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.
Trillions of dollars transact on estimates. The realized answers already exist in public record, but they share no key, so nobody has joined them. Until now.
Zestimates lag, wholesalers pad, and even a careful CMA stops where the MLS stops: at the deals that listed. 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 show whether the reno story is real. The spread between what comparable flippers paid and what they resold for shows what the work had to cost.
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.
The free ring runs live at the top of this page. Pull the priors on any address.
Everyone in a deal asks the same address a different question. Priors answers each one from the same realized record.
MAO on realized resales, plus the buyers who actually take contracts in that pocket, by name. Every pull runs the distress check on the record: evictions, foreclosure notices, tax status. Keep your dialer and your skip trace; this replaces the guessing on price and the blindness on dispo. The list tools run $99 a month and up and stop at the list. This is the list with the outcomes attached: who bought, what they paid, who funded it.
ARV and realized rent in one branded read, plus who actually buys that pocket, by name, for your out-of-state clients. No second set of dues: your CMA sees the deals that listed, this adds the ones that never hit the MLS and the permit file behind every reno claim. See one →
Leases that actually signed, days to fill at that ask (3,445 rentals watched, median 27 days), and short-term revenue off live calendars. Replaces the rent ballpark and the short-term dashboard, about $130 a month together, under your firm's brand. See one →
ARV off scored flip resales, implied rehab off comparable spreads, hold times, and the lenders funding flips in that zip, by name. Buying turnkey from out of state? Most Memphis turnkey buyers do. The read shows the seller's actual buy price, permit file, and flip history, checked before you wire.
Per-loan ARV check with receipts: scored resales, permit verification, exit liquidity by pocket (buyer depth and realized flip velocity), and the borrower's own record: prior flips, permits pulled, foreclosure notices published.
Whichever seat you sit in, the first read is free. Pull the priors on any address, or get early access.
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. Three columns no one else fills: a rehab read implied from realized flip spreads, the buyers by name, and one fused answer for the deal. And one clock no one else runs: Priors watches every rental from list to fill, 3,445 tracked, median 27 days, so the rent answer comes with a fill-time answer.
| Tool | Recorded sales |
Flip ARV |
Rehab cost |
LTR rent |
STR revenue |
Buyers by name |
The realized answer |
|---|---|---|---|---|---|---|---|
| Zillow / Redfinconsumer estimates · free | ● | ○ | – | ○ | – | – | – |
| Rentometerrent ballpark, LTR only · $29/mo | – | – | – | ○ | – | – | – |
| AirDNA / Airbticsshort-term estimates only · about $100/mo for a Memphis-size market | – | – | – | – | ○ | – | – |
| PropStream / DealMachinelead lists + raw records · $99-119/mo to start | ● | ○ | ○ | ○ | – | ○ | – |
| PrivyMLS investor comps · $149/mo | ● | ○ | – | – | – | – | – |
| ATTOM / CoreLogicbulk data feeds · enterprise contract | ● | ○ | – | – | – | – | – |
| Mashvisormodeled projections · $50-75/mo | ○ | ○ | – | ○ | ○ | – | – |
| BiggerPockets / ChatGPTmanual math + unsourced guesses · free, plus your evening | – | ○ | – | ○ | ○ | – | – |
| Your MLS CMAon-market solds only · the dues you already pay | ● | ○ | – | ○ | – | – | – |
| Appraisal / desktop valwhat lenders buy: $500+ per loan, days | ○ | ○ | – | – | – | – | – |
| Property Priorsrealized outcomes, fused · free zip read, full reads from $15 | ● | ● | ◐ | ● | ● | ● | ● |
The realized column, on a real parcel: the sample read.
Comparison reflects each tool's core product as publicly described; product names are trademarks of their respective owners. The MLS shows the deals that listed. The deed record shows all of them, plus what the MLS never carries: the flip's purchase loan and lender, the permit file behind the renovation claim, evictions, foreclosure notices, and live short-term calendars. Priors coverage reflects the Memphis metro today and ports nationally. Prices shown are each vendor's published entry tier as of July 2026 and change on their schedule, not ours.
4.6M+ records of sales that closed, rentals that filled, loans that funded, and notices that published. Rebuilt every night. Estimated never.
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 1,900 flips to 1,522 distinct buyers: 90 percent out-of-state, 98 percent absentee owners. That is the demand side of your exit, by name. If you are one of those buyers, the same graph shows who you are buying from.
And if you manage properties, that same graph is your pipeline: every out-of-state buyer who closes here is a new absentee owner, with a mailing address on record.
Across 10,750 classified rehab flips inside our permit coverage window (2018 to today), 72.5 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. If you advise out-of-state buyers, this is the demand side of every pocket, by name, before you write the offer.
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.
When a listing says "renovated", the record shows whether permits back it up. Every line above traces to a recorded county document. Three of these four resold with zero permits on file. The end buyer could have seen that before wiring.
Figures above are read from the live database, which refreshes nightly, so they only climb from here.
See a whole read with the receipts open: the sample read.
Start free, go as deep as the deal requires. For scale: the list tools start at $99 to $119 a month, a short-term dashboard runs about $100 a month for a market this size, a rent ballpark is $29 a month, and each one covers a single column of the table above. One Priors read answers the whole row.
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.
Your email goes to the early-access list and nowhere else.
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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 address has a record: deeds, permits, evictions, foreclosures, prior sales. It is public, filed, and dated. Almost nobody pulls it.
Most tools estimate. Records answer. We pull the record on the property and its comparables and hand you the realized answer, with the receipts: every figure traced to a recorded document.
Yes, the name is a wink. The data is not.
Property Priors is built in Memphis by an operator who underwrites these deals daily. It runs on Shelby County public records, rebuilt nightly.