How PropertiesGPS works.
Nationwide coverage, real monthly cost, owner of record, distress signals, and how PropertiesGPS compares to the portals investors already know.
What markets do you cover?
MLS listings and RentCast-derived signals (price, rent AVM, listing history) work nationwide — search any US city, ZIP, or address. Deep county data (owner of record, tax delinquencies, lis pendens, code violations, live foreclosure auction calendar) is currently active in Lee County, FL (Cape Coral, Fort Myers, Lehigh Acres, Bonita Springs, Estero, Sanibel, Fort Myers Beach) and Collier County, FL (Naples, Marco Island, Golden Gate, Immokalee, Naples Park). Additional counties roll out as demand warrants.
Do you show MLS listings too?
Yes. The Active tab on /opportunities streams live MLS listings via our licensed feed — list price, days-on-market, status (Active / Pending / Contingent), and MLS number alongside the off-market and distress inventory you won't find on Zillow.
Can I see foreclosure auctions?
Yes. /auctions is a live foreclosure auction calendar for Lee County (Collier on the roadmap). Drill into any sale date at /auctions/$county/$date to see the parcels going to the courthouse steps that day.
Where does your data come from?
Public records — Lee County Property Appraiser and Collier County Property Appraiser parcel fabrics, Lee Clerk and Collier Clerk Official Records for distress filings, the Lee Clerk foreclosure auction calendar, and both the Lee and Collier County Tax Collectors for delinquent-tax status — plus FEMA flood zones, NOAA storm history, a licensed MLS / RentCast feed for active listings and rent comps, Google Street View plus county GIS aerial and tax-map imagery, and licensed property data providers for AVM, ownership, and sales history. Full breakdown at /methodology.
How fresh is your data?
Distress filings refresh nightly. Foreclosure auction calendar refreshes daily. Tax-delinquent status (Lee + Collier) is re-checked on a rolling 15-minute cron, with each parcel re-verified at least every 24 hours. MLS list-price and status updates flow in every ~15 minutes during market hours (per-address cache up to 24h). Parcel fabric refreshes weekly. AVM and rental comps refresh on access.
How accurate is the Investment Score?
The 0–100 score blends five inputs — projected cash flow, downside risk (insurance + flood + assessment exposure), appreciation trajectory, distress / motivation signal, and financing flexibility. It's a ranking signal, not a guarantee. Treat it like a credit score: useful to compare deals, not to replace your own underwriting.
What AI features do you have?
Four, all grounded in the same public-records data we surface elsewhere — no hallucinated facts. (1) AI Property Search: natural-language search across the catalog. (2) AI Property Brief: per-property narrative analysis on every detail page. (3) AI Acquisition Assistant™: follow-up chat on any property with inline citations, follow-up mode, per-property save, and Copy/PDF/Share export. (4) AI Offer Generator: generates acquisition strategies (conventional / creative / subject-to / seller finance) with financial deltas inside each pipeline deal.
Do you send alerts when a deal matches?
Yes. Save a search with your criteria and we email you when a new property — MLS, off-market, or distress — matches. Manage cadence at /settings/alerts. Saved homes live at /saved.
Can I list my own home on PropertiesGPS?
Yes. /sell is a free FSBO flow — instant valuation, multi-step listing wizard (/sell/new), photo upload, and an owner inbox at /sell/dashboard. Your listing appears in /marketplace next to investor-ready inventory.
How is PropertiesGPS different from Zillow or Realtor.com?
Those platforms answer 'is this house for sale and what's it listed at?' We answer 'should an investor actually buy it, and what will it really cost to own?' We layer honest monthly carrying cost, owner of record, absentee/LLC flags, price-cut and stale-listing signals, flood and insurance exposure, STR potential, and — in Lee & Collier, FL — tax delinquencies and foreclosure calendar on top of every property. Portals show you the sticker price; we show you the truth.
How is PropertiesGPS different from PropStream, DealMachine, or BatchLeads?
