Absorption / MOS
Market frozen / inventory backpressure
MOS 53.5 mo
sold_6m 13 · actives 116 · High confidence
13 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
Redford, MI Flip MOS Underwriting Tape (48239)
FlipScout underwriting tape for Redford, MI (48239) — 116 actives, 0 Verified / 38 Modeled. Absorption: Market frozen / inventory backpressure; sold_6m=13 (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
Redford, MI (48239) is a FlipScout Goldmine underwriting terminal. Primary signal is sold liquidity: sold_6m=13 (FlipScout DB closings in 6 months — not full MLS), 116 actives on tape. Trusted months of supply = 53.5 mo (Market frozen / inventory backpressure; velocity ≈ 2.2 closings/mo). Honesty mix: 0 Verified / 38 Modeled / 78 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=38) — 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 2026-07-28T06:26:10Z · Daily snapshot · FlipScout DB · MAO solver Pro
Quant Art
Neighborhood math
Sold liquidity + MOS primary · ask-tape pending Verified depth · 2026-07-28T06:26:10Z · daily snapshot
MOS = actives ÷ (sold_6m ÷ 6) = 116 ÷ (13 ÷ 6) = 116 ÷ 2.2
Sold window 6 mo · FlipScout DB coverage, not full MLS · zones 4 / 6 / 12
monthly_velocity = sold_6m / 6 = 13 / 6 = 2.2 closings/mo
Real FlipScout DB solds · refreshed with nightly goldmine tape
Verified ask sample too thin for Hard Reject % and Verified margin ladder (need ≥3 Verified-with-ARV). Verified actives: 0.
Modeled actives: 38 · 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
Total Listings
116
Verified 0 · Modeled 38 · Unscored 78
Median Modeled margin
7.5%
Directional Modeled ask tape · n=38 · not Verified comps
Hard Reject at ask
Pending
Same QDA stack as this Hard Reject rate
Need ≥3 Verified-with-ARV (have 0 Verified). We never invent Hard Reject from Modeled 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 32.8% · Unscored 67.2%
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 116 actives · streets locked · price / margin / Apex live · median list $194,900 · mix V0/M40/U0
Each row is an underwriting brief at /property/{id} in ZIP 48239. Margins labeled Modeled are directional — not Verified comps.
PriceMarginApexHonestyListing
$319,9007.5% M53ModeledRedford, MI · Modeled listing
Open brief
$239,9007.5% M53ModeledRedford, MI · Modeled listing
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$229,9007.5% M53ModeledRedford, MI · Modeled listing
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$229,9007.5% M53ModeledRedford, MI · Modeled listing
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$225,0007.5% M53ModeledRedford, MI · Modeled listing
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$225,0007.5% M53ModeledRedford, MI · Modeled listing
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$225,0007.5% M53ModeledRedford, MI · Modeled listing
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$220,0007.5% M53ModeledRedford, MI · Modeled listing
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$219,9007.5% M53ModeledRedford, MI · Modeled listing
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$219,9007.5% M53ModeledRedford, MI · Modeled listing
Open brief
$215,0007.5% M53ModeledRedford, MI · Modeled listing
Open brief
$212,5007.5% M53ModeledRedford, MI · Modeled listing
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$210,0007.5% M53ModeledRedford, MI · Modeled listing
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$199,9007.5% M53ModeledRedford, MI · Modeled listing
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$199,9007.5% M53ModeledRedford, MI · Modeled listing
Open brief
$199,9007.5% M53ModeledRedford, MI · Modeled listing
Open brief
$199,9007.5% M53ModeledRedford, MI · Modeled listing
Open brief
$195,0007.5% M53ModeledRedford, MI · Modeled listing
Open brief
$194,9007.5% M53ModeledRedford, MI · Modeled listing
Open brief
$194,9007.5% M53ModeledRedford, MI · Modeled listing
Open brief
$190,0007.5% M53ModeledRedford, MI · Modeled listing
Open brief
$189,9007.5% M53ModeledRedford, MI · Modeled listing
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$185,0007.5% M53ModeledRedford, MI · Modeled listing
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$185,0007.5% M53ModeledRedford, MI · Modeled listing
Open brief
$184,9007.5% M53ModeledRedford, MI · Modeled listing
Open brief
$175,0007.5% M53ModeledRedford, MI · Modeled listing
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$174,9007.5% M53ModeledRedford, MI · Modeled listing
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$174,9007.5% M53ModeledRedford, MI · Modeled listing
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$160,0007.5% M53ModeledRedford, MI · Modeled listing
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$155,0007.5% M53ModeledRedford, MI · Modeled listing
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$150,0007.5% M53ModeledRedford, MI · Modeled listing
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$145,0007.5% M53ModeledRedford, MI · Modeled listing
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$145,0007.5% M53ModeledRedford, MI · Modeled listing
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$130,0007.5% M53ModeledRedford, MI · Modeled listing
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$130,0007.5% M53ModeledRedford, MI · Modeled listing
Open brief
$125,0007.5% M53ModeledRedford, MI · Modeled listing
Open brief
$119,9007.5% M53ModeledRedford, MI · Modeled listing
Open brief
$99,9007.5% M53ModeledRedford, MI · Modeled listing
Open brief
$220,000——ModeledRedford, MI · Modeled listing
Open brief
$174,900——ModeledRedford, MI · Modeled listing
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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.
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 · Michigan Goldmines