Property & transaction records
Parcels, recorded owners, deeds, mortgages, assignments and satisfactions.
Official record APIs and registers
Commercial real estate intelligence
Commercial Real Estate Intelligence. From Opportunity to Transaction.
PropTrova is the AI-native commercial real estate intelligence platform. It discovers opportunities, investigates assets and portfolios, evaluates investments, traces the people and ownership behind them, and originates transactions, with every conclusion backed by evidence.
- Opportunities found before they're marketed
- Investment analysis backed by evidence
- The decision-makers, traced and reachable
- Intelligence that turns into transactions
Research · demonstration
Multifamily · 24 units14 Ferrier Street
Halden Quarter
OwnerHarbour Row Holdings LLC
Decision-makerMara Ellison, managing member
Held23 years
LoanMatures in 9 months
Value rangeUSD 4.6m–5.3m · 3 methods
Likely buyers4, each with reasons
Why it may trade: long hold, loan maturing, and the managing member has sold two other buildings since 2022.
The data and the reasoning
The property data. And the commercial reasoning behind the decision.
Ownership, transactions, debt, operations and people—brought together to work out what the asset is worth, what pressure its owners are under, who would buy it, who would finance it, and which transaction that makes possible.
The data
- Owners and entities
- Holds and sales
- Loans, liens and satisfactions
- Filings and court records
- Violations and assessments
- Leases and contacts
The reasoning
- What the asset is worth, by method
- What pressure the owner is under
- Why it may trade now, and the case against
- Who decides, and how to reach them
- Who would buy it, and why
- Which transaction that makes possible
The evidence layer
Real records. Authorised APIs. Your firm’s evidence.
Operating & regulatory records
Assessments, building registrations, violations and planning context.
Published datasets and authority portals
Companies & decision-makers
Dated company roles, connected entities and the people behind a property.
Company registers and professional records
People & contact routes
Business contact enrichment, with identity and route acceptance checked separately.
Authorised enrichment APIs
Market & published intelligence
Listings, transactions, lender context and published market evidence.
Discovery APIs and original publications
Your firm’s evidence
Leases, operating statements and licensed datasets held within your workspace.
Documents and permissioned interfaces
Original records, authorised APIs and your private documents meet in one property reading. Availability and depth follow the market, the record and your firm’s access rights.
Proactive
The deal before the deal.
A useful lead can arrive before the next search. It watches properties, owners, buyers, lenders and markets continuously, and brings you the change that matters.
Monday Brief
Halden Quarter · sample- Debt40 Calloway Avenue: loan matures in 7 months; two court filings against the borrower.
- Succession55 Calloway Avenue: successor trustee named; beneficiaries live out of state.
- BuyerNorthgate Residential bought its fourth walk-up within half a mile.
- PortfolioMarlow Three LLC and two sister companies share one sole member: 3 buildings.
Two ways in, one intelligence
Start with a market or an address.
01
Explore a market
A neighbourhood, a submarket or a portfolio becomes owners, holds, debt, motives and opportunities.
02
Investigate a property
One address becomes ownership, control, economics, value, risks, buyers and transaction routes.
A market search finds the property. Property Research reveals the wider opportunity.
Discover · Investigate · Evaluate · Originate
From the opportunity to the investment case—and the people who can make it happen.
01
Discover opportunities
Markets walked, owners and pressures surfaced, off-market targets found and grouped by the person behind them.
02
Investigate assets
Ownership, control, financing, history and risks, with conflicting records kept side by side until one settles it.
03
Evaluate investments
Income, value range by method, financing, scenarios and the case against, with every input labelled by where it came from.
14 Ferrier Street · Halden Quarter
The value and the working.
Fictional demonstration · USD · annual operating figures. These are illustrative assumptions, not market quotations.
