, "durability_pillar": null, "fha_limit_2unit_usd": 721400, "fha_limit_3unit_usd": 872000, "fha_limit_4unit_usd": 1083650, "fha_limit_basis": "MSA above-floor" }, { "metro": "Dayton", "state": "OH", "survivors": 31, "thin": false, "entry_price_usd": 185000, "typical_price_usd": 220000, "kept_per_month_usd": -672, "keep_ratio": -0.875, "rank": null, "foothold_score": null, "entry_pillar": null, "cashflow_pillar": null, "durability_pillar": null, "fha_limit_2unit_usd": 693050, "fha_limit_3unit_usd": 837700, "fha_limit_4unit_usd": 1041125, "fha_limit_basis": "national floor" }, { "metro": "Denver", "state": "CO", "survivors": 68, "thin": false, "entry_price_usd": 550000, "typical_price_usd": 700000, "kept_per_month_usd": -2544, "keep_ratio": -1.739, "rank": null, "foothold_score": null, "entry_pillar": null, "cashflow_pillar": null, "durability_pillar": null, "fha_limit_2unit_usd": 1104150, "fha_limit_3unit_usd": 1334700, "fha_limit_4unit_usd": 1658700, "fha_limit_basis": "MSA above-floor" }, { "metro": "Detroit", "state": "MI", "survivors": 1, "thin": true, "entry_price_usd": 229900, "typical_price_usd": 229900, "kept_per_month_usd": 337, "keep_ratio": 0.345, "rank": null, "foothold_score": null, "entry_pillar": null, "cashflow_pillar": null, "durability_pillar": null, "fha_limit_2unit_usd": 693050, "fha_limit_3unit_usd": 837700, "fha_limit_4unit_usd": 1041125, "fha_limit_basis": "national floor" }, { "metro": "El Paso", "state": "TX", "survivors": 40, "thin": false, "entry_price_usd": 198000, "typical_price_usd": 250000, "kept_per_month_usd": -833, "keep_ratio": -1.041, "rank": null, "foothold_score": null, "entry_pillar": null, "cashflow_pillar": null, "durability_pillar": null, "fha_limit_2unit_usd": 693050, "fha_limit_3unit_usd": 837700, "fha_limit_4unit_usd": 1041125, "fha_limit_basis": "national floor" }, { "metro": "Fort Wayne", "state": "IN", "survivors": 50, "thin": false, "entry_price_usd": 134900, "typical_price_usd": 189000, "kept_per_month_usd": -148, "keep_ratio": -0.188, "rank": null, "foothold_score": null, "entry_pillar": null, "cashflow_pillar": null, "durability_pillar": null, "fha_limit_2unit_usd": 693050, "fha_limit_3unit_usd": 837700, "fha_limit_4unit_usd": 1041125, "fha_limit_basis": "national floor" }, { "metro": "Fresno", "state": "CA", "survivors": 47, "thin": false, "entry_price_usd": 399000, "typical_price_usd": 544900, "kept_per_month_usd": -1370, "keep_ratio": -1.154, "rank": null, "foothold_score": null, "entry_pillar": null, "cashflow_pillar": null, "durability_pillar": null, "fha_limit_2unit_usd": 693050, "fha_limit_3unit_usd": 837700, "fha_limit_4unit_usd": 1041125, "fha_limit_basis": "national floor" }, { "metro": "Greensboro", "state": "NC", "survivors": 6, "thin": true, "entry_price_usd": 250000, "typical_price_usd": 412000, "kept_per_month_usd": -1423, "keep_ratio": -1.482, "rank": null, "foothold_score": null, "entry_pillar": null, "cashflow_pillar": null, "durability_pillar": null, "fha_limit_2unit_usd": 693050, "fha_limit_3unit_usd": 837700, "fha_limit_4unit_usd": 1041125, "fha_limit_basis": "national floor" }, { "metro": "Harrisburg", "state": "PA", "survivors": 10, "thin": true, "entry_price_usd": 185000, "typical_price_usd": 335000, "kept_per_month_usd": -282, "keep_ratio": -0.234, "rank": null, "foothold_score": null, "entry_pillar": null, "cashflow_pillar": null, "durability_pillar": null, "fha_limit_2unit_usd": 693050, "fha_limit_3unit_usd": 837700, "fha_limit_4unit_usd": 1041125, "fha_limit_basis": "national floor" }, { "metro": "Hartford", "state": "CT", "survivors": 50, "thin": false, "entry_price_usd": 350000, "typical_price_usd": 399999, "kept_per_month_usd": -549, "keep_ratio": -0.461, "rank": null, "foothold_score": null, "entry_pillar": null, "cashflow_pillar": null, "durability_pillar": null, "fha_limit_2unit_usd": 693050, "fha_limit_3unit_usd": 837700, "fha_limit_4unit_usd": 1041125, "fha_limit_basis": "national floor" }, { "metro": "Houston", "state": "TX", "survivors": 145, "thin": false, "entry_price_usd": 309000, "typical_price_usd": 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