ParcelEdge — One County Scrape, Many Clock-Racing Buyers

Stream 1 — Over-assessment (tax-appeal firms)

Parcels whose assessor implied market value exceeds their most recent arm's-length sale price on the same PIN (Cook: certified AV ÷ 25% commercial LOA; Allegheny: FAIRMARKETTOTAL at full value). Non-arm's-length comps (quitclaim, trustee, love-&-affection, sub-$10k, multi-parcel) are stripped — the entity-resolution edge a raw export lacks — and the appeal window is stamped. ~95% of over-assessed owners never appeal; a commercial win is $12.5k–60k to a contingency firm.

Stream 2 — Construction-financing window (hard-money / construction lenders)

Fresh assessable construction permits (funded builds) entering the permit→financing gap — prospects for lenders racing that window. Honest: loan-absence is unverified (no current free per-parcel mortgage feed), so this ships as a time-boxed absence-window watchlist, re-checked as financing appears — not a permanent claim.

Stream 3 — Stalled-project / surety (surety & draw-control firms + exposed lender)

Large assessable building permits still NOT finaled (status not CLOSED — the nearest free completion proxy) well past their size-appropriate build window: an issued-but-never-completed, no-certificate-of-occupancy STALLED-PROJECT candidate. The buyers are the surety / draw-control firms bonding completion and the construction lender exposed on the build — a stalled funded build is their loss event, and they want it the day it goes quiet. Honest: "stalled" is a status+recency inference, not a verified work-stoppage (paperwork lag / phasing can also leave a permit OPEN); the surety confirms on the ground. Counties exposing no permit status return an honest null. Cook.

HX2 — Exemption-contradiction flags (recovery contractors)

A residence/homestead exemption coexisting with a non-owner-occupant owner of record (Allegheny: homestead flag + corporate owner; Cook: residential parcel deeded to an LLC/corp/trust). A corporation cannot owner-occupy, which the exemption requires. Candidate improper exemptions for audit/recovery contractors (e.g. Tax Management Associates, ~30% contingency of recovered liens; counties recover $2–22M via these contracts). Shipped strictly as a non-conclusory FLAG with the deed/owner evidence chain — never a fraud verdict.

Honest confidence + honest null

high / medium / low tiers per stream. We say where the signal is thin: Allegheny ran a 2024 county-wide reassessment, so its over-assessment density is low while its exemption-flag stream is dense (~10.5k candidates). Every item is a candidate the buyer confirms.

County Deadline Desk — the owner + investor front doors

Two organic-search front doors triggered by a county MAILING a notice:

• Consumer appeal-deadline desk (free, ad-supported): when the county mails a reassessment notice, the homeowner searches the deadline. We answer with the verdict + a live countdown + the over-assessment check (live where we hold the roll, honest null elsewhere) + a contingency-firm match. Appeal deadlines for 40+ top counties (Cook, Harris, Travis, King, Maricopa, Dallas, San Diego, Clark, Wayne, Hennepin…) · all 67 PA counties · Allegheny (live data).
• Investor desk (premium, $0.50/parcel): a tax-deed investor researching a delinquent parcel gets the per-parcel surviving-lien bundle + PA redemption posture. Tax-deed redemption + surviving liens · pull a per-parcel report.

Live coverage map — exactly which counties + which streams

Honest nulls, never fabricated: a county only shows a stream where its open data actually supports it (some publish an in-table homestead/exemption field, some don't; some publish market value, some assessed-needs-LOA).

— = that county's free open data does not expose the field this stream needs (honest null). Counts shown when the latest cycle has populated; otherwise the stream is live on first call.