Our Products
Turn data into decisions with our suite of predictive analytics tools
Zoning Report & Variance Predictor
Know what you can build—and your odds of approval
The Problem
Understanding zoning codes across 5 jurisdictions takes hours. Pursuing a variance without data on historical approvals means you're gambling time and money on an uncertain outcome.
The Solution
One report gives you everything: instant zoning classification, permitted uses, development constraints, AND variance approval probability based on 13,000+ historical zoning decisions across DC, Arlington, Alexandria, Montgomery County, and Baltimore.
How It Works
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Enter a Property Address
Any address across DC, Arlington VA, Alexandria VA, Montgomery County MD, or Baltimore MD
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Get Instant Zoning Report
Current zone, permitted uses, height/FAR/setback limits, historic districts, by-right vs. special exception
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Receive Variance Probability
If a variance is needed, get approval likelihood (0-100%) with comparable approved and denied cases
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Make Informed Decisions
Know what you can build, what needs approval, and your chances—before spending thousands
What You Get
- Zoning Classification: Current zone with full code reference
- Permitted Uses: Residential, commercial, and mixed uses allowed
- Development Limits: Height, FAR, lot coverage, setbacks, parking
- Constraints: Historic districts, flood zones, overlays
- By-Right vs. Variance: What needs BZA approval
- Approval Probability: 0-100% score based on comparable cases
- Comparable Cases: Similar variances with outcomes
- Board Voting Patterns: How members vote on similar requests
- Timeline Predictions: Average days to decision
- PDF Export: Lender-ready report with sourced citations
Perfect For
- Developers: Quick feasibility screening before making offers
- Investors: Identify value-add through upzoning potential
- Architects: Understand constraints before design work
- Zoning Attorneys: Data-backed case strategy
Property Distress Finder
Find motivated sellers before your competition
The Problem
Real estate investors waste time cold-calling random property owners. By the time a property hits the MLS, you're competing with 20 other offers. You need early signals of distress.
The Solution
Our searchable database of 2,471+ distressed properties combines tax delinquency, code violations, 311 complaints, and permit inactivity into a single risk score.
How It Works
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Search & Filter
By ward, risk score, property type, violation type, complaint history
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Review Risk Assessments
See detailed breakdown of why each property scored high/medium/low
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Export Lead Lists
Download property addresses, owner info, contact details for direct mail campaigns
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Set Up Alerts
Get notified when new distressed properties match your criteria
Key Features
- Risk scores (0-100) for 2,471+ properties
- Filter by ward, ANC, property type, risk level
- Tax delinquency amounts and foreclosure status
- Open code violations (critical, major, minor)
- 311 complaint history (pest, mold, structural)
- Permit activity timeline (shows owner engagement)
- Property owner contact information
- Export to CSV for direct mail campaigns
- Automated email alerts for new properties
Perfect For
- Fix-and-Flip Investors: Find distressed properties with equity
- Wholesalers: Build lead lists for off-market deals
- Multifamily Acquirers: Identify mismanaged apartment buildings
- Real Estate Agents: Prospect for motivated sellers
More Products
Sale Likelihood Predictor
ML model that predicts which properties are most likely to sell in the next 6-12 months based on distress indicators and ownership patterns.
- Sale probability score (0-100%)
- Key risk factors driving prediction
- Estimated seller motivation level
- Suggested offer range
3 tokens per report
View PricingNeighborhood Intelligence Reports
Quarterly reports analyzing development trends, zoning approval patterns, and opportunity zones across 5 jurisdictions.
- Zoning variance trends by neighborhood
- Hot zones for development activity
- Foreclosure/distress concentrations
- Emerging opportunity areas
5 tokens per report
View PricingGentrification & Appreciation Index
Buy 12-24 months before explosive growth
The Problem
By the time everyone knows a neighborhood is "hot," prices have already doubled. Smart investors need to identify gentrification trends 12-24 months BEFORE the market catches on—when there's still opportunity to buy low.
The Solution
Our Gentrification Index analyzes 50+ data points to predict which DC neighborhoods are on the verge of rapid appreciation. We track everything from building permits and crime trends to coffee shop openings and Whole Foods announcements.
