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pencil.
pencil.

Find the opportunity. Before the market notices.

Pencil reads every record behind every parcel in America, prices the debt, finds the person behind the LLC and puts the week's best off-market deals on your desk.

Parcels under watch
165M+
Every parcel in the country
Counties live
3,143
All of them, coast to coast
Record sources
900+
Deeds and liens to flood maps
Data points per parcel
250+
Owner, debt, zoning, risk
  • Recorded deeds
  • Mortgages and assignments
  • Satisfactions and releases
  • Lis pendens
  • Foreclosure auctions
  • Tax certificates
  • Tax rolls
  • Assessments
  • UCC filings
  • Mechanic's liens
  • Federal tax liens
  • Judgments
  • State LLC registries
  • Annual reports
  • Registered agents
  • Zoning codes
  • Comprehensive plans
  • Building permits
  • Certificates of occupancy
  • Code violations
  • FEMA flood maps
  • EPA facility records
  • Brownfields
  • Wetlands
  • Wildfire and hail
  • CMBS loan files
  • Agency loan pools
  • SEC filings
  • Census and ACS
  • Jobs and commuting
  • Traffic counts
  • Utility capacity
  • Broadband
  • School districts
  • Opportunity zones
  • Historic districts

The platform

Sixteen engines. One record. All running at once.

Every engine reads the same record of each property, so a signal in one is a reason in all of them.

01OriginationLive

Every parcel in your markets against your buy-box, down to the calls worth making.

02Foreclosure and auctionsLive

Lis pendens, defaults and auction dates, the day they land.

03CMBS surveillanceLive

Watchlists, special servicing and extensions on securitized loans.

04Sales and compsLive

Every recorded sale and the comps it sets, as it's filed.

05True ownershipLive

Past the shell LLC to the person who signs, with the filing behind each step.

06Debt and distressLive

The maturity wall from recorded mortgages, priced at today's rates.

07Liens and UCCLive

Every lien on the property and the owner, in the order a sale pays them.

08Tax and assessmentLive

Reassessments, delinquencies and the bill a buyer inherits.

09ZoningLive

What the code allows, and what state law adds on top of it.

10Flood and hazardLive

Flood zones, base flood elevation and EPA sites, screened before you fly out.

11Building permitsLive

What the owner and the block are building, fixing and changing.

12Jobs and trafficLive

Who works and drives within reach of the site.

13OM truth-checkLive

Every claim in the offering memorandum, checked against the record.

14Rents and demandLive

Asking rents around the parcel, unit by unit, against the market.

15CopilotLive

Explains the parcel in front of you, with every figure tied to its record.

16API and MCPLive

The same record in your models, your CRM and your agents.

In practice: Florida

Every parcel in Florida, read and ranked. All 67 counties.

Behind each of Florida's 11.3 million parcels, Pencil reads the deed, the recorded loans, the owner behind the LLC, the zoning and the flood and environmental risk, prices maturing debt at today's rates and ranks what's left against your buy-box. Every state runs the same way.

Florida parcels indexed
11,314,634
Florida counties live
67 / 67
Florida CMBS and agency debt maturing in 24 months
$2.49B

How it works

From the record to the call.

Hundreds of record sources go in. Five stages turn them into one ranked list. Your shortlist lands every Monday.

  • Title and deeds
  • Debt and liens
  • Entity registries
  • Permits and building
  • Zoning and land use
  • Environment and hazard
  • Market and demand
  • Securitized loans

  1. 01ReadEvery deed, mortgage and filing, parsed

    • Deed OR 90118/0442 · Jun 2019
    • Mortgage $12.5M bridge loan
    • Tax roll Just value $17.2M in 2026
    • Permits Certificate of occupancy, 1998

  2. 02ResolveLLCs traced to the people who sign

    • Owner of record Marlowe Grove Holdings LLC
    • Manager MG Manager LLC
    • Sponsor Tidewell Harbor Partners LP
    • Signs Renata Ashby-Vale
    • Also controls Parcels across the city

  3. 03PriceEach loan against today's rates

    • Originated Nov 2023
    • Today Oct 2026
    • Matures Nov 1, 2026
    • Refinance gap About $1.8M at today's rates

  4. 04ScreenZoning, flood and the deal killers

    • By right 6 stories
    • Live Local Act 6 more stories
    • Flood zone AE 20% of the lot
    • EPA site Hazardous waste
    • EPA site Water discharge

  5. 05RankAgainst your buy-box, best first

    1. 01214 Marlowe Grove AveOrlandoScore 84Bridge loan matures Nov 2026
    2. 0241 Calloway Pine StOrlandoScore 81CMBS loan past maturity, in special servicing
    3. 031140 Hollis Creek RdSanfordScore 79Foreclosure auction set
    4. 04680 Tessaly Park BlvdOrlandoScore 76Bank loan matures Jan 2027

Dossier

Any parcel. Full dossier. Seconds.

