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Round Rock, TX Hard Reject Underwriting Tape (78681)

FlipScout underwriting tape for Round Rock, TX (78681) — 165 actives, 4 Verified / 22 Modeled. Absorption: Market frozen / inventory backpressure; sold_6m=42 (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

Round Rock, TX (78681) is a FlipScout Goldmine underwriting terminal. Primary signal is sold liquidity: sold_6m=42 (FlipScout DB closings in 6 months — not full MLS), 165 actives on tape. Trusted months of supply = 23.6 mo (Market frozen / inventory backpressure; velocity ≈ 7.0 closings/mo). Honesty mix: 4 Verified / 22 Modeled / 139 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 2026-07-28T06:21:46Z · Daily snapshot · FlipScout DB · MAO solver Pro

Quant Art

Neighborhood math

Backed by FlipScout solds + Verified ask tape · 2026-07-28T06:21:46Z · daily snapshot

Absorption dial
23.6 MOS mo

MOS = actives ÷ (sold_6m ÷ 6) = 165 ÷ (42 ÷ 6) = 165 ÷ 7.0

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

Sold liquidity stripe
sold_6m 42 actives 165

monthly_velocity = sold_6m / 6 = 42 / 6 = 7.0 closings/mo

Real FlipScout DB solds · refreshed with nightly goldmine tape

Margin quantile ladder
0% p25 -32.3%med -28.6%p75 -22.5%

gross_margin% = (ARV − list − rehab) / list · Verified actives @ ask

Universe: Verified ask tape · n=4 · not sold-comp ROI

Hard Reject ring
100% at ask

HardReject% = list_above_mao / Verified_w_ARV = 4 / 4

QDA defaults: 12% required net · 4-mo carry · 2% slip · Bid $ free on tape

Absorption / MOS

Market frozen / inventory backpressure

MOS 23.6 mo

sold_6m 42 · actives 165 · High confidence

42 sold in 6 months — solid zip absorption sample.

Total Listings

165

Verified 4 · Modeled 22 · Unscored 139

Median Verified margin

-28.55%

p25 -32.3% · p75 -22.54% · n=4

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$45.85/sqft · n=4

Verified · condition tier $/sqft

Median Apex

50.9

Hot 0.0% · n=4

Trajectory

Stable

Neighborhood enrichment signal

Honesty mix

2.4% Verified

Modeled 13.3% · Unscored 84.2%

List → ARV discount

-9.86%

Deep share 0.0% · n=4

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 165 actives · streets locked · price / margin / Apex live · median list $479,950 · mix V4/M36/U0

Each row is an underwriting brief at /property/{id} in ZIP 78681. Margins labeled Modeled are directional — not Verified comps.

Browse all in Houses →
PriceMarginApexHonestyListing
$375,0007.1% V52Verified

Round Rock, TX · Verified listing

Open brief$469,9004.9% V51Verified

Round Rock, TX · Verified listing

Open brief$479,9004.8% V51Verified

Round Rock, TX · Verified listing

Open brief$774,9001.6% V49Verified

Round Rock, TX · Verified listing

Open brief$789,9007.5% M53Modeled

Round Rock, TX · Modeled listing

Open brief$725,0007.5% M53Modeled

Round Rock, TX · Modeled listing

Open brief$669,0007.5% M53Modeled

Round Rock, TX · Modeled listing

Open brief$635,0007.5% M53Modeled

Round Rock, TX · Modeled listing

Open brief$615,0007.5% M53Modeled

Round Rock, TX · Modeled listing

Open brief$599,9007.5% M53Modeled

Round Rock, TX · Modeled listing

Open brief$586,7257.5% M53Modeled

Round Rock, TX · Modeled listing

Open brief$529,9907.5% M53Modeled

Round Rock, TX · Modeled listing

Open brief$509,0007.5% M53Modeled

Round Rock, TX · Modeled listing

Open brief$491,2057.5% M53Modeled

Round Rock, TX · Modeled listing

Open brief$480,0007.5% M53Modeled

Round Rock, TX · Modeled listing

Open brief$480,0007.5% M53Modeled

Round Rock, TX · Modeled listing

Open brief$444,9907.5% M53Modeled

Round Rock, TX · Modeled listing

Open brief$439,0007.5% M53Modeled

Round Rock, TX · Modeled listing

Open brief$436,9007.5% M53Modeled

Round Rock, TX · Modeled listing

Open brief$429,9007.5% M53Modeled

Round Rock, TX · Modeled listing

Open brief$399,9907.5% M53Modeled

Round Rock, TX · Modeled listing

Open brief$385,0007.5% M53Modeled

Round Rock, TX · Modeled listing

Open brief$350,0007.5% M53Modeled

Round Rock, TX · Modeled listing

Open brief$289,9007.5% M53Modeled

Round Rock, TX · Modeled listing

Open brief$225,0007.5% M53Modeled

Round Rock, TX · Modeled listing

Open brief$785,0007.4% M53Modeled

Round Rock, TX · Modeled listing

Open brief$339,000——Modeled

Round Rock, TX · Modeled listing

Open brief$619,000——Modeled

Round Rock, TX · Modeled listing

Open brief$459,000——Modeled

Round Rock, TX · Modeled listing

Open brief$439,900——Modeled

Round Rock, TX · Modeled listing

Open brief$498,500——Modeled

Round Rock, TX · Modeled listing

Open brief$515,000——Modeled

Round Rock, TX · Modeled listing

Open brief$669,000——Modeled

Round Rock, TX · Modeled listing

Open brief$299,900——Modeled

Round Rock, TX · Modeled listing

Open brief$439,900——Modeled

Round Rock, TX · Modeled listing

Open brief$495,000——Modeled

Round Rock, TX · Modeled listing

Open brief$435,000——Modeled

Round Rock, TX · Modeled listing

Open brief$524,900——Modeled

Round Rock, TX · Modeled listing

Open brief$439,000——Modeled

Round Rock, TX · Modeled listing

Open brief$450,000——Modeled

Round Rock, TX · Modeled listing

Open brief

Verified Invest Deals

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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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