Absorption / MOS
Seller-leaning absorption
MOS 2.1 mo
sold_6m 193 · actives 67 · High confidence
193 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
Redmond, WA Hard Reject Underwriting Tape (98052)
FlipScout underwriting tape for Redmond, WA (98052) — 67 actives, 5 Verified / 11 Modeled. Absorption: Seller-leaning absorption; sold_6m=193 (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
Redmond, WA (98052) is a FlipScout Goldmine underwriting terminal. Primary signal is sold liquidity: sold_6m=193 (FlipScout DB closings in 6 months — not full MLS), 67 actives on tape. Trusted months of supply = 2.1 mo (Seller-leaning absorption; velocity ≈ 32.2 closings/mo). Honesty mix: 5 Verified / 11 Modeled / 51 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 2026-07-28T06:01:40Z · Daily snapshot · FlipScout DB · MAO solver Pro
Quant Art
Neighborhood math
Backed by FlipScout solds + Verified ask tape · 2026-07-28T06:01:40Z · daily snapshot
MOS = actives ÷ (sold_6m ÷ 6) = 67 ÷ (193 ÷ 6) = 67 ÷ 32.2
Sold window 6 mo · FlipScout DB coverage, not full MLS · zones 4 / 6 / 12
monthly_velocity = sold_6m / 6 = 193 / 6 = 32.2 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
67
Verified 5 · Modeled 11 · Unscored 51
Median Verified margin
-0.57%
p25 -4.67% · p75 3.14% · 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$73.89/sqft · n=5
Verified · condition tier $/sqft
Median Apex
50.1
Hot 0.0% · n=5
Trajectory
Stable
Neighborhood enrichment signal
Honesty mix
7.5% Verified
Modeled 16.4% · Unscored 76.1%
List → ARV discount
14.73%
Deep share 0.0% · n=5
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 67 actives · streets locked · price / margin / Apex live · median list $499,000 · mix V5/M35/U0
Each row is an underwriting brief at /property/{id} in ZIP 98052. Margins labeled Modeled are directional — not Verified comps.
PriceMarginApexHonestyListing
$369,9906.2% V52VerifiedRedmond, WA · Verified listing
Open brief
$461,9684.3% V50VerifiedRedmond, WA · Verified listing
Open brief
$499,0003.6% V50VerifiedRedmond, WA · Verified listing
Open brief
$529,9503.0% V50VerifiedRedmond, WA · Verified listing
Open brief
$630,0001.9% V49VerifiedRedmond, WA · Verified listing
Open brief
$510,0007.5% M53ModeledRedmond, WA · Modeled listing
Open brief
$499,9507.5% M53ModeledRedmond, WA · Modeled listing
Open brief
$499,0007.5% M53ModeledRedmond, WA · Modeled listing
Open brief
$484,9007.5% M53ModeledRedmond, WA · Modeled listing
Open brief
$479,0007.5% M53ModeledRedmond, WA · Modeled listing
Open brief
$430,0007.5% M53ModeledRedmond, WA · Modeled listing
Open brief
$399,0007.5% M53ModeledRedmond, WA · Modeled listing
Open brief
$340,0007.5% M53ModeledRedmond, WA · Modeled listing
Open brief
$575,0007.4% M53ModeledRedmond, WA · Modeled listing
Open brief
$602,0002.1% M49ModeledRedmond, WA · Modeled listing
Open brief
$795,0000.5% M48ModeledRedmond, WA · Modeled listing
Open brief
$670,000——ModeledRedmond, WA · Modeled listing
Open brief
$450,000——ModeledRedmond, WA · Modeled listing
Open brief
$599,950——ModeledRedmond, WA · Modeled listing
Open brief
$395,000——ModeledRedmond, WA · Modeled listing
Open brief
$645,000——ModeledRedmond, WA · Modeled listing
Open brief
$599,950——ModeledRedmond, WA · Modeled listing
Open brief
$458,000——ModeledRedmond, WA · Modeled listing
Open brief
$779,000——ModeledRedmond, WA · Modeled listing
Open brief
$520,000——ModeledRedmond, WA · Modeled listing
Open brief
$519,950——ModeledRedmond, WA · Modeled listing
Open brief
$750,000——ModeledRedmond, WA · Modeled listing
Open brief
$369,950——ModeledRedmond, WA · Modeled listing
Open brief
$369,900——ModeledRedmond, WA · Modeled listing
Open brief
$364,900——ModeledRedmond, WA · Modeled listing
Open brief
$755,000——ModeledRedmond, WA · Modeled listing
Open brief
$349,000——ModeledRedmond, WA · Modeled listing
Open brief
$415,000——ModeledRedmond, WA · Modeled listing
Open brief
$749,980——ModeledRedmond, WA · Modeled listing
Open brief
$355,000——ModeledRedmond, WA · Modeled listing
Open brief
$384,900——ModeledRedmond, WA · Modeled listing
Open brief
$515,000——ModeledRedmond, WA · Modeled listing
Open brief
$565,000——ModeledRedmond, WA · Modeled listing
Open brief
$399,000——ModeledRedmond, WA · Modeled listing
Open brief
$365,000——ModeledRedmond, WA · Modeled listing
Open briefVerified Invest Deals
0 tracked · Sign up to unlock street + deal science
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