Absorption / MOS
Seller-leaning absorption
MOS 1.7 mo
sold_6m 137 · actives 38 · High confidence
137 sold in 6 months — solid zip absorption sample.
Free: Hard Reject rates, MOS, Verified/Modeled mix. Pro $15/mo: street addresses + MAO $. Methodology
FlipScout Dealpedia
Andover, MA Flip MOS Underwriting Tape (01810)
FlipScout underwriting tape for Andover, MA (01810) — 38 actives, 0 Verified / 9 Modeled. Absorption: Seller-leaning absorption; sold_6m=137 (FlipScout DB coverage, not full MLS). Hard Reject % withheld until ≥3 Verified-with-ARV actives — sold liquidity and MOS remain the primary published signals.
Signal Narrative
Andover, MA (01810) is a FlipScout Goldmine underwriting terminal. Primary signal is sold liquidity: sold_6m=137 (FlipScout DB closings in 6 months — not full MLS), 38 actives on tape. Trusted months of supply = 1.7 mo (Seller-leaning absorption; velocity ≈ 22.8 closings/mo). Honesty mix: 0 Verified / 9 Modeled / 29 Unscored. Hard Reject % and Verified margins are withheld until ≥3 Verified-with-ARV actives — we do not invent ask-tape from Modeled comps. Directional Modeled ask margin median is +1.4% (n=9) — labeled Modeled, not Verified. Same QDA stack as this Hard Reject rate — stress-test asks on the published QDA stack, or read the fix and flip underwriting method.
Underwriting terminal
Neighborhood tape
As of 2026-07-29T06:25:17Z · Daily snapshot · FlipScout DB · MAO solver Pro
Quant Art
Neighborhood math
Sold liquidity + MOS primary · ask-tape pending Verified depth · 2026-07-29T06:25:17Z · daily snapshot
MOS = actives ÷ (sold_6m ÷ 6) = 38 ÷ (137 ÷ 6) = 38 ÷ 22.8
Sold window 6 mo · FlipScout DB coverage, not full MLS · zones 4 / 6 / 12
monthly_velocity = sold_6m / 6 = 137 / 6 = 22.8 closings/mo
Real FlipScout DB solds · refreshed with nightly goldmine tape
Verified ask sample too thin for Hard Reject % and Verified margin ladder (need ≥3 Verified-with-ARV). Verified actives: 0.
Modeled actives: 9 · Median Modeled ask margin: +1.4% (directional only — not Verified comps).
This Goldmine still underwrites via sold liquidity + MOS. Hard Reject rates publish when Verified-with-ARV depth clears n≥3.
Same QDA stack as this Hard Reject rate · Underwriting method
Total Listings
38
Verified 0 · Modeled 9 · Unscored 29
Median Modeled margin
1.4%
Directional Modeled ask tape · n=9 · not Verified comps
Hard Reject at ask
Pending
Same QDA stack as this Hard Reject rate
Need ≥3 Verified-with-ARV (have 0 Verified). We never invent Hard Reject from Modeled comps.
Rehab bands
Verified rehab $/sqft bands need deeper Verified sample.
Verified · condition tier $/sqft
Median Apex
N/A
Insufficient scored Apex sample (0-sentinel excluded)
Trajectory
Stable
Neighborhood enrichment signal
Honesty mix
0.0% Verified
Modeled 23.7% · Unscored 76.3%
List → ARV discount
—
Deep share — · n=—
Hold bleed pressure
—
Banded aggregate · Peak Cash UI Pro
Zero Verified actives — Hard Reject / margin tape withheld (Modeled-only).
Same QDA stack as this Hard Reject rate · Fix & flip underwriting · Deal finder · Absorption regimes
Active inventory
38 shown of 38 actives · streets locked · price / margin / Apex live · median list $524,950 · mix V0/M38/U0
Each row is an underwriting brief at /property/{id} in ZIP 01810. Margins labeled Modeled are directional — not Verified comps.
PriceMarginApexHonestyListing
$349,9007.5% M53ModeledAndover, MA · Modeled listing
Open brief
$329,0007.5% M53ModeledAndover, MA · Modeled listing
Open brief
$419,0007.4% M53ModeledAndover, MA · Modeled listing
Open brief
$449,0001.9% M49ModeledAndover, MA · Modeled listing
Open brief
$514,9001.4% M48ModeledAndover, MA · Modeled listing
Open brief
$495,0001.3% M48ModeledAndover, MA · Modeled listing
Open brief
$785,0001.2% M48ModeledAndover, MA · Modeled listing
Open brief
$649,9000.0% M48ModeledAndover, MA · Modeled listing
Open brief
$799,000-0.9% M—ModeledNeg marginAndover, MA · Modeled listing
Open brief
$599,900——ModeledAndover, MA · Modeled listing
Open brief
$799,000——ModeledAndover, MA · Modeled listing
Open brief
$339,000——ModeledAndover, MA · Modeled listing
Open brief
$679,900——ModeledAndover, MA · Modeled listing
Open brief
$354,900——ModeledAndover, MA · Modeled listing
Open brief
$750,000——ModeledAndover, MA · Modeled listing
Open brief
$679,900——ModeledAndover, MA · Modeled listing
Open brief
$525,000——ModeledAndover, MA · Modeled listing
Open brief
$799,000——ModeledAndover, MA · Modeled listing
Open brief
$335,000——ModeledAndover, MA · Modeled listing
Open brief
$309,900——ModeledAndover, MA · Modeled listing
Open brief
$439,900——ModeledAndover, MA · Modeled listing
Open brief
$634,000——ModeledAndover, MA · Modeled listing
Open brief
$795,000——ModeledAndover, MA · Modeled listing
Open brief
$415,000——ModeledAndover, MA · Modeled listing
Open brief
$319,900——ModeledAndover, MA · Modeled listing
Open brief
$599,900——ModeledAndover, MA · Modeled listing
Open brief
$349,000——ModeledAndover, MA · Modeled listing
Open brief
$495,000——ModeledAndover, MA · Modeled listing
Open brief
$649,900——ModeledAndover, MA · Modeled listing
Open brief
$799,999——ModeledAndover, MA · Modeled listing
Open brief
$524,900——ModeledAndover, MA · Modeled listing
Open brief
$284,900——ModeledAndover, MA · Modeled listing
Open brief
$769,900——ModeledAndover, MA · Modeled listing
Open brief
$539,900——ModeledAndover, MA · Modeled listing
Open brief
$699,900——ModeledAndover, MA · Modeled listing
Open brief
$624,999——ModeledAndover, MA · Modeled listing
Open brief
$249,000——ModeledAndover, MA · Modeled listing
Open brief
$300,000——ModeledAndover, MA · Modeled listing
Open briefVerified Invest Deals
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PriceMarginApexAddress
No Verified Invest deals yet0 Verified Invest Deals Currently Available — actives are Modeled or unscored; honesty gate withholds the invest feed.
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