Property Theater and The Nines: Campaign Map

The offers: six ways the company makes money

Read from propertytheater.com, thenines.space, futureflex.space and the two public ArcGIS unit maps on 31 October 2026. Each card states what is sold, to whom, the price, the buyer's trigger, who else is in the room and the clock. Count

The Nines, private luxury flex suites for ownership

9990 US 1 North, Ponte Vedra 32081 (north St. Johns, south of Nocatee). 19 ownership suites in four plans plus 6 retail suites for lease only.

What is sold: A deeded commercial condominium suite: GT Unit 1,197 sq ft (5 units, C-305 to C-309), Collector Suite 1,530 sq ft (6, C-201 to C-206), Grand Garage 1,596 sq ft (4, C-301 to C-304), RV Hangar 1,729 sq ft (4, C-310 to C-313). Mezzanine, climate control, 20 or 30 ft clear, 208/120V three phase 100 to 150A, insulated overhead doors, gated, 24/7 monitored. Retail suites R-101 to R-106 at 1,035 sq ft each, lease only, $30 per sq ft triple net plus $7 pass throughs, up to 6,210 sq ft contiguous.
To whom: Collectors and enthusiasts (vehicles, RVs, boats on trailers), owners of small businesses that need a showroom or headquarters, creative studios and workshops, and investors who will lease the suite out, subject to the condominium documents.
Price: Not published on either site. Ownership costs, association fees, financing terms and delivery dates are all "contact us" items. Treat price as a field to fill before any outbound.
Buyer's trigger: A new vehicle or collection outgrowing the home garage, a business outgrowing a rental storage unit or a home office, a move to the area, a year end purchase for business use, or a seasonal resident who wants vehicles stored and climate controlled while away.
Who else is in the room: Commercial lender (the site says financing is discussed with a qualified lender), closing attorney or title agent, CPA on business use and depreciation, spouse or partner, the condominium association once formed, sometimes a residential agent who sold the buyer a home.
The clock: Construction delivery (stage not published), the purchase agreement dates, year end for business buyers, the arrival month for new residents, the seasonal departure month for part year residents.
Stage: Under construction per propertytheater.com. Availability is shown on an ArcGIS map with 25 labelled units; sold or reserved status is not encoded in the public map data.

Sterling Plaza Phase II and the Future Flex pipeline, flex condos for sale or lease

10000 Old Dixie Highway, Ponte Vedra Beach (north St. Johns on US 1). 50,400 sq ft in 2,400 sq ft bays, 2,400 to 14,400 sq ft contiguous, second quarter delivery.

What is sold: Flex office and warehouse condominium bays, shell delivery, 12 by 14 ft grade doors, for purchase or lease. The unit map lists 15 outlines: 4,800 sq ft sold, 14,400 sq ft under agreement, 14,400 sq ft reserved or under reservation, 12,000 sq ft for sale, 2,400 sq ft available and 2,400 sq ft for lease. Spencer Plaza (36,000 sq ft flex and retail, St. Johns) is next, website not live.
To whom: Owner occupiers: ecommerce and direct to consumer brands, trades and specialty contractors, small logistics and distribution, showrooms, fitness, medical, creative professionals; and investors who buy the bay and lease it.
Price: Not published. Reservation form only; units reserve on a signed letter of intent.
Buyer's trigger: A lease expiry or rent increase, growth past the current bay, a landlord refusing improvements, the SBA 504 window on a purchase, a desire to stop paying rent (the Tenant Trap series is this exact argument).
Who else is in the room: SBA lender or bank, tenant representative broker, CPA, landlord of the current space, contractor for the build out.
The clock: Lease expiration date, second quarter delivery, fiscal year end, SBA approval timeline.
Stage: Under construction, units reserving now. 16,800 sq ft (7 bays) still open per the map labels.

Brokerage: acquisition, disposition and leasing

Commercial real estate brokerage in Northeast Florida. Six licensed people on the team page. Seven active listings today, four of them development land.

