Absorption / MOS
Market frozen / inventory backpressure
MOS 43.5 mo
sold_6m 31 · actives 225 · High confidence
31 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
San Antonio, TX Flip MOS Underwriting Tape (78247)
FlipScout underwriting tape for San Antonio, TX (78247) — 225 actives, 0 Verified / 40 Modeled. Absorption: Market frozen / inventory backpressure; sold_6m=31 (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
San Antonio, TX (78247) is a FlipScout Goldmine underwriting terminal. Primary signal is sold liquidity: sold_6m=31 (FlipScout DB closings in 6 months — not full MLS), 225 actives on tape. Trusted months of supply = 43.5 mo (Market frozen / inventory backpressure; velocity ≈ 5.2 closings/mo). Honesty mix: 0 Verified / 40 Modeled / 185 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=40) — 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 2026-08-01T06:27:24Z · Daily snapshot · FlipScout DB · MAO solver Pro
Quant Art
Neighborhood math
Sold liquidity + MOS primary · ask-tape pending Verified depth · 2026-08-01T06:27:24Z · daily snapshot
MOS = actives ÷ (sold_6m ÷ 6) = 225 ÷ (31 ÷ 6) = 225 ÷ 5.2
Sold window 6 mo · FlipScout DB coverage, not full MLS · zones 4 / 6 / 12
monthly_velocity = sold_6m / 6 = 31 / 6 = 5.2 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: 40 · 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
225
Verified 0 · Modeled 40 · Unscored 185
Median Modeled margin
7.5%
Directional Modeled ask tape · n=40 · 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 17.8% · Unscored 82.2%
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 225 actives · streets locked · price / margin / Apex live · median list $304,500 · mix V0/M40/U0
Each row is an underwriting brief at /property/{id} in ZIP 78247. Margins labeled Modeled are directional — not Verified comps.
PriceMarginApexHonestyListing
$495,0007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$489,9907.5% M53ModeledSan Antonio, TX · Modeled listing
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$459,9907.5% M53ModeledSan Antonio, TX · Modeled listing
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$419,0007.5% M53ModeledSan Antonio, TX · Modeled listing
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$363,0007.5% M53ModeledSan Antonio, TX · Modeled listing
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$362,0007.5% M53ModeledSan Antonio, TX · Modeled listing
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$345,0007.5% M53ModeledSan Antonio, TX · Modeled listing
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$340,0007.5% M53ModeledSan Antonio, TX · Modeled listing
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$334,9997.5% M53ModeledSan Antonio, TX · Modeled listing
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$330,0007.5% M53ModeledSan Antonio, TX · Modeled listing
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$330,0007.5% M53ModeledSan Antonio, TX · Modeled listing
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$329,0007.5% M53ModeledSan Antonio, TX · Modeled listing
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$325,0007.5% M53ModeledSan Antonio, TX · Modeled listing
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$323,0007.5% M53ModeledSan Antonio, TX · Modeled listing
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$310,0007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$310,0007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$309,9007.5% M53ModeledSan Antonio, TX · Modeled listing
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$309,0007.5% M53ModeledSan Antonio, TX · Modeled listing
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$309,0007.5% M53ModeledSan Antonio, TX · Modeled listing
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$300,0007.5% M53ModeledSan Antonio, TX · Modeled listing
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$294,4007.5% M53ModeledSan Antonio, TX · Modeled listing
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$289,9007.5% M53ModeledSan Antonio, TX · Modeled listing
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$275,0007.5% M53ModeledSan Antonio, TX · Modeled listing
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$269,0137.5% M53ModeledSan Antonio, TX · Modeled listing
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$269,0007.5% M53ModeledSan Antonio, TX · Modeled listing
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$260,0007.5% M53ModeledSan Antonio, TX · Modeled listing
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$250,0007.5% M53ModeledSan Antonio, TX · Modeled listing
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$245,0007.5% M53ModeledSan Antonio, TX · Modeled listing
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$239,5007.5% M53ModeledSan Antonio, TX · Modeled listing
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$239,0007.5% M53ModeledSan Antonio, TX · Modeled listing
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$215,0007.5% M53ModeledSan Antonio, TX · Modeled listing
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$209,9007.5% M53ModeledSan Antonio, TX · Modeled listing
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$205,0007.5% M53ModeledSan Antonio, TX · Modeled listing
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$199,0007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$189,9007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$160,0007.5% M53ModeledSan Antonio, TX · Modeled listing
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$154,9007.5% M53ModeledSan Antonio, TX · Modeled listing
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$147,0007.5% M53ModeledSan Antonio, TX · Modeled listing
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$120,0007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$463,0006.5% M52ModeledSan Antonio, TX · 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
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