From parcel polygon
to inbox reply.
Dirtdog is the off-market CRE workflow, end-to-end. Scope a scan, qualify every parcel through a seven-step filter cascade, pierce LLC ownership, enrich owner contacts as a ranked pile of pathways, and run the outreach with reply and bounce tracking built in — without leaving the tool.
Listings sites and skip-trace tools aren't built for this.
Crexi & CoStar show you what's listed.
Dirtdog finds the 90%+ of CRE that isn't.
Skip-trace gives you a name.
Dirtdog gives you the person, the why, the contact, and the outreach campaign.
Spreadsheets manage the messy middle.
Dirtdog runs the workflow: filter, identify, pierce, enrich, outreach, track.
Six steps. One tool. From polygon to reply.
Every Dirtdog scan runs the same pipeline — scope, qualify, identify, pierce, enrich, outreach — with reply tracking closing the loop back onto the map.
Scope the scan
Draw a corridor, pick a brand, choose an area by zoning, or paste a list of addresses. The scan runs against Regrid and your filter config.
Qualify · 7-step filter cascade
Lot size, frontage, year built, building size, ownership type, rights-of-way, common areas — every parcel runs the cascade so you see signal, not noise.
- 01Lot size0.5 – 2.0 ac262→188
- 02Frontage≥ 100 ft188→142
- 03Year built< 25y or 2nd gen142→119
- 04Building size2.5 – 5k sf119→84
- 05Accessroad-frontage84→71
- 06Ownership typeLLC / corp71→64
- 07Tenant skipbrand filter64→58
Identify what's on site
We tell you what business is actually operating on each parcel today — not what the assessor wrote a decade ago. Stale tenant data is the silent killer of off-market sourcing; we kill it on every scan.
Pierce ownership
Most commercial parcels are owned by anonymous LLCs. Dirtdog uses Claude to read state SOS filings, cross-reference county records, and synthesize a research note explaining WHO the owner actually is and WHY we believe it. Every parcel. Every scan.
- •Indiana SOS shows KENNOR HOLDINGS LLC formed 2014, registered agent David Shoulders (Carmel IN).
- •Cross-referenced 7 county records — Shoulders is the sole signing member on 4 deeds under variants of KENNOR.
- •Apollo match: dshoulders@kennor.com, (317) ███-████, mobile, TCPA-clean, not on DNC.
- •Prior outreach window: never contacted (clean).
Enrich contacts · pile of pathways
Smart cascade routing picks the right path per owner: skip-trace for residential mailings, LLM research + Apollo for corporate entities. The output is a ranked pile of owner pathways — phone, email, decision-maker name, mailing address — with per-pathway confidence and the research behind each one. Litigator, DNC, TCPA, and deceased flags surfaced, never silently suppressed.
- mobile(417) 555-0142verified92
- emailkeith@whitlockcole.comverified88
- emailk.whitlock@gmail.comsecondary71
- landline(417) 555-0188office54
- mail4218 Camberwell Drresidence49
Outreach + closed-loop tracking
Send through your own Instantly account. Dirtdog watches the replies: wrong-person replies auto-blank the email; bounces remove the dead address but keep the lead; forwards detect the real decision-maker. Every parcel gets a live status on the map — green for reply, blue for delivered, red for call-queue, gray for untouched.
- Sent · 3 pathwaysT+0
- Delivered · email primaryT+2m
- Bounce · keith@whitlockcole.com → removed, lead keptT+9m
- Forward detected · added M. Cole as contactT+11m
- Reply · K. Whitlock — pin → GREENT+14m
Four ways to define WHERE you scan.
Pair any scan mode with the seven-step qualification cascade and the full pierce-enrich-outreach pipeline.
Corridor Scans
Every commercial parcel along a road segment.
Brand-Targeted Discovery
Find every site matching a brand's footprint criteria across a metro.
Parcel & Address Lookups
One parcel or a batch. Same qualification, same piercing, same contact pathways.
Area Scans by Zoning
Draw an area, filter by zoning, lot size, frontage, building, and vacancy signal. Industrial first; more zoning categories rolling out.
Outreach that watches itself.
Cold-acquisition campaigns are messy. Dirtdog is the only sourcing tool that closes the loop.
One workbench. Map, filters, notes, tags, exports.
Parcels, owner pathways, research notes, and your own tags and notes — layered on a single map view.
- US-65 · Springfield→Branson262
- Fazoli's · MO/AR/OK118
- I-zoned · Hendricks Co.94
- Lima Rd · 96→Ohio73
- 📱 (417) 555-014292
- ✉ keith@whitlockcole.com88
- ✉ k.whitlock@gmail.com71
Operator-shaped, not platform-shaped.
Five real briefs Dirtdog runs today.
"Find every Speedway pad in metro Indianapolis sitting on 0.5–2 acres with high AADT. Tell me which are owner-operated."
"Every standalone car-wash-suitable parcel on Lima Rd from 96th to the Ohio line, owner contacts attached."
"All industrial parcels 5–50 acres, I-zoned, in Hendricks County. Tell me which are absentee-owned."
"Build us an off-market pipeline of distressed QSR pads in northeast metro Atlanta. Refresh monthly."
"Show me every parcel with a long-tenure absentee owner AND a USPS vacancy flag in our 6-county footprint."
Real customer quote lands here once the first pilot is comfortable going on-record.