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Downingtown, PA Hard Reject Underwriting Tape (19335)

FlipScout underwriting tape for Downingtown, PA (19335) — 63 actives, 8 Verified / 21 Modeled. Absorption: Seller-leaning absorption; sold_6m=186 (FlipScout DB coverage, not full MLS). Hard Reject rate 100.0% on Verified w/ ARV (QDA defaults — Hard Reject ≈ WALK-heavy on Bid Tape; Bid $ free).

Signal Narrative

Downingtown, PA (19335) is a FlipScout Goldmine underwriting terminal. Primary signal is sold liquidity: sold_6m=186 (FlipScout DB closings in 6 months — not full MLS), 63 actives on tape. Trusted months of supply = 2.0 mo (Seller-leaning absorption; velocity ≈ 31.0 closings/mo). Honesty mix: 8 Verified / 21 Modeled / 34 Unscored. Hard Reject at ask 100.0% on Verified-with-ARV (QDA defaults — rates only on free hubs). 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 2026-07-29T06:10:28Z · Daily snapshot · FlipScout DB · MAO solver Pro

Quant Art

Neighborhood math

Backed by FlipScout solds + Verified ask tape · 2026-07-29T06:10:28Z · daily snapshot

Absorption dial
2.0 MOS mo

MOS = actives ÷ (sold_6m ÷ 6) = 63 ÷ (186 ÷ 6) = 63 ÷ 31.0

Sold window 6 mo · FlipScout DB coverage, not full MLS · zones 4 / 6 / 12

Sold liquidity stripe
sold_6m 186 actives 63

monthly_velocity = sold_6m / 6 = 186 / 6 = 31.0 closings/mo

Real FlipScout DB solds · refreshed with nightly goldmine tape

Margin quantile ladder
0% p25 -44.0%med -40.7%p75 -24.6%

gross_margin% = (ARV − list − rehab) / list · Verified actives @ ask

Universe: Verified ask tape · n=8 · not sold-comp ROI

Hard Reject ring
100% at ask

HardReject% = list_above_mao / Verified_w_ARV = 8 / 8

QDA defaults: 12% required net · 4-mo carry · 2% slip · Bid $ free on tape

Absorption / MOS

Seller-leaning absorption

MOS 2.0 mo

sold_6m 186 · actives 63 · High confidence

186 sold in 6 months — solid zip absorption sample.

Total Listings

63

Verified 8 · Modeled 21 · Unscored 34

Median Verified margin

-40.72%

p25 -43.97% · p75 -24.65% · n=8

Hard Reject at ask

100.0%

Strong 0.0% · Pass 0.0%

Share where list exceeds FlipScout MAO at QDA defaults (12% required net / 4-mo carry / 2% slip). Hard Reject ≈ WALK-heavy at ask on Bid Tape; Bid $ free on sheets.

Rehab bands

T2$47.16/sqft · n=8

Verified · condition tier $/sqft

Median Apex

49.6

Hot 0.0% · n=8

Trajectory

Stable

Neighborhood enrichment signal

Honesty mix

12.7% Verified

Modeled 33.3% · Unscored 54.0%

List → ARV discount

-33.88%

Deep share 0.0% · n=8

Hold bleed pressure

$150–$200/day

Banded aggregate · Peak Cash UI Pro

Condo/SFR split withheld — need ≥8 Verified per class.

Same QDA stack as this Hard Reject rate · Fix & flip underwriting · Deal finder · Absorption regimes

Active inventory

40 shown of 63 actives · streets locked · price / margin / Apex live · median list $584,750 · mix V8/M32/U0

Each row is an underwriting brief at /property/{id} in ZIP 19335. Margins labeled Modeled are directional — not Verified comps.

Browse all in Houses →
PriceMarginApexHonestyListing
$484,9004.7% V51Verified

Downingtown, PA · Verified listing

Open brief$549,0003.4% V50Verified

Downingtown, PA · Verified listing

Open brief$589,5003.3% V50Verified

Downingtown, PA · Verified listing

Open brief$563,0003.1% V50Verified

Downingtown, PA · Verified listing

Open brief$579,0002.9% V50Verified

Downingtown, PA · Verified listing

Open brief$560,0002.9% V50Verified

Downingtown, PA · Verified listing

Open brief$648,0002.4% V49Verified

Downingtown, PA · Verified listing

Open brief$673,0002.1% V49Verified

Downingtown, PA · Verified listing

Open brief$677,9807.5% M53Modeled

Downingtown, PA · Modeled listing

Open brief$673,0007.5% M53Modeled

Downingtown, PA · Modeled listing

Open brief$664,9507.5% M53Modeled

Downingtown, PA · Modeled listing

Open brief$650,0007.5% M53Modeled

Downingtown, PA · Modeled listing

Open brief$635,0007.5% M53Modeled

Downingtown, PA · Modeled listing

Open brief$615,0007.5% M53Modeled

Downingtown, PA · Modeled listing

Open brief$615,0007.5% M53Modeled

Downingtown, PA · Modeled listing

Open brief$606,0007.5% M53Modeled

Downingtown, PA · Modeled listing

Open brief$595,0007.5% M53Modeled

Downingtown, PA · Modeled listing

Open brief$594,0007.5% M53Modeled

Downingtown, PA · Modeled listing

Open brief$593,0007.5% M53Modeled

Downingtown, PA · Modeled listing

Open brief$550,0007.5% M53Modeled

Downingtown, PA · Modeled listing

Open brief$495,9857.5% M53Modeled

Downingtown, PA · Modeled listing

Open brief$459,9907.5% M53Modeled

Downingtown, PA · Modeled listing

Open brief$446,9907.5% M53Modeled

Downingtown, PA · Modeled listing

Open brief$399,9907.5% M53Modeled

Downingtown, PA · Modeled listing

Open brief$335,0007.5% M53Modeled

Downingtown, PA · Modeled listing

Open brief$295,0007.5% M53Modeled

Downingtown, PA · Modeled listing

Open brief$751,0002.2% M49Modeled

Downingtown, PA · Modeled listing

Open brief$754,9182.2% M49Modeled

Downingtown, PA · Modeled listing

Open brief$649,9002.0% M49Modeled

Downingtown, PA · Modeled listing

Open brief$190,000——Modeled

Downingtown, PA · Modeled listing

Open brief$330,000——Modeled

Downingtown, PA · Modeled listing

Open brief$397,400——Modeled

Downingtown, PA · Modeled listing

Open brief$610,000——Modeled

Downingtown, PA · Modeled listing

Open brief$580,000——Modeled

Downingtown, PA · Modeled listing

Open brief$549,000——Modeled

Downingtown, PA · Modeled listing

Open brief$512,500——Modeled

Downingtown, PA · Modeled listing

Open brief$560,000——Modeled

Downingtown, PA · Modeled listing

Open brief$569,000——Modeled

Downingtown, PA · Modeled listing

Open brief$729,900——Modeled

Downingtown, PA · Modeled listing

Open brief$600,000——Modeled

Downingtown, PA · Modeled listing

Open brief

Verified Invest Deals

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PriceMarginApexAddress
No Verified Invest deals yet0 Verified Invest Deals Currently Available — 100% of Verified actives with ARV screen Hard Reject at ask under FlipScout QDA defaults.

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