What is sold: Representation on a sale (listing side), a purchase (buy side) or a lease (landlord or tenant side) of commercial, industrial, multifamily and land. Paid by commission at closing or lease execution.
To whom: Sell side: owners of commercial, industrial, multifamily parcels and land, especially absentee, entity owned and long held. Buy side: investors and owner occupiers. Leasing: landlords with vacancy and tenants with expiries.
Price: Commission, not published. Active listings: 200 Sterling Plaza Dr Nocatee (flex), 10000 Old Dixie Hwy (Sterling Phase II), 9990 Old Dixie Hwy (The Nines), 7445 Philips Hwy Jacksonville (land), 2766 Blanding Blvd Middleburg (land), 415 S State Road 19 Palatka (land), 8000 County Road 13 N St. Augustine (16.83 acres). Listing prices sit on LoopNet, which refused the browser read.
Buyer's trigger: Loan maturity, lease expiry, a partner exit, an estate, a 1031 clock after a sale, a tenant vacating, a relocation, a tax bill that jumped after reassessment.
Who else is in the room: The other side's broker, lender, attorney, appraiser, title, CPA, property manager, and often an out of state owner's local family member.
The clock: Loan maturity dates, lease expiration dates, the 45 and 180 day 1031 windows, the January tax bill, the August TRIM notice.
Stage: Live business line. Listings are syndicated on CoStar, LoopNet and CREXi.

Advisory: highest and best use, go or no go, mapping and location analytics

GIS backed site analysis sold ahead of a purchase, a development or a repositioning.

What is sold: A paid study: what a parcel can be, whether the deal pencils, where to locate, how much space is needed and how much to allocate to real estate. Backed by GIS mapping and CCIM analysis (Justin Clark, CCIM, MBA).
To whom: Landowners holding vacant commercial or industrial land, developers and builders, franchise and multi unit operators choosing sites, lenders and investors pressure testing a deal.
Price: Not published. Per engagement.
Buyer's trigger: An inherited or long held parcel with a new tax bill, an unsolicited offer, a rezoning or comprehensive plan change, a lender asking for a feasibility study, an operator planning the next location.
Who else is in the room: Land use attorney, civil engineer, county planning staff, lender, the owner's CPA.
The clock: Rezoning and permitting calendars, loan maturities, the TRIM notice in August, the seller's own retirement or estate timing.
Stage: Live. The site says advisory often leads to brokerage or development work.

Development services: fee development and Future Flex communities

From dirt to doors as a fee developer for a landowner or capital partner, or as the sponsor of a Future Flex warehouse community. 1,000,000 plus sq ft developed, 6 plus markets.

What is sold: Turnkey development management for a fee, or a joint venture on land the owner contributes. Track record: Butler 95 (72,000 sq ft, Duval), Sterling Plaza, Sterling Phase II (50,400 sq ft), 9990 Lux / The Nines, Spencer Plaza (36,000 sq ft).
To whom: Owners of 2 to 20 acre commercial or industrial parcels on growth corridors, family land holders, operators who want to own their building, capital partners.
Price: Fee or promote, not published.
Buyer's trigger: A parcel sitting idle while the area builds out around it, a tax bill rising on vacant land, a sale offer the owner would rather not take, a business that wants a purpose built facility.
Who else is in the room: Construction lender, equity partner, civil engineer, general contractor, county planners, land use counsel.
The clock: 12 to 24 months from acquisition to stabilization per the site, so entitlement and construction windows.
Stage: Live, with four Future Flex projects completed or under construction.

Future Flex investment opportunity

An investment in the Future Flex development program. The site states a 15 percent plus target annual return from year 3 and a 1.7 times target equity multiple at year 5, with a tax deferred roll forward option.

What is sold: A passive investment position in Future Flex developments. The exact instrument (LLC interests, fund, deal by deal) is not published.
To whom: Accredited investors, 1031 exchange sellers who want a tax deferred landing spot, family offices and operators who know the asset class.
Price: Minimum investment not published.
Buyer's trigger: A sale that closed and started the 45 day identification clock, a liquidity event, a portfolio moving out of stocks, dissatisfaction with multifamily or office returns.
Who else is in the room: Securities counsel (this is a securities offering), the investor's CPA and wealth adviser, qualified intermediary on a 1031.
The clock: 45 and 180 day exchange windows, year end tax planning, each project's capital call schedule.
Stage: Advertised publicly on propertytheater.com. The outbound rules for this offer are different from every other offer on this page; see the compliance lock.

