Owner resolutionpublic recordRefreshsource-specific

Find the deal before it is a listing

Your buy box, run against county records and state registries, as a queue your team logs into rather than a report you wait for.

See the queue

Off-market candidatesSynthetic samplePipelineMap

#	Parcel address	Title entity	SF	Held	Signal	Score
1	4820 Turnpike BlvdMaricopa, AZ	Turnpike Flex Holdings LLC	48,200	11 yr	Loan maturity	91
2	1170 Vandalia RdTarrant, TX	Vandalia Industrial Partners	31,500	18 yr	Absentee	87
3	88 Copper Basin WayClark, NV	Copper Basin Yield LP	62,000	9 yr	Long tenure	84
4	2405 Frontage Rd EBexar, TX	unresolved	24,900	14 yr	Tax delinquent	78
5	615 Alameda CtPima, AZ	Alameda Court Assets LLC	37,400	7 yr	Loan maturity	74
6	9021 Rio Salado PkwyMaricopa, AZ	Rio Salado Storage Co	55,100	22 yr	Long tenure	71
7	340 Beltline Rd WDallas, TX	Beltline West Trust	28,700	16 yr	Absentee	69
8	1755 Cheyenne AveClark, NV	Cheyenne Flex LLC	41,300	6 yr	Code violations	66
9	77 Old Spanish TrailPima, AZ	unresolved	19,800	12 yr	Tax delinquent	63
10	6200 Ferguson DrTarrant, TX	Ferguson Yard Partners LP	72,600	8 yr	Loan maturity	61
11	412 Sunland Gin RdPinal, AZ	Sunland Gin Holdings	33,900	19 yr	Deferred maint.	58
12	2890 W Post RdClark, NV	Post Road Assets LLC	26,400	5 yr	Absentee	55

Parcel detail

4820 Turnpike Blvd

Maricopa, AZ · Turnpike Flex Holdings LLC

Overview

1998-built flex industrial, 48,200 SF on 3.9 acres. Held by Turnpike Flex Holdings LLC since 2015 at $4.12M, assessed today at $6.34M. County records show a CMBS loan maturing March 2026 with no refinance recorded, and an out-of-state owner mailing address. Long hold plus near-term maturity is a motivated-seller profile.

Property record

APN: 304-18-0042
Asset type: Flex industrial
Building: 48,200 SF
Lot: 3.9 acres
Year built: 1998
Zoning: I-1 light industrial
Last sale: 2015, $4.12M
Assessed: $6,340,000

Signals firing

CMBS loan matures Mar 2026
Held 11 years, no refinance recorded
Owner mailing address out of state

Every parcel that cleared the criteria, ranked, with the record behind the one you open.

Synthetic parcels. We never publish real parcel or owner data, so these addresses are invented rather than blurred.

Every parcel that cleared the criteria, ranked, with the record behind the one you open.

Recorded from the working surfaces. Sample data throughout; no client records appear.

How it works, I

It runs your box, not a template

Asset classes, markets, price and size, tenure, owner exclusions, how far you want ownership traced, and which distress signals count. Defined once with your acquisitions team, then applied to every record the system reads.

Buy box · your criteria

Asset classes

Industrial / flexMultifamilyMHC / RV parksRetailOfficeLand

PropertyFlex industrial, built pre-2005

MarketsTX, AZ, NV · 14 counties

Price and size$4M to $18M · 20k to 90k SF

TenureHeld 7 years or more

Owner and exclusionsNo REIT, no institutional

Owner resolutionTo named principal

Distress and motivation4 signals armed

Motivation signals

Absentee ownerLong tenureLoan maturityTax delinquencyEstate / probateCode violationsDeferred maintenanceHigh equity

The criteria a firm defines once, and the only place the system takes an opinion from.

Illustrative buy box. The field set is our live intake.

How it works, II

Every county is classified before a record is pulled

County records are public, and almost nothing else about them is consistent. Each county in your footprint is scored on how its records can lawfully be reached, and that score decides how it is worked: a statewide feed, one scraper per portal platform, licensed data, or an honest gap.

