Tax, probate, estate, heir, lien, and code deals where title is the deal. Lien stack in priority order, probate risk, tax risk, cure cost, dealability score, and closing structure (assignment vs double close).
Not an appraisal. Not legal advice. Not tax advice. Not a title commitment. Public-data and seller-provided underwriting only. Verify every lien, tax balance, probate status, and heir with the county recorder, the tax collector, the probate court, and a title company or probate attorney before closing. No offer without Jeramie. Offer authorized is false on every run unless a human approval record is attached.
00Try it in 60 seconds
Three steps. No sign-up, no data leaves your browser.
Step 1: Load Sample A with the button below.
Step 2: Change the 1st mortgage amount in the lien stack in section 02.
Step 3: Watch Total Liens, Gross Equity, and the Dealability Score move in the sticky panel at the top and in sections 05 and 06.
Gross equityN/A
Cure costN/A
Dealability scoreN/A
RecommendationHOLD
Completeness 0 percent
01Subject property and value
Address / parcel gate. Confirm the parcel from at least 2 public sources before any lien is used. Value is the estimated as-is value from comps or a stated source, never an invented number. If value is unverified, equity is N/A.
02Lien stack in priority order
Priority order is the order liens are paid at closing, senior first. Property taxes are normally senior to a mortgage. A lien with no amount or no source is not a complete lien, and an incomplete stack kills the deal. Every row needs a lien type, an amount, a source, and a verified flag. Rows are reordered by the Priority number you enter.
Figure 1. Lien priority order. Senior liens are paid before junior liens at closing. If the stack does not cover the sale price, junior liens are short and the deal cannot close without a payoff agreement or a cure. Priority is a legal question for the title company, not a guess in this tool.
Priority
Lien type
Holder / creditor
Amount ($)
Source reference
Verified?
Notes
Total lien stackN/A
Senior liens (priority 1 and 2)N/A
Junior liens (priority 3 and higher)N/A
Liens with amount0
Liens unverified0
Liens missing amount or source0
Warning: the lien stack is marked incomplete, or a lien row is missing an amount or a source. The run is KILL until the stack is complete.
03Probate risk
Probate risk is about who can legally sign. An heir who cannot sign, or a missing heir, is a title defect, not a negotiation point. Heir complexity with no probate counsel path is a kill condition.
Probate risk levelN/A
Heir consentN/A
Probate counsel pathN/A
04Tax risk
Tax risk is about whether the county can sell the parcel out from under the deal. Delinquent taxes are normally senior to everything else. A tax sale date, or a redemption deadline, is a hard calendar fact, not a soft risk.
Tax risk levelN/A
Taxes owedN/A
05Cure cost and equity
Cure cost is what it takes to make title insurable and the deal closable. Every cure line needs an amount or N/A with the missing source named. Cure cost above equity kills the deal.
Gross Equity = Estimated Value - Total Lien Stack Net Equity = Estimated Value - Total Lien Stack - Cure Cost - Repairs - Assignment Buffer ($10,000) Cure Ratio = Cure Cost / Gross Equity (only when Gross Equity is positive)
Cure item
Amount ($)
Source / note
Estimated valueN/A
Total lien stackN/A
Gross equityN/A
Cure cost (total)N/A
Cure ratio (cure / gross equity)N/A
RepairsN/A
Assignment bufferN/A
Net equity after cure, repairs, bufferN/A
06Dealability score (0 to 100)
Deterministic rubric. Start at 100 and subtract the deductions below. The score is a screening number, not a value opinion. A high score never overrides a kill condition.
Figure 2. Dealability score bands. The band guides the closing structure in section 07. It never overrides a kill.
Deduction
Points
Applied
Dealability scoreN/A
Score bandN/A
07Closing structure: assignment vs double close
The structure follows the title facts, not the fee. Assignment is only recommended when title is clearable, no probate is pending, cure cost is small, and the score is 70 or higher. Everything else that is still dealable goes double close, so the title company clears title on the first leg.
Assignment if ALL of: dealability score 70 or higher, no kill fired, probate status is none or open with PR appointed, cure cost $5,000 or less, net equity positive. Double close if ANY of: score below 70, probate not opened or heir consent incomplete, quiet title needed, cure cost above $5,000, title company requires it, or assignment fee disclosure risk is flagged. PASS if ANY kill fired. No structure is recommended on a PASS.
Recommended structureN/A
Structure reasonsFill in sections 02 to 06.
Assignment feeN/A
Net equity after cure, repairs, bufferN/A
08Gates - fail closed
Any gate at fail or hold shows HOLD. Do not round a hold up to a pass. A kill in section 09 overrides a HOLD and means PASS.
Gate statusHOLD - gates not verified
Gates passedNone
Gates failed or heldAll
Missing for a GO: address, parcel, estimated value, lien stack marked complete with every lien sourced and verified, probate status, tax status, cure cost, repairs.
09E13 Risk / Kill-Switch
Every engine ends here. List the kill conditions that fired, the risk flags, and the explicit PASS recommendation if any fired. A PASS is a successful run, not a failed one.
Kill conditions fired (E8 contract)None
Kill conditions fired (automatic)None
Risk flagsNone
RecommendationHOLD
10One-page summary - print this
The deal on one page. Print this section for the file copy. It updates live from the inputs above.
AddressN/A
Parcel IDN/A
Estimated valueN/A
Total lien stackN/A
Gross equityN/A
Cure costN/A
Net equityN/A
Dealability scoreN/A
Closing structureN/A
Confidence0.50
GatesHOLD
RecommendationHOLD
11Receipt
Generated from the inputs above. Matches the distressed-title-receipt v1.0 schema fields. Offer authorized is always false in this tool.
{}
12How it works / What this is not
Read this before relying on any number on this page.
How it works: confirm the parcel from at least 2 public sources, list every lien in priority order with an amount and a source, grade probate and tax risk, price every cure line, then let the tool compute total liens, gross equity, cure cost, cure ratio, net equity, and the dealability score from the stated rubric. The closing structure follows the title facts: assignment only when title is clearable, no probate is pending, cure cost is $5,000 or less, and the score is 70 or higher. A share link encodes the whole deal in the URL so someone else can open the same numbers.
What this is not: not an appraisal, not a title commitment, not legal or tax advice, and not a replacement for a title search, a probate attorney, a tax collector payoff, or a licensed professional. It does not invent liens, prices, heirs, or payoff amounts. If a field cannot be verified, it stays N/A. A high dealability score does not mean a deal is good, and a PASS does not mean a property is bad. It means the title evidence in this run does not support proceeding. No offer is quoted without Jeramie.
Honest gaps and limits: lien priority is a legal determination that varies by jurisdiction and recording order; this tool orders rows by the priority number you enter and does not verify priority itself. IRS lien payoff amounts, redemption figures, and probate timelines change with the county and the case; enter the figures the county or the attorney gives you, or leave them N/A. The dealability score is a screening rubric built for this engine, not a market standard. Layout was not eyeballed in a real browser.