Scored
Adds points only where the market evidence meets the requirements.
Signals reference · catalog v2
Which factors affect property rankings?
Acren's Signals Reference explains which recorded facts affect commercial property research priority and which remain context, partial evidence or planned factors. Each entry identifies its source, status and limits. A scored factor contributes only when evidence requirements are met. Missing evidence never receives a default value. Rankings do not predict whether an owner will sell.
- Catalog
- 44 factors
- Scored now
- 2 factors
- Evidence
- Source dated
- Activation
- Lift gated
Context
Useful evidence for review. It adds no points until testing shows it improves ranking.
Partial
Some evidence exists. The full event history or comparison data is still missing.
Planned
Designed for future use. It adds no points today.
Signal definition
How to read the factors.
The catalog is larger than the active score by design. A new factor cannot affect rank merely because its fields exist.
Missing data stays missing
Unavailable evidence contributes no signal. The product shows the gap.
Count an event once
When one event has several stages, only its furthest stage adds points.
Older events lose weight
An event has less influence as it ages. Its contribution eventually expires.
Limit each factor group
A group has a points limit so many weak signals cannot outweigh one strong factor.
Contradictions stay visible
Conflicting evidence stays visible and reduces the points for that factor.
Test before adding points
A new factor stays as context until a recorded test shows it improves ranking.
01 · factor group
Owner behavior
8 factors
F-1
Recent disposition by the same owner
Raises priority
A dated seller observation for another property joins to the current recorded owner. Evidence is strongest from 3 to 12 months and expires after 36 months.
ScoredRecorded sale records
F-2
Portfolio liquidation velocity
Raises priority
Net dispositions are normalized by known portfolio size so three sales from eleven holdings do not look like three sales from three hundred.
PlannedProperty and sale records
F-3
Acquisition dormancy
Raises priority
Time since the last acquisition is compared with an owner's established acquisition cadence, only when enough history exists.
PlannedRecorded sale records
F-4
Single-asset remainder
Raises priority
An owner that previously held at least three known properties has one or two remaining after dispositions.
PlannedProperty and sale records
F-5
Cross-market exit
Raises priority
The owner fully exited another metro while retaining the subject property in this market.
PlannedProperty and sale records
F-6
Owner in acquisition mode
Lowers priority
Recent acquisitions reduce disposition-related priority rather than being hidden as contradictory evidence.
PlannedRecorded sale records
F-7
Portfolio-peer distress
Raises priority
The share of other known owner properties with active, source-backed distress is measured without counting the subject twice.
PlannedProperty distress records
F-8
Succession transfer detected
Conditional
A non-market transfer after a long hold into an explicitly family-pattern ownership vehicle is shown as succession evidence, not seller intent.
PlannedRecorded transfer records
02 · factor group
Debt and capital
10 factors
F-9
Stated mortgage maturity
Raises priority
A plausible, unreleased recorded maturity inside the review window. Historical original amount is never described as a current balance.
ScoredRecorded mortgage records
F-10
Rate-gap refinance pressure
Conditional
A recorded note rate and maturity are compared with a dated benchmark, moderated by leverage-data quality.
PlannedLoan disclosures
F-11
Recorded leverage versus value
Conditional
A parcel-scoped original mortgage amount is compared with source-dated value; portfolio facilities and current-balance claims are excluded.
PlannedMortgage and assessment records
F-12
Watchlist or special servicing
Raises priority
Current watchlist or special-servicing status from periodic loan disclosures.
PlannedSecuritization disclosures
F-13
Debt-service coverage deterioration
Raises priority
Current debt-service coverage and consecutive reported declines are evaluated together.
PlannedSecuritization disclosures
F-14
Occupancy slide
Raises priority
A source-reported year-over-year occupancy decline is measured from periodic history.
PlannedLoan or housing disclosures
F-15
Modification or extension recorded
Raises priority
A recorded modification or extension is linked to the parcel and original instrument.
PlannedRecorded mortgage records
F-16
Subordinate-debt filing
Raises priority
Ownership-interest pledge language in a business filing is matched to the owner entity.
PlannedBusiness filing records
F-17
Lender retreat
Conditional
Dated lender risk metrics can modestly adjust a valid maturity signal but never create a standalone property claim.
PlannedBank regulatory reports
F-18
Construction-loan terminal
Raises priority
Completed construction activity aligns with source-observed short-term financing.
PlannedPermit and mortgage records
03 · factor group
Entity lifecycle
8 factors
F-19
Registration decay
Raises priority
A non-current registration status is shown only on a sufficiently resolved owner-to-entity relationship.
