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FlipScout Dealpedia

Laguna Niguel, CA Flip MOS Underwriting Tape (92677)

FlipScout underwriting tape for Laguna Niguel, CA (92677) — 47 actives, 0 Verified / 10 Modeled. Absorption: Seller-leaning absorption; sold_6m=187 (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

Laguna Niguel, CA (92677) is a FlipScout Goldmine underwriting terminal. Primary signal is sold liquidity: sold_6m=187 (FlipScout DB closings in 6 months — not full MLS), 47 actives on tape. Trusted months of supply = 1.5 mo (Seller-leaning absorption; velocity ≈ 31.2 closings/mo). Honesty mix: 0 Verified / 10 Modeled / 37 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 +1.6% (n=10) — 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 2026-07-28T06:08:59Z · Daily snapshot · FlipScout DB · MAO solver Pro

Quant Art

Neighborhood math

Sold liquidity + MOS primary · ask-tape pending Verified depth · 2026-07-28T06:08:59Z · daily snapshot

Absorption dial
1.5 MOS mo

MOS = actives ÷ (sold_6m ÷ 6) = 47 ÷ (187 ÷ 6) = 47 ÷ 31.2

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

Sold liquidity stripe
sold_6m 187 actives 47

monthly_velocity = sold_6m / 6 = 187 / 6 = 31.2 closings/mo

Real FlipScout DB solds · refreshed with nightly goldmine tape

Ask-tape status

Verified ask sample too thin for Hard Reject % and Verified margin ladder (need ≥3 Verified-with-ARV). Verified actives: 0.

Modeled actives: 10 · Median Modeled ask margin: +1.6% (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

Absorption / MOS

Seller-leaning absorption

MOS 1.5 mo

sold_6m 187 · actives 47 · High confidence

187 sold in 6 months — solid zip absorption sample.

Total Listings

47

Verified 0 · Modeled 10 · Unscored 37

Median Modeled margin

1.6%

Directional Modeled ask tape · n=10 · not Verified 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 21.3% · Unscored 78.7%

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

40 shown of 47 actives · streets locked · price / margin / Apex live · median list $612,440 · mix V0/M40/U0

Each row is an underwriting brief at /property/{id} in ZIP 92677. Margins labeled Modeled are directional — not Verified comps.

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PriceMarginApexHonestyListing
$520,0007.5% M53Modeled

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Open brief$789,9000.5% M48Modeled

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Open brief$799,0000.3% M48Modeled

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Open brief$565,000——Modeled

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Open brief$495,000——Modeled

Laguna Niguel, CA · Modeled listing

Open brief$595,000——Modeled

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Open brief$599,000——Modeled

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Open brief$560,000——Modeled

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Open brief$499,870——Modeled

Laguna Niguel, CA · Modeled listing

Open brief$799,000——Modeled

Laguna Niguel, CA · Modeled listing

Open brief$675,000——Modeled

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Open brief$699,000——Modeled

Laguna Niguel, CA · Modeled listing

Open brief$529,900——Modeled

Laguna Niguel, CA · Modeled listing

Open brief$475,000——Modeled

Laguna Niguel, CA · Modeled listing

Open brief$525,000——Modeled

Laguna Niguel, CA · Modeled listing

Open brief$724,900——Modeled

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Open brief$599,900——Modeled

Laguna Niguel, CA · Modeled listing

Open brief$550,000——Modeled

Laguna Niguel, CA · Modeled listing

Open brief$610,000——Modeled

Laguna Niguel, CA · Modeled listing

Open brief$795,000——Modeled

Laguna Niguel, CA · Modeled listing

Open brief$650,000——Modeled

Laguna Niguel, CA · Modeled listing

Open brief$614,880——Modeled

Laguna Niguel, CA · Modeled listing

Open brief$799,000——Modeled

Laguna Niguel, CA · Modeled listing

Open brief$499,000——Modeled

Laguna Niguel, CA · Modeled listing

Open brief$725,000——Modeled

Laguna Niguel, CA · Modeled listing

Open brief$699,900——Modeled

Laguna Niguel, CA · Modeled listing

Open brief$735,000——Modeled

Laguna Niguel, CA · Modeled listing

Open brief$528,000——Modeled

Laguna Niguel, CA · Modeled listing

Open brief$780,000——Modeled

Laguna Niguel, CA · Modeled listing

Open brief

Verified 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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