Underwrite the site before you underwrite the deal. Your first-pass due diligence, compressed from days to about a minute — a decisive read on what you can build and what you would be inheriting. Each finding traced to its source.
City of Miami · live now~60 seconds to a verdictAll Miami-Dade coming
Parcel Scan
Live
BRICKELL · T6-48B-O · Urban Core · up to 48 stories
Zoning vs. intended useOfficial record
Flood exposureFlood record
Ownership profileOfficial record
Asking price vs. comparable salesRecorded sales
Buildable envelopeZoning standards
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Caution — 1 item to review
No major flags · flood exposure to review before LOI · illustrative
T3 Sub-UrbanT4 GeneralT5 CenterT6 CoreCivicDistricts
↻ Replay the dive
KAIROS
Real Estate Systems
▸ initializing deal intelligence…
Each finding traced to its sourceCity of Miami · Miami 21 at the section levelA decisive read, each finding traced to its sourceFlood zone · Parcel-level classificationZoning confirmed before you spend a day on due diligenceAsking price vs. comparable sales — from recorded comparable salesBuildable envelope — FAR, height, density by rightFourteen checks in every screenEach finding traced to its sourceCity of Miami · Miami 21 at the section levelA decisive read, each finding traced to its sourceFlood zone · Parcel-level classificationZoning confirmed before you spend a day on due diligenceAsking price vs. comparable sales — from recorded comparable salesBuildable envelope — FAR, height, density by rightFourteen checks in every screen
Example screen — illustrative
The screen.
Fourteen checks. One decisive read. Each finding traced to its source.
A decisive read on the site. Each finding traced to its source — check our work, not just our word.
04
Act
Put your diligence budget into the sites that hold up.
The Checks
Fourteen checks. Critical checks first.
All fourteen run on every screen.
Live3 free screens to start · No card required
Zoning vs. your use
Permitted by right — or variance, exception, or rezoning hearing required.
Flood exposure
Parcel-level flood zone. AE and VE drive insurance and construction costs that erode margins.
Parcel & ownership
Lot size, owner of record, sale history, assessed value — the baseline facts.
Asking price vs. comparable sales
Your asking price against recent qualified recorded sales near the subject, weighted toward the most recent — a statistical comparison, not an appraisal.
Buildable envelope
Max buildable area, units, height, and FAR by right — before you pay a designer.
LiveDeeper checks — on every screen
Liens & legal encumbrances
Recorded liens, lis pendens, judgments and open tax-deed cases on the parcel.
Delinquent tax certificates
Unpaid property taxes, outstanding tax certificates and tax-deed applications on the parcel.
Open building permits
Open and expired permits on record that can transfer as liability at closing.
Ownership complexity
Multi-layer LLCs, competing interests, and obscured beneficial owners — scored for closing risk.
Environmental flags
Contamination records, brownfield designations and environmental permits on or near the parcel.
Rezoning & hearing activity
Zoning cases on the parcel or next door that could change the rules mid-deal.
Feasibility math
Back-of-envelope developer margin at the asking price.
Easements & utility conflicts
Recorded easements and rights-of-way that shrink the buildable area.
Sale History & Turnover
Sale recency, transfer frequency and non-arm's-length transfers — seller-motivation signals.
Pricing
One bad deal costs more than a year of Kairos.
Free
$0 / month
Run a few screens. See exactly what the data looks like.
3 deal screens to start (one-time trial)
Full 14-check verdict on every screen
A decisive read on every screen, each finding traced to its source
More screens on paid plans
Watchlist & alerts locked
Solo
$60 / month$600 / year
2 months free vs monthly ($720)
For the solo investor screening a handful of deals a month.
50 deal screens per month
All live checks
Each finding traced to its source
A decisive read on every screen
Watchlist & alerts — Pro
Renews monthly at $60 until you cancel; cancel anytime online.Billed $600 once a year, renews yearly until you cancel; cancel anytime online. Screens reset monthly.
Founding Member · First 100 · Ends Nov 13
Pro
$100 / month$1,000 / year
2 months free vs monthly ($1,200)
Standard Pro rate after the first 100: $149/mo. The first 100 members lock $100 for life. Offer ends November 13, 2026 (or at 100 members), then it's gone.Standard Pro rate after the first 100: $1,490/yr. The first 100 members lock $1,000/yr for life. Offer ends November 13, 2026 (or at 100 members), then it's gone.
Rate locked for as long as your Founding subscription stays continuously active (a lapse over 14 days ends the lock). Always includes the full Pro feature set and Pro screen quota, whatever those are at the time. Renews monthly; cancel anytime online.Billed $1,000 once a year, renews yearly; cancel anytime online. Screens reset monthly.
150 deal screens per month
Watchlist & alerts — monitor your deals
All live checks
Each finding traced to its source
Priority support + direct founder access
Your $100/mo$1,000/yr rate holds as long as your Founding subscription stays active
Every plan runs the full 14-check verdict on City of Miami properties, each finding traced to its source. Purchased screens roll over and never expire.
Pay as you go
$3 per screen
No subscription. Buy only the screens you need, after your 3 free trial screens.
Subscriber add-on
20 screens for $15
Members on any plan can top up anytime. Used after your monthly screens.
The opportune moment doesn't wait.
Kairos — the right deal, at the right time, on the record.