In Pro, this page carries your name and brokerage, not ours.
The sample read
1755 GEORGIAN DR, Memphis 38127
One real Memphis parcel, rendered as the signed-in product renders it. Every number on this page came out of the live engine on July 11, 2026 and traces to a recorded county document or a tracked listing. Where a record does not exist, the page says so. Nothing here is mocked.
B assumes a market-standard refresh: paint, floors, kitchen and bath updates, mechanicals as needed. A and C re-anchor to the light and heavy ends of the realized spread.
Investor lens · all three exits, then run it on your terms
Flip spread
$66,337
Rent
$1,400/mo
STR
–/yr
Spread = ARV $202K minus as-is $99K minus implied rehab $37K, before financing and carry. At the $99K as-is basis this clears the 70% rule: the max buy is $105,010. In the live read every term is yours to change.
The read is a ladder. Each band below is one ring of the product, labeled with where it sits on the price ladder: R0 and R1 are free for everyone, R2 is the paid read, R3 is the lender ring, R4 and R5 open with the lender API. The sample shows the rings below unlocked.
R0
Identity
Free for everyoneWho owns it, what it is, what the county says it is worth, and every recorded document on file. The floor of the read; everything above stands on it.
Identity on record · parcel 071012 00010
owner: Owner of record on file (named in the live read)owned 0.1 yrs, bought $190K (last recorded sale 2026-06)4/2 bd/ba2,501 sfbuilt 1959appraised $163Ktax $2,243/yr
The record file
Deeds on record 4 records
| Recorded | Document | From | To | Consideration | Instrument |
|---|---|---|---|---|---|
| 2026-06-22 | Warranty Deed | PINEIRO INVESTMENT GROUP LLC | WELLS JR JESSICA C WELLS JR ROBERT | $190K | 26051600 |
| 2026-06-22 | Trust Deed | WELLS JR ROBERT; WELLS JESSICA C | HUNTINGTON NATIONAL BANK; SPORE JERRY P TR | $190K | 26051601 |
| 2026-04-10 | Warranty Deed | LO PAUL P | Owner of record on file (named in the live read) | $77K | 26027274 |
| 2026-04-10 | Trust Deed | Owner of record on file (named in the live read) | KIAVI FUNDING INC; AMERICAN REALTY TITLE LLC TR | $126K | 26027275 |
Permits none
no permits on record
Eviction filings none
no eviction filings on record (court coverage begins Jun 2026)
Foreclosure notices none
no foreclosure notices on record (notice coverage begins Jan 2023)
R1
Three realized exits
Free for everyoneWhat this house sells for flipped, rents for long-term, and grosses short-term, side by side, each column standing on realized records: the lease evidence first, the short-term evidence second, the flip ladder third.
1755 GEORGIAN DR, 38127
◉ comp match 91% · high · 12 flip / 50 rent comps · newest resale 2026-06
| Flip sale | Long-term rent | Short-term rent | |
|---|---|---|---|
| The outcome | $66,337 one-time spread before financing and carry: ARV $202K minus as-is $99K minus implied rehab $37K |
$1,400/mo middle band $1,256 to $1,538, the 25th to 75th percentile of the scored set |
–/yr gross – nightly at –% occupancy, range – to – |
| Indicated value today | $202,245 ARV at standard finish, sales approach from 12 scored resales; assumes the $37K implied rehab gets done |
$114,240 $16,800/yr capitalized at the zip’s realized price-to-rent of 6.8, computed from 40 parcels here that both sold on record and leased in our tracked listings (pair spread 1.3 to 12.2) |
– no honest multiple: 0 short-term rentals in this zip have a recorded sale in 3 years, and the sale dates do not line up with their revenue windows |
| Years to equal the flip check | – this column is the one-time check the other two are measured against |
about 3.9 years $66,337 ÷ $16,800/yr of rent |
– needs a revenue read |
| The evidence | 12 realized resales scored flip resales behind the ARV, newest 2026-06 |
50 scored comps 28 leased in the last 150 days, the rest currently listed |
– scored comps zip-level basis, matched on bedrooms |
Years to equal is a gross screen: flip proceeds divided by annual gross income, before expenses, effort, and risk on either path. A sale is a one-time check; rent and short-term revenue recur. The bridge is labeled, never hidden.
