Kairos Real Estate Systems — Deal Intelligence for Miami-Dade Developers

Every finding traced to the official record City of Miami · Miami 21 at the section level Go / caution / walk — with the evidence Flood zone · Parcel-level classification Zoning confirmed before you spend a day on due diligence Land value vs. asking — from recorded comparable sales Buildable envelope — FAR, height, density by right Five deal-killer checks in every screen Every finding traced to the official record City of Miami · Miami 21 at the section level Go / caution / walk — with the evidence Flood zone · Parcel-level classification Zoning confirmed before you spend a day on due diligence Land value vs. asking — from recorded comparable sales Buildable envelope — FAR, height, density by right Five deal-killer checks in every screen

Example screen — illustrative

The screen.

Five deal-killer checks. One verdict. Every finding traced to the official public record.

2847 NW 7th Ave, Miami, FL 33127

Folio: — · Intended use: Multifamily (5+ units) · Asking: $2,400,000

ILLUSTRATIVE EXAMPLE

Zoning vs. your use

T5-O — General Urban Core Open. Multifamily (5+ units) permitted by right. No variance required.

Traced to the official zoning record

Flood exposure

Zone AE — base flood elevation area. Flood insurance required; elevated construction requirements apply.

Traced to the official flood record

Parcel & ownership

7,500 SF lot · Single owner of record · Last sale 2019. No ownership complexity flagged.

Traced to the official record — parcel ownership data

Land value vs. asking

Asking within range of comparable land sales in the T5-O / Allapattah corridor. Signal: in-range.

Traced to the official record — qualified comparable recorded sales

Buildable envelope

FAR 2.0 · Up to 5 stories · Est. 15,000 SF buildable · ~18 units at max density by right.

Traced to the official record — zoning code FAR & density standards

How It Works

Address in. Verdict out.

Enter a parcel

Address or folio. Kairos resolves it against the official property record.

Checks run in parallel

Zoning, flood, ownership, comparable sales, buildable envelope — simultaneously.

Cited verdict

Go / caution / walk. Every finding traced to its official public-record source — check our work, not just our word.

Act

Go deeper on deals that clear. Walk early on the ones that don't.

The Checks

Thirteen checks.
Deal-killers first.

Five live on every screen. Eight rolling out.

Live 3 free screens a month · 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 kill margins.

Parcel & ownership

Lot size, owner of record, sale history, assessed value — the baseline facts.

Land value vs. asking

Asking price against qualified comparable recorded sales in the same zoning class and submarket.

Buildable envelope

Max buildable area, units, height, and FAR by right — before you pay a designer.

Rolling out In development — all Miami-Dade coverage expanding

Liens & legal encumbrances

Lis pendens, judgments, violations, and tax delinquency that survive to the buyer.

Open permits & violations

Unpermitted work and open inspections that transfer as liability at closing.

Ownership complexity

Multi-layer LLCs, competing interests, and obscured beneficial owners — scored for closing risk.

Environmental flags

Prior industrial or contamination use that can trigger Phase I/II before a lender closes.

Rezoning & hearing activity

Pending applications 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.

Days-on-market & turnover

Sale recency, transfer frequency, tax status — 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 per month

All 5 deal-killer checks per screen

Go / Caution / Walk verdict

Unlimited screens locked

Rolling-out checks locked

Solo

$60 / month

For the solo investor screening a handful of deals a month.

75 deal screens per month

All live checks with source citations

Every finding traced to the record

Go / Caution / Walk verdict

Rolling-out checks — Pro

Founding Member · First 100 Only

Pro

$149$100 / month

$149/mo is the standard Pro rate. The first 100 members lock $100 for life — then it's gone.

Unlimited deal screens

All live checks with full source citations

Rolling-out checks first — before anyone else

Every finding traced to the record

Priority support + direct founder access

Your rate never rises to $149 — locked

See the zoning
before you chase the deal.

The screen.

Run one now.

Address in. Verdict out.

Thirteen checks.
Deal-killers first.

One bad deal costs more
than a year of Kairos.

The opportune moment
doesn't wait.

The screen.

Run one now.

Address in. Verdict out.

Thirteen checks.Deal-killers first.

One bad deal costs morethan a year of Kairos.

The opportune momentdoesn't wait.

Thirteen checks.
Deal-killers first.

One bad deal costs more
than a year of Kairos.

The opportune moment
doesn't wait.