Absorption / MOS
Seller-leaning absorption
MOS 1.0 mo
sold_6m 140 · actives 24 · High confidence
140 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
La Mirada, CA Flip MOS Underwriting Tape (90638)
FlipScout underwriting tape for La Mirada, CA (90638) — 24 actives, 0 Verified / 11 Modeled. Absorption: Seller-leaning absorption; sold_6m=140 (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
La Mirada, CA (90638) is a FlipScout Goldmine underwriting terminal. Primary signal is sold liquidity: sold_6m=140 (FlipScout DB closings in 6 months — not full MLS), 24 actives on tape. Trusted months of supply = 1.0 mo (Seller-leaning absorption; velocity ≈ 23.3 closings/mo). Honesty mix: 0 Verified / 11 Modeled / 13 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 +1.2% (n=11) — 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 2026-07-29T06:25:13Z · Daily snapshot · FlipScout DB · MAO solver Pro
Quant Art
Neighborhood math
Sold liquidity + MOS primary · ask-tape pending Verified depth · 2026-07-29T06:25:13Z · daily snapshot
MOS = actives ÷ (sold_6m ÷ 6) = 24 ÷ (140 ÷ 6) = 24 ÷ 23.3
Sold window 6 mo · FlipScout DB coverage, not full MLS · zones 4 / 6 / 12
monthly_velocity = sold_6m / 6 = 140 / 6 = 23.3 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: 11 · Median Modeled ask margin: +1.2% (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
24
Verified 0 · Modeled 11 · Unscored 13
Median Modeled margin
1.2%
Directional Modeled ask tape · n=11 · 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 45.8% · Unscored 54.2%
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
24 shown of 24 actives · streets locked · price / margin / Apex live · median list $697,000 · mix V0/M24/U0
Each row is an underwriting brief at /property/{id} in ZIP 90638. Margins labeled Modeled are directional — not Verified comps.
PriceMarginApexHonestyListing
$449,9997.5% M53ModeledLa Mirada, CA · Modeled listing
Open brief
$399,9007.5% M53ModeledLa Mirada, CA · Modeled listing
Open brief
$595,0007.3% M53ModeledLa Mirada, CA · Modeled listing
Open brief
$650,0001.7% M49ModeledLa Mirada, CA · Modeled listing
Open brief
$699,0001.6% M49ModeledLa Mirada, CA · Modeled listing
Open brief
$699,0001.2% M48ModeledLa Mirada, CA · Modeled listing
Open brief
$699,0001.2% M48ModeledLa Mirada, CA · Modeled listing
Open brief
$695,0001.1% M48ModeledLa Mirada, CA · Modeled listing
Open brief
$785,0000.5% M48ModeledLa Mirada, CA · Modeled listing
Open brief
$795,0000.5% M48ModeledLa Mirada, CA · Modeled listing
Open brief
$799,5000.4% M48ModeledLa Mirada, CA · Modeled listing
Open brief
$585,000——ModeledLa Mirada, CA · Modeled listing
Open brief
$759,000——ModeledLa Mirada, CA · Modeled listing
Open brief
$700,000——ModeledLa Mirada, CA · Modeled listing
Open brief
$699,999——ModeledLa Mirada, CA · Modeled listing
Open brief
$780,000——ModeledLa Mirada, CA · Modeled listing
Open brief
$789,000——ModeledLa Mirada, CA · Modeled listing
Open brief
$639,000——ModeledLa Mirada, CA · Modeled listing
Open brief
$557,000——ModeledLa Mirada, CA · Modeled listing
Open brief
$799,000——ModeledLa Mirada, CA · Modeled listing
Open brief
$650,000——ModeledLa Mirada, CA · Modeled listing
Open brief
$390,000——ModeledLa Mirada, CA · Modeled listing
Open brief
$599,900——ModeledLa Mirada, CA · Modeled listing
Open brief
$495,000——ModeledLa Mirada, CA · Modeled listing
Open briefVerified Invest Deals
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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.
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