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Cumming, GA Flip MOS Underwriting Tape (30040)

FlipScout underwriting tape for Cumming, GA (30040) — 216 actives, 0 Verified / 18 Modeled. Absorption: Elevated supply / slow absorption; sold_6m=149 (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

Cumming, GA (30040) is a FlipScout Goldmine underwriting terminal. Primary signal is sold liquidity: sold_6m=149 (FlipScout DB closings in 6 months — not full MLS), 216 actives on tape. Trusted months of supply = 8.7 mo (Elevated supply / slow absorption; velocity ≈ 24.8 closings/mo). Honesty mix: 0 Verified / 18 Modeled / 198 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 +7.5% (n=18) — 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 2026-07-31T06:34:35Z · Daily snapshot · FlipScout DB · MAO solver Pro

Quant Art

Neighborhood math

Sold liquidity + MOS primary · ask-tape pending Verified depth · 2026-07-31T06:34:35Z · daily snapshot

Absorption dial
8.7 MOS mo

MOS = actives ÷ (sold_6m ÷ 6) = 216 ÷ (149 ÷ 6) = 216 ÷ 24.8

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

Sold liquidity stripe
sold_6m 149 actives 216

monthly_velocity = sold_6m / 6 = 149 / 6 = 24.8 closings/mo

Real FlipScout DB solds · refreshed with nightly goldmine tape

Ask-tape status

Verified ask sample too thin for Hard Reject % and Verified margin ladder (need ≥3 Verified-with-ARV). Verified actives: 0.

Modeled actives: 18 · Median Modeled ask margin: +7.5% (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

Absorption / MOS

Elevated supply / slow absorption

MOS 8.7 mo

sold_6m 149 · actives 216 · High confidence

149 sold in 6 months — solid zip absorption sample.

Total Listings

216

Verified 0 · Modeled 18 · Unscored 198

Median Modeled margin

7.5%

Directional Modeled ask tape · n=18 · not Verified 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 8.3% · Unscored 91.7%

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

40 shown of 216 actives · streets locked · price / margin / Apex live · median list $569,510 · mix V0/M40/U0

Each row is an underwriting brief at /property/{id} in ZIP 30040. Margins labeled Modeled are directional — not Verified comps.

Browse all in Houses →
PriceMarginApexHonestyListing
$743,0807.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$703,5157.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$703,3997.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$609,8927.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$599,9997.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$574,0197.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$565,0007.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$540,0007.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$530,0007.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$519,9007.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$504,4607.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$499,9907.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$499,9907.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$494,3107.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$460,0007.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$442,9907.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$419,9007.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$364,9007.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$798,364——Modeled

Cumming, GA · Modeled listing

Open brief$705,130——Modeled

Cumming, GA · Modeled listing

Open brief$763,695——Modeled

Cumming, GA · Modeled listing

Open brief$629,900——Modeled

Cumming, GA · Modeled listing

Open brief$475,000——Modeled

Cumming, GA · Modeled listing

Open brief$600,000——Modeled

Cumming, GA · Modeled listing

Open brief$754,255——Modeled

Cumming, GA · Modeled listing

Open brief$619,900——Modeled

Cumming, GA · Modeled listing

Open brief$612,250——Modeled

Cumming, GA · Modeled listing

Open brief$699,990——Modeled

Cumming, GA · Modeled listing

Open brief$719,846——Modeled

Cumming, GA · Modeled listing

Open brief$547,500——Modeled

Cumming, GA · Modeled listing

Open brief$659,224——Modeled

Cumming, GA · Modeled listing

Open brief$683,301——Modeled

Cumming, GA · Modeled listing

Open brief$618,000——Modeled

Cumming, GA · Modeled listing

Open brief$493,420——Modeled

Cumming, GA · Modeled listing

Open brief$449,900——Modeled

Cumming, GA · Modeled listing

Open brief$308,000——Modeled

Cumming, GA · Modeled listing

Open brief$550,000——Modeled

Cumming, GA · Modeled listing

Open brief$485,000——Modeled

Cumming, GA · Modeled listing

Open brief$724,900——Modeled

Cumming, GA · Modeled listing

Open brief$343,900——Modeled

Cumming, GA · Modeled listing

Open brief

Verified 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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