In parts of New Jersey where I'm interested in purchasing quads, no results appear within Listsource. I know for a fact that quads exist in the particular cities and county of interest.
In a situation where Listsource does not produce any results, what's the best way to then find property addresses for quads that I can then use for a direct mail campaign?
I have seen lot of duplexes, triplexes etc listed on Cragislist. Have you tried that route? Perhaps not populating in list source for some reason? Maybe everything is lumped under Multifamily
Thanks for the tip; nothing on Craigslist nor mulitfamily
Its highly possible that your local cities simply don't collect and report the data that you are choosing to filter. I found the same problem in my area. Among the 6 cities I wanted to check out only 1 reported having any 3 bedroom houses. Obviously, that wasn't accurate.
Whenever I am pitched about the next amazing software that finds properties for me I don't believe it works in my area because my area simply doesn't report the data in an accurate, timely matter if at all.
What this means for you is that no one else can use list source either. You'll need to find another strategy to find motivated sellers. What I've found is that I can go through recent and past court filings of probate, divorce, and foreclosures through the court records search online. I collect that list and then can cross reference it against recorded documents at the court house. Those that show up with their names on mortgages are my prime targets to go after with direct mailing. Its tedious and can be quite a bit of work but that just means others won't be doing for that exact reason.
@Nabeel Mahmud - The answer from @Steven J. is correct in that your local county assessor is likely not reporting property type in a way that list source is able to pick it up and make it easily searchable for you.
That said, you may still be able to use a tool like list source to search all the county records and find every multi-family property. They key is to figure out what your county assessor does record, and then look for anything that differentiates those units from others.
The best way to do this is to find a few properties that are like what you are looking for, and then research those records - either at the county assessor (or sometimes their website), or by getting property profiles from either a title company or an online tool (RealQuest can do this and uses the same database as Listsource). Sometimes you'll find that while the county uses some weird property type, you ca separate those out by another criteria like units, or even just high bedroom counts.
Unfortunately this varies a lot by county, and as such this skill of reverse engineering the best search criteria of each county, or at least your county, is pretty essential to defining good lists, regardless of the tool or service you use.
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