Not revenue, but useful

Live online drive by tours (Google Meet), the Industry News brief and the Tenant Trap podcast are conversion assets, not offers. The podcast argument (leasing keeps tenants stuck, owning breaks the cycle) is the F1 campaign thesis and should be the landing content for it.

Inventory on the ground today

Project	Status	Square feet	Units or bays	What is left
The Nines, 9990 US 1 N	Under construction	26,300 ownership + 6,210 retail	19 suites + 6 retail	Status per suite not published; treat all 19 as the sales target
Sterling Plaza Phase II, 10000 Old Dixie Hwy	Under construction, second quarter delivery	50,400	15 outlines in 2,400 sq ft bays	16,800 sq ft open (7 bays: for sale, available or for lease)
Spencer Plaza, St. Johns	Under construction, website coming	36,000 flex and retail	not published	All of it
Sterling Plaza (Phase I), 200 Sterling Plaza Dr	Completed	not published	units 201 to 203 listed on LoopNet	Listed space
Butler 95, Duval	Completed	72,000	n/a	Track record
Land listings (4)	Active on LoopNet	16.83 acres at CR 13 N; others not published	4 parcels	Price not readable (LoopNet refused the browser)

Square feet at The Nines are the unit map labels summed: 5 × 1,197 + 6 × 1,530 + 4 × 1,596 + 4 × 1,729 = 26,300 ownership; 6 × 1,035 = 6,210 retail. Sterling status is the map label text; the four kinds of "spoken for" (sold, under agreement, reserved, under reservation) total 33,600 sq ft.

The market counted, offer by offer

Each offer has a record that names its buyer. The counts below are the universe per offer before any filtering, with the field that will do the filtering.

The Nines: households with the money and the toys

County	Households	Income $150K to $200K	Income $200K+	Owner occupied homes $750K to $1M	Owner occupied homes $1M+
Duval	405,139	29,983	33,139	5,987	6,968
St. Johns	108,827	14,323	22,395	7,701	7,731
Clay	81,757	8,608	7,624	1,404	733
Nassau	38,112	3,972	4,764	1,792	1,685
Baker	9,012	659	653	63	133
Five counties	642,847	57,545	68,575	16,947	17,250

ACS 2023 five year estimates, tables B19001 and B25075. Count

County	Returns	Returns $200K+ AGI	Share	Schedule C at $200K+	Partnership or S corp income at $200K+	Capital gains at $200K+
Duval	479,140	25,490	5.3%	5,690	8,130	15,720
St. Johns	149,490	24,120	16.1%	5,690	7,170	15,530
Clay	119,510	5,800	4.9%	1,160	1,560	3,190
Nassau	47,960	4,870	10.2%	1,120	1,550	3,270
Baker	11,780	350	3.0%	70	90	160
Five counties	807,880	60,630	7.5%	13,730	18,500	37,870

IRS SOI tax year 2022 ZIP code file, ZIPs assigned to counties by the Census ZCTA relationship file (32081 and 32259 to St. Johns, 32224 and 32234 to Duval). The $200K+ bracket is the top bracket the file publishes; there is no $500K+ cut at ZIP level. Count

Where the $200K+ returns sit: the ZIPs that ring the site

ZIP	County	Returns $200K+	All returns	Share	Average AGI of the $200K+ group
32259	St. Johns	6,050	31,370	19.3%	$443K
32082	St. Johns	5,110	16,080	31.8%	$984K
32034	Nassau	3,710	21,370	17.4%	$647K
32081	St. Johns	3,500	13,130	26.7%	$432K
32092	St. Johns	3,440	24,720	13.9%	$415K
32256	Duval	2,740	31,690	8.6%	$492K
32224	Duval	2,570	19,340	13.3%	$563K
32250	Duval	2,520	14,910	16.9%	$661K
32080	St. Johns	1,910	11,740	16.3%	$572K
32095	St. Johns	1,880	10,310	18.2%	$400K
32225	Duval	1,850	28,910	6.4%	$552K
32003	Clay	1,670	13,760	12.1%	$406K

