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Katy, TX Flip MOS Underwriting Tape (77450)

FlipScout underwriting tape for Katy, TX (77450) — 180 actives, 0 Verified / 33 Modeled. Absorption: Market frozen / inventory backpressure; sold_6m=35 (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

Katy, TX (77450) is a FlipScout Goldmine underwriting terminal. Primary signal is sold liquidity: sold_6m=35 (FlipScout DB closings in 6 months — not full MLS), 180 actives on tape. Trusted months of supply = 30.9 mo (Market frozen / inventory backpressure; velocity ≈ 5.8 closings/mo). Honesty mix: 0 Verified / 33 Modeled / 147 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=33) — 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 2026-07-29T06:34:23Z · Daily snapshot · FlipScout DB · MAO solver Pro

Quant Art

Neighborhood math

Sold liquidity + MOS primary · ask-tape pending Verified depth · 2026-07-29T06:34:23Z · daily snapshot

Absorption dial
30.9 MOS mo

MOS = actives ÷ (sold_6m ÷ 6) = 180 ÷ (35 ÷ 6) = 180 ÷ 5.8

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

Sold liquidity stripe
sold_6m 35 actives 180

monthly_velocity = sold_6m / 6 = 35 / 6 = 5.8 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: 33 · 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 30.9 mo

sold_6m 35 · actives 180 · High confidence

35 sold in 6 months — solid zip absorption sample.

Total Listings

180

Verified 0 · Modeled 33 · Unscored 147

Median Modeled margin

7.5%

Directional Modeled ask tape · n=33 · 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 18.3% · Unscored 81.7%

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 180 actives · streets locked · price / margin / Apex live · median list $362,000 · mix V0/M40/U0

Each row is an underwriting brief at /property/{id} in ZIP 77450. Margins labeled Modeled are directional — not Verified comps.

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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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