Absorption / MOS
Seller-leaning absorption
MOS 1.9 mo
sold_6m 188 · actives 59 · High confidence
188 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
Bothell, WA Hard Reject Underwriting Tape (98012)
FlipScout underwriting tape for Bothell, WA (98012) — 59 actives, 5 Verified / 8 Modeled. Absorption: Seller-leaning absorption; sold_6m=188 (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
Bothell, WA (98012) is a FlipScout Goldmine underwriting terminal. Primary signal is sold liquidity: sold_6m=188 (FlipScout DB closings in 6 months — not full MLS), 59 actives on tape. Trusted months of supply = 1.9 mo (Seller-leaning absorption; velocity ≈ 31.3 closings/mo). Honesty mix: 5 Verified / 8 Modeled / 46 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 2026-07-28T06:06:32Z · Daily snapshot · FlipScout DB · MAO solver Pro
Quant Art
Neighborhood math
Backed by FlipScout solds + Verified ask tape · 2026-07-28T06:06:32Z · daily snapshot
MOS = actives ÷ (sold_6m ÷ 6) = 59 ÷ (188 ÷ 6) = 59 ÷ 31.3
Sold window 6 mo · FlipScout DB coverage, not full MLS · zones 4 / 6 / 12
monthly_velocity = sold_6m / 6 = 188 / 6 = 31.3 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=5 · not sold-comp ROI
HardReject% = list_above_mao / Verified_w_ARV = 5 / 5
QDA defaults: 12% required net · 4-mo carry · 2% slip · Bid $ free on tape
Total Listings
59
Verified 5 · Modeled 8 · Unscored 46
Median Verified margin
-27.18%
p25 -39.25% · p75 -8.52% · n=5
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$61.7/sqft · n=5
Verified · condition tier $/sqft
Median Apex
48.8
Hot 0.0% · n=5
Trajectory
Stable
Neighborhood enrichment signal
Honesty mix
8.5% Verified
Modeled 13.6% · Unscored 78.0%
List → ARV discount
-18.6%
Deep share 0.0% · n=5
Hold bleed pressure
$150–$200/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 59 actives · streets locked · price / margin / Apex live · median list $599,000 · mix V5/M35/U0
Each row is an underwriting brief at /property/{id} in ZIP 98012. Margins labeled Modeled are directional — not Verified comps.
PriceMarginApexHonestyListing
$514,9003.6% V50VerifiedBothell, WA · Verified listing
Open brief
$519,0003.2% V50VerifiedBothell, WA · Verified listing
Open brief
$659,0001.9% V49VerifiedBothell, WA · Verified listing
Open brief
$786,0000.8% V48VerifiedBothell, WA · Verified listing
Open brief
$770,0000.7% V48VerifiedBothell, WA · Verified listing
Open brief
$575,0007.5% M53ModeledBothell, WA · Modeled listing
Open brief
$505,0007.5% M53ModeledBothell, WA · Modeled listing
Open brief
$499,9997.5% M53ModeledBothell, WA · Modeled listing
Open brief
$449,9507.5% M53ModeledBothell, WA · Modeled listing
Open brief
$369,0007.5% M53ModeledBothell, WA · Modeled listing
Open brief
$630,0001.8% M49ModeledBothell, WA · Modeled listing
Open brief
$799,9990.9% M48ModeledBothell, WA · Modeled listing
Open brief
$749,5000.8% M48ModeledBothell, WA · Modeled listing
Open brief
$664,950——ModeledBothell, WA · Modeled listing
Open brief
$759,950——ModeledBothell, WA · Modeled listing
Open brief
$332,500——ModeledBothell, WA · Modeled listing
Open brief
$799,000——ModeledBothell, WA · Modeled listing
Open brief
$549,000——ModeledBothell, WA · Modeled listing
Open brief
$380,000——ModeledBothell, WA · Modeled listing
Open brief
$369,000——ModeledBothell, WA · Modeled listing
Open brief
$765,000——ModeledBothell, WA · Modeled listing
Open brief
$774,950——ModeledBothell, WA · Modeled listing
Open brief
$780,000——ModeledBothell, WA · Modeled listing
Open brief
$328,900——ModeledBothell, WA · Modeled listing
Open brief
$787,000——ModeledBothell, WA · Modeled listing
Open brief
$499,950——ModeledBothell, WA · Modeled listing
Open brief
$775,000——ModeledBothell, WA · Modeled listing
Open brief
$699,950——ModeledBothell, WA · Modeled listing
Open brief
$369,000——ModeledBothell, WA · Modeled listing
Open brief
$675,000——ModeledBothell, WA · Modeled listing
Open brief
$399,900——ModeledBothell, WA · Modeled listing
Open brief
$465,000——ModeledBothell, WA · Modeled listing
Open brief
$545,000——ModeledBothell, WA · Modeled listing
Open brief
$595,000——ModeledBothell, WA · Modeled listing
Open brief
$625,000——ModeledBothell, WA · Modeled listing
Open brief
$599,000——ModeledBothell, WA · Modeled listing
Open brief
$799,950——ModeledBothell, WA · Modeled listing
Open brief
$675,000——ModeledBothell, WA · Modeled listing
Open brief
$419,950——ModeledBothell, WA · Modeled listing
Open brief
$599,000——ModeledBothell, WA · Modeled listing
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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 · Washington Goldmines