The Nines sits in 32081. The five ZIPs with the most $200K+ returns in the whole metro (32259, 32082, 32034, 32081, 32092) are all within the north St. Johns and Nassau wealth belt; 32082 (Ponte Vedra Beach) averages $984K of AGI per $200K+ return. Count

County	Homes JV $1M+ (tax roll)	JV $1.5M+	JV $2M+	$1M+ with no homestead	$1M+ with out of state owner	$1M+ bought 2025 or 2026	$1M+ in the 20 drive time ZIPs
Duval	7,475	3,337	1,763	1,216	251	615	6,399
St. Johns	9,949	4,002	2,143	1,937	643	998	9,918
Clay	570	133	39	80	10	29	0
Nassau	3,654	1,516	807	1,262	804	308	0
Baker	9	0	0	0	0	1	0
Five counties	21,657	8,988	4,752	4,495	1,708	1,951	16,317

2026 Final NAL, residential use codes 01 to 09, private owners. Drive time ZIP set: 32081, 32082, 32259, 32092, 32095, 32080, 32084, 32086, 32224, 32256, 32258, 32257, 32246, 32250, 32266, 32233, 32223, 32225, 32207, 32217. Count The set is the author's 25 minute ring around 9990 US 1 N. Judgment

County	Registered aircraft (FAA)	Registered vessels, all (FLHSMV 2024)	Pleasure vessels 26 ft and longer	Pleasure vessels 40 ft and longer
Duval	598	27,531	2,183	292
St. Johns	267	17,443	1,742	246
Clay	234	13,268	1,170	392
Nassau	129	7,718	439	69
Baker	n/a	3,166	61	4
Five counties	1,228	69,126	5,595	1,003

FAA state and county inquiry 31 Oct 2026, Baker not run. FLHSMV classes 2 to 5 pleasure summed for 26 ft+, classes 3 to 5 for 40 ft+. Count

The titles those people hold (for the LinkedIn list)

SOC	Occupation (Jacksonville MSA)	Jobs	Median pay	90th percentile
`11-1011`	Chief executives	1,540	$173,090	suppressed
`11-1021`	General and operations managers	17,480	$97,360	$219,090
`11-3031`	Financial managers	3,940	$137,760	suppressed
`11-3021`	Computer and information systems managers	2,720	$163,890	$220,800
`11-2022`	Sales managers	2,480	$124,430	$234,830
`11-2021`	Marketing managers	1,500	$127,610	$222,930
`11-9111`	Medical and health services managers	2,890	$107,590	$201,660
`11-9021`	Construction managers	2,160	$106,430	$194,460
`11-9041`	Architectural and engineering managers	520	$155,860	$210,020
`23-1011`	Lawyers	3,790	$127,480	$208,660
`29-1229`	Physicians, all other	1,740	suppressed	suppressed
`29-1215`	Family medicine physicians	530	$234,060	suppressed
`29-1021`	Dentists, general	700	$141,890	suppressed
`29-1051`	Pharmacists	1,570	$133,680	$160,010
`29-1071`	Physician assistants	1,070	$135,960	$172,820
`29-1131`	Veterinarians	490	$131,130	$215,610
`15-1252`	Software developers	6,270	$125,320	$169,150
`13-2052`	Personal financial advisors	1,800	$96,720	suppressed
`41-3031`	Securities and financial services sales agents	4,160	$63,440	$129,470
`53-2011`	Airline pilots	140	$124,990	suppressed

BLS OES May 2024, Jacksonville MSA, 756,360 jobs in all. Jobs, not people, and MSA wide. The Sales Navigator pool will be smaller once geography is set to a 25 mile radius of Ponte Vedra. Count