How to weigh the columns: the rent figure stands on 50 scored comps, 28 of them realized leases (the most evidence on this page); the flip figures stand on 12 realized resales, newest 2026-06; the short-term figure rests on – comps at a zip-level basis, range – to –/yr. Nothing is averaged into a single score and no column is a recommendation. The numbers sit side by side; which exit fits depends on your capital and timeline.
The free landing-page read prices this zip and bedroom class wide. This page is the same address tightened to the parcel: 12 scored flip resales, time-adjusted, comp match 91%. This zip is flipped-in-volume territory: 753 realized rehab-flip resales in the trailing 5 years, 291 of them inside the last 24 months, which is why the ladder on this page reads fresh.
This page is rendered in the investor lens. In the live read the same record re-orders for your seat: property managers get rent and days-to-fill first, lenders get as-repaired value, day-one cover, and confidence first.
The lease exit · the evidence
The $1,400/mo in the comparison table above comes from the leases and listings below. Scored rent $1,400/mo, the median of 50 scored comps (28 leased in the last 150 days, the rest currently listed). Middle band $1,256 to $1,538/mo, the 25th to 75th percentile of the 50. The 8 closest comps are shown below; the full observed spread runs $995 to $1,750. Time to lease is observed: days from first listed to leased (active comps show days on market so far).
| Comp | Bd/Ba | Size | Time to lease | Rent | First ask | Dist |
|---|---|---|---|---|---|---|
| 3692 Irma St | 4 bd | – | 4d, leased | $1,095 | same | 1.2mi |
| 2601 Saint Elmo Ave | 4 bd | – | 11d, leased | $1,275 | same | 1.6mi |
| 691 Creekstone Cir | 4 bd | – | 4d, leased | $1,395 | same | 3.5mi |
| 3599 Suzanne Dr, Memphis, TN 38127 | 4 bd | – | 38d, leased | $1,095 | $1,125, cut | 1.3mi |
| 3490 Ardmore St | 4/2 | 1,650 sf | 21d, active | $1,500 | same | 1.3mi |
| 3805 Lake Park Cv | 4/2 | 1,255 sf | 21d, active | $1,395 | $1,450, cut | 2.2mi |
| 2645 Mirror Ave | 4/2 | 1,222 sf | 21d, active | $1,465 | same | 2.2mi |
| 2923 Lake Park Rd | 4/2 | 1,387 sf | 9d, active | $1,750 | same | 2.2mi |
Capitalized at the zip’s realized price-to-rent of 6.8 (40 recorded sale-lease pairs), this rent supports the $114,240 indicated value in the comparison table above. Source: tracked rental listings, rent read as of 2026-07-06, pulled 2026-07-11.
Days on market at the ask tiers
~15 days at market
Market, $1,375/mo median~15 days
Realized median days on market to lease, 214 tracked listings, 28 leased events (zip + beds). At this volume the ask tiers do not separate cleanly by price (their medians sit inside the noise), so only the market clock is shown: this pocket leases on condition more than on price. Numbers only.
Loss to lease, area level
$263/mo between top asks and achieved
Top asks, 75th pct of 50 active 4-bed listings$1,538/mo
Achieved, median of 27 leases signed$1,275/mo
Achieved, top quartile$1,500/mo
Computed at the zip level from our rent tables, trailing 150 days: what the top of the market asks vs what signed leases actually achieved. Never parcel-level; no observed rent for this house is used. The gap is the area’s loss to lease. Numbers only.
The short-term exit · the evidence
The –/yr in the comparison table above comes from the operating short-term rentals below. Short-term revenue –/yr at – nightly and –% occupancy, the median of – scored comps. Nearby operating short-term rentals, matched to their street address (the scored set draws from these and others in the ZIP):
| Comp | Bd/Ba | Nightly | Occ | Revenue / yr | Dist |
|---|
This revenue is not capitalized into an indicated value: 0 short-term rentals in this zip have a recorded sale in three years, and the sale dates do not line up with their revenue windows, so the comparison table above shows a dash with that reason. Source: tracked short-term rental calendars, revenue read as of –, pulled 2026-07-11.
