Absorption / MOS
Seller-leaning absorption
MOS 3.9 mo
sold_6m 85 · actives 55 · High confidence
85 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
Cicero, IL Hard Reject Underwriting Tape (60804)
FlipScout underwriting tape for Cicero, IL (60804) — 55 actives, 7 Verified / 30 Modeled. Absorption: Seller-leaning absorption; sold_6m=85 (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
Cicero, IL (60804) is a FlipScout Goldmine underwriting terminal. Primary signal is sold liquidity: sold_6m=85 (FlipScout DB closings in 6 months — not full MLS), 55 actives on tape. Trusted months of supply = 3.9 mo (Seller-leaning absorption; velocity ≈ 14.2 closings/mo). Honesty mix: 7 Verified / 30 Modeled / 18 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 2026-08-01T06:23:56Z · Daily snapshot · FlipScout DB · MAO solver Pro
Quant Art
Neighborhood math
Backed by FlipScout solds + Verified ask tape · 2026-08-01T06:23:56Z · daily snapshot
MOS = actives ÷ (sold_6m ÷ 6) = 55 ÷ (85 ÷ 6) = 55 ÷ 14.2
Sold window 6 mo · FlipScout DB coverage, not full MLS · zones 4 / 6 / 12
monthly_velocity = sold_6m / 6 = 85 / 6 = 14.2 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=7 · not sold-comp ROI
HardReject% = list_above_mao / Verified_w_ARV = 7 / 7
QDA defaults: 12% required net · 4-mo carry · 2% slip · Bid $ free on tape
Total Listings
55
Verified 7 · Modeled 30 · Unscored 18
Median Verified margin
-52.26%
p25 -60.75% · p75 -34.55% · n=7
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$67.01/sqft · n=7
Verified · condition tier $/sqft
Median Apex
54.9
Hot 0.0% · n=7
Trajectory
Stable
Neighborhood enrichment signal
Honesty mix
12.7% Verified
Modeled 54.5% · Unscored 32.7%
List → ARV discount
-26.81%
Deep share 14.3% · n=7
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 55 actives · streets locked · price / margin / Apex live · median list $294,450 · mix V7/M33/U0
Each row is an underwriting brief at /property/{id} in ZIP 60804. Margins labeled Modeled are directional — not Verified comps.
PriceMarginApexHonestyListing
$154,90022.6% V63VerifiedHigh marginCicero, IL · Verified listing
Open brief
$209,90017.6% V60VerifiedCicero, IL · Verified listing
Open brief
$269,00010.9% V55VerifiedCicero, IL · Verified listing
Open brief
$279,90010.6% V55VerifiedCicero, IL · Verified listing
Open brief
$284,90010.3% V55VerifiedCicero, IL · Verified listing
Open brief
$319,9009.0% V54VerifiedCicero, IL · Verified listing
Open brief
$369,9006.5% V52VerifiedCicero, IL · Verified listing
Open brief
$510,0007.5% M53ModeledCicero, IL · Modeled listing
Open brief
$479,9007.5% M53ModeledCicero, IL · Modeled listing
Open brief
$465,0007.5% M53ModeledCicero, IL · Modeled listing
Open brief
$449,9007.5% M53ModeledCicero, IL · Modeled listing
Open brief
$369,0007.5% M53ModeledCicero, IL · Modeled listing
Open brief
$350,0007.5% M53ModeledCicero, IL · Modeled listing
Open brief
$349,9007.5% M53ModeledCicero, IL · Modeled listing
Open brief
$340,0007.5% M53ModeledCicero, IL · Modeled listing
Open brief
$338,0007.5% M53ModeledCicero, IL · Modeled listing
Open brief
$324,9997.5% M53ModeledCicero, IL · Modeled listing
Open brief
$320,0007.5% M53ModeledCicero, IL · Modeled listing
Open brief
$309,9007.5% M53ModeledCicero, IL · Modeled listing
Open brief
$309,9007.5% M53ModeledCicero, IL · Modeled listing
Open brief
$300,0007.5% M53ModeledCicero, IL · Modeled listing
Open brief
$299,9007.5% M53ModeledCicero, IL · Modeled listing
Open brief
$299,0007.5% M53ModeledCicero, IL · Modeled listing
Open brief
$289,9007.5% M53ModeledCicero, IL · Modeled listing
Open brief
$284,9007.5% M53ModeledCicero, IL · Modeled listing
Open brief
$275,0007.5% M53ModeledCicero, IL · Modeled listing
Open brief
$269,0007.5% M53ModeledCicero, IL · Modeled listing
Open brief
$265,0007.5% M53ModeledCicero, IL · Modeled listing
Open brief
$260,0007.5% M53ModeledCicero, IL · Modeled listing
Open brief
$259,9007.5% M53ModeledCicero, IL · Modeled listing
Open brief
$240,0007.5% M53ModeledCicero, IL · Modeled listing
Open brief
$229,9007.5% M53ModeledCicero, IL · Modeled listing
Open brief
$223,5007.5% M53ModeledCicero, IL · Modeled listing
Open brief
$189,9007.5% M53ModeledCicero, IL · Modeled listing
Open brief
$157,7007.5% M53ModeledCicero, IL · Modeled listing
Open brief
$124,0007.5% M53ModeledCicero, IL · Modeled listing
Open brief
$429,9006.5% M52ModeledCicero, IL · Modeled listing
Open brief
$259,999——ModeledCicero, IL · Modeled listing
Open brief
$324,900——ModeledCicero, IL · Modeled listing
Open brief
$275,000——ModeledCicero, IL · Modeled listing
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