Targets brings you the week's eight. Dossier is the pull: type any APN or address, or drop an OM, and the whole record comes back, checked against the offering.

DossierPull · any parcel, on demandDossier complete2.6 s

214 Marlowe Grove Ave, Orlando

Offering memorandum.pdfor drop an OM

Property dossier

214 Marlowe Grove Ave, Orlando FL

APN 29-22-31-5520-00-214 · Multifamily · 96 units · 4.5 ac

Score84

Owner and decision-maker

  1. Marlowe Grove Holdings LLC
  2. MG Manager LLC
  3. Tidewell Harbor Partners LP
  4. Renata Ashby-Vale signs · 24 parcels

(407) 555-0148On do-not-call listNo litigator match

Debt and capital stack

  • Bridge loan, first lien$12.5M · matures Nov 1, 2026
  • Claim of lien$412,600 · OR 90671/1450
  • Implied equityAbout $5.1M on $18.0M
  • Refinance gapAbout $1.8M at today's rates

Zoning

MU-2

6 stories by right

12 under Live Local

Flood and environment

Zone AE

20% of the lot

2 EPA sites within half a mile

Permits

36 units

Renovation permits since 2019

Certificate of occupancy 1998

Rents

$1,515 effective

$1,653 face

One month free on 12

Condition

Built 1998

Roof permit 2011

No open code cases

Water and utility

City

Water and sewer on line

No capacity moratorium

Comps

$188K a unit

6 recorded sales

About $18.0M

Tax

$17.2M

Just value in 2026

Resets to $334,024 a year after a sale

OM truth-check

Offering memorandum.pdf against the record

2 disagree2 differ2 match

LineThe OM saysThe record saysVerdict
OwnerMarlowe Grove Holdings LLCMarlowe Grove Holdings LLCMatch
Units9696 on the 2026 rollMatch
Year built20041998 certificate of occupancyDiffers
Occupancy95%About 91%: 9 of 96 listedDiffers
NOI$1.28M$1.12M once taxes resetDisagrees
Cap rate7.1%6.2% at about $18.0MDisagrees

IC memo · draft 1

214 Marlowe Grove Ave: pursue, priced off the record

Why now. The $12.5M bridge loan matures Nov 1, 2026 with a refinance gap of about $1.8M. Renata Ashby-Vale signs for the owner.

OM disagreements. NOI $1.28M claimed, $1.12M on the record. Cap rate 7.1% claimed, 6.2% on the record. Year built and occupancy differ.

Next. Write before calling: the signer's number is on the do-not-call list.

Generate IC memoTrack

Pipeline › RadarLoan matures in under a monthNov 1, 2026 · alert on

Pilot access

High-conviction targets. Direct to your pipeline.

Next shortlist lands in under a week

Questions

What desks ask us first.

Anything else, the team will walk you through it.

What does Pencil find that our current data tools miss?

The overlap. A data terminal shows you a parcel; Pencil shows you the parcel whose loan matures next month, whose real owner is a partner you can call, and whose zoning allows another 214 units. It screens every parcel in your markets for that overlap and hands you the short list every week.

Where do the debt and distress figures come from?

From the records themselves: recorded mortgages, assignments, modifications and lien filings. Pencil takes the lender and amount from the record, and the rate and maturity where they're filed; otherwise it projects them against today's rates to flag maturities and refinance gaps. Each projection shows its inputs.

How far past the LLC does ownership go?

To the person who signs. Pencil follows the property's LLC through its managers and holding entities to the sponsor and the partner who runs it, with the filing at each step. Where the record is ambiguous, you see the trail rather than a guess.

Can our investment committee rely on the numbers?

Every figure links to its source: a mortgage to its book and page, an owner to the registry filing, a zoning number to the code section. Missing data is shown as missing, and every projection shows the inputs behind it, so the memo survives diligence.