Research
Area briefings built from county records and city open data — where the buying is, who the buyers are, and what's being built. Free for everyone; funded by members.
New — a free tool
The deal analyzer runs a flip or rental before you sign it — total cost, carry, profit, debt coverage — with the Arizona traps flagged as you type.
Before you sign: the full cost stack of a flip, the debt-coverage test lenders apply to a rental, and the five free public records that check a seller's claims. Two worked examples with 2026 numbers — one thin, one that fails — and ten ways an analysis lies to its owner.
The next round of fabs and data centres is already legible in public records, and the earliest of them fires two to five years before anything is announced. The land purchase is step nine of twelve, not step one. Six free sources at about ninety minutes a week, the three gates that now decide a schedule — power, water and consent — and the free test that told you Nikola and KOREPlex would never become buildings.
The 899 companies buying five to twenty-nine properties a year outspend the sixty-seven giants by half again. Where their money actually goes, the brokers who close deals under $25M, the lenders behind them — including nine institutions that no longer exist under the name people still use — and the pitfalls that cost contractors money.
Five hundred and sixteen companies buy two to four properties a year and keep most of them. A third finance on private money, which makes the hard-money lender the door. The property managers who pick turn vendors, what a first-time investor can borrow in 2026, and ten ways people lose money here.
The other half of the research: what a contractor, an investor or someone who wants to build actually does about it. What to do this week, the ninety-minute Monday routine that turns public records into a call list, where each kind of member starts — and a blunt list of what not to waste money on.
The five forces moving capital into specific Phoenix ZIP codes, the five kinds of buyer behind the money, and how a contractor or investor actually gets to each one.
Where development buying concentrated over the last twelve recorded months, who the biggest buyers were, and what Mesa's permit ledger says about who is building — from 61,957 recorded sales and 5,177 permits.
