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FlipScout Dealpedia

San Francisco, CA Flip MOS Underwriting Tape (94112)

FlipScout underwriting tape for San Francisco, CA (94112) — 9 actives, 0 Verified / 8 Modeled. Absorption: Seller-leaning absorption; sold_6m=72 (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

San Francisco, CA (94112) is a FlipScout Goldmine underwriting terminal. Primary signal is sold liquidity: sold_6m=72 (FlipScout DB closings in 6 months — not full MLS), 9 actives on tape. Trusted months of supply = 0.8 mo (Seller-leaning absorption; velocity ≈ 12.0 closings/mo). Honesty mix: 0 Verified / 8 Modeled / 1 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 +1.3% (n=8) — 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 2026-07-29T06:32:55Z · Daily snapshot · FlipScout DB · MAO solver Pro

Quant Art

Neighborhood math

Sold liquidity + MOS primary · ask-tape pending Verified depth · 2026-07-29T06:32:55Z · daily snapshot

Absorption dial
0.8 MOS mo

MOS = actives ÷ (sold_6m ÷ 6) = 9 ÷ (72 ÷ 6) = 9 ÷ 12.0

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

Sold liquidity stripe
sold_6m 72 actives 9

monthly_velocity = sold_6m / 6 = 72 / 6 = 12.0 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: 8 · Median Modeled ask margin: +1.3% (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 0.8 mo

sold_6m 72 · actives 9 · High confidence

72 sold in 6 months — solid zip absorption sample.

Total Listings

9

Verified 0 · Modeled 8 · Unscored 1

Median Modeled margin

1.3%

Directional Modeled ask tape · n=8 · 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 88.9% · Unscored 11.1%

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

9 shown of 9 actives · streets locked · price / margin / Apex live · median list $668,000 · mix V0/M9/U0

Each row is an underwriting brief at /property/{id} in ZIP 94112. Margins labeled Modeled are directional — not Verified comps.

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Open brief$668,0001.4% M48Modeled

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Open brief$690,0001.3% M48Modeled

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Open brief$728,3711.3% M48Modeled

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Open brief$675,0001.3% M48Modeled

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Open brief$799,0000.7% M48Modeled

San Francisco, CA · Modeled listing

Open brief$625,000——Modeled

San Francisco, 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.

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 · California Goldmines

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