Off-market deals for house flippers
A flipper buys below the after-repair value minus repairs, costs and profit. Off-market, that means finding tired, inherited or long-held houses before they are listed, or buying from wholesalers. County records show owner, years owned, tax status and nearby sales. They do not show repair cost or the inside of the house.
Where flip deals come from
- Wholesalers, who find the seller and sell you the contract.
- Direct mail to owners of long-held or inherited houses.
- Contractors and neighbors who see distressed houses first.
- Auctions and estate sales, if you can handle title risk.
What to look for in the records
- Years owned: owners of 15 years or more often have a lot of equity and a dated house.
- Inheritance or estate deeds: heirs often prefer to sell.
- Unpaid tax and open code cases: signs of deferred upkeep.
- Recent nearby sales: your comps for the after-repair value.
The numbers before you offer
Use recent sales of similar houses for the after-repair value, get a contractor to walk the house for repairs, and add holding, closing and selling costs. The 70% rule is a quick first screen. Bad comps and repair surprises are the most common flipper mistakes.
What records cannot tell you
Repair cost, the inside condition and the loan balance are not in county records. Equity estimates are guesses. Always inspect before you commit, and be careful with rushed wholesaler contracts that leave no time for due diligence.
Official sources and further reading
Outside sites are run by their owners. General information, not legal or financial advice.
Questions
How do flippers find off-market houses?
From wholesalers, direct mail to owners in county records, contractors and networking.
Does the 70% rule still work?
It depends on your market and costs. Use real holding, closing and selling costs instead of a flat rule.
Can county records tell me the repair cost?
No. They show owner, tax, deeds and building facts. Get a contractor to walk the house.
How we make these guides
Written by the LeadCounty editorial and data team from official county, court and state sources and our own weekly counts. We name the office behind every number, say what we cannot see, and fix mistakes when you tell us. See our editorial standards and methodology. General information, not legal or financial advice. Refreshed weekly.
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