Terra
Off-market real estate sourcing, with research and AI modelling
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What is Terra?
Terra is an off-market property intelligence platform built entirely on public records. It ingests the complete parcel roll for any metro from 3,000+ county sources, normalizing 150M+ parcels into a single view without requiring any broker feeds. The platform scores every parcel for off-market signals like length of hold, debt history, owner type/location, distress flags, and submarket pressure to rank likelihood that an owner is ready to transact. Terra resolves the ownership entity behind each parcel and points users to where details sit in public records, enabling outreach to owners most likely to sell before they list.
Key features include a plain English query system that translates deal descriptions into structured screens, plus advanced filters for quant-style building. Users can filter by asset type (small-bay industrial, self-storage, MH parks, flex, small MF), market, minimum hold period, owner profile (out-of-state LLC, absentee, individual, trust), signals (debt-free, no recent sale, tax delinquent, succession window), and price ceiling. Every data point is labeled by provenance: public record data is verified (ownership, deeds, sale prices, taxes, liens, flood zones), modeled data is estimated (values/rents from comparables), and AI-inferred data is resolved (beneficial owners behind LLCs with confidence scores).
Terra is designed for regional investors sourcing proprietary flow in known markets, family offices with a clear thesis but insufficient deal flow, acquisition teams hunting specific asset classes ignored by big platforms, and operators in small-bay industrial, self-storage, MH parks, and flex. The platform delivers a 20-minute focused demo where users name their target metro and asset class, and Terra shows real off-market opportunities from that market based on public data.
Terra pricing
Pricing model: Freemium
Terra does not publicly list pricing on the website. The platform offers early access with a focused 20-minute demo where users name their target metro and asset class. There is no call required to start—users can request a real off-market example from their market. The demo is described as 'no commitment' with no spam policy. Pricing details for paid plans or free tier are not disclosed on the public website.
Terra pros
- Built entirely on 3,000+ public county records, no broker feeds required
- Normalizes 150M+ parcels across all markets into one unified view
- 100% source-traceable data with provenance labeled for every figure
- Scores entire market for off-market selling likelihood, not just listed properties
- Identifies long holds, debt-free owners, and succession windows
- Resolves absentee and out-of-state LLCs to likely beneficial owners
- Users make first call without auction competition
- Plain English query translates deal descriptions into structured screens
- Advanced filters for quant-style custom query building
- Multiple asset types covered: industrial, storage, MH parks, flex, small MF
- Public record data verified directly from county/federal filings
- AI-inferred LLC ownership resolved with confidence scores
- No informational edge loss—arrives before listing goes public
- Focused 20-minute demo with real data from user's target market
- Institutional-grade data discipline for underwriting teams
Terra cons
- Does not provide verified lease comps like CoStar
- Estimated rents are modeled, not confirmed in diligence
- AI-inferred beneficial owners require verification before reliance
- Not a replacement for full diligence process
- Lease-level rents not public anywhere, only estimated
- Limited to markets with accessible county public records
- No broker feed integration for complementary data
- Early access stage—may have limited market coverage initially
Frequently asked questions about Terra
Is this another listings site?
The opposite. Listings sites show what's already for sale. Terra scores every parcel that exists to find owners likely to sell who haven't listed—the point is to arrive before the listing does. On-market deals are picked over and bid up by brokers, while Terra surfaces the off-market return that isn't listed yet.
Where does the data come from?
Public records—county assessor and recorder offices, Census, BLS, and FEMA—normalized across markets. No proprietary broker feeds and no expensive third-party license required to see the core intelligence. Terra ingests complete parcel rolls from 3,000+ county sources with 150M+ parcels normalized.
Do you provide verified lease comps, like CoStar?
No, and we won't pretend to. Verified lease-level rents are not public anywhere. Where we estimate rents, we label them as modeled. Terra is a sourcing and screening edge—not a replacement for diligence. Public record data is verified (ownership, deeds, sale prices, taxes, liens, flood zones), but rent estimates come from area comparables.
What actually happens on the call?
You name your target metro and asset class. Terra shows you, on real public data, the kind of off-market opportunities the platform surfaces there—so you can judge the value directly rather than from a mockup. It's a focused 20 minutes with no commitment, bringing a real example from your target market.
How does Terra score parcels for off-market signals?
Length of hold, debt history, owner type and location, distress flags, and submarket pressure combine into a ranked likelihood that an owner is ready to transact. Signals include long holds, debt-free owners, succession windows, absentee owners, out-of-state LLCs, no recent sale, and tax delinquency.
What asset types does Terra cover?
Small-bay industrial, self-storage, MH parks, flex, and small MF (multi-family). Users can switch between asset types in the screen builder and filter by minimum hold period, owner profile, signals, and price ceiling specific to each asset class.
Can I filter by owner profile?
Yes. Terra allows filtering by out-of-state LLC, absentee, individual, and trust owner profiles. The platform resolves absentee and out-of-state LLCs to a likely owner, enabling direct outreach instead of competing with other buyers seeing the same listing.
Is the data verified or estimated?
Terra labels every data point by provenance: Public record data is verified (ownership, deeds, sale prices, taxes, liens, flood zones drawn directly from county/federal sources), modeled data is estimated (values and rents inferred from area comparables), and AI-inferred data is resolved (beneficial owners behind LLCs with confidence scores, flagged for verification).
Who is Terra designed for?
Regional investors sourcing proprietary flow in markets they know cold, family offices with a clear thesis but insufficient deal flow, acquisition teams hunting specific asset classes big platforms ignore, and operators in small-bay industrial, self-storage, MH parks, and flex. It's for buyers who would rather find a deal than fight for one.
How do I get started with Terra?
Tell Terra your market and asset class. Users can request a real off-market example from their target market with no call required to start. There's a focused 20-minute demo option where Terra walks your team through off-market opportunities on real public data. No commitment and no spam—only relevant content for your market.