Absorption / MOS
Elevated supply / slow absorption
MOS 6.2 mo
sold_6m 185 · actives 192 · High confidence
185 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
Smyrna, GA Hard Reject Underwriting Tape (30080)
FlipScout underwriting tape for Smyrna, GA (30080) — 192 actives, 8 Verified / 13 Modeled. Absorption: Elevated supply / slow absorption; sold_6m=185 (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
Smyrna, GA (30080) is a FlipScout Goldmine underwriting terminal. Primary signal is sold liquidity: sold_6m=185 (FlipScout DB closings in 6 months — not full MLS), 192 actives on tape. Trusted months of supply = 6.2 mo (Elevated supply / slow absorption; velocity ≈ 30.8 closings/mo). Honesty mix: 8 Verified / 13 Modeled / 171 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 2026-07-30T06:13:02Z · Daily snapshot · FlipScout DB · MAO solver Pro
Quant Art
Neighborhood math
Backed by FlipScout solds + Verified ask tape · 2026-07-30T06:13:02Z · daily snapshot
MOS = actives ÷ (sold_6m ÷ 6) = 192 ÷ (185 ÷ 6) = 192 ÷ 30.8
Sold window 6 mo · FlipScout DB coverage, not full MLS · zones 4 / 6 / 12
monthly_velocity = sold_6m / 6 = 185 / 6 = 30.8 closings/mo
Real FlipScout DB solds · refreshed with nightly goldmine tape
gross_margin% = (ARV − list − rehab) / list · Verified actives @ ask
Universe: Verified ask tape · n=8 · not sold-comp ROI
HardReject% = list_above_mao / Verified_w_ARV = 8 / 8
QDA defaults: 12% required net · 4-mo carry · 2% slip · Bid $ free on tape
Total Listings
192
Verified 8 · Modeled 13 · Unscored 171
Median Verified margin
-32.99%
p25 -43.85% · p75 -24.9% · 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$43.25/sqft · n=8
Verified · condition tier $/sqft
Median Apex
50.25
Hot 0.0% · n=8
Trajectory
Stable
Neighborhood enrichment signal
Honesty mix
4.2% Verified
Modeled 6.8% · Unscored 89.1%
List → ARV discount
-14.68%
Deep share 0.0% · n=8
Hold bleed pressure
$100–$150/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 192 actives · streets locked · price / margin / Apex live · median list $499,450 · mix V8/M32/U0
Each row is an underwriting brief at /property/{id} in ZIP 30080. Margins labeled Modeled are directional — not Verified comps.
PriceMarginApexHonestyListing
$279,00010.4% V55VerifiedSmyrna, GA · Verified listing
Open brief
$525,0004.3% V50VerifiedSmyrna, GA · Verified listing
Open brief
$525,0004.1% V50VerifiedSmyrna, GA · Verified listing
Open brief
$504,9004.0% V50VerifiedSmyrna, GA · Verified listing
Open brief
$499,9003.9% V50VerifiedSmyrna, GA · Verified listing
Open brief
$540,0003.7% V50VerifiedSmyrna, GA · Verified listing
Open brief
$595,0003.1% V50VerifiedSmyrna, GA · Verified listing
Open brief
$599,0002.7% V49VerifiedSmyrna, GA · Verified listing
Open brief
$695,0007.5% M53ModeledSmyrna, GA · Modeled listing
Open brief
$655,0007.5% M53ModeledSmyrna, GA · Modeled listing
Open brief
$624,0007.5% M53ModeledSmyrna, GA · Modeled listing
Open brief
$550,0007.5% M53ModeledSmyrna, GA · Modeled listing
Open brief
$545,0007.5% M53ModeledSmyrna, GA · Modeled listing
Open brief
$499,0007.5% M53ModeledSmyrna, GA · Modeled listing
Open brief
$425,0007.5% M53ModeledSmyrna, GA · Modeled listing
Open brief
$330,0007.5% M53ModeledSmyrna, GA · Modeled listing
Open brief
$319,0007.5% M53ModeledSmyrna, GA · Modeled listing
Open brief
$269,0007.5% M53ModeledSmyrna, GA · Modeled listing
Open brief
$255,0007.5% M53ModeledSmyrna, GA · Modeled listing
Open brief
$184,9007.5% M53ModeledSmyrna, GA · Modeled listing
Open brief
$385,0006.5% M52ModeledSmyrna, GA · Modeled listing
Open brief
$345,000——ModeledSmyrna, GA · Modeled listing
Open brief
$380,000——ModeledSmyrna, GA · Modeled listing
Open brief
$490,000——ModeledSmyrna, GA · Modeled listing
Open brief
$520,000——ModeledSmyrna, GA · Modeled listing
Open brief
$465,000——ModeledSmyrna, GA · Modeled listing
Open brief
$580,000——ModeledSmyrna, GA · Modeled listing
Open brief
$675,000——ModeledSmyrna, GA · Modeled listing
Open brief
$619,000——ModeledSmyrna, GA · Modeled listing
Open brief
$259,900——ModeledSmyrna, GA · Modeled listing
Open brief
$325,000——ModeledSmyrna, GA · Modeled listing
Open brief
$412,000——ModeledSmyrna, GA · Modeled listing
Open brief
$379,900——ModeledSmyrna, GA · Modeled listing
Open brief
$189,000——ModeledSmyrna, GA · Modeled listing
Open brief
$649,900——ModeledSmyrna, GA · Modeled listing
Open brief
$435,000——ModeledSmyrna, GA · Modeled listing
Open brief
$229,500——ModeledSmyrna, GA · Modeled listing
Open brief
$575,000——ModeledSmyrna, GA · Modeled listing
Open brief
$650,000——ModeledSmyrna, GA · Modeled listing
Open brief
$709,000——ModeledSmyrna, GA · Modeled listing
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PriceMarginApexAddress
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