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Waukegan, IL Flip MOS Underwriting Tape (60085)

FlipScout underwriting tape for Waukegan, IL (60085) — 62 actives, 0 Verified / 39 Modeled. Absorption: Market frozen / inventory backpressure; sold_6m=30 (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

Waukegan, IL (60085) is a FlipScout Goldmine underwriting terminal. Primary signal is sold liquidity: sold_6m=30 (FlipScout DB closings in 6 months — not full MLS), 62 actives on tape. Trusted months of supply = 12.4 mo (Market frozen / inventory backpressure; velocity ≈ 5.0 closings/mo). Honesty mix: 0 Verified / 39 Modeled / 23 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=39) — 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 2026-07-30T06:45:28Z · Daily snapshot · FlipScout DB · MAO solver Pro

Quant Art

Neighborhood math

Sold liquidity + MOS primary · ask-tape pending Verified depth · 2026-07-30T06:45:28Z · daily snapshot

Absorption dial
12.4 MOS mo

MOS = actives ÷ (sold_6m ÷ 6) = 62 ÷ (30 ÷ 6) = 62 ÷ 5.0

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

Sold liquidity stripe
sold_6m 30 actives 62

monthly_velocity = sold_6m / 6 = 30 / 6 = 5.0 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: 39 · 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

Market frozen / inventory backpressure

MOS 12.4 mo

sold_6m 30 · actives 62 · High confidence

30 sold in 6 months — solid zip absorption sample.

Total Listings

62

Verified 0 · Modeled 39 · Unscored 23

Median Modeled margin

7.5%

Directional Modeled ask tape · n=39 · 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 62.9% · Unscored 37.1%

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 62 actives · streets locked · price / margin / Apex live · median list $249,950 · mix V0/M40/U0

Each row is an underwriting brief at /property/{id} in ZIP 60085. Margins labeled Modeled are directional — not Verified comps.

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PriceMarginApexHonestyListing
$499,9997.5% M53Modeled

Waukegan, IL · Modeled listing

Open brief$425,0007.5% M53Modeled

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Open brief$414,9007.5% M53Modeled

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Open brief$399,9007.5% M53Modeled

Waukegan, IL · Modeled listing

Open brief$379,9007.5% M53Modeled

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Open brief$355,0007.5% M53Modeled

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Open brief$350,0007.5% M53Modeled

Waukegan, IL · Modeled listing

Open brief$344,5007.5% M53Modeled

Waukegan, IL · Modeled listing

Open brief$325,0007.5% M53Modeled

Waukegan, IL · Modeled listing

Open brief$299,0007.5% M53Modeled

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Open brief$298,5007.5% M53Modeled

Waukegan, IL · Modeled listing

Open brief$295,0007.5% M53Modeled

Waukegan, IL · Modeled listing

Open brief$289,9007.5% M53Modeled

Waukegan, IL · Modeled listing

Open brief$270,0007.5% M53Modeled

Waukegan, IL · Modeled listing

Open brief$270,0007.5% M53Modeled

Waukegan, IL · Modeled listing

Open brief$269,9007.5% M53Modeled

Waukegan, IL · Modeled listing

Open brief$268,0007.5% M53Modeled

Waukegan, IL · Modeled listing

Open brief$257,7997.5% M53Modeled

Waukegan, IL · Modeled listing

Open brief$250,0007.5% M53Modeled

Waukegan, IL · Modeled listing

Open brief$249,9007.5% M53Modeled

Waukegan, IL · Modeled listing

Open brief$249,2007.5% M53Modeled

Waukegan, IL · Modeled listing

Open brief$245,0007.5% M53Modeled

Waukegan, IL · Modeled listing

Open brief$239,8887.5% M53Modeled

Waukegan, IL · Modeled listing

Open brief$235,0007.5% M53Modeled

Waukegan, IL · Modeled listing

Open brief$234,9007.5% M53Modeled

Waukegan, IL · Modeled listing

Open brief$234,9007.5% M53Modeled

Waukegan, IL · Modeled listing

Open brief$229,9007.5% M53Modeled

Waukegan, IL · Modeled listing

Open brief$229,5007.5% M53Modeled

Waukegan, IL · Modeled listing

Open brief$229,0007.5% M53Modeled

Waukegan, IL · Modeled listing

Open brief$221,0007.5% M53Modeled

Waukegan, IL · Modeled listing

Open brief$220,0007.5% M53Modeled

Waukegan, IL · Modeled listing

Open brief$214,9007.5% M53Modeled

Waukegan, IL · Modeled listing

Open brief$205,0007.5% M53Modeled

Waukegan, IL · Modeled listing

Open brief$199,7507.5% M53Modeled

Waukegan, IL · Modeled listing

Open brief$180,0007.5% M53Modeled

Waukegan, IL · Modeled listing

Open brief$169,0007.5% M53Modeled

Waukegan, IL · Modeled listing

Open brief$165,9997.5% M53Modeled

Waukegan, IL · Modeled listing

Open brief$140,0007.5% M53Modeled

Waukegan, IL · Modeled listing

Open brief$217,000——Modeled

Waukegan, IL · 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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