- Scheduled rent
- 480,000
- Vacancy and credit loss
- (24,000)
- Taxes
- (72,000)
- Repairs and management
- (52,000)
- Insurance
- (20,000)
- Net operating income
- 312,000
Illustrative rent roll
5% market-derived estimate
Illustrative tax bill
Operating-budget assumption
Comparable-cover estimate; confirm quotation
480,000 − 24,000 − 72,000 − 52,000 − 20,000
Income capitalisationUSD 4.5m–5.2m50% weight · USD 312,000 NOI; comparable investment yields
Comparable salesUSD 4.7m–5.4m35% weight · Adjusted demonstration sales; condition and regulated rents
Replacement costUSD 4.2m–5.0m15% weight · Illustrative land and depreciated building cost; cross-check
USD 4.0mCommon scaleUSD 5.6m
- Weighted method range, rounded
- USD 4.5m–5.3m
- Analyst’s adopted range
- USD 4.6m–5.3m
- Recorded debt (illustrative)
- USD 2.87m
- LTV at adopted midpoint
- 58%
- Annual debt service
- USD 258,000
- Debt cover
- 1.21×
The adopted range is an analyst judgement, not the weighted sum. If insurance is 30% higher, NOI falls to USD 306,000 and cover to 1.19×. At a 6.5% yield, that reduces capitalised value by approximately USD 92,000.
Case against: regulated rents constrain the upside. A buyer relying on deregulation may pay for income the property cannot deliver.
04
Originate transactions
Buyers, capital and decision-makers matched, motives aligned, diligence written for this building and structures proposed.
Captured from the PropTrova platform using fictional 14 Ferrier Street. Demonstration material, not a customer paper.
Story one
The opportunity nobody was looking for.
Pick a building on the sample block. See the owner, the hold, the loan and why they might sell. Switch to the buy side to see who would buy it and why.
Halden Quarter · fictitious district
Pick any highlighted building.
Multifamily · 24 units
14 Ferrier Street
- Owner
- Harbour Row Holdings LLC
- Held
- 23 years, since 2003
- Recorded loan
- Matures 2027
- Who decides
- Mara Ellison
Seller reading · Worth a conversation
- Long hold with a loan maturing in nine months
- Managing member's two other buildings sold since 2022
- Latest illustrative mortgage recorded in 2017
Story two
The asset that reveals a deeper story.
Where the owner's figures are missing, the analyst estimates from market evidence and says so. The result is a value range by method, the debt picture, the sensitivity to what is still open, and the strongest case against.
14 Ferrier Street · Halden Quarter
The value and the working.
Fictional demonstration · USD · annual operating figures. These are illustrative assumptions, not market quotations.
- Scheduled rent
- 480,000
- Vacancy and credit loss
- (24,000)
- Taxes
- (72,000)
- Repairs and management
- (52,000)
- Insurance
- (20,000)
- Net operating income
- 312,000
Illustrative rent roll
5% market-derived estimate
Illustrative tax bill
Operating-budget assumption
Comparable-cover estimate; confirm quotation
480,000 − 24,000 − 72,000 − 52,000 − 20,000
Income capitalisationUSD 4.5m–5.2m
50% weight · USD 312,000 NOI; comparable investment yields
Comparable salesUSD 4.7m–5.4m
35% weight · Adjusted demonstration sales; condition and regulated rents
Replacement costUSD 4.2m–5.0m
15% weight · Illustrative land and depreciated building cost; cross-check
USD 4.0mCommon scaleUSD 5.6m
- Weighted method range, rounded
- USD 4.5m–5.3m
- Analyst’s adopted range
- USD 4.6m–5.3m
- Recorded debt (illustrative)
- USD 2.87m
- LTV at adopted midpoint
- 58%
- Annual debt service
- USD 258,000
- Debt cover
- 1.21×
The adopted range is an analyst judgement, not the weighted sum. If insurance is 30% higher, NOI falls to USD 306,000 and cover to 1.19×. At a 6.5% yield, that reduces capitalised value by approximately USD 92,000.
Case against: regulated rents constrain the upside. A buyer relying on deregulation may pay for income the property cannot deliver.
Story three
The transaction that becomes possible.
Seller, property and buyers, joined through the people who decide. Solid threads are recorded connections; dashed threads are leads still to confirm.
The web unfolds · Halden Quarter
14 Ferrier Street
HR14 Ferrier StreetMultifamily · 24 units
HRHarbour Row Holdings LLCHeld 23 years · Matures 2027
◆Who decidesMara Ellison, managing member, traced from company filings
▪9 Ferrier StreetSame recorded principal
▪31 Calloway AvenueSame recorded principal
NRNorthgate ResidentialBought three walk-ups within half a mile since 2023
CSCalder Street PartnersRepositions older rent-regulated stock
Recorded connection Lead still to confirm
How PropTrova thinks
A research room of analysts on every property.
