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+
Counties live: 3,143
Record sources: 900+
Data points per parcel: 250+

Pencil's model

Our multiple.

How much more likely the parcels Pencil ranks highest in a county are to sell than the county's average.

Florida, all property types: 10.5x
Florida, 5+ unit apartments: 1.9x
Massachusetts, all property types: 7.1x

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

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.

One record214 Marlowe Grove AveOrlando, FL · 96 units · built 1998Lit: what Origination reads

Debt: Matures Nov 1, 2026 · gap $1.8M
Owner: Renata Ashby-Vale · 24 parcels
Zoning: 12 stories under Live Local
Value: About $18.0M at $188K a unit
Flood: Zone AE on 20% of the lot
Taxes: 2025 bill unpaid, certificate sold
Liens: Claim of lien, $412,600 open
Score: 84, first on this week's list

01OriginationLive

PropertyUseUnitsBuiltLoan maturesOwnerScore

214 Marlowe Grove AveOrlandoMultifamily961998Nov 2026 · bridgePartner named84

455 Corvina PkwyKissimmeeRetail–1999Mar 2027 · bankPartner named61

740 Halden Mill RdOrlandoMultifamily2121991Jun 2034 · agencyPartner named55

680 Tessaly Park BlvdOrlandoMultifamily722002Jan 2027 · bankPartner named76

902 Brisa Lago CtWinter ParkMultifamily641985Apr 2027 · bankRegistered agent66

18 Kestrel Point WaySanfordOffice–2004Sep 2029 · CMBSEntity only48

66 Sorrel Bend RdOrlandoMultifamily1201998Jan 2027 · bridgePartner named72

1501 Wexmoor BlvdSanfordMultifamily1402001May 2031 · CMBSPartner named58

5120 Palmetta Run DrOrlandoSingle-family11972––12

3301 Brightwater LnKissimmeeMultifamily881994Dec 2026 · bridgePartner named74

1275 Oakhurst Commons DrSanfordMultifamily1441987Feb 2027 · bankPartner named71

509 Juniper Fen WayWinter ParkMultifamily601983Mar 2027 · bankPartner named69

88 Larkspur Hollow RdOrlandoMultifamily1122006Apr 2027 · bridgePartner named67

2140 Cypress Wick CtKissimmeeMultifamily761989May 2027 · bankPartner named64

47 Ambergate RowOrlandoMultifamily1322003Jun 2027 · bridgePartner named62

915 Halcyon Reach BlvdSanfordMultifamily581992Jul 2027 · bankPartner named60

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

03CMBS surveillanceSame engine, another parcelLive

Debt service coverage · 8 quarters

1.6x1.4x1.2x1.0x0.8x

Q3 ’24Q4Q1 ’25Q2Q3Q4Q1 ’26Q2

Occupancy

100%80%

Q3 ’24Q4Q1 ’25Q2Q3Q4Q1 ’26Q2

Watchlist reasons

1aDSCR below 1.10xSince Q4 2025
2cOccupancy below 85%Q2 2026
3aMatured, balloon unpaidAug 1, 2026
4bDeferred maintenanceSite inspection, Jul 2026

Servicer events

Oct 1Appraisal ordered
Sep 9To special servicingMaturity default
Aug 12Added to the watchlist
Aug 1Matured, balloon unpaid
Nov 2025Cash trap triggeredDSCR below 1.10x

Watchlists, special servicing and extensions on securitized loans.

15CopilotLive

What does this debt mean for the owner, and why did it score 84?

Reading this parcel's records

Recorded mortgage · OR 90002/0201
Debt radar · refi rate today
Opportunity score · reasons
Zoning · MU-2, Live Local
Owner chain · Tidewell Harbor Partners

The $12.5M bridge loan from Halvorsen Bridge Capital matures Nov 1, 2026¹. At today's 6.9–7.3% refinance rates the property supports about $10.7M, so the owner faces a gap of about $1.8M² at maturity.

Why it scored 84	Points
Loan matures inside 12 months¹	+30
Refinance gap at today's rates²	+22
Sponsor holds 24 parcels³	+14
Live Local upside, +214 units⁴	+18

Zoning is MU-2: 6 stories by right, and up to 12 under Live Local if 40% of units are affordable⁴.

1 Recorded mortgage · OR 90002/02012 Debt radar · refi inputs3 Corporate registry · owner chain4 Zoning code · Fla. Stat. § 166.04151(7)

Compare it with 680 Tessaly Park Blvd.

