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Virginia Beach, VA Hard Reject Underwriting Tape (23456)

FlipScout underwriting tape for Virginia Beach, VA (23456) — 120 actives, 9 Verified / 17 Modeled. Absorption: Seller-leaning absorption; sold_6m=191 (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

Virginia Beach, VA (23456) is a FlipScout Goldmine underwriting terminal. Primary signal is sold liquidity: sold_6m=191 (FlipScout DB closings in 6 months — not full MLS), 120 actives on tape. Trusted months of supply = 3.8 mo (Seller-leaning absorption; velocity ≈ 31.8 closings/mo). Honesty mix: 9 Verified / 17 Modeled / 94 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 2026-07-30T06:03:38Z · Daily snapshot · FlipScout DB · MAO solver Pro

Quant Art

Neighborhood math

Backed by FlipScout solds + Verified ask tape · 2026-07-30T06:03:38Z · daily snapshot

Absorption dial
3.8 MOS mo

MOS = actives ÷ (sold_6m ÷ 6) = 120 ÷ (191 ÷ 6) = 120 ÷ 31.8

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

Sold liquidity stripe
sold_6m 191 actives 120

monthly_velocity = sold_6m / 6 = 191 / 6 = 31.8 closings/mo

Real FlipScout DB solds · refreshed with nightly goldmine tape

Margin quantile ladder
0% p25 -38.1%med -20.1%p75 -18.2%

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

Universe: Verified ask tape · n=9 · not sold-comp ROI

Hard Reject ring
100% at ask

HardReject% = list_above_mao / Verified_w_ARV = 9 / 9

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

Absorption / MOS

Seller-leaning absorption

MOS 3.8 mo

sold_6m 191 · actives 120 · High confidence

191 sold in 6 months — solid zip absorption sample.

Total Listings

120

Verified 9 · Modeled 17 · Unscored 94

Median Verified margin

-20.11%

p25 -38.06% · p75 -18.2% · n=9

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$42.8/sqft · n=8

Verified · condition tier $/sqft

Median Apex

49.9

Hot 0.0% · n=8

Trajectory

Stable

Neighborhood enrichment signal

Honesty mix

7.5% Verified

Modeled 14.2% · Unscored 78.3%

List → ARV discount

-4.07%

Deep share 0.0% · n=9

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 120 actives · streets locked · price / margin / Apex live · median list $549,900 · mix V9/M31/U0

Each row is an underwriting brief at /property/{id} in ZIP 23456. Margins labeled Modeled are directional — not Verified comps.

Browse all in Houses →
PriceMarginApexHonestyListing
$415,0005.8% V52Verified

Virginia Beach, VA · Verified listing

Open brief$489,9004.7% V51Verified

Virginia Beach, VA · Verified listing

Open brief$520,0004.2% V50Verified

Virginia Beach, VA · Verified listing

Open brief$549,9003.6% V50Verified

Virginia Beach, VA · Verified listing

Open brief$594,5003.2% V50Verified

Virginia Beach, VA · Verified listing

Open brief$615,0003.0% V50Verified

Virginia Beach, VA · Verified listing

Open brief$639,5002.3% V49Verified

Virginia Beach, VA · Verified listing

Open brief$754,9001.8% V49Verified

Virginia Beach, VA · Verified listing

Open brief$568,000-49.3% V—VerifiedNeg margin

Virginia Beach, VA · Verified listing

Open brief$695,0007.5% M53Modeled

Virginia Beach, VA · Modeled listing

Open brief$649,9007.5% M53Modeled

Virginia Beach, VA · Modeled listing

Open brief$649,0007.5% M53Modeled

Virginia Beach, VA · Modeled listing

Open brief$625,0007.5% M53Modeled

Virginia Beach, VA · Modeled listing

Open brief$555,0007.5% M53Modeled

Virginia Beach, VA · Modeled listing

Open brief$539,0007.5% M53Modeled

Virginia Beach, VA · Modeled listing

Open brief$535,0007.5% M53Modeled

Virginia Beach, VA · Modeled listing

Open brief$525,0007.5% M53Modeled

Virginia Beach, VA · Modeled listing

Open brief$434,9007.5% M53Modeled

Virginia Beach, VA · Modeled listing

Open brief$425,0007.5% M53Modeled

Virginia Beach, VA · Modeled listing

Open brief$400,0007.5% M53Modeled

Virginia Beach, VA · Modeled listing

Open brief$399,0007.5% M53Modeled

Virginia Beach, VA · Modeled listing

Open brief$389,9007.5% M53Modeled

Virginia Beach, VA · Modeled listing

Open brief$339,9007.5% M53Modeled

Virginia Beach, VA · Modeled listing

Open brief$309,9007.5% M53Modeled

Virginia Beach, VA · Modeled listing

Open brief$219,9007.5% M53Modeled

Virginia Beach, VA · Modeled listing

Open brief$775,0007.5% M53Modeled

Virginia Beach, VA · Modeled listing

Open brief$439,900——Modeled

Virginia Beach, VA · Modeled listing

Open brief$487,000——Modeled

Virginia Beach, VA · Modeled listing

Open brief$540,000——Modeled

Virginia Beach, VA · Modeled listing

Open brief$649,500——Modeled

Virginia Beach, VA · Modeled listing

Open brief$589,000——Modeled

Virginia Beach, VA · Modeled listing

Open brief$685,000——Modeled

Virginia Beach, VA · Modeled listing

Open brief$555,000——Modeled

Virginia Beach, VA · Modeled listing

Open brief$680,000——Modeled

Virginia Beach, VA · Modeled listing

Open brief$799,999——Modeled

Virginia Beach, VA · Modeled listing

Open brief$515,000——Modeled

Virginia Beach, VA · Modeled listing

Open brief$574,900——Modeled

Virginia Beach, VA · Modeled listing

Open brief$750,000——Modeled

Virginia Beach, VA · Modeled listing

Open brief$497,500——Modeled

Virginia Beach, VA · Modeled listing

Open brief$549,900——Modeled

Virginia Beach, VA · 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.

US Goldmine Atlas

Sold-density underwriting terminals nationwide. Browse all Goldmines · Absorption regimes · Fix & flip underwriting · Methodology · Same QDA stack as this Hard Reject rate · Markets hub · Virginia Goldmines

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