Find Dallas land deals
others can’t see.
PlotCipher scans every parcel in Dallas County, ranks the mispriced and underutilized ones, and shows you exactly why each deal exists — before it surfaces anywhere else.
Founding-tier pricing locked in for life · No card · We email before launch.
5612 Bexar St · 75215
Vacant Corner LotValue Gap
+$318K
1104 Marburg Ave · 75203
Tiny Res on Large LotValue Gap
+$274K
7823 Hutchins Rd · 75241
Parking → High-DensityValue Gap
+$512K
The problem
The good deals never
reach the MLS.
Zillow shows you what’s listed. Land opportunity lives somewhere else — buried in DCAD parcel records, zoning code, permit filings, FEMA flood maps, and the value-gap math nobody runs by hand. By the time a “deal” surfaces in a standard search, three other buyers already have it.
MLS-only search misses ~99% of land opportunity.
Listings show what owners want to sell. The best deals are with owners who don’t know they should.
Mispriced and fairly-priced parcels look identical in a list view.
A 12k sqft lot zoned for 8 stories looks the same as one zoned for a duplex — until you do the math. We do the math on every one of the half-million-plus.
Acquisition teams burn weeks on parcels that shouldn’t have been opened.
Wrong zoning. Floodway. Held by an estate that won’t sell. We cut these in the first scan.
How it works
From half a million parcels
to your shortlist in under a minute.
A five-stage pipeline runs continuously across Dallas County. You see the output, not the wiring.
Scan
Every parcel in Dallas County is loaded with DCAD valuation, zoning, lot geometry, structure data, ownership, and 30+ derived signals.
Detect
The ML model surfaces parcels whose profile is statistically out of step with their peers — the seed of every real deal.
Rank
Each parcel gets a 0–100 Deal Score. The top decile is what you act on; the long tail is for benchmarking.
Analyse
Zoning ceilings, value gaps, market context, comp medians, FEMA flood, and permit pressure — the why behind the score.
Prioritise
Filter by archetype, score, zoning, gap. Parcels move from leaderboard to map to pipeline in one click.
Inside the product
What you’ll find inside.
Deal Leaderboard
Rank every parcel in the county by AI Deal Score. Sort by value gap, use gap, land $/sqft. The county on one screen.
Interactive Parcel Map
Pan Dallas, see deals as colored dots, click for a 14-metric intel panel. Filters survive refresh and back-navigation.
AI Deal Score
A 0–100 composite from the v2 opportunity model. Trained on real DCAD records, zoning capacity, and value spreads — not narrative scoring.
Comparable Sales Analyzer
Median land $/sqft drawn from real sold land comps within a 2-mile radius, IQR-trimmed. Falls back to parquet only when sold coverage is thin.
Owner Intelligence
DCAD-registered owner, mailing address, holding pattern. Skip parcels held by entities that have never sold.
Acquisition Pipeline
Move parcels from “Watching” to “Underwriting” to “LOI sent” in a Kanban built for land teams. Notes, tags, outreach log per deal.
Underwriting Guidance
Zoning ceiling, allowed FAR, max stories, units permitted, residual context. Not a pro-forma — a sanity bound.
Zoning Analysis
Detects mismatch between current use and zoning capacity — the most common source of upzone-driven value.
The moat
Every score comes
with a paper trail.
A Deal Score on its own is just a number. PlotCipher shows you the three or four real facts that produced it — pulled from DCAD, FEMA, Dallas permits, and county sale records. If you can’t defend the deal in a partner meeting, it isn’t a deal.
Trust
We won’t make up
your thesis.
Every metric is traceable to a public record or a sold transaction. We don’t manufacture cap rates, IRRs, or cash-on-cash projections. We surface what the data actually says — and we tell you when the data is too thin to be confident.
The line we won’t cross
What we’ll always do
Who it’s for
Built for the people
who close first.
Investors
You’ll use
Developers
You’ll use
Wholesalers
You’ll use
Acquisition Teams
You’ll use
Showcase
This is what the rest
of the market doesn’t have.
5612 Bexar St
zoning · MF-2
1104 Marburg Ave
zoning · R-7.5
7823 Hutchins Rd
zoning · C
3301 Overton Rd
zoning · MF-1
Property Radar
Deal-scored heat across the county. Click any parcel for the 14-metric intel panel.
Deal Leaderboard
Sortable by score, value gap, use gap, land $/sqft. Free tier unlocks 3 deep analyses per month.
Parcel Detail
Mispricing detection · zoning ceiling · comp median · AI thesis — the data trail behind every score.
Comps Table
Real sold land comps within 2 mi, IQR-trimmed. Median, not mean.
Pipeline
Kanban from Watching → LOI Sent. Notes, outreach, tags per deal.
Pricing
Reserve your tier
before launch.
Pricing is anchored to how many deals you act on, not download counts. Waitlist members get founding pricing, locked in for life — the rate never goes up while you stay subscribed.
Free
Try the product on three real deals.
Forever — no card
- 3 full deal analyses / month
- Browse full leaderboard (read-only)
- Map exploration
- Basic zoning analysis
Investor Pro
See the whole leaderboard.
Founding price · save $30/mo
- Unlimited deal analyses
- Saved deals + active pipeline (5)
- Sold comps + zone benchmarks
- CSV export
Pro+
Move with conviction.
Founding price · save $50/mo
- Everything in Pro
- Unlimited pipeline
- Owner intelligence
- "Why this deal exists" reports
- Priority data refresh
Developer
Build a sourcing engine.
Talk to us — usage-based
- Everything in Pro+
- Multi-seat
- API access
- Custom archetype filters
- Onboarding + Slack
Launching early access soon · Free tier is the trial — no countdown, no card.
Early access
Stop guessing which
Dallas land deals matter.
Half a million parcels are already scored, ranked, and waiting. The next one is yours if you find it first. Drop your email — we’ll let you in before the rest of the market hears about us.
Built for investors who close before everyone else opens the spreadsheet.