How It Works
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Multi-Source Data Fusion
We combine building permits, 311 complaints, crime statistics, business licenses, zoning variances, and demographic shifts
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Pattern Recognition
Machine learning trained on historical gentrification (Shaw 2015-2020, H Street 2010-2015, 14th Street 2012-2018)
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Stage Classification
Every neighborhood gets classified: Pre-Stage, Early, Accelerating, Late, or Complete
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Appreciation Forecast
24-month price appreciation prediction with confidence intervals
What We Track
🏗️ Development Activity
- New construction permits (especially $500K+ renovations)
- Condo conversion applications
- BZA pop-up and variance approvals
- Historic property renovations
- Luxury rental building permits
🏪 Retail & Brand Tracking
- Premium Grocery: Whole Foods, Trader Joe's, Wegmans
- Coffee & Food: Starbucks, Bluestone Lane, Sweetgreen, Cava
- Fitness: Equinox, SoulCycle, Barry's Bootcamp, Lifetime Fitness
- Retail: Lululemon, Apple Store, West Elm, Warby Parker
- Signals: Old liquor stores → New wine bars, Check cashing → Bank branches
🚨 Crime & Safety Trends
- Violent crime decreasing by 15%+ year-over-year
- Property crime declining
- 311 complaints shifting: Less "trash/rats", More "parking/noise"
- MPD foot patrol increases
👥 Demographic Shifts
- Median household income increases
- Education levels rising (% with college degrees)
- Age distribution changes (millennials moving in)
- Homeownership rate increases
📊 Real Estate Indicators
- Price per square foot acceleration
- Days on market decreasing
- Bidding wars (sales price > asking)
- Investor activity (LLC purchases increasing)
Gentrification Stages
Pre-Stage: BUY NOW
🎯 Highest ROI Potential
- First Whole Foods/Trader Joe's announcement within 1 mile
- 3-5 renovation permits for $500K+ projects
- Violent crime down 15-20% year-over-year
- First BZA pop-up approval on the block
- 1-2 new coffee shops or wine bars
- Prices still 20-30% below neighboring "arrived" areas
Current Example: Ivy City, parts of Brookland
Expected Appreciation: 35-50% over 24 months
Early Stage: Still Good
⚡ Active Growth Phase
- 311 complaints shift: -40% pest/trash, +80% parking/noise
- 5+ new bars/restaurants with liquor licenses
- Median sales price +20-30% year-over-year
- First Starbucks or SoulCycle announcement
- Condo conversions beginning
- Local news articles about "up-and-coming neighborhood"
Current Example: Petworth, parts of Brightwood
Expected Appreciation: 25-35% over 24 months
Late/Complete: Fully Gentrified
📊 Mature Market
- Prices plateau or slow to <10% annual growth
- Every major brand has a location
- Luxury condos selling for $800+/sqft
- Original residents largely displaced
- Limited inventory, high demand equilibrium
Current Example: Shaw, Logan Circle, U Street
Expected Appreciation: 5-10% over 24 months (market rate)
Sample Report Output
🎯 Ivy City Corridor (Trinidad Ave NE)
Stage: PRE-STAGE - BUY NOW
24-Month Appreciation Forecast: 38-47% (High Confidence)
Key Signals Detected:
- ✅ Trader Joe's announced 0.8 miles away (opening Q3 2026)
- ✅ 8 building permits filed for $500K+ renovations (up 300% vs. 2024)
- ✅ Violent crime -22% year-over-year
- ✅ 4 new coffee shops/wine bars opened in past 12 months
- ✅ Median sale price $425/sqft vs. $650/sqft in Brookland (35% gap)
- ✅ 311 complaints: -35% pest/trash, +120% construction noise
Comparable Historical Pattern:
Current Ivy City indicators match Shaw's 2015 profile:
- Shaw 2015-2017: +42% appreciation
- Shaw 2015: $480/sqft → Shaw 2017: $680/sqft
Investment Recommendation:
Strong Buy. Acquire properties now before Trader Joe's opening drives 20-30% price surge in Q3 2026. Target properties within 0.5 miles of new grocery location.