ContextState business filings
F-20
Dissolution or withdrawal filed
Raises priority
A current dissolution, withdrawal, cancellation, or revocation stage is shown; a later reinstatement supersedes it.
ContextState business filings
F-21
Registered-agent churn
Raises priority
Agent resignation or repeated agent changes are displayed as filing activity, not as a claim about intent.
ContextState business filings
F-22
Officer transition
Conditional
Source-observed officer roster changes are evaluated with continuity checks where historical rosters exist.
PlannedState business filings
F-23
New entity, old holding
Conditional
Recent entity formation is compared with long recorded property tenure and requires a quality-gated entity match.
PlannedProperty and business filings
F-24
Estate or trust indicator
Conditional
Explicit estate, heir, executor, surviving-spouse, family-trust, or family-entity language in the recorded owner name is surfaced as context.
ContextOwnership records
F-25
Principal-address drift
Conditional
The matched entity's filed principal address state differs from the property state; this never stands alone as intent evidence.
ContextBusiness filings
F-44
Long-tenured principal with no succession visible
Conditional
Filing continuity may be described carefully; Acren never infers or displays a person's age.
PlannedState business filings
04 · factor group
Property trajectory
7 factors
F-26
Permit silence in an aging asset
Conditional
Permit silence is evaluated only where jurisdiction coverage, asset age, and peer permit activity are measurable.
PlannedBuilding permit records
F-27
Code-case velocity
Raises priority
The trend in source-observed cases matters more than the mere existence of one case.
PlannedCode enforcement records
F-28
Tenant or occupancy churn
Raises priority
Repeated certificate-of-occupancy, tenant, or place-use changes are measured at the subject address.
PlannedOccupancy records
F-29
Inspection-score decline
Raises priority
Consecutive inspection-score declines or a score below a defined threshold are measured from federal history.
PlannedFederal housing inspections
F-30
Assessment shock followed by delinquency
Raises priority
A material assessment increase followed by the first observed delinquency requires a multi-year sequence; one current assessment is not enough.
PartialAssessment and tax records
F-31
Subsidy expiration
Raises priority
A published affordability or assistance milestone falls inside the defined review window.
PlannedFederal housing records
F-32
Insurance-shock geography
Conditional
A backtest-gated interaction of hazard exposure, roof-age evidence, and dated market context; insurance cost is never inferred.
PlannedHazard and permit records
05 · factor group
Market context
5 factors
F-33
Market-relative basis gap
Conditional
An asset-appropriate value per unit or square foot is compared with a dated county-and-class percentile. Value per acre is not used universally.
PartialAssessment and property records
F-34
Active submarket, still subject
Raises priority
Peer sale velocity is compared with the subject's recorded hold period.
PlannedRecorded sale records
F-35
Neighbor liquidity event
Raises priority
A recent nearby or portfolio-peer sale is shown at a source-dated, asset-appropriate basis.
PlannedRecorded sale records
F-36
Rent gap
Conditional
Source-observed contract rent is compared with a dated market benchmark where disclosure exists.
PlannedHousing and rent records
F-37
Highest-and-best-use drift
Conditional
Land share, improvement history, and nearby entitlement activity are evaluated together.
PlannedAssessment, zoning, and permit records
06 · factor group
Composite
4 factors
F-38
Maturity and distress interaction
Conditional
A multiplier applies only when a valid maturity and independently sourced active distress coexist.
PlannedMultiple independent records
F-39
Succession and long-hold interaction
Conditional
Succession evidence can be strengthened by a long recorded hold without claiming a sale will occur.
PlannedProperty and ownership records
F-40
Liquidation and next asset
Conditional
Owner sell-down is combined with the subject's position among remaining known holdings.
PlannedProperty, sale, and distress records
F-41
Event momentum
Raises priority
A recency-weighted count of independent new record events over 90 days.
PlannedMultiple independent records
07 · factor group
Engine
2 factors
F-42
Corroboration bonus
Engine rule
Independent records may earn a small bonus after duplicate stages of the same event are removed.
PlannedMultiple independent records
F-43
Contradiction damper
Engine rule
Materially conflicting current evidence reduces a contribution and both records remain visible.
PlannedMultiple independent records
Use guidance
Use rankings to choose what to research next.
Acren helps acquisition teams review properties against their buying criteria, research recorded owners, and keep the next check with each property. Available records vary by market; this is research support, not an investment recommendation.
Ranked research priority, not a prediction that an owner will sell.