Absorption / MOS
Balanced absorption
MOS 4.4 mo
sold_6m 118 · actives 86 · High confidence
118 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
Austin, TX Hard Reject Underwriting Tape (78701)
FlipScout underwriting tape for Austin, TX (78701) — 86 actives, 3 Verified / 83 Modeled. Absorption: Balanced absorption; sold_6m=118 (FlipScout DB coverage, not full MLS). Hard Reject rate 66.7% on Verified w/ ARV (QDA defaults — Hard Reject ≈ WALK-heavy on Bid Tape; Bid $ free).
Signal Narrative
Austin, TX (78701) is a FlipScout Goldmine underwriting terminal. Primary signal is sold liquidity: sold_6m=118 (FlipScout DB closings in 6 months — not full MLS), 86 actives on tape. Trusted months of supply = 4.4 mo (Balanced absorption; velocity ≈ 19.7 closings/mo). Honesty mix: 3 Verified / 83 Modeled / 0 Unscored. Hard Reject at ask 66.7% 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 2026-07-28T06:18:33Z · Daily snapshot · FlipScout DB · MAO solver Pro
Quant Art
Neighborhood math
Backed by FlipScout solds + Verified ask tape · 2026-07-28T06:18:33Z · daily snapshot
MOS = actives ÷ (sold_6m ÷ 6) = 86 ÷ (118 ÷ 6) = 86 ÷ 19.7
Sold window 6 mo · FlipScout DB coverage, not full MLS · zones 4 / 6 / 12
monthly_velocity = sold_6m / 6 = 118 / 6 = 19.7 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 = 2 / 3
QDA defaults: 12% required net · 4-mo carry · 2% slip · Bid $ free on tape
Total Listings
86
Verified 3 · Modeled 83
Median Verified margin
-14.51%
p25 — · p75 — · n=3
Hard Reject at ask
66.7%
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$80.36/sqft · n=3
Verified · condition tier $/sqft
Median Apex
48.1
Hot 0.0% · n=3
Trajectory
Stable
Neighborhood enrichment signal
Honesty mix
3.5% Verified
Modeled 96.5% · Unscored 0.0%
List → ARV discount
4.19%
Deep share 33.3% · n=3
Hold bleed pressure
$150–$200/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 86 actives · streets locked · price / margin / Apex live · median list $499,000 · mix V3/M37/U0
Each row is an underwriting brief at /property/{id} in ZIP 78701. Margins labeled Modeled are directional — not Verified comps.
PriceMarginApexHonestyListing
$435,0004.5% V51VerifiedAustin, TX · Verified listing
Open brief
$735,0000.8% V48VerifiedAustin, TX · Verified listing
Open brief
$875,0000.2% V48VerifiedAustin, TX · Verified listing
Open brief
$565,0007.5% M53ModeledAustin, TX · Modeled listing
Open brief
$550,8007.5% M53ModeledAustin, TX · Modeled listing
Open brief
$550,0007.5% M53ModeledAustin, TX · Modeled listing
Open brief
$550,0007.5% M53ModeledAustin, TX · Modeled listing
Open brief
$549,9997.5% M53ModeledAustin, TX · Modeled listing
Open brief
$540,0007.5% M53ModeledAustin, TX · Modeled listing
Open brief
$539,0007.5% M53ModeledAustin, TX · Modeled listing
Open brief
$538,9997.5% M53ModeledAustin, TX · Modeled listing
Open brief
$535,0007.5% M53ModeledAustin, TX · Modeled listing
Open brief
$530,0007.5% M53ModeledAustin, TX · Modeled listing
Open brief
$530,0007.5% M53ModeledAustin, TX · Modeled listing
Open brief
$524,5007.5% M53ModeledAustin, TX · Modeled listing
Open brief
$520,0007.5% M53ModeledAustin, TX · Modeled listing
Open brief
$519,9007.5% M53ModeledAustin, TX · Modeled listing
Open brief
$519,9007.5% M53ModeledAustin, TX · Modeled listing
Open brief
$517,6007.5% M53ModeledAustin, TX · Modeled listing
Open brief
$499,9007.5% M53ModeledAustin, TX · Modeled listing
Open brief
$499,0007.5% M53ModeledAustin, TX · Modeled listing
Open brief
$499,0007.5% M53ModeledAustin, TX · Modeled listing
Open brief
$499,0007.5% M53ModeledAustin, TX · Modeled listing
Open brief
$495,0007.5% M53ModeledAustin, TX · Modeled listing
Open brief
$495,0007.5% M53ModeledAustin, TX · Modeled listing
Open brief
$489,9997.5% M53ModeledAustin, TX · Modeled listing
Open brief
$475,9007.5% M53ModeledAustin, TX · Modeled listing
Open brief
$455,0007.5% M53ModeledAustin, TX · Modeled listing
Open brief
$450,0007.5% M53ModeledAustin, TX · Modeled listing
Open brief
$445,0007.5% M53ModeledAustin, TX · Modeled listing
Open brief
$439,0007.5% M53ModeledAustin, TX · Modeled listing
Open brief
$420,0007.5% M53ModeledAustin, TX · Modeled listing
Open brief
$409,0007.5% M53ModeledAustin, TX · Modeled listing
Open brief
$349,0007.5% M53ModeledAustin, TX · Modeled listing
Open brief
$348,0007.5% M53ModeledAustin, TX · Modeled listing
Open brief
$325,0007.5% M53ModeledAustin, TX · Modeled listing
Open brief
$324,9997.5% M53ModeledAustin, TX · Modeled listing
Open brief
$269,9007.5% M53ModeledAustin, TX · Modeled listing
Open brief
$267,0007.5% M53ModeledAustin, TX · Modeled listing
Open brief
$220,0007.5% M53ModeledAustin, TX · Modeled listing
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PriceMarginApexAddress
No Verified Invest deals yet0 Verified Invest Deals Currently Available — no Verified invest-tier listings clear Hard Reject at ask.
Neighboring Corridors
Analyzing adjacent investment corridors? Track live margins in ZIP 76010 (76010) and ZIP 85251 (85251).
US Goldmine Atlas
Sold-density underwriting terminals nationwide. Browse all Goldmines · Absorption regimes · Fix & flip underwriting · Methodology · Same QDA stack as this Hard Reject rate · Markets hub · Texas Goldmines