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Cumming, GA Flip MOS Underwriting Tape (30041)

FlipScout underwriting tape for Cumming, GA (30041) — 178 actives, 0 Verified / 20 Modeled. Absorption: Elevated supply / slow absorption; sold_6m=162 (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 (30041) is a FlipScout Goldmine underwriting terminal. Primary signal is sold liquidity: sold_6m=162 (FlipScout DB closings in 6 months — not full MLS), 178 actives on tape. Trusted months of supply = 6.6 mo (Elevated supply / slow absorption; velocity ≈ 27.0 closings/mo). Honesty mix: 0 Verified / 20 Modeled / 158 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=20) — 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 2026-07-29T06:23:32Z · Daily snapshot · FlipScout DB · MAO solver Pro

Quant Art

Neighborhood math

Sold liquidity + MOS primary · ask-tape pending Verified depth · 2026-07-29T06:23:32Z · daily snapshot

Absorption dial
6.6 MOS mo

MOS = actives ÷ (sold_6m ÷ 6) = 178 ÷ (162 ÷ 6) = 178 ÷ 27.0

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

Sold liquidity stripe
sold_6m 162 actives 178

monthly_velocity = sold_6m / 6 = 162 / 6 = 27.0 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: 20 · 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 6.6 mo

sold_6m 162 · actives 178 · High confidence

162 sold in 6 months — solid zip absorption sample.

Total Listings

178

Verified 0 · Modeled 20 · Unscored 158

Median Modeled margin

7.5%

Directional Modeled ask tape · n=20 · 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 11.2% · Unscored 88.8%

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 178 actives · streets locked · price / margin / Apex live · median list $560,000 · mix V0/M40/U0

Each row is an underwriting brief at /property/{id} in ZIP 30041. Margins labeled Modeled are directional — not Verified comps.

Browse all in Houses →
PriceMarginApexHonestyListing
$713,6707.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$709,1407.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$703,6407.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$665,0007.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$645,5007.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$629,0007.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$625,0007.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$570,0007.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$525,0007.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$519,9907.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$499,0007.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$472,0007.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$464,9907.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$424,9907.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$411,0457.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$409,8307.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$394,9907.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$388,2417.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$388,2417.5% M53Modeled

Cumming, GA · Modeled listing

Open brief$757,8507.3% M53Modeled

Cumming, GA · Modeled listing

Open brief$555,000——Modeled

Cumming, GA · Modeled listing

Open brief$525,000——Modeled

Cumming, GA · Modeled listing

Open brief$514,990——Modeled

Cumming, GA · Modeled listing

Open brief$670,000——Modeled

Cumming, GA · Modeled listing

Open brief$475,000——Modeled

Cumming, GA · Modeled listing

Open brief$419,000——Modeled

Cumming, GA · Modeled listing

Open brief$515,000——Modeled

Cumming, GA · Modeled listing

Open brief$454,990——Modeled

Cumming, GA · Modeled listing

Open brief$599,000——Modeled

Cumming, GA · Modeled listing

Open brief$575,000——Modeled

Cumming, GA · Modeled listing

Open brief$565,000——Modeled

Cumming, GA · Modeled listing

Open brief$649,000——Modeled

Cumming, GA · Modeled listing

Open brief$590,000——Modeled

Cumming, GA · Modeled listing

Open brief$800,000——Modeled

Cumming, GA · Modeled listing

Open brief$499,900——Modeled

Cumming, GA · Modeled listing

Open brief$749,900——Modeled

Cumming, GA · Modeled listing

Open brief$599,900——Modeled

Cumming, GA · Modeled listing

Open brief$710,000——Modeled

Cumming, GA · Modeled listing

Open brief$434,000——Modeled

Cumming, GA · Modeled listing

Open brief$724,900——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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