Absorption / MOS
Seller-leaning absorption
MOS 1.5 mo
sold_6m 201 · actives 49 · High confidence
201 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 Hard Reject Underwriting Tape (95123)
FlipScout underwriting tape for San Jose, CA (95123) — 49 actives, 10 Verified / 0 Modeled. Absorption: Seller-leaning absorption; sold_6m=201 (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
San Jose, CA (95123) is a FlipScout Goldmine underwriting terminal. Primary signal is sold liquidity: sold_6m=201 (FlipScout DB closings in 6 months — not full MLS), 49 actives on tape. Trusted months of supply = 1.5 mo (Seller-leaning absorption; velocity ≈ 33.5 closings/mo). Honesty mix: 10 Verified / 0 Modeled / 39 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 2026-07-29T06:00:27Z · Daily snapshot · FlipScout DB · MAO solver Pro
Quant Art
Neighborhood math
Backed by FlipScout solds + Verified ask tape · 2026-07-29T06:00:27Z · daily snapshot
MOS = actives ÷ (sold_6m ÷ 6) = 49 ÷ (201 ÷ 6) = 49 ÷ 33.5
Sold window 6 mo · FlipScout DB coverage, not full MLS · zones 4 / 6 / 12
monthly_velocity = sold_6m / 6 = 201 / 6 = 33.5 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=10 · not sold-comp ROI
HardReject% = list_above_mao / Verified_w_ARV = 10 / 10
QDA defaults: 12% required net · 4-mo carry · 2% slip · Bid $ free on tape
Total Listings
49
Verified 10 · Modeled 0 · Unscored 39
Median Verified margin
-2.04%
p25 -16.61% · p75 -1.48% · n=10
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$85.14/sqft · n=8
Verified · condition tier $/sqft
Median Apex
49.5
Hot 0.0% · n=8
Trajectory
Stable
Neighborhood enrichment signal
Honesty mix
20.4% Verified
Modeled 0.0% · Unscored 79.6%
List → ARV discount
11.8%
Deep share 0.0% · n=10
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 49 actives · streets locked · price / margin / Apex live · median list $599,000 · mix V10/M30/U0
Each row is an underwriting brief at /property/{id} in ZIP 95123. Margins labeled Modeled are directional — not Verified comps.
PriceMarginApexHonestyListing
$450,0004.3% V50VerifiedSan Jose, CA · Verified listing
Open brief
$478,0003.7% V50VerifiedSan Jose, CA · Verified listing
Open brief
$499,9993.5% V50VerifiedSan Jose, CA · Verified listing
Open brief
$500,0003.5% V50VerifiedSan Jose, CA · Verified listing
Open brief
$568,8882.4% V49VerifiedSan Jose, CA · Verified listing
Open brief
$674,9001.4% V48VerifiedSan Jose, CA · Verified listing
Open brief
$685,0001.2% V48VerifiedSan Jose, CA · Verified listing
Open brief
$724,9990.8% V48VerifiedSan Jose, CA · Verified listing
Open brief
$465,000-24.9% V—VerifiedNeg marginSan Jose, CA · Verified listing
Open brief
$488,000-24.9% V—VerifiedNeg marginSan Jose, CA · Verified listing
Open brief
$539,000——ModeledSan Jose, CA · Modeled listing
Open brief
$630,000——ModeledSan Jose, CA · Modeled listing
Open brief
$599,000——ModeledSan Jose, CA · Modeled listing
Open brief
$699,888——ModeledSan Jose, CA · Modeled listing
Open brief
$499,000——ModeledSan Jose, CA · Modeled listing
Open brief
$487,500——ModeledSan Jose, CA · Modeled listing
Open brief
$695,000——ModeledSan Jose, CA · Modeled listing
Open brief
$625,000——ModeledSan Jose, CA · Modeled listing
Open brief
$766,000——ModeledSan Jose, CA · Modeled listing
Open brief
$699,000——ModeledSan Jose, CA · Modeled listing
Open brief
$478,500——ModeledSan Jose, CA · Modeled listing
Open brief
$549,000——ModeledSan Jose, CA · Modeled listing
Open brief
$725,000——ModeledSan Jose, CA · Modeled listing
Open brief
$788,888——ModeledSan Jose, CA · Modeled listing
Open brief
$798,888——ModeledSan Jose, CA · Modeled listing
Open brief
$588,000——ModeledSan Jose, CA · Modeled listing
Open brief
$678,888——ModeledSan Jose, CA · Modeled listing
Open brief
$487,900——ModeledSan Jose, CA · Modeled listing
Open brief
$599,950——ModeledSan Jose, CA · Modeled listing
Open brief
$599,000——ModeledSan Jose, CA · Modeled listing
Open brief
$489,900——ModeledSan Jose, CA · Modeled listing
Open brief
$599,000——ModeledSan Jose, CA · Modeled listing
Open brief
$475,000——ModeledSan Jose, CA · Modeled listing
Open brief
$725,000——ModeledSan Jose, CA · Modeled listing
Open brief
$610,000——ModeledSan Jose, CA · Modeled listing
Open brief
$528,000——ModeledSan Jose, CA · Modeled listing
Open brief
$625,000——ModeledSan Jose, CA · Modeled listing
Open brief
$478,000——ModeledSan Jose, CA · Modeled listing
Open brief
$368,888——ModeledSan Jose, CA · Modeled listing
Open brief
$769,000——ModeledSan Jose, CA · Modeled listing
Open briefVerified Invest Deals
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PriceMarginApexAddress
No Verified Invest deals yet0 Verified Invest Deals Currently Available — 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 · California Goldmines