LTR vs STR, one yardstick
Long-term gross / yr$16,800 ($1,400/mo)
Short-term gross / yr– typical
Difference+–/yr toward STR
Same yardstick: gross annual revenue before operating costs. Short-term carries materially higher costs (turnover cleaning, utilities, supplies, furnishing) and seasonal swing; long-term is one tenant and fewer moving parts. Numbers only, the owner decides.
STR amenity upside (Memphis market)
pool+15.75% 13% have it
hot tub+10% 3% have it
Revenue lift associated with each amenity across the Memphis short-term market. High lift plus low penetration is the add-to-win. The list is filtered to levers you can physically add to a Memphis house. Numbers only.
The flip exit · the evidence
The $202,245 indicated value and the $66,337 spread in the comparison table above come from the resales below. ARV $202K at standard finish, from 12 renovated-flip resales scored by proximity, size (GLA), beds, baths, age and recency, normalized to this home per square foot, then time-adjusted to today’s price level with the zip home-value index ($/sf then vs now below). The median time-adjusted value is the ARV. Confidence 91%. Tap a comp address for photos. Dimmed rows sold more than 24 months ago. Every nearby sale of any kind is in the receipts below.
| Comp | Bd/Ba | Size | Sold | Buy | Resold | $/sf then | $/sf now | Uplift | Held | Match | Dist |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1755 GEORGIAN DR | 4/2 | 2,501 sf | 2026-06-22 | $77K | $190K | $76 | $76 | 146.6% | 73d | 100 | 0mi |
| 1849 TOWNSEND AVE | 3/2 | 2,194 sf | 2025-08-04 | $10K | $230K | $105 | $100 | 2200% | 361d | 81 | 0.16mi |
| 1897 SAINT ELMO AVE | 4/3 | 2,464 sf | 2022-07-12 | $21K | $35K | $14 | $13 | 66.7% | 292d | 77 | 0.29mi |
| 1843 SAINT ELMO AVE | 3/2 | 1,835 sf | 2025-02-11 | $80K | $170K | $93 | $85 | 112.5% | 133d | 70 | 0.2mi |
| 3620 HALLBROOK ST | 4/2 | 1,638 sf | 2026-02-02 | $81K | $150K | $91 | $89 | 85.5% | 224d | 70 | 0.45mi |
| 3302 PAULLUS CV | 4/2.5 | 2,824 sf | 2025-11-24 | $115K | $188K | $66 | $64 | 63% | 206d | 68 | 0.99mi |
| 3642 HALLBROOK ST | 3/2 | 1,909 sf | 2024-10-03 | $91K | $160K | $84 | $80 | 75.2% | 132d | 67 | 0.42mi |
| 4034 CONRAD CV | 3/2 | 1,768 sf | 2025-12-16 | $100K | $143K | $81 | $78 | 43.3% | 179d | 67 | 0.44mi |
| 3946 BALFOUR ST | 3/1.5 | 1,724 sf | 2024-04-09 | $75K | $143K | $83 | $82 | 90.5% | 203d | 62 | 0.29mi |
| 1691 GOWAN DR | 4/2 | 1,680 sf | 2024-09-10 | $60K | $157K | $93 | $90 | 161.5% | 111d | 62 | 0.69mi |
| 3957 BALFOUR ST | 3/2 | 1,621 sf | 2024-01-03 | $76K | $138K | $85 | $86 | 81.5% | 152d | 60 | 0.3mi |
| 1971 SAINT ELMO AVE | 3/1.5 | 2,010 sf | 2022-07-19 | $47K | $145K | $72 | $63 | 207.4% | 154d | 60 | 0.42mi |
Second evidence tier, refi-implied: 10 nearby homes were bought, renovated, and refinanced instead of sold. Implied value = the new loan at a 75% LTV appraisal. A bank underwrote each one, but it is not a resale, so it never mixes into the ARV above. Blanket loans covering multiple properties are excluded.
