Absorption / MOS
Elevated supply / slow absorption
MOS 6.5 mo
sold_6m 188 · actives 203 · High confidence
188 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
Brandon, FL Hard Reject Underwriting Tape (33511)
FlipScout underwriting tape for Brandon, FL (33511) — 203 actives, 10 Verified / 26 Modeled. Absorption: Elevated supply / slow absorption; sold_6m=188 (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
Brandon, FL (33511) is a FlipScout Goldmine underwriting terminal. Primary signal is sold liquidity: sold_6m=188 (FlipScout DB closings in 6 months — not full MLS), 203 actives on tape. Trusted months of supply = 6.5 mo (Elevated supply / slow absorption; velocity ≈ 31.3 closings/mo). Honesty mix: 10 Verified / 26 Modeled / 167 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 2026-07-30T06:06:15Z · Daily snapshot · FlipScout DB · MAO solver Pro
Quant Art
Neighborhood math
Backed by FlipScout solds + Verified ask tape · 2026-07-30T06:06:15Z · daily snapshot
MOS = actives ÷ (sold_6m ÷ 6) = 203 ÷ (188 ÷ 6) = 203 ÷ 31.3
Sold window 6 mo · FlipScout DB coverage, not full MLS · zones 4 / 6 / 12
monthly_velocity = sold_6m / 6 = 188 / 6 = 31.3 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=10 · not sold-comp ROI
HardReject% = list_above_mao / Verified_w_ARV = 10 / 10
QDA defaults: 12% required net · 4-mo carry · 2% slip · Bid $ free on tape
Total Listings
203
Verified 10 · Modeled 26 · Unscored 167
Median Verified margin
-39.88%
p25 -42.91% · p75 -25.41% · n=10
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$43.47/sqft · n=8
Verified · condition tier $/sqft
Median Apex
51.35
Hot 0.0% · n=8
Trajectory
Stable
Neighborhood enrichment signal
Honesty mix
4.9% Verified
Modeled 12.8% · Unscored 82.3%
List → ARV discount
-18.38%
Deep share 0.0% · n=10
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 203 actives · streets locked · price / margin / Apex live · median list $364,680 · mix V10/M30/U0
Each row is an underwriting brief at /property/{id} in ZIP 33511. Margins labeled Modeled are directional — not Verified comps.
PriceMarginApexHonestyListing
$349,0008.7% V54VerifiedBrandon, FL · Verified listing
Open brief
$349,9908.0% V53VerifiedBrandon, FL · Verified listing
Open brief
$385,0006.9% V52VerifiedBrandon, FL · Verified listing
Open brief
$444,9006.3% V52VerifiedBrandon, FL · Verified listing
Open brief
$480,0004.7% V51VerifiedBrandon, FL · Verified listing
Open brief
$535,0004.0% V50VerifiedBrandon, FL · Verified listing
Open brief
$535,0003.8% V50VerifiedBrandon, FL · Verified listing
Open brief
$719,0002.3% V49VerifiedBrandon, FL · Verified listing
Open brief
$219,900-39.6% V—VerifiedNeg marginBrandon, FL · Verified listing
Open brief
$259,900-52.0% V—VerifiedNeg marginBrandon, FL · Verified listing
Open brief
$800,0007.5% M53ModeledBrandon, FL · Modeled listing
Open brief
$492,0007.5% M53ModeledBrandon, FL · Modeled listing
Open brief
$475,0007.5% M53ModeledBrandon, FL · Modeled listing
Open brief
$442,0007.5% M53ModeledBrandon, FL · Modeled listing
Open brief
$439,9907.5% M53ModeledBrandon, FL · Modeled listing
Open brief
$438,0007.5% M53ModeledBrandon, FL · Modeled listing
Open brief
$415,0007.5% M53ModeledBrandon, FL · Modeled listing
Open brief
$409,9007.5% M53ModeledBrandon, FL · Modeled listing
Open brief
$399,0007.5% M53ModeledBrandon, FL · Modeled listing
Open brief
$398,0007.5% M53ModeledBrandon, FL · Modeled listing
Open brief
$377,0007.5% M53ModeledBrandon, FL · Modeled listing
Open brief
$369,3707.5% M53ModeledBrandon, FL · Modeled listing
Open brief
$359,9907.5% M53ModeledBrandon, FL · Modeled listing
Open brief
$354,9007.5% M53ModeledBrandon, FL · Modeled listing
Open brief
$348,5007.5% M53ModeledBrandon, FL · Modeled listing
Open brief
$299,9007.5% M53ModeledBrandon, FL · Modeled listing
Open brief
$282,0007.5% M53ModeledBrandon, FL · Modeled listing
Open brief
$275,0007.5% M53ModeledBrandon, FL · Modeled listing
Open brief
$257,7007.5% M53ModeledBrandon, FL · Modeled listing
Open brief
$237,0007.5% M53ModeledBrandon, FL · Modeled listing
Open brief
$234,0007.5% M53ModeledBrandon, FL · Modeled listing
Open brief
$233,0007.5% M53ModeledBrandon, FL · Modeled listing
Open brief
$230,0007.5% M53ModeledBrandon, FL · Modeled listing
Open brief
$219,0007.5% M53ModeledBrandon, FL · Modeled listing
Open brief
$199,9907.5% M53ModeledBrandon, FL · Modeled listing
Open brief
$124,9997.5% M53ModeledBrandon, FL · Modeled listing
Open brief
$750,000——ModeledBrandon, FL · Modeled listing
Open brief
$389,900——ModeledBrandon, FL · Modeled listing
Open brief
$140,000——ModeledBrandon, FL · Modeled listing
Open brief
$165,000——ModeledBrandon, FL · Modeled listing
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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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