Source off-market deals before they hit the market.
HorizonsAI monitors $2T+ in commercial real estate debt and finds off-market opportunities months ahead of the broker cycle — every one scored against your acquisition criteria.
Off-market sourcing + AI scoring + owner contact / Commercial real estate
Case study / Pioneer Acquisitions
James PetersonCo-Founder, Pioneer Acquisitions“In the months since launch, the platform has surfaced hundreds of opportunities on and off market aligned with our criteria — including deals headed for maturity with weak refi math, county pre-foreclosure filings and pre-marketed REO properties that would not have reached our desk otherwise.”
$840M
Pipeline generated
1.8k+
Opportunities delivered
3wks
To the first deal pursued
Configured to your buy box in three steps.
Tell us your criteria
Target markets, asset classes, deal size and strategy. We configure the pipeline to match how you actually buy.
We build your pipeline
Coverage configured to your strategy, across public, filed and market channels in your markets.
Deals arrive scored
Ranked opportunities land on your dashboard as they appear, with a weekly digest for the ones worth a call.
Built around how you already buy.
We sit down with your team, define what you are actually trying to acquire, and compile the pipeline around that.
We start with your buy box
Markets, asset classes, cheque size, hold period, the deal terms you actually transact on. We define these with your team on the way in.
The pipeline is compiled around it
Sources, screens and scoring are configured to that mandate. Nothing here is a shared feed that four other firms read the same morning.
Your own data can go in
Deals you have passed on, properties you have already reviewed, rent comps and owner relationships you hold. If you have proprietary data or a process that works, it becomes part of the screen.
You only see what fits
Everything that reaches you has been measured against your criteria first. As the strategy moves, the screens move with it.
Everything moves
before the listing does.
Months before a property is marketed, the owner, the title and the debt have already moved. Every one of those moves is filed somewhere public. We read more than thirty of them — long hold, probate, lis pendens, tax delinquency, maturity inside 24 months, occupancy decline — and the order they arrive in is what puts you ahead of the cycle.
Coverage
Whatever you buy, the record exists before the listing does.
What lands on your desk.
Every opportunity arrives scored, with who owns it and how long they have held it — alongside the debt, and the filing each claim came from. A built-in AI assistant sits on top of it, holding your criteria and the whole database, so you can ask it anything.
| Asset | Market | Value | Held | Signal | Filing |
|---|---|---|---|---|---|
| Industrial214,000 sf | Columbus, OH | $18.4M | 31 yr | No mortgage of record | Source |
| Multifamily188 units | Charlotte, NC | $24.1M | 12 yr | Estate on the deed | Source |
| Retail96,400 sf | Tampa, FL | $12.6M | 9 yr | Fund hold ends 2027 | Source |
| Flex / IOS9.2 acres | Dallas, TX | $7.9M | 6 yr | Matures 11/2026 | Source |
| Office141,000 sf | Kansas City, MO | $31.2M | 23 yr | Heirs of record | Source |
Every figure links to the filing it came from
Then the whole record on any one of them. The asset, the owner, the debt, the submarket around it and the screens it passed — every figure carrying the filing it came from.
Brookfield Commerce Center
4400 Westerville Road · Columbus, OH 43231
Fit score
Owner of record
Brookfield Holdings LLCFranklin County Auditor
Held since
200223 years, one owner
Loan matures
04 / 20278 months out
DSCR
1.12Down from 1.41 in 2024
Loan balance
$18.4MServicer report, Aug 2026
Interest rate
4.62%Fixed, originated 2017
Maturity
04 / 20278 months out
DSCR
1.12Down from 1.41 in 2024
Rent position
17%below market
In-place rent against the submarket asking average for comparable industrial space.
Basis against replacement
39%below cost to build
What the asset would trade at against what the same building costs to deliver today, land included.
Owner of record
Brookfield Holdings LLCFranklin County Auditor
Held since
200223 years, one owner
Owner type
Family entityTwo members, both local
Mailing address
ResidentialNot the property
Managing member
Named on the 2002 articles and every filing since
Direct line · Email on the company domain
Line verified activeCorroborated, two sourcesSecond member
Added 2011, shares the mailing address
Mobile · No email found
Line verified activeSingle source, unconfirmedSubmarket vacancy
4.2%Down 90bps year on year
Population, 10 mi
+5.8%Five-year change, Census
Median HH income
$68,90010-mile radius, ACS 2023
Daily traffic count
31,400Westerville Rd, ODOT
Competing supply delivered
0.4M sf this year
New industrial completions in the submarket. Nothing under construction within three miles.