| Comp | Bd/Ba | Size | Bought | Buy | Refi | New loan | Implied value | $/sf | Dist |
|---|---|---|---|---|---|---|---|---|---|
| 1786 WOODBURN DR | 3/2 | 2,180 sf | 2026-01-16 | $74K | 2026-06-15 | $146K | $194K | $89 | 0.5mi |
| 3405 MEDFORD CV | 3/2 | 1,830 sf | 2025-10-03 | $40K | 2026-05-21 | $143K | $191K | $104 | 0.76mi |
| 3916 N WATKINS ST | 3/1 | 2,744 sf | 2025-08-08 | $90K | 2026-03-27 | $135K | $180K | $66 | 0.26mi |
| 1598 FRAYSER BLVD | 3/1.5 | 1,810 sf | 2025-08-08 | $40K | 2025-12-11 | $140K | $186K | $103 | 0.84mi |
| 1454 TODDS CREEK CV | 4/2 | 1,634 sf | 2025-01-13 | $55K | 2025-09-12 | $114K | $152K | $93 | 0.73mi |
| 1434 TODDS CREEK CV | 4/2 | 1,634 sf | 2025-01-13 | $60K | 2025-07-18 | $116K | $155K | $95 | 0.81mi |
| 1429 TODDS CREEK CV | 4/2 | 1,634 sf | 2025-01-13 | $65K | 2025-06-16 | $114K | $152K | $93 | 0.77mi |
| 4074 SLUMBER LN | 3/2 | 1,580 sf | 2025-01-15 | $110K | 2025-05-21 | $125K | $167K | $105 | 0.92mi |
| 1911 COVENTRY DR | 3/2 | 1,922 sf | 2024-12-19 | $67K | 2025-04-24 | $132K | $176K | $92 | 0.66mi |
| 1417 TODDS CREEK CV | 4/2 | 1,672 sf | 2025-01-13 | $65K | 2025-04-22 | $116K | $155K | $93 | 0.81mi |
These resales set both the ARV and the spread in the comparison table above. Source: Shelby County recorded deeds, pulled 2026-07-11; comp prices time-adjusted to today.
The flip record
Flip history, this parcel 1 record
| Bought | Buy | Sold | Sell | Uplift | Held | Acq lender | Permits | Unpermitted work |
|---|---|---|---|---|---|---|---|---|
| 2026-04-10 | $77K | 2026-06-22 | $190K | 147% | 73 | KIAVI FUNDING INC | 0 | YES, no permit on record |
Permit coverage begins Jan 2018. Flips before that show a dash, not a verdict.
Refi value events (buy, rehab, refinance) none
no buy-rehab-refinance events on record (trust-deed coverage starts Jul 2024)
Nearby sales, all kinds (24 mo) 12 records
| Comp | Sold | Bd/Ba | Size | Price | $/sf | Dist |
|---|---|---|---|---|---|---|
| 3660 OVERTON CROSSING ST | 2026-06-22 | 4/3 | 2,132 sf | $57K | $27 | 0.76mi |
| 3486 STEELE ST | 2026-06-01 | 3/2 | 1,782 sf | $125K | $70 | 0.79mi |
| 3560 STEELE ST | 2026-05-06 | 3/2.5 | 1,537 sf | $130K | $85 | 0.69mi |
| 3502 MARK TWAIN ST | 2026-04-22 | 3/1 | 1,554 sf | $98K | $63 | 0.85mi |
| 3802 UNIVERSITY CV | 2026-04-22 | 4/2 | 1,790 sf | $25K | $14 | 0.9mi |
| 2005 WELLONS AVE | 2026-03-17 | 3/1 | 1,684 sf | $72K | $43 | 0.66mi |
| 1715 CLEOFORD AVE | 2026-03-03 | 3/1 | 1,647 sf | $122K | $74 | 0.25mi |
| 4009 MACAULAY CV | 2026-03-02 | 3/2 | 1,636 sf | $183K | $112 | 0.38mi |
| 1675 GEORGIAN DR | 2026-02-06 | 4/2.5 | 2,441 sf | $165K | $68 | 0.18mi |
| 3530 KENSETT DR | 2026-02-06 | 4/2 | 1,528 sf | $20K | $13 | 0.56mi |
| 3620 HALLBROOK ST | 2026-02-02 | 4/2 | 1,638 sf | $150K | $91 | 0.45mi |
| 1740 CARLYLE RD | 2026-01-20 | 4/2 | 1,668 sf | $136K | $82 | 0.29mi |
R2
Your terms
Paid ring · shown unlocked on this sampleThe spreadsheet replacement: every number that drives the deal in one view, grouped the way you actually work it. Acquisition, work, exit, hold. In the full read every one of these is yours to change; the record is the starting point, your numbers finish it.
