The Deal Analyzer’s home turf: 2,387 scored single-family properties across Kendall, Pinecrest, Palmetto Bay and South Miami — each carrying live comps, an estimated ARV, open code-enforcement cases, recorded county liens and permit signals read straight from Miami-Dade’s public feeds. County-wide coverage beyond this farm is rolling out now.
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Miami-Dade publishes more usable public data than any other Florida county we cover, and the Deal Analyzer uses all of it. This is what “Active” tier means on the markets page.
Three real rows from the scored set, street numbers masked. Log in and you get the full addresses, the county record links, and the comps behind every ARV.
A 1973-built single-family held for 50 years, titled to an LLC whose mailing address is in Powell, Ohio. County market value $402,864; estimated ARV from live comps $613,042. Long-hold + entity + out-of-state mailing is the classic quiet-seller stack.
A 1978-built property held 46 years by a foreign corporation that takes mail in San Salvador. Nobody local is watching this asset — exactly the kind of row a national aggregator scores as just another absentee flag.
A 1980-built Palmetto Bay home held 33 years, owners mailing to Duluth, Georgia. County value $297,741 against a comp-based ARV of $477,985 — the spread is why hold length is a scoring input, not trivia.
Rows from the 2,387-property scored set; values are county-roll and comp-feed figures at their stated dates. Masked here, full record in the portal. Independently verify before acting.
Every Miami-Dade ARV is built from recorded county sales near the property — you see the comp count, the $/sf basis, a low/high range and a confidence label. If the comps are thin, the product says “needs comps” instead of faking precision.
An open code case or a recorded county lien is a cost, a deadline and a motivation signal all at once. Maco correlates them to the scored properties by address, flags county-flagged properties that aren’t in the lead set yet, and folds lien payoffs into the underwriting so the profit math stays honest.
Sources, filters, scoring weights and the limits of each county feed are documented in one place — including what we refuse to estimate.