Every site has a public record. Read it before the first diligence dollar.
For development teams deciding where the next diligence dollar goes. Give us an address, a parcel, or the boundary you draw. You get one site memo with one recommendation, checked: every material claim is cited to an admitted source and checked by the release gate before the memo ships, and gaps are named instead of guessed. We confirm the delivery window when we accept your completed property submission. Complex or thin-record sites may require more research. Whether the next $50K+ of per-site diligence — counsel, civil, utility, consultants — is worth spending, answered before you spend it.
We provision access and invoice directly. Once invited, you submit the property and complete intake in your workspace.
Start with the entire site.
The shopping center, frontage, access, and outparcel enter one shared frame.
How that document gets made. One research run, start to finish.
1.Three fields — where, what, how big — plus an optional parcel and a line on what you're deciding. Scale is vertical-specific: megawatts for a data center, units for multifamily, square feet for a warehouse. Anything ambiguous triggers one or two targeted questions — not a long form — and you confirm the scenario before paid research begins.
2.Where local records are not on file yet, the site is researched before anything is written — if the controlling record cannot be sourced, the memo is held, not guessed. Which research layers are enabled for your engagement is confirmed during onboarding.
3.The citation gate is mechanical: a claim without a cited source is blocked from delivery, and a failed check on a claim the recommendation depends on blocks the whole memo.
4.The recommendation is computed from the cited risk register, with a guard that keeps the score and the recommendation consistent.
✳ analyst's note — power adjacency is not power availability; the memo hands that question to the utility, on the record.
“You give us a site. We read the public record. You get a memo with a recommendation — and every claim carries its source. A memo that can't, doesn't ship.”
Your Loudoun site and your Phoenix site: read the same way, to the same standard, every time. The screening read that costs your team days per candidate — delivered as a document, with the sources attached. We confirm the delivery window when we accept your completed property submission. Complex or thin-record sites may require more research.
Pursue · Pursue with conditions · Monitor · Hold · Walk away. One of these five verdicts leads every memo. Pursue with conditions names the conditions to clear before the next dollar; it renders in memos from the next release, and until then the four cards below are what a delivered memo shows. Monitor asks the buyer to watch named changes without immediate diligence spend; recurring monitoring is not included.
The records land on the map.
Parcel, access, frontage, utilities, and adjoining uses become evidence instead of assumptions.
EXISTING RETAILACQUISITION PARCELSHARED ACCESSOUTPARCEL AREASTORMWATERPOWER CORRIDOREXISTING PARKINGFRONTAGE ROAD
What the approval path does to the pro forma.
The cheap no belongs before the expensive maybe.
Franklin Township, on the record: a 467.66-acre petition filed in March 2025 and withdrawn in September 2025, before the council vote. What was sunk by then — land assembly, counsel, senior-team time — sat on a path the public record had flagged as steep from the start. The dollar bridge above is illustrative.
✳ analyst's note — the arithmetic is not the recommendation; it is why the recommendation is worth reading.
1,352 jurisdictions with local records on file — and growing. The references are the reading inside the documents — passages of zoning codes, staff reports, hearing minutes, and utility filings, each one pointing back into a source document on file.
Any U.S. property can be submitted. Where local records are not on file yet, the site is researched before anything is written — if the controlling record cannot be sourced, the memo is held, not guessed. Every claim in the memo is tied to the document it came from. Which research layers are enabled for your engagement is confirmed during onboarding.
These aren't hypotheticals. They're withdrawals, denials, and reversals that already happened — data centers, multifamily, and the asset classes that follow them — with the paper to prove it. In Meridian, Idaho, In-N-Out's Ten Mile Road drive-thru drew more than 300 written submissions, and the council upheld its denial 5-1. Under the same ordinance, a Raising Cane's on Eagle Road faced an appeal from a single neighboring business, and its approval was upheld 4-2. Same council, same ordinance, opposite outcomes — and the difference was in the record.
In one 96-unit multifamily fight in Woodbridge, Connecticut, 150+ residents opposed on the record — and a month after approval, the commission rewrote the zoning underneath the next applicant. The record doesn't stop moving when the vote ends. Browse 220+ case files →
The parcel layer. It helps connect a site to jurisdictions, local documents, comparable outcomes, and the approval record around it.
Every limiting condition gets a name.
Setbacks, stormwater, buffers, and access geometry define the real development envelope.
SHARED ACCESSFRONT SETBACKBUILDABLE AREARESIDENTIAL BUFFERSTORMWATER
The memo is the deliverable. The workspace is where it lives.
the recommendation is the answer
47 source documents on file · 4 risk questions answered. Every tab below is scoped to this site — and every line in it carries its source.
the recommendation is the answer
A data center on this parcel needs a special exception — a discretionary path, not by-right.
Within the district, the following uses are permitted only upon approval of a special exception by the Board of Supervisors, after public hearings before the Planning Commission and the Board:
Data center, subject to the additional standards of this section.
Uses not listed as permitted or by special exception are prohibited.
Every claim in the memo cites into this shelf. A document your counsel wants to check is one click away — not a request ticket.
220+ cited case files read from the public record — withdrawals, denials, and reversals with the paper to prove it — ranked against this site's use, scale, and jurisdiction posture.
Give us one address. We'll show you the record behind it — and where every line came from.
It looks like a search box. It works like a research system.
A chat window answers from memory. RealClear answers from the record.
A zoning reader, a pathway mapper, a community sentinel, a comparable analyst, and a report writer work the record at once, following it onto the open web where the record points there.
Every assertion must name a source document before it leaves the building — bound, in the database, to the exact source it came from.
Underneath sits a knowledge graph — a living map of the record, built so the same ordinance, staff report, or filing is findable from every site it touches.
Pursue, Pursue with conditions, Monitor, Hold, or Walk away — and every reason behind it opens to its source. Pursue with conditions renders in memos from the next release.
Start with an address, a parcel number — or draw the boundary yourself. The research reads the record either way. The modes shown here are illustrative, not a statement of current availability; which are enabled for your engagement is confirmed during onboarding.
A memo that cannot stand behind its recommendation doesn't ship. Before delivery, every persisted claim is checked against its cited source. Load-bearing failures are held or removed. Unknowns are flagged, never filled in.
The recommendation is never written first and justified after.
Whether the next diligence dollar is worth spending — a cited, checked site memo.
Delivery window confirmed when the completed property submission is accepted. Complex or thin-record sites may require more research.
A chat window can sound certain. It can't hand you the source. The difference isn't a better answer — it's an answer your counsel can check.
One possible operating configuration.
This downstream visual is illustrative—not a predicted operating asset, promised outcome, or RealClear deliverable.
SHARED ACCESSSITE PARKINGQSR BUILDING