Those are skip-trace and lead-list tools. PropertiesGPS is a property-level intelligence layer: instead of exporting 5,000 owner mailing addresses, you get a fully decoded view of one property — true cost, score, risk, AI brief, and exit strategies — in seconds. We also surface live distress signals and the auction calendar you'd otherwise have to scrape county sites for.
Do you cover off-market and pre-foreclosure properties?
Yes. Our Lee and Collier distress feeds pull lis pendens, tax-deed filings, code-enforcement liens, and the live tax-delinquent list (/distress/tax-delinquent) the moment they're recorded — typically before they hit any wholesaler list.
How do you estimate flood, HOA, and insurance costs?
Flood: per-property FEMA zone lookup plus typical premium ranges for that zone, structure age, and elevation. HOA: associated community + parcel polygon match against known dues schedules. Insurance: Florida-specific carrier-availability model that accounts for wind-mit features, year built, roof age, and county. Details at /methodology#hidden-costs.
Does True Monthly Cost include back-taxes on delinquent parcels?
Yes. When a property shows up on the Lee or Collier tax-delinquent list, we add a tax catch-up line to True Monthly Cost — the unpaid balance amortized across the next 12 months — and flag it on the affordability panel and property card. That way the monthly carry reflects what a new owner would actually need to clear at or shortly after closing, not just go-forward PITI.
What is the Investor Decision Bar on a property page?
The Investor Decision Bar is the five-tile snapshot at the top of every property page: Deal Grade (A–F), Cash Flow, Cap Rate, Seller Motivation Score™, and Terms. Hover any tile for the definition, how it was calculated, and how to read it. A single Risk & Rules ribbon underneath flags flood exposure, STR restrictions, HOA/insurance risk, and the 50% rebuild rule when applicable.
What is the AI Acquisition Assistant™?
Every property page ships an AI Acquisition Assistant™ chat. Ask follow-up questions like 'why is the cap rate low?' or 'what would a 70% MAO look like at 8% financing?' — answers are grounded in the same AI Brief and public-records snapshot shown on the page, with inline citations you can hover to see the exact source field. Turn on Follow-up mode to reuse the last Q&A as context. Conversations save automatically per property, and you can Copy, save as PDF, or Share via a 30-day public link.
Can I estimate ARV (After Repair Value)?
Yes. The ARV Estimator on each property page runs comps within a tight radius, applies condition/rehab adjustments, and returns an ARV range plus a Maximum Allowable Offer at your target margin (default 70% rule). Save estimates from your dashboard so you can revisit and update rehab assumptions as you gather bids.
How is flood risk and flood insurance priced?
We look up the exact FEMA flood zone for the parcel polygon and stack that against structure age, elevation, and — for coastal parcels — the 50% rebuild rule. Estimated annual flood premium is bucketed into Low / Moderate / High / Extreme tiers with a $ range for typical NFIP or private-market coverage. Try any address at /tools/flood.
How does the Deal Pipeline work?
Every 'Save to pipeline' button on a property page (or in the Investor Decision Bar) drops the deal into your kanban at /pipeline. Stages: Lead → Analyzing → Offer → Negotiating → Under Contract → Closed / Passed. Attach private notes, drag between stages, filter by stage/priority/motivation, save custom filter Views, generate an AI Offer strategy with financial deltas, review strategy history, and export the pipeline (or a single deal's notes) to CSV or JSON.
Can I export data?
Yes. The Deal Pipeline exports to CSV/JSON, including deal notes. Property AI Q&A can be copied as markdown, saved as PDF via the print dialog, or shared as a read-only 30-day public link. Investor-tier members can export saved-search results to CSV; single-property PDF reports and bulk owner-list exports are on the roadmap.
Is there a free tier?
Yes. Anyone can browse opportunities, view the Investment Score and Investor Decision Bar tiles, inspect basic hidden costs, browse the foreclosure calendar, and use AI property search without signing in. Saved homes, alerts, the full AI Brief and Acquisition Assistant™ chat, ARV estimates, the deal pipeline, and CSV export require an account.
Still have questions?
Contact our team