Site gates
1of 6 flagged
Screens run against federal and state layers before an opportunity is delivered.
Flood zone
XFEMA panel 39049C
Rail
0.3 miNorfolk Southern spur
Assessed value
$21.9M2025 reassessment
Taxes
CurrentNo lien of record
Signal history
Ask
Which of my Columbus industrial deals has a maturity inside twelve months and coverage under 1.2?
Three. Brookfield Commerce Center is the tightest — 1.19 against an August 2027 maturity.
Coverage from the servicer report. Maturity from the loan filing.
Who owns it and how long have they held it?
Held nineteen years by a family partnership. Two of the three partners are on title individually.
Ownership from the county record.
It already knows your buy box and can read every deal in your pipeline. Ask in plain English; the answer comes back with the filing behind it.
Against the other three ways to find a deal.
You already work with brokers, you have probably bought a list, and you could hire for this. Here is where each channel lands.
| HorizonsAI | Broker-marketed deals | A bought list | Hiring an analyst | |
|---|---|---|---|---|
| When you hear about it | Months before it is marketed | When it goes to market | After the fact | Pre-listing, in the markets they cover |
| Matched to your criteria | Configured to your buy box | Whatever is being marketed | Broad filters, not your box | Yes |
| Who else is looking at it | Yours alone, per market | Every firm on the list | Everyone who bought it | Yours alone |
| Who you contact | Named owner, corroborated | The broker | Often an LLC and an agent address | The owner, after a week of digging |
| Where the figures come from | Linked to the filing | The marketing package | Unsourced | Depends who you hired |
| Asking a follow-up question | Ask the assistant, any hour | Call and wait for a reply | It is a static file | When they are at their desk |
| What it costs | Fixed monthly, no fee on the trade | Commission on the trade | Per file | Salary, benefits, ramp time |
This runs alongside your broker relationships, not instead of them. It changes which calls you make first.
What acquisition teams ask first.
Can I trust the owner contacts?
You can see where every one came from. A contact reaches you with the chain attached — the assessor record that named the owner, the state registry filing that named the human behind the entity, and the second source that corroborated the number or email. Every opportunity carries the owner’s name, phone and email where available, plus servicer detail on securitised loans. Anything we could not corroborate is marked unconfirmed. Where the owner is a government body or a railroad we tell you it is not acquirable instead of selling you a contact for it.
How is this different from CoStar, Reonomy, Trepp, or CRED iQ?
CoStar and Reonomy are property databases — comps, tenants, ownership, market data; you still have to find the deals yourself, and every subscriber is searching the same file. Trepp and CRED iQ go deep on CMBS, but CMBS is only a small share of CRE debt — bank, life-co and private debt are not there. Yours is built around one mandate and keeps what it learns, and a built-in assistant holds your criteria and reads every deal in it. Ask it which deals fit a change in your buy box, in plain English. A database cannot answer that.
Will this work for my specific asset class and market?
Yes — we cover office, retail, industrial, and multifamily across all 50 states. On the intro call we’ll tell you straight up where coverage is strong, where it’s thin, and whether your niche fits before you commit to anything.
How many deals will I actually see per month?
It depends on how tight your criteria is — narrower geographies and asset classes mean fewer, higher-quality opportunities. We benchmark against your existing deal flow during onboarding so you know what to expect before going live.
What does it cost?
Pricing depends on how much ground you want covered — the markets and asset classes in scope, not how many deals we send. There is no fee on anything you buy and no commission on the trade. We will give you a number on the first call once we know the scope.
What happens on the first call?
Bring your buy box. We will tell you where our coverage is strong in your markets, where it is thin, and whether your niche fits. If it is not a fit we will tell you on that call rather than book a second one.
See what’s moving in your markets.
Bring your buy box. We’ll tell you where our coverage is strong in those markets, and whether your niche fits.