Run it on your terms seeded from the read
Acquisition
As-is, investor basis
$99,346
Flipper max purchase, the 70% rule
$105,010
Max to pay & still assign
$95,010
at a $10,000 assignment fee
Work
Implied rehab, typical
$36,562
Realized range
$23,859 to $58,792
what comparable flips’ buy-to-resale spreads imply the work cost. Implied from records, not an invoice.
Exit
ARV, standard finish
$202,245
Spread before financing and carry
$66,337
Lender loan at 70% LTV of ARV
$141,572
Hold
Rent
$1,400/mo
$16,800/yr gross
Short-term revenue
–/yr
typical, gross
DSCR · cap rate · cash-on-cash
–
need your financing terms; this public sample carries none. In the full read your rate and term light these up.
376 realized flips in this zip in the last 24 months, gross spread band $42K to $84K (median $67K). This one pencils at $66,337 before carry. Spread here is the recorded resale minus the recorded buy, all flip classes, live-queried at bake.
Implied rehab $36,562, range $23,859 to $58,792: what the buy-to-resale spreads of comparable flips imply the work cost at a 70% basis. Implied from records, not an invoice. In the live read you set your own number.
These anchors are read from the realized comp ladder above, at condition B and a $10,000 assignment fee. In the live product every one of them is editable: buy price, rehab, rate and term, rent, occupancy, hold. MAO, flip P&L, DSCR, cap rate, cash-on-cash and refi cash-left-in recompute as you type, and an edited cell is flagged as your number, so the record stays the anchor. This is arithmetic on recorded outcomes, not advice. Numbers only, you decide.
The condition-transition matrix 4 paths
The decision a buyer actually makes is a class transition: buy at C and improve to B, push B to A, or hold as-is. The paths below are priced from the same realized ladder, side by side.
| Path | Cost to get there | Exit value | Rent | Short-term | The character of the path |
|---|---|---|---|---|---|
| C to Bbuy rough, standard improve | $58,792heavy end of the realized rehab band; a rough start implies the full job | $202,245ARV at standard finish, the same scored resales | $1,400/moB tier, median of the scored set | –/yrtypical of the operating band | value-add playthe full job, the standard exit |
| B to Apremium improve | –the records price full jobs to a standard finish; they do not isolate a premium increment from an average start | $217,489retail-finish tier of the same resales | $1,538/moA tier, 75th percentile of the scored set | –/yrtop of the operating band | premium finish playpaid back at the exit and the top of both rent bands |
| C to Chold as-is, rough | $0no rehab | $70,982rough end of what investors here actually paid, realized buy side | $1,256/moC tier, 25th percentile of the scored set | –the operating band above is guest-ready, furnished units; no realized revenue for an unimproved hold to draw from | as-is cash flow playC rent tier, no capital in |
| B to Bhold as-is, average | $0no rehab | $99,346typical realized investor buy basis here | $1,400/moB tier, median of the scored set | –the operating band above is guest-ready, furnished units; no realized revenue for an unimproved hold to draw from | as-is cash flow playB rent tier, no capital in |
The decision is a class transition: a wholesaler reads C to B for the flip spread, buy-and-hold reads the hold rows for cash flow, BRRRR reads C to B with the refi lens. Rent tiers are the 25th / 50th / 75th percentiles of the same 50-comp scored set above. Exit values and rehab read from the condition-anchored ladder: A and C re-anchor to the light and heavy ends of the realized spread. In the full read the condition chip up top picks your row and the terms grid inherits it. No verdict here; the paths sit side by side and you pick.
