Absorption / MOS
Market frozen / inventory backpressure
MOS 40.1 mo
sold_6m 32 · actives 214 · High confidence
32 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 Hard Reject Underwriting Tape (78249)
FlipScout underwriting tape for San Antonio, TX (78249) — 214 actives, 3 Verified / 36 Modeled. Absorption: Market frozen / inventory backpressure; sold_6m=32 (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
San Antonio, TX (78249) is a FlipScout Goldmine underwriting terminal. Primary signal is sold liquidity: sold_6m=32 (FlipScout DB closings in 6 months — not full MLS), 214 actives on tape. Trusted months of supply = 40.1 mo (Market frozen / inventory backpressure; velocity ≈ 5.3 closings/mo). Honesty mix: 3 Verified / 36 Modeled / 175 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 2026-07-30T06:43:40Z · Daily snapshot · FlipScout DB · MAO solver Pro
Quant Art
Neighborhood math
Backed by FlipScout solds + Verified ask tape · 2026-07-30T06:43:40Z · daily snapshot
MOS = actives ÷ (sold_6m ÷ 6) = 214 ÷ (32 ÷ 6) = 214 ÷ 5.3
Sold window 6 mo · FlipScout DB coverage, not full MLS · zones 4 / 6 / 12
monthly_velocity = sold_6m / 6 = 32 / 6 = 5.3 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=3 · not sold-comp ROI
HardReject% = list_above_mao / Verified_w_ARV = 3 / 3
QDA defaults: 12% required net · 4-mo carry · 2% slip · Bid $ free on tape
Total Listings
214
Verified 3 · Modeled 36 · Unscored 175
Median Verified margin
-45.13%
p25 — · p75 — · n=3
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$43.96/sqft · n=3
Verified · condition tier $/sqft
Median Apex
51.4
Hot 0.0% · n=3
Trajectory
Stable
Neighborhood enrichment signal
Honesty mix
1.4% Verified
Modeled 16.8% · Unscored 81.8%
List → ARV discount
-31.62%
Deep share 0.0% · n=3
Hold bleed pressure
$100–$150/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 214 actives · streets locked · price / margin / Apex live · median list $347,000 · mix V3/M37/U0
Each row is an underwriting brief at /property/{id} in ZIP 78249. Margins labeled Modeled are directional — not Verified comps.
PriceMarginApexHonestyListing
$397,0006.9% V52VerifiedSan Antonio, TX · Verified listing
Open brief
$450,0005.5% V51VerifiedSan Antonio, TX · Verified listing
Open brief
$450,2005.3% V51VerifiedSan Antonio, TX · Verified listing
Open brief
$549,9997.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$465,0007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$445,0007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$440,0007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$435,0007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$435,0007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$431,2807.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$400,0007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$399,9007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$393,7777.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$385,0007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$379,9997.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$376,9997.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$369,0007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$350,0007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$350,0007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$349,0007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$345,0007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$330,0007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$329,9987.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$319,0007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$319,0007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$300,0007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$300,0007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$299,0007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$287,0007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$269,0007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$240,0007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$264,9907.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$259,9007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$249,0007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$239,0007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$220,0007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$195,0007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$186,0007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$160,0007.5% M53ModeledSan Antonio, TX · Modeled listing
Open brief
$340,000——ModeledSan Antonio, TX · Modeled listing
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PriceMarginApexAddress
No Verified Invest deals yet0 Verified Invest Deals Currently Available — 100% of Verified actives with ARV screen Hard Reject at ask under FlipScout QDA defaults.
US Goldmine Atlas
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