HOMERS

A description of a tract today, not a forecast. Value is each tract own estimate: its ZIP Zillow typical home times a factor from the asking price per square foot of the listings inside it.

Upside is a screen, not a forecast. A 2019 to 2026 backtest found no relationship between the cool-pocket term and later ZIP appreciation (Spearman -0.06 to -0.15 across four cut dates, every confidence interval crossing zero, 77 ZIPs), and the whole backtestable score lost to a plain trailing-appreciation benchmark at 0 of 4 cut dates. Rent momentum had the wrong sign at every cut date, so it is only a tiebreak here. The underprice weight is UNTESTED: tract listings start in September 2026, so there is no history to test it against.