PropDossier

You make your money when you buy. Prove it before you offer.

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6122 Fawcett Ave, Tacoma, WA 98408
Verdict & reference lines
Verdict: good house, bad flip — buying at asking loses ~$40k. Only below $340k does it pencil.
Break-even $366k $30k profit $337k $50k profit $318k
Three-source cross-check
Zillow3,367 sqft✕
Redfin3,367 sqft✕
County records2,483 + 884✓
Conflicts adjudicated by the county ✓
Comps verified at the county
706 S 58th St$549,999✓
6809 Sheridan$550,000✓
110 S 62nd St$475,000✓
Foreclosure transfer → excluded✕
Sensitivity matrix
−$43k
−$20k
+$4k
−$64k
−$40k
−$17k
−$95k
−$72k
ARV✓
8 of 9 cells lose — asking price doesn't pencil
Live deal calculator
Purchase price$404,444
Net profit: −$40,400
Seller profile & second review
36-yr owner-occupants · taxes paid · not a foreclosure
Independent review ✓ — 2 corrections logged
Bought in 1990 for $67,500 — no urgency to sell
Listed 2 days · top 10% of views — running hot
View the sample report A real (sanitized) report — every number links to its public source.
The problem

Most flip losses are locked in at the moment you buy

Portal estimates and gut feel keep missing the same four things:

✕

The ARV is wrong

Algorithm estimate
↕$30–50k too high
County-verified comps

Overprice the resale by $30–50k and the profit is gone before demolition starts.

📐

Square footage that isn't there

MLS: 3,367 sqft
County: 2,483 above grade

That "price per sqft" was off by 36%.

⚠

Fake “sold” records

🏷️Arm's-length sale✓
🏦Foreclosure transfer✗
🧩Partial-interest transfer✗

Anchor your ARV on one and the whole model is broken.

👤

Negotiating blind

🏦Bank clearing its booksflexible
🏠Owners of 36 yearswon't budge

Most analyses never look at who is selling.

The cost of skipping due diligence — one real listing

Asking price
$404,444
+
Rehab
$110,000
→
Realistic resale (county-verified comps)
$540,000
=
Net result
−$40,400

Looks like a deal. Loses $40k. This is the exact house in our sample report — the full breakdown is inside. See the full breakdown →

The product

How deep each report goes

Everything below is in the sample report you can open right now:

⇄

Three-source cross-check

Zillow ↔Redfin ↔⚖️ County

Facts only count when all three agree — conflicts are adjudicated by the county.

🏛

Comps verified at the county

📅Sale date✓
💲Recorded price✓
🤝Arm's-length sale✓

Every comp, one by one, against county excise records.

📏

Area-breakdown detection

2,483 above gradebasement
📐MLS 3,367 → 2,483 sqft

$/sqft is computed on space that actually exists.

🎯

Seller motivation profile

🏠Owned 36 years
💰Bought in 1990 · $67,500
⚖️Taxes · exemptions · foreclosure

Who is selling, why now, and how they'll negotiate.

🧮

Full deal math

−$43k
−$20k
+$4k
−$64k
−$40k
−$17k
−$95k
−$72k
ARV✓

9 scenarios per house, plus a live drag-to-recalculate calculator.

🤝

Negotiation reference lines

Break-even +$30k +$50k

Know your walk-away number before you talk.

✓✓

Independent second review

🔢Numbers✓✓
📄Facts✓✓
🔗Links✓✓

A second pass re-verifies everything; corrections are logged in the report.

🔗

Every number cites a source

$540,000 →🔗 County record

Click any figure to open the public record it came from.

The payoff

What that buys you

≤24h
from address to report
3
data sources cross-checked
9+
scenarios stress-tested per deal
100%
of figures linked to a source
💰

Buy at the right price

Walk into every negotiation already knowing the break-even line and the price at which the deal actually pays. Counter-offers stop being guesswork.

🛡

Dodge the $40k mistakes

Area traps, fake comps, weak-school ceilings, structural red flags — surfaced before you write the offer, not after the inspection.

📤

Reports your clients can read

English, Chinese and Spanish versions with a plain-language summary — agents forward them to buyers as-is, and look sharper for it.