County access · classification

AFree statewide bulk or open API Pulled on a schedule. The core automated path.

BFree per-county portal One scraper per vendor platform, not per county.

CPaywalled, or terms prohibit automation Routed to licensed data rather than worked around.

DNo usable online access Licensed data or manual pull, reported as a gap.

Each square is one county, filled by how its records can be reached.

Illustrative footprint. The four access tiers are the classification every county is scored against.

How it works, III

You get the path, not just the name

Most attractive parcels are held by an entity, and an entity is not a person you can call. We trace the title holder through filings that are already public, and hand you the chain so you can walk it yourself. Registry data alone resolves 35 to 50% of entity-held parcels to a named natural person, and that is the floor rather than the ceiling: it is what the registries give up before any fallback runs.

Owner resolution · public record

Parcel
1420 Sherman Ave
county assessor
Title entity
Prairie Hold Co LLC
assessor roll
Filing
Annual report, 2024
state registry
Person
R. Vance, manager
named on filing

Parcel
215 Oak Hollow Ln
county assessor
Title entity
Oak Hollow Holdings LLC
assessor roll
Filing
Agent of record only
state registry
Person
UNRESOLVED
marked, not guessed

Registry data alone reaches a named person 35 to 50% of the time. The rest are marked, and the chain is handed over either way.

One chain that resolves, one that stops. Both are delivered.

Synthetic entities. The resolution rate shown is from our delivery record.

What makes it different

Four things a data subscription cannot do

Not four things we do better. Four things that are structurally unavailable when you buy records instead of a system.

Your box, not a template

A subscription filters on the fields its vendor chose. Your criteria are the schema here, including the ones that are specific to how your firm buys, and changing them is a conversation rather than a feature request.

The chain, not just the name

A record that says who owns a parcel is where the work starts. You get the filings the trace passed through, so an analyst can verify a name instead of trusting it, and so a chain that stops is visibly a chain that stops.

Gaps published as gaps

Where a county is unreachable or an entity does not resolve, the row says so and stays in the queue. Nothing is quietly rounded into coverage, because a silent gap is the one failure a buyer finds months later.

It runs under your governance

The pipeline, the records and the scoring live in your own environment, under your governance. What we build is yours to run, audit and change, with no dependency on us to keep it running.

See it run on your own buy box.

Bring your criteria and one market. We show you the queue it produces and the records behind it.

The entry step

Start with the two weeks

$3,000 for two weeks of work you keep, credited in full toward your build.

See the proof of concept

A worked target list across your buy box, scored on qualification signals.
At least 30 resolved owner contacts, each with a direct line.
The public-record chain behind every contact, and a written coverage read on the counties worked.

Questions about sourcing

How is this different from buying a property data subscription?

A subscription sells you records filtered on the fields its vendor chose, and the same records to everyone else paying for them. This is a system built against your buy box, running in your environment, that hands you the resolution chain behind every owner rather than a name to trust. The four differences are set out above, and each one is structural rather than a matter of degree.

How accurate is the owner resolution?

Registry data alone resolves 35 to 50% of entity-held parcels to a named natural person, blended across states. We publish that as a floor rather than a headline because it is what the public registries give up before any fallback runs, and because the interesting number is the other half: what happens to the parcels that do not resolve. They stay in the queue, marked unresolved, with the chain showing exactly where it stopped.

Where does the data come from?

County assessor and recorder records, state business registries, and the filings that connect them. All of it public record. Where a county cannot lawfully be reached by automation, it is routed to licensed data or flagged as a gap rather than worked around.

How often does it refresh?

Source by source, because the sources themselves update on different schedules. A statewide bulk file that publishes monthly cannot be made weekly by pulling it weekly, and a system that claims one refresh rate across every county is describing a schedule rather than the data. Each source carries its own cadence, and the record shows when it was last read.

How do we start?

With a proof of concept: $3,000, two weeks, run on your own buy box in your own markets. You get the criteria defined with your team, a scored pipeline from real records, and the resolution chains behind it, which is enough to judge the system on your own deals rather than on a demo.