Absorption / MOS
Balanced absorption
MOS 5.2 mo
sold_6m 109 · actives 94 · High confidence
109 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 (78704)
FlipScout underwriting tape for Austin, TX (78704) — 94 actives, 5 Verified / 13 Modeled. Absorption: Balanced absorption; sold_6m=109 (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
Austin, TX (78704) is a FlipScout Goldmine underwriting terminal. Primary signal is sold liquidity: sold_6m=109 (FlipScout DB closings in 6 months — not full MLS), 94 actives on tape. Trusted months of supply = 5.2 mo (Balanced absorption; velocity ≈ 18.2 closings/mo). Honesty mix: 5 Verified / 13 Modeled / 76 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 2026-07-30T06:35:57Z · Daily snapshot · FlipScout DB · MAO solver Pro
Quant Art
Neighborhood math
Backed by FlipScout solds + Verified ask tape · 2026-07-30T06:35:57Z · daily snapshot
MOS = actives ÷ (sold_6m ÷ 6) = 94 ÷ (109 ÷ 6) = 94 ÷ 18.2
Sold window 6 mo · FlipScout DB coverage, not full MLS · zones 4 / 6 / 12
monthly_velocity = sold_6m / 6 = 109 / 6 = 18.2 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=5 · not sold-comp ROI
HardReject% = list_above_mao / Verified_w_ARV = 5 / 5
QDA defaults: 12% required net · 4-mo carry · 2% slip · Bid $ free on tape
Total Listings
94
Verified 5 · Modeled 13 · Unscored 76
Median Verified margin
-37.87%
p25 -43.64% · p75 -10.73% · n=5
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$84.0/sqft · n=5
Verified · condition tier $/sqft
Median Apex
50.6
Hot 0.0% · n=5
Trajectory
Stable
Neighborhood enrichment signal
Honesty mix
5.3% Verified
Modeled 13.8% · Unscored 80.9%
List → ARV discount
-16.53%
Deep share 0.0% · n=5
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 94 actives · streets locked · price / margin / Apex live · median list $455,388 · mix V5/M35/U0
Each row is an underwriting brief at /property/{id} in ZIP 78704. Margins labeled Modeled are directional — not Verified comps.
PriceMarginApexHonestyListing
$345,0006.8% V52VerifiedAustin, TX · Verified listing
Open brief
$375,0006.3% V52VerifiedAustin, TX · Verified listing
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$435,0004.5% V51VerifiedAustin, TX · Verified listing
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$499,8883.6% V50VerifiedAustin, TX · Verified listing
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$679,0001.3% V48VerifiedAustin, TX · Verified listing
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$599,0007.5% M53ModeledAustin, TX · Modeled listing
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$409,9997.5% M53ModeledAustin, TX · Modeled listing
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$397,0007.5% M53ModeledAustin, TX · Modeled listing
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$378,0007.5% M53ModeledAustin, TX · Modeled listing
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$365,0007.5% M53ModeledAustin, TX · Modeled listing
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$334,9007.5% M53ModeledAustin, TX · Modeled listing
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$299,9997.5% M53ModeledAustin, TX · Modeled listing
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$215,0007.5% M53ModeledAustin, TX · Modeled listing
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$599,9902.2% M49ModeledAustin, TX · Modeled listing
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$589,0002.2% M49ModeledAustin, TX · Modeled listing
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$682,5001.4% M48ModeledAustin, TX · Modeled listing
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$790,0001.2% M48ModeledAustin, TX · Modeled listing
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$799,0000.4% M48ModeledAustin, TX · Modeled listing
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$640,000——ModeledAustin, TX · Modeled listing
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$685,900——ModeledAustin, TX · Modeled listing
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$429,000——ModeledAustin, TX · Modeled listing
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$735,000——ModeledAustin, TX · Modeled listing
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$669,000——ModeledAustin, TX · Modeled listing
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$425,000——ModeledAustin, TX · Modeled listing
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$475,777——ModeledAustin, TX · Modeled listing
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$760,000——ModeledAustin, TX · Modeled listing
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$310,000——ModeledAustin, TX · Modeled listing
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$294,500——ModeledAustin, TX · Modeled listing
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$409,990——ModeledAustin, TX · Modeled listing
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$549,000——ModeledAustin, TX · Modeled listing
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$720,000——ModeledAustin, TX · Modeled listing
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$525,000——ModeledAustin, TX · Modeled listing
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$529,000——ModeledAustin, TX · Modeled listing
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$329,000——ModeledAustin, TX · Modeled listing
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$275,000——ModeledAustin, TX · Modeled listing
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$259,000——ModeledAustin, TX · Modeled listing
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$275,000——ModeledAustin, TX · Modeled listing
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$539,000——ModeledAustin, TX · Modeled listing
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$599,900——ModeledAustin, TX · Modeled listing
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$320,000——ModeledAustin, 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
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