Absorption / MOS
Elevated supply / slow absorption
MOS 8.0 mo
sold_6m 91 · actives 121 · High confidence
91 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
Joliet, IL Hard Reject Underwriting Tape (60435)
FlipScout underwriting tape for Joliet, IL (60435) — 121 actives, 8 Verified / 31 Modeled. Absorption: Elevated supply / slow absorption; sold_6m=91 (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
Joliet, IL (60435) is a FlipScout Goldmine underwriting terminal. Primary signal is sold liquidity: sold_6m=91 (FlipScout DB closings in 6 months — not full MLS), 121 actives on tape. Trusted months of supply = 8.0 mo (Elevated supply / slow absorption; velocity ≈ 15.2 closings/mo). Honesty mix: 8 Verified / 31 Modeled / 82 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 2026-07-28T06:20:24Z · Daily snapshot · FlipScout DB · MAO solver Pro
Quant Art
Neighborhood math
Backed by FlipScout solds + Verified ask tape · 2026-07-28T06:20:24Z · daily snapshot
MOS = actives ÷ (sold_6m ÷ 6) = 121 ÷ (91 ÷ 6) = 121 ÷ 15.2
Sold window 6 mo · FlipScout DB coverage, not full MLS · zones 4 / 6 / 12
monthly_velocity = sold_6m / 6 = 91 / 6 = 15.2 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
121
Verified 8 · Modeled 31 · Unscored 82
Median Verified margin
-41.93%
p25 -54.58% · p75 -20.56% · 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$54.97/sqft · n=8
Verified · condition tier $/sqft
Median Apex
54.2
Hot 0.0% · n=8
Trajectory
Stable
Neighborhood enrichment signal
Honesty mix
6.6% Verified
Modeled 25.6% · Unscored 67.8%
List → ARV discount
3.81%
Deep share 0.0% · n=8
Hold bleed pressure
$50–$100/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 121 actives · streets locked · price / margin / Apex live · median list $319,900 · mix V8/M32/U0
Each row is an underwriting brief at /property/{id} in ZIP 60435. Margins labeled Modeled are directional — not Verified comps.
PriceMarginApexHonestyListing
$125,00028.2% V67VerifiedHigh marginJoliet, IL · Verified listing
Open brief
$235,00014.3% V58VerifiedJoliet, IL · Verified listing
Open brief
$279,90012.1% V56VerifiedJoliet, IL · Verified listing
Open brief
$319,9009.7% V54VerifiedJoliet, IL · Verified listing
Open brief
$319,9009.5% V54VerifiedJoliet, IL · Verified listing
Open brief
$315,0009.0% V54VerifiedJoliet, IL · Verified listing
Open brief
$374,9006.9% V52VerifiedJoliet, IL · Verified listing
Open brief
$389,9006.3% V52VerifiedJoliet, IL · Verified listing
Open brief
$484,9907.5% M53ModeledJoliet, IL · Modeled listing
Open brief
$481,9907.5% M53ModeledJoliet, IL · Modeled listing
Open brief
$479,9907.5% M53ModeledJoliet, IL · Modeled listing
Open brief
$477,9907.5% M53ModeledJoliet, IL · Modeled listing
Open brief
$476,9907.5% M53ModeledJoliet, IL · Modeled listing
Open brief
$474,9907.5% M53ModeledJoliet, IL · Modeled listing
Open brief
$474,9907.5% M53ModeledJoliet, IL · Modeled listing
Open brief
$451,9907.5% M53ModeledJoliet, IL · Modeled listing
Open brief
$449,9007.5% M53ModeledJoliet, IL · Modeled listing
Open brief
$439,9907.5% M53ModeledJoliet, IL · Modeled listing
Open brief
$399,9907.5% M53ModeledJoliet, IL · Modeled listing
Open brief
$399,9007.5% M53ModeledJoliet, IL · Modeled listing
Open brief
$345,0007.5% M53ModeledJoliet, IL · Modeled listing
Open brief
$333,0007.5% M53ModeledJoliet, IL · Modeled listing
Open brief
$320,0007.5% M53ModeledJoliet, IL · Modeled listing
Open brief
$305,0007.5% M53ModeledJoliet, IL · Modeled listing
Open brief
$289,9007.5% M53ModeledJoliet, IL · Modeled listing
Open brief
$289,0007.5% M53ModeledJoliet, IL · Modeled listing
Open brief
$285,9007.5% M53ModeledJoliet, IL · Modeled listing
Open brief
$284,9007.5% M53ModeledJoliet, IL · Modeled listing
Open brief
$275,0007.5% M53ModeledJoliet, IL · Modeled listing
Open brief
$274,7007.5% M53ModeledJoliet, IL · Modeled listing
Open brief
$270,0007.5% M53ModeledJoliet, IL · Modeled listing
Open brief
$259,9007.5% M53ModeledJoliet, IL · Modeled listing
Open brief
$256,5007.5% M53ModeledJoliet, IL · Modeled listing
Open brief
$254,9007.5% M53ModeledJoliet, IL · Modeled listing
Open brief
$249,5007.5% M53ModeledJoliet, IL · Modeled listing
Open brief
$239,9007.5% M53ModeledJoliet, IL · Modeled listing
Open brief
$184,9007.5% M53ModeledJoliet, IL · Modeled listing
Open brief
$97,9007.5% M53ModeledJoliet, IL · Modeled listing
Open brief
$460,0006.5% M52ModeledJoliet, IL · Modeled listing
Open brief
$379,900——ModeledJoliet, IL · Modeled listing
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