Flip / ARV
Deeds, permits, evictions, foreclosures, flips. Most tools estimate. Priors pulls the full record on any property and reports what actually happened to comparable parcels: recorded sales, classified flips, realized rents, live short-term revenue. Time-adjusted to today's market, sourced, and confidence-scored, on one parcel spine.
Real reads from the live engine, rotating. every figure traces to recorded outcomes and carries its comp count.
Every property transaction rests on three guesses. The realized answers already exist in public record, but they share no key, so nobody has joined them. Until now.
Zestimates lag, agents eyeball, wholesalers pad. The recorded sale of the house three doors down is a fact, and it is sitting in the deed record.
Rehab budgets are folklore. Permits and flip histories show what comparable owners actually spent their way through, and what it did to the resale.
ARV, rent, and short-term revenue are usually modeled. Priors reads them off realized resales, realized leases, and live short-term calendars instead.
Concentric rings on one parcel. Each ring is grounded in realized data, and depth is gated by comp density: thin data gets flagged, not papered over. Integrity is a feature.
Everyone in a deal asks the same address a different question. Priors answers each one from the same realized record.
MAO on realized resales, at volume, per pull.
ARV and realized rent in one branded read.
The property underwriting deliverable, on realized comps.
Full deal math on real data, not a spreadsheet of guesses.
The confidence ring, per loan, embedded in origination.
4.6M+ property records on one parcel spine, and climbing every night.
Footprint today: the Memphis metro. The data is public-record-native, so the same engine ports nationally, county by county. Data refreshed July 10, 2026.
New capabilities, each one checked against the live database before it went on this page. No adjectives, just what the record says.
Every comp's price is re-priced to today's market with its zip's home-value index before the ARV is computed. One Midtown read moved down about 10 percent because that zip peaked in 2022. A tool that lowers the number when the market says so is a tool you can trust.
Property Priors names who buys the flips. The largest Memphis turnkey operator has sold 1,408 flips to 1,075 distinct buyers: 92 percent out-of-state, 98 percent absentee owners. That is the demand side of your exit, by name.
Across 31,661 classified rehab flips since 2002, 88.6 percent show zero building permits between buy and resale. Priors computes that no-permit share per operator and per lender, so you know whose "renovated" holds up.
701 cases where an investor bought, renovated, and cash-out refinanced instead of selling. Each refi loan implies a bank appraisal: a realized value observation that no resale-based tool can see.
For any address: the operators who actually buy contracts in that pocket, what they typically pay, and who funds them. Not a theory of demand, a list of it.
Every figure traces to a deed, permit, or listing, with photo links on each comp. And where the data runs thin, the read says so instead of papering over it.
Figures above are read from the live database, which refreshes nightly, so they only climb from here.
Today you stitch a deal together from a stack of single-purpose tools, and most of them hand you a guess. A rent ballpark here, a home-value estimate there, a short-term projection somewhere else, and nothing that tells you what actually happened. Priors answers the whole deal from one parcel, in realized numbers.
| Tool | Recorded sales |
Flip ARV |
Rehab cost |
LTR rent |
STR revenue |
The realized answer |
|---|---|---|---|---|---|---|
| Zillow / Redfinconsumer estimates | ● | ○ | – | ○ | – | – |
| Rentometerrent ballpark, LTR only | – | – | – | ○ | – | – |
| AirDNA / Airbticsshort-term estimates only | – | – | – | – | ○ | – |
| PropStream / DealMachinelead lists + raw records | ● | ○ | – | ○ | – | – |
| PrivyMLS investor comps | ● | ○ | – | – | – | – |
| ATTOM / CoreLogicbulk data feeds | ● | ○ | – | – | – | – |
| Mashvisormodeled projections | ○ | ○ | – | ○ | ○ | – |
| BiggerPockets / ChatGPTmanual math + unsourced guesses | – | ○ | – | ○ | ○ | – |
| Property Priorsrealized outcomes, fused | ● | ● | ● | ● | ● | ● |
Comparison reflects each tool's core product as publicly described; product names are trademarks of their respective owners. Notice the two columns no one else fills: a realized rehab cost read off comparable flips, and a single fused answer for the deal. Priors coverage reflects the Memphis metro today and ports nationally.
The value scales with the transaction. Start free, go as deep as the deal requires.
pricing in beta
The free read runs live at the top of this page, no email needed. Early access adds the receipts behind every number and the full underwriting. No card, no call.
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Wholesalers, agents, lenders, investors. the first read is free for everyone. add your email and we reach out as access opens.
Every property has a past: deeds, permits, evictions, foreclosure notices, flips. A rap sheet, basically. The trouble is that the record lives scattered across courthouse filing cabinets, and almost nobody goes down there to read it.
So most buyers take the seller's word for it. "Fully renovated." "Great rental history." "Priced below market." Lovely stories. Not one of them is in the file.
Our gumshoe does not do stories. He puts on the coat, walks to the courthouse, and pulls the file: every recorded sale, every permit (and every suspicious absence of one), every eviction, every foreclosure, every flip. Then he lays the receipts on your desk and lets the record talk.
No hunches, no vibes, no "trust me." Just what actually happened, stamped and dated. The seller has a story. The address has priors.