FOS • Closing Risk Score CoCI • Cost of Certainty Interactive Calculator

Is Your Home an "Easy Sell"? FOS (Closing Risk Score) — Complete Guide & Calculator

Local Home Buyers USA — powered by PropTechUSA.ai • Updated Dec 21, 2025 • sales@localhomebuyersusa.com • 1-800-858-0588

TL;DR

FOS is your home's closing-friction score on a 0–100 scale. Lower score = fewer moving parts and a cleaner path to closing. CoCI translates that friction into a simple 7 / 14 / 21-day net-sheet preview.

FOS 0–100 Easy ≤ 35 • Moderate 36–60 • Hard ≥ 61

No math anxiety.

Seller view: Plain-English explanations + live sliders.
Analyst view: Formulas + validation (optional).

Why listings stall (and nets shrink)

Top-line price hides what kills net: time, repairs, and risk. Financing adds contingencies; appraisals miss; title and HOA docs drag; access is messy. FOS quantifies those frictions up front; CoCI prices certainty.

FOS, RCI & CoCI — quick map (plain English)

FOS (Closing Risk Score)

What it answers: "How easy is this home to close?"

Lower FOS = fewer surprises, cleaner path.

RCI (Risk Cost Index)

What it answers: "How much risk has to be priced in?"

RCI is the pricing lens.

CoCI (Cost of Certainty Index)

What it answers: "What does speed & certainty cost (or save)?"

Turns risk + time into net outcomes.

FOS model & variables (max 100)

FOS adds 10 categories to a 0–100 total. Thresholds: Easy ≤35 • Moderate 36–60 • Hard ≥61

R (0–20)
Condition & repairs

A (0–12)
Occupancy & access

T (0–12)
Title complexity

F (0–12)
Financing environment

H (0–10)
Market demand (HSS)

S (0–8)
Seasonality

O (0–8)
HOA/COA rules

P (0–8)
Price-band liquidity

I (0–6)
Appraisal/inspection sensitivity

L (0–4)
Logistics (move-date)

Analyst view: equation

FOS = R + A + T + F + H + S + O + P + I + L

Aggregate snapshot (rolling 90-day, anonymized)

Segment	Median FOS	p25	p75	Notes
Vacant, clean title, neutral HSS	28	18	36	Often 7–14 day candidates
Owner-occupied, minor repairs	42	33	54	14-day with light prep
Tenant in place, HOA approvals	57	46	69	21-day with doc coordination
Liens/probate, soft HSS, off-season	72	63	83	As-is certainty path recommended

Illustrative clusters only; refreshed as new data comes in.

How to read your FOS

Easy (≤35)

Fast path often maximizes net after carry.

Moderate (36–60)

Fix high-impact items; choose a deliberate timeline.

Hard (≥61)

Prioritize certainty, title coordination, and clean execution.

FOS + CoCI (how timeline becomes dollars)

CoCI_Net = AVM − RepairScope − Carry(Time,HSS) − RiskPremium(FOS,Spread,Contingencies)

The tools below calculate this automatically.

Methodology, Validation & Governance

Advanced section (optional). You can skip to the live calculator below.

FOS ∈ [0,100]
R(0–20), A(0–12), T(0–12), F(0–12), H(0–10), S(0–8), O(0–8), P(0–8), I(0–6), L(0–4)

FOS Calculator (Live)

Tune FOS

Compare timelines

Get report

Step 1: Adjust the sliders so this feels like your house.

R — Condition & Repairs (0–20)

Turnkey 6 Major Work

A — Occupancy & Access (0–12)

Vacant 4 Difficult

T — Title Complexity (0–12)

Clean 3 Complex

F — Financing Environment (0–12)

Easy Lending 4 Tight

H — Market Demand (0–10)

Hot Market 4 Cold

S — Seasonality (0–8)

Peak Season 3 Off-Season

O — HOA/COA Rules (0–8)

None/Easy 2 Restrictive

P — Price-Band Liquidity (0–8)

High Demand 3 Low

I — Appraisal Sensitivity (0–6)

Low Risk 2 High Risk

L — Logistics & Move-Date (0–4)

Flexible 1 Rigid

Moderate profile

Estimated FOS: 32 / 100

Moderate — align to a 14-day path, fix high-impact items, and consider certainty options.

Adjust sliders above to update your profile instantly.

Biggest friction:

Preview tool only. Final numbers require verification and title review.

Factor Impacts (auto-updating)

Factor	Points	Impact % of FOS

Scenario presets

Vacant, clean title

Fast access, neutral market

Owner-occupied, minor repairs

Cooperative access, light work

Tenant + HOA approvals

Access rules and docs

Liens/probate + soft demand

Title work + slow market

CoCI Net Sheet — 7 / 14 / 21 day preview

Estimated As-Is Value (AVM or your estimate) Repair Scope (as-is path) Daily Carry Cost (tax+ins+utils+misc)

Risk premium scales with FOS (higher FOS → higher risk premium).

Timeline decision board

Run the comparison to see how timeline changes your net.

Send me my detailed FOS + CoCI Net Sheet

Get a personalized analysis delivered to your inbox.

FAQ

What do the colored bars represent?

Each bar represents one of the 10 FOS factors. The height shows the current value, and the color indicates severity: green (low friction), gold (moderate), and red (high friction).

Why do the bars animate when I move a slider?

The bars pulse and update in real-time to show you exactly how each factor change affects your overall FOS score. This provides immediate visual feedback.

What does a low FOS mean?

Lower FOS correlates with faster, cleaner closings. Easy ≤35, Moderate 36–60, Hard ≥61. A low FOS typically means fewer contingencies and a higher chance of closing on schedule.

Change log

v2.0: Complete visual overhaul — reactive bars that display actual factor values with color-coded severity, enhanced animations, particle effects, improved gauge, and dark/light theme support.
v1.2: Added entrance-only animation + always-visible score panel in the signal module + best-path display.