Likely takers
The operators competing for houses like this one and what they typically pay to acquire, from recorded deeds, compared against the $105,010 flipper max behind this read.
Active in 38127
| Operator | Buys 24mo / all | Typical buy | Vs flipper max | Top lender | Last buy (this zip) | Latest buy anywhere |
|---|---|---|---|---|---|---|
| 901 2 0 LLC | 62 / 89 | $89K | $17K below | INDEPENDENT BANK | 2026-01-20 | 2026-05-18, 1 in 90d |
| MID SOUTH HOMEBUYERS LLC | 56 / 136 | $53K | $52K below | FIRST COMMUNITY BANK | 2025-12-29 | 2026-05-08, 2 in 90d |
| MEMPHIS INVESTMENT PROPERTIES IV LLC | 30 / 38 | $62K | $43K below | – | 2026-01-21 | 2026-04-15, 1 in 90d |
| MEMPHIS INVESTMENT HOUSES LLC | 11 / 20 | $70K | $35K below | KIAVI FUNDING INC | 2025-06-13 | 2025-09-29 |
| SUNDIAL INVESTMENT CO LLC | 7 / 7 | $45K | $60K below | LEJWA DIEGO | 2026-03-03 | 2026-04-30, 6 in 90d |
County-wide operators who buy at this number
| Operator | Buys 24mo | Typical buy | Vs flipper max | Top lender | Last flip buy | Latest buy anywhere |
|---|---|---|---|---|---|---|
| REI NATION LLC | 185 | $132K | $27K above | GUARANTY BANK AND TRUST CO | 2026-03-13 | 2026-06-08, 10 in 90d |
| MEMPHIS TURNKEY PROPERTIES GP | 15 | $100K | $5,010 below | MEDALLION FINANCIAL SERVICES LLC | 2025-03-03 | 2026-04-02 |
| NANDRAJOG LAKSH | 15 | $145K | $40K above | INDEPENDENT BANK | 2026-02-05 | 2026-05-18, 1 in 90d |
| FOREFRONT ONE LLC | 7 | $123K | $18K above | JRV LLC | 2025-07-24 | 2026-04-14, 1 in 90d |
| L AND L HOME SOLUTIONS GP | 7 | $104K | $1,010 below | PLANTERS BANK AND TRUST CO | 2024-08-21 | – |
Green means their typical buy clears (or comes within 10% of) that number. The flip columns count completed buy-and-resell pairs only; Latest buy anywhere is the operator’s newest recorded purchase countywide, resold or not, which is why it can run newer. Numbers only, you pick the buyer.
R3
Confidence
Lender ringHow much weight the numbers above can carry: comp density and match, permit validation, exit liquidity, margin of safety. In the product this ring rides with the lender API and the loan file; the sample shows it unlocked so you can see what a file gets.
Comp density & match
91% comp match
Scored flip resales12 at 1mi
Rent comps50 (28 leased)
Short-term comps–, – basis
Density tier thick: 624 realized flips in the zip + bedroom class overall, 12 scored onto this house.
Permit validation
0 permits on file, this parcel
No permit on record. County coverage begins Jan 2018; work before that shows a dash, not a verdict. Renovation claims on comps are checked against the same file.
Exit liquidity
176 days median hold
Realized hold band (25th to 75th)133 to 232 days
Buy to resale on the realized flips behind this read: how long money is actually in a deal like this here.
Margin of safety
$60,674 at completion
ARV, standard finish$202,245
Loan at 70% LTV$141,572
The cushion between the as-repaired value and the loan if the exit disappoints. Day-one cover for the file.
R4-R5
Scenario & timing
EnterpriseR4 is portfolio modeling across a collateral file: this same read run over every parcel a lender holds, netted into one exposure picture. R5 is market cycle position: where this zip sits in its own realized cycle. These rings open with the lender API and get co-built with early partners. Nothing on this page is mocked, so there are no numbers to show here yet.
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