Propertiz reads St. Joseph County's public records every night: evictions, unpaid taxes and code cases. It ties each record to one of the county's parcels (there are about 119,500) and ranks the owners in South Bend and the rest of the county who may have a reason to sell.
- Every parcel and owner from the St. Joseph County assessor roll (St. Joseph County GIS), about 119,500 parcels, with living area, year built and the last sale from Indiana's sales-disclosure files
- Parcels on the county's annual tax-sale list
- St. Joseph County and City of South Bend code-enforcement cases
- Eviction filings placed on their parcels (City of South Bend open data)
- Absentee and out-of-state owners, long ownership and equity estimates
- HUD market rents and DSCR at your purchase price
Not yet included: Foreclosure filings and lis pendens; Sheriff sale dates; Probate filings.
Coverage is partial: the county's tax-sale list, county and South Bend code cases, eviction filings and owner signals. Foreclosure filings wait on Indiana's court data; sheriff sales come with the SRI listings.
Where the data comes from
| Record | Source | Read |
|---|---|---|
| Parcels and owners | St. Joseph County Assessor parcels (St. Joseph County GIS) | on its own schedule |
| Evictions | St. Joseph County eviction filings (City of South Bend open data) | every week |
| Unpaid property taxes | St. Joseph County Auditor tax sale list (St. Joseph County GIS) | once a year |
| Code enforcement | St. Joseph County Code Enforcement violations (St. Joseph County GIS) | every day |
How distress shows up in Indiana
In Indiana, foreclosure goes through the courts. The lender files a foreclosure lawsuit in the county court, the court enters a judgment, and the property is sold at a public auction run by the clerk or the sheriff. Each step is a public record, so an owner's situation shows up months before a sale, while there is still time to sell on their own terms.
Unpaid property taxes in Indiana are sold as tax certificates; if the owner doesn't redeem in time, the certificate holder can apply for a tax deed, which ends in the owner losing the property.
Every record is matched to a single property before it counts, then each property is underwritten as a rental: estimated value, equity, HUD market rent and DSCR at your purchase price. A lead's score explains itself, signal by signal, so you can see why an owner made the list.
See this week's South Bend leads. Every county's counts, map and sample leads are open to everyone. Sign up free and pick St. Joseph County as your home county to see every lead there with its owner; an account starts with 14 days of Closer, no card.