	214 Marlowe Grove Ave	680 Tessaly Park Blvd
Loan	$12.5M bridge	$8.4M bank
Matures	Nov 2026	Jan 2027
Refi gap	about $1.8M	about $1.1M
Sponsor parcels	24	13
Score	84	76

Both owners face a refinance soon; 214 Marlowe Grove Ave is sooner, larger and has more zoning upside, so it ranks first.

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

16API and MCPLive

MCP

{"method": "tools/call", "params": {"name": "parcel.lookup",
  "arguments": {"address": "214 Marlowe Grove Ave, Orlando FL"}}}

200 OK · 186 ms · application/json · 37 sources

{  "parcel": "214 Marlowe Grove Ave, Orlando FL",  "score": 84,  "owner": { "person": "Renata Ashby-Vale",             "via": "MG Manager LLC" },  "debt": { "lender": "Halvorsen Bridge Capital",            "balance": 12500000, "coupon": 8.75,            "matures": "2026-11-01" },  "zoning": { "district": "MU-2",              "live_local_units": 310 },  "flood": { "zone_ae_share": 0.2 },  "comps": { "median_per_unit": 187500,             "implied_value": 18000000 },  "sources": 37}

Agent run · your deal desk agent, over MCP

“Why is 214 Marlowe Grove Ave on this week’s list?”

Tool call

parcel.lookupaddress
182 ms
owner.chainparcel
316 ms
debt.radarparcel
241 ms
zoning.capacityparcel
198 ms
comps.salesparcel, 3 mi
274 ms

5 tool calls794 ms end to endLogged to your workspace

Answer

Scores 84: the $12.5M bridge loan from Halvorsen Bridge Capital matures Nov 1, 2026, the sponsor controls 24 parcels, MU-2 allows 310 units under Live Local, and the comps put it near $18.0M.

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

Our team runs all sixteen on your own markets, live, with your deal team on the call.

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

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
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
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
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
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 demand

214 Marlowe Grove Ave, Orlando

Dossier complete2.6 s

214 Marlowe Grove Ave, Orlando FL

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

Score84

Owner and decision-maker0.4 s

Marlowe Grove Holdings LLC
MG Manager LLC
Tidewell Harbor Partners LP
Renata Ashby-Vale signs · 24 parcels

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

Debt and capital stack0.9 s

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

Zoning1.1 s

MU-2

6 stories by right

12 under Live Local

Flood and environment1.3 s

Zone AE

20% of the lot

2 EPA sites within half a mile

Permits1.5 s

36 units

Renovation permits since 2019

Certificate of occupancy 1998

Rents1.7 s

$1,515 effective

$1,653 face

One month free on 12

9 of 96 units listed now

Condition1.9 s

Built 1998

Roof permit 2011

No open code cases

Water and utility2.0 s

City

Water and sewer on line

No capacity moratorium

Comps2.3 s

$188K a unit

6 recorded sales

About $18.0M

Tax2.6 s

$17.2M

Just value, 96 units on the 2026 roll

Resets to $334,024 a year after a sale

Records read10 of 10

0.4 sDeed and entity filings
0.9 sRecorded loans and liens
1.1 sZoning code and state law
1.3 sFlood maps and EPA sites
1.5 sBuilding permits
1.7 sRent listings
1.9 sCode cases
2.0 sUtility service areas
2.3 sRecorded sales
2.6 sTax roll

Drop an offering memorandumEvery claim in it is checked against this record.

PDFOffering memorandum.pdf6 claims found: owner, units, year built, occupancy, NOI, cap rate

OM truth-check

Offering memorandum.pdf against the record

2 disagree2 differ2 match

Line	The OM says	The record says	Verdict
Owner	Marlowe Grove Holdings LLC	Marlowe Grove Holdings LLCDeed	Match
Units	96	96 on the 2026 rollTax roll	Match
Year built	2004	1998Certificate of occupancy	Differs
Occupancy	95%	About 91%: 9 of 96 listedListings	Differs
NOI	$1.28M	$1.12M once taxes resetTax roll	Disagrees
Cap rate	7.1%	6.2% at about $18.0MRecorded sales	Disagrees

Priced off the record: 6.2% at about $18.0M, not the 7.1% the OM shows. Its NOI holds only until the taxes reset on a sale.

IC memo · draft 1

Generate IC memoTrack

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.

Bridge loan: $12.5M
Refinance gap: $1.8M
Record value: $18.0M
Cap rate: 6.2%

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

Cited: deed, recorded loans, tax roll, certificate of occupancy, listings, recorded sales

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.