Perfect For
- Buy-and-Hold Investors: Maximize long-term appreciation
- Fix-and-Flip Developers: Time market entry perfectly
- Institutional Investors: Portfolio allocation decisions
- Tenant Advocates: Early warning for displacement risk
- City Planners: Affordable housing preservation targeting
Crime Impact & Safety Valuation Tool
Quantify the exact dollar impact of crime on property values
The Problem
Everyone knows crime affects property values—but by how much? Without data, buyers overpay in sketchy areas or miss opportunities in improving neighborhoods. Sellers can't prove their block is safer than the one two streets over.
The Solution
Our Crime Impact Tool uses MPD crime data, 311 reports, and comparative sales analysis to calculate the exact dollar impact of crime on any DC property. See safety scores, crime trends, and value adjustments down to the block level.
How It Works
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Hyperlocal Crime Analysis
We analyze crimes within 500 feet of your property (not just ZIP code averages)
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Safety Score (0-100)
Weighted scoring based on violent crime, property crime, and 311 safety complaints
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Comparative Sales Regression
Compare identical properties in high-crime vs. low-crime blocks to isolate crime's impact
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Dollar Value Adjustment
Output: "Crime on this block reduces value by $47,000 (-8.3%)"
What We Track
Violent Crimes (Highest Weight)
- Homicide, robbery, aggravated assault, sexual assault
- Within 500 feet of property (past 12 months)
- Impact: Each violent crime within 200 feet = -$15,000 to -$40,000
Property Crimes
- Burglary, theft from auto, motor vehicle theft
- Within 200 feet of property (past 6 months)
- Impact: Each property crime = -$3,000 to -$8,000
311 Safety Indicators
- "Shots fired" reports
- Suspicious activity
- Street lighting outages
- Abandoned vehicles (crime attractor)
- Impact: 5+ reports = -$10,000 to -$20,000
Trend Analysis
- Crime increasing, stable, or decreasing?
- 2-year trend comparison
- Improving areas: Value appreciation opportunity
- Worsening areas: Sell now before further decline
Safety Score Breakdown
90-100: Excellent
Virtually no crime. Streets of Georgetown, Palisades, Spring Valley quality.
Value Impact: +$20K to +$50K premium vs. average
70-89: Good
Low crime. Safe for families. Comparable to Capitol Hill, Cleveland Park.
Value Impact: Neutral to +$10K
50-69: Moderate
Some property crime, minimal violent crime. Typical of Shaw, H Street.
Value Impact: -$10K to -$25K
30-49: Concerning
Elevated crime. Investment opportunity IF improving.
Value Impact: -$30K to -$60K
0-29: High Risk
Significant crime issues. Requires heavy discount.
Value Impact: -$60K to -$120K
Sample Report Output
🏠 1200 Block of U Street NW
Safety Score: 73/100 (Good)
Crime Analysis (Past 12 Months):
- Violent crimes within 500ft: 2 (robbery x2)
- Property crimes within 200ft: 5 (theft from auto x4, burglary x1)
- 311 "shots fired" reports within 1 block: 1
Comparative Value Analysis:
Baseline Comp: Similar 3BR/2BA rowhouse, 1400 sqft, renovated 2020
- Your block (Safety Score 73): Sold for $675,000
- Low-crime comp block (Safety Score 92): Sold for $698,000
- Crime Impact: -$23,000 (-3.3%)
2-Year Trend:
📈 IMPROVING - Safety score increased from 61 to 73 (+12 points)
- Violent crime: -40% vs. 2 years ago
- Property crime: -15% vs. 2 years ago
Investment Opportunity:
BUY. This block is improving rapidly. If crime continues declining at current pace, expect property values to gain $25-35K over next 24 months as safety perception catches up to reality.
Crime-Adjusted Comps Feature
Our advanced algorithm adjusts comparable sales for crime differentials:
Traditional Comp: "Similar house 3 blocks away sold for $650K"
Crime-Adjusted Comp: "That house is in a Safety Score 85 area. Your block is Score 68. Accounting for crime differential, fair value is $615K (-$35K)"
Perfect For
- Home Buyers: Negotiate better prices in moderate-crime areas
- Sellers: Prove your block is safer than comparable listings
- Investors: Find improving neighborhoods before market recognizes it
- Real Estate Agents: Data-backed pricing recommendations
- Appraisers: Quantify crime impact for valuations
- Insurance Companies: Risk-based premium calculations
Ready to Get Started?
Plans start at $150/month with tokens included