Reads everything
Property, debt, court, company and contact evidence, read together.
Reasons commercially
Value, pressure, motive and route, argued the way a senior analyst would.
Monitors continuously
Properties, owners, buyers, sellers and lenders, watched for the change that matters.
Learns and compounds
Each investigation leaves your firm's intelligence richer for the next.
Works in any market
Finds and tests each market's own record keepers, then keeps the method.
You decide
Nothing reaches a counterparty until a named person releases it.
Research room · fictional 14 Ferrier Street
Working
Lead analyst
Directs the work and owns the conclusion
Ownership & debt
Deeds, loans, companies, people
Asset & condition
Zoning, permits, violations
Income & market
Taxes, rents, expenses, sales
Valuation
Checks every step of the numbers
Reviewer
Completeness and the counter-case
Every line keeps the record it came from.
Judgement you can challenge
Credible because it shows its working.
Fact, inference, assumption and open question are kept apart. Every figure opens to its source. Every paper carries the strongest case against.
Who it's for
Built for the professionals who move commercial real estate.
Investment sales
Find the next mandate before the listing.
What you get +
Walk a submarket to find owners with a reason to trade. Build the sale case, trace the decision-maker and bring a researched buyer list to the first conversation.
- Owner-group workbook with contacts and the reason for each lead
- Seller paper with value, objections and the case for a sale
- Buyer 360: fit, buying rationale, deal history and decision-makers
Acquisitions & investors
Know what deserves a bid.
What you get +
Research an address, a submarket or an investment question. Understand the asset, the seller and the price before committing your team to a transaction.
- Investment paper with a clear acquisition case and counter-case
- Valuation and scenario working with the source of each input
- Diligence requirements with who obtains each record and where
Lenders & credit
Read the asset behind the credit request.
What you get +
Investigate the sponsor, recorded debt, operating income and collateral. Compare the borrower’s account with the records and see what could change the credit decision.
- Property and sponsor research for the credit file
- Debt history, coverage calculations and source-linked discrepancies
- Document requirements for the lending decision
Insurance brokers
Reach the buyer before closing.
What you get +
A sale or refinancing can create a new insurance requirement. PropTrova follows the property, identifies the parties and gives your team the context for a timely approach.
- Property and ownership-change leads
- Decision-maker profiles and enriched contact routes
- Dated records behind each opportunity
Real estate private equity
Bring the whole case to committee.
What you get +
From sourcing to final underwriting, PropTrova gives your team one property reading: commercial case, value, downside, ownership, counterparties and diligence. Every figure carries its basis.
- IC paper, Word file, presentation and workbook under your branding
- Source-linked valuation, scenarios and diligence
- Portfolio research and dated investment history
Family offices
An independent read before the commitment.
What you get +
Use a research desk for property opportunities that arrive through your network. Understand the asset, the people and the economics before relying on the package in front of you.
- Property research for investment discussions
- A view of value, income and the risks to the case
- People map, contacts and adviser-ready diligence
Capital markets
Find the capital event. Prepare the financing case.
What you get +
Read debt, ownership and operating evidence to identify refinancing, recapitalisation and transaction opportunities. Match the property’s needs with the lenders and capital partners suited to the case.
- Financing opportunity and sponsor research
- Lender and capital-partner matching rationale
- Debt-cover working and document requirements
Owners & asset managers
Decide what to hold, improve or sell.
What you get +
Read each property in the context of your portfolio. Understand where income, capital works, debt and the market point towards a hold, a refinancing or a sale.
- Property and portfolio decision papers
- Hold, refinance and sale analysis with visible assumptions
- Buyer routes, contacts and a record of what changed
Developers
Find the site. Understand the path to a scheme.
What you get +
Research land, existing commercial assets and potential assemblies. Read ownership, planning, access, servicing and market evidence before committing to a site.
- Site research and ownership map
- Planning questions and source-linked residual working
- Assembly leads, contacts and site-specific diligence
Open by design
APIs and MCP connect PropTrova to the way you already work.
Your licensed data stays yours. Nothing reaches a counterparty until a named person releases it.
CRMDeal pipelineUnderwriting modelsData roomsLoan servicingAsset managementTeam chatBI and reportingAI assistantsExplore the connections