How we decode every property.

Data Sources

Every signal traces back to one of these primary sources. We cache aggressively for speed but never invent data.

Rules & Restrictions

Three traffic-light signals on every property page — the regulatory landmines that quietly kill Southwest Florida deals.

• HOA / Condo restrictions: matched against a curated table of known Lee and Collier subdivisions and condo communities (Tarpon Point, Sandoval, Heritage Cove, Pelican Bay, Fiddler's Creek, etc.). Unknown communities fall back to fee-based heuristics and are flagged amber for verification.
• City STR registration: a city-by-city ordinance table covering Cape Coral, Fort Myers, Fort Myers Beach, Bonita Springs, Estero, Lehigh Acres, unincorporated Lee, plus Naples, Marco Island, Golden Gate, and unincorporated Collier — including registration requirement, minimum-stay zones, and annual cap status.
• FEMA 50% rebuild rule: combines the parcel's FEMA NFHL zone (A / AE / V / VE / X) with LeePA or CCPA just-value to estimate substantial-improvement risk. If a typical renovation budget exceeds 50% of structure value in an SFHA zone, we flag the elevation-compliance risk red.

Limitations: ordinance datasets are manually maintained and refreshed quarterly; HOA matching is community-level, not unit-level, so condo-by-condo bylaws can differ. Confirm with the city clerk and the HOA management company before you commit.

Property Photos

Off-market parcels don't have MLS photos, so we build a gallery from public imagery:

• Google Street View as the primary curb-level photo (snapped to the nearest panorama within ~150m).
• County GIS aerial (Lee or Collier) for a top-down view of the parcel and outbuildings.
• County tax-map images to confirm parcel boundaries and easements.
• Google Satellite tile fallback using parcel lat/lng when neither Street View nor a GIS aerial is available.
• Open in Google Maps button for a one-click quick-verify against the live map.

Every gallery has a fullscreen lightbox with pinch-zoom, +/- zoom buttons, keyboard navigation, swipe, and thumbnail strip — so you can inspect the roof, the yard, or the elevation without leaving the page.

Hidden Cost Estimates

Listings on Zillow and Realtor show only PI on a mortgage. Real ownership cost includes four lines they don't:

• HOA dues: Parcel polygon is matched against known community boundaries; dues are pulled from declarations or estimated by community tier.
• Flood premium: FEMA zone lookup + typical NFIP / private-market premium for that zone, structure age, and elevation.
• Wind / hurricane insurance: Florida-specific model: county wind tier + roof age + wind-mit features + year built.
• Special assessments: Active sewer, paving, and utility assessments cross-referenced against the parcel's taxing district.
• Tax catch-up: If the parcel appears on the Lee or Collier tax-delinquent list, the outstanding balance is amortized across the next 12 months and added to True Monthly Cost — so the carry reflects what a new owner must actually clear, not just go-forward PITI.

MAO & Insurability Stress Test

Every property detail page exposes a Max Allowable Offer (MAO) ceiling and an insurability stress table. For Buyer personas, MAO is income- and DTI-driven and already subtracts the property's recurring carry (taxes, insurance, flood, HOA, utilities). For Flippers, MAO becomes ARV × 70% minus rehab. The stress test stacks preset adverse scenarios — roof age band slips one tier, flood premium up 30%, wind credits expire, carrier non-renewal — and shows the dollar impact on true monthly cost, affordability tier, and MAO.

Seller-Financing Signals

An owner is flagged as likely to consider creative financing when they meet two or more of: free-and-clear (no open mortgage in records), 10+ years of tenure, out-of-state mailing address, no homestead exemption, and equity above 60%. We don't claim the owner will say yes — we narrow the list of doors worth knocking on.

AI Features

We use AI to make the underlying public-records data faster to read — not to invent facts. Every AI feature operates over data we already display elsewhere and links back to the parcel.

• AI Property Search: Natural-language search across the catalog ("3/2 in Cape Coral under $400k with no flood zone").
• AI Property Brief: Per-property narrative summary on every detail page, citing the same hidden-cost, distress, AVM, and Rules & Restrictions data shown in the panels. The model is explicitly forbidden from recommending STR income when HOA or city rules block short-term rentals, and surfaces the 50% rebuild rule whenever it applies.
• AI Acquisition Assistant™ (per property): Follow-up chat grounded in the same brief + snapshot, with inline [c:field] citations you hover to see the exact source value. Follow-up mode reuses the last Q&A as context; conversations save per property and export to Markdown, PDF, or a 30-day public share link.
• AI Offer Generator (per deal): Inside a pipeline deal, generate acquisition strategies (conventional, subject-to, seller financing, creative). Strategy history is kept for side-by-side comparison with financial deltas.
• AI Financing Scenarios: Model conventional, FHA, VA, and seller-financed payments on the fly with your own down payment, rate, and term.

AI output is model-assisted and should be sanity-checked against the underlying numbers before you transact.

Investor Decision Bar

A five-tile snapshot at the top of every property page — Deal Grade, Cash Flow, Cap Rate, Seller Motivation Score™, and Terms — with a Risk & Rules ribbon underneath. Hover any tile for the definition, calculation, and how to read it. From here you can Save to Pipeline (instant confirmation with an Unsave action), attach an editable private note, or open the AI Acquisition Assistant™.

ARV Estimator

The ARV Estimator pulls sold comps within a tight radius, filters by beds / baths / sqft band, and returns a repaired-value range plus your Maximum Allowable Offer at a configurable margin (default 70% rule minus rehab). Save estimates to your dashboard, revisit them as you gather bids, and copy the number straight into the pipeline deal.

Refresh Cadence

Distress records (Lee + Collier): nightly. Foreclosure auction calendar: daily. Tax-delinquent status (Lee + Collier): rolling 15-minute cron, every parcel re-verified within 24h. MLS prices and status: every ~15 minutes during market hours. Parcel fabric: weekly. AVM + ownership: on access (cached 30 days). FEMA flood zones: quarterly. NOAA storm history: monthly.