Absorption / MOS
Seller-leaning absorption
MOS 1.7 mo
sold_6m 111 · actives 32 · High confidence
111 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
San Jose, CA Flip MOS Underwriting Tape (95112)
FlipScout underwriting tape for San Jose, CA (95112) — 32 actives, 0 Verified / 18 Modeled. Absorption: Seller-leaning absorption; sold_6m=111 (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 Jose, CA (95112) is a FlipScout Goldmine underwriting terminal. Primary signal is sold liquidity: sold_6m=111 (FlipScout DB closings in 6 months — not full MLS), 32 actives on tape. Trusted months of supply = 1.7 mo (Seller-leaning absorption; velocity ≈ 18.5 closings/mo). Honesty mix: 0 Verified / 18 Modeled / 14 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 +1.7% (n=18) — 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 2026-07-29T06:27:46Z · Daily snapshot · FlipScout DB · MAO solver Pro
Quant Art
Neighborhood math
Sold liquidity + MOS primary · ask-tape pending Verified depth · 2026-07-29T06:27:46Z · daily snapshot
MOS = actives ÷ (sold_6m ÷ 6) = 32 ÷ (111 ÷ 6) = 32 ÷ 18.5
Sold window 6 mo · FlipScout DB coverage, not full MLS · zones 4 / 6 / 12
monthly_velocity = sold_6m / 6 = 111 / 6 = 18.5 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: 18 · Median Modeled ask margin: +1.7% (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
32
Verified 0 · Modeled 18 · Unscored 14
Median Modeled margin
1.7%
Directional Modeled ask tape · n=18 · 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 56.2% · Unscored 43.8%
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
32 shown of 32 actives · streets locked · price / margin / Apex live · median list $614,500 · mix V0/M32/U0
Each row is an underwriting brief at /property/{id} in ZIP 95112. Margins labeled Modeled are directional — not Verified comps.
PriceMarginApexHonestyListing
$549,0007.5% M53ModeledSan Jose, CA · Modeled listing
Open brief
$499,5007.5% M53ModeledSan Jose, CA · Modeled listing
Open brief
$499,0007.5% M53ModeledSan Jose, CA · Modeled listing
Open brief
$428,0007.5% M53ModeledSan Jose, CA · Modeled listing
Open brief
$374,3377.5% M53ModeledSan Jose, CA · Modeled listing
Open brief
$348,8887.5% M53ModeledSan Jose, CA · Modeled listing
Open brief
$348,0007.5% M53ModeledSan Jose, CA · Modeled listing
Open brief
$599,8882.1% M49ModeledSan Jose, CA · Modeled listing
Open brief
$629,0001.9% M49ModeledSan Jose, CA · Modeled listing
Open brief
$650,0001.6% M49ModeledSan Jose, CA · Modeled listing
Open brief
$659,8881.4% M48ModeledSan Jose, CA · Modeled listing
Open brief
$668,0001.4% M48ModeledSan Jose, CA · Modeled listing
Open brief
$689,5001.2% M48ModeledSan Jose, CA · Modeled listing
Open brief
$749,8880.8% M48ModeledSan Jose, CA · Modeled listing
Open brief
$799,0000.8% M48ModeledSan Jose, CA · Modeled listing
Open brief
$739,9950.8% M48ModeledSan Jose, CA · Modeled listing
Open brief
$795,0000.5% M48ModeledSan Jose, CA · Modeled listing
Open brief
$790,0000.5% M48ModeledSan Jose, CA · Modeled listing
Open brief
$715,000——ModeledSan Jose, CA · Modeled listing
Open brief
$600,000——ModeledSan Jose, CA · Modeled listing
Open brief
$517,767——ModeledSan Jose, CA · Modeled listing
Open brief
$499,000——ModeledSan Jose, CA · Modeled listing
Open brief
$575,000——ModeledSan Jose, CA · Modeled listing
Open brief
$374,337——ModeledSan Jose, CA · Modeled listing
Open brief
$428,000——ModeledSan Jose, CA · Modeled listing
Open brief
$794,999——ModeledSan Jose, CA · Modeled listing
Open brief
$720,000——ModeledSan Jose, CA · Modeled listing
Open brief
$439,000——ModeledSan Jose, CA · Modeled listing
Open brief
$799,000——ModeledSan Jose, CA · Modeled listing
Open brief
$728,825——ModeledSan Jose, CA · Modeled listing
Open brief
$749,999——ModeledSan Jose, CA · Modeled listing
Open brief
$555,000——ModeledSan Jose, 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.
US Goldmine Atlas
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