Sterling Plaza Phase II and Future Flex: the businesses that buy or lease a bay

Industry (NAICS)	Duval	St. Johns	Clay	Nassau	Baker	Total
Specialty trade contractors (238)	2,543	650	564	262	59	4,078
Construction of buildings (236)	1,045	284	174	113	21	1,637
Merchant wholesalers, durable (423)	933	206	97	40	7	1,283
Merchant wholesalers, nondurable (424)	342	127	39	26	6	540
Truck transportation (484)	710	100	95	48	16	969
Repair and maintenance (811)	790	176	150	76	24	1,216
Manufacturing (31 to 33)	1,056	270	132	83	6	1,547
Rental and leasing (532)	227	43	28	15	0	313
Total private	34,847	10,939	5,383	2,902	492	54,563

BLS QCEW 2024 annual average private establishments. The eight industries above are the Future Flex use list on the site (trades, distribution, light industrial, repair, rental, small manufacturing). Ecommerce sellers are coded by what they sell, so they are inside wholesale and retail, not a line of their own. Count Size bands need County Business Patterns, which needs a Census API key; not pulled.

Brokerage, land, advisory and development: the parcels and who owns them

Parcel class, five counties	Private parcels	Unique owners	Entity owned	Owner outside Florida	JV $1M+	JV $5M+	Sold since Jan 2025
Commercial, improved (DOR use 11 to 39)	18,593	14,532	13,403	2,882	6,125	1,207	1,976
Industrial, improved (41 to 49)	5,671	4,487	4,143	1,067	2,043	689	669
Multifamily (03 and 08)	8,451	7,209	3,797	1,347	1,538	582	1,241
Vacant commercial (10)	5,739	4,155	3,436	624	459	44	756
Vacant industrial (40)	1,468	1,015	911	248	98	13	149
Acreage not zoned agricultural (99)	1,060	804	472	117	186	44	285
Agricultural (50 to 69)	9,862	5,710	3,721	668	1,533	226	1,347
All classes above	50,844	37,912	29,883	6,953	11,982	2,805	6,423

2026 Final NAL for the five counties, government and public owners removed by name pattern. Entity means LLC, Inc, Corp, LP, trust or similar in the owner name. Unique owners are deduplicated on name plus mailing address within each class; an owner holding across classes is counted once per class. "Sold since Jan 2025" is every parcel with a 2025 or 2026 sale year, qualified or not; this roll carries no earlier sales. Count

County	Improved commercial parcels	Unique owners	Entity owned	Owner outside Florida	JV $1M+	Sold since Jan 2025	Median JV ($)
Duval	12,229	9,418	8,661	1,846	3,943	1,265	457,220
St. Johns	3,345	2,576	2,595	473	1,235	405	597,407
Clay	1,793	1,431	1,336	354	532	160	458,264
Nassau	905	821	639	170	394	104	853,933
Baker	321	286	172	39	21	42	170,448
Five counties	18,593	14,532	13,403	2,882	6,125	1,976	2,537,272

County	Improved industrial parcels	Unique owners	Entity owned	Owner outside Florida	JV $1M+	Sold since Jan 2025	Median JV ($)
Duval	4,562	3,573	3,312	907	1,647	531	541,941
St. Johns	693	550	533	84	242	103	465,690
Clay	249	216	185	48	98	25	680,229
Nassau	123	113	84	24	49	9	800,685
Baker	44	35	29	4	7	1	176,715
Five counties	5,671	4,487	4,143	1,067	2,043	669	2,665,260

Land for development and advisory

Parcel class, five counties	Private parcels	2 acres+	5 acres+	10 acres+	Owner outside Florida	Sold since Jan 2025
Vacant commercial (10)	5,739	1,077	433	197	624	756
Vacant industrial (40)	1,468	325	181	95	248	149
Acreage not zoned agricultural (99)	1,060	1,007	971	881	117	285
Agricultural (50 to 69)	9,862	9,042	8,318	6,587	668	1,347
All classes above	18,129	11,451	9,903	7,760	1,657	2,537

Who else is in the room: the licensed market

County	Active sales associates	Active brokers	Active brokerage corporations
Duval	6,486	1,203	906
St. Johns	4,171	690	410
Clay	1,532	255	171
Nassau	779	139	99
Baker	91	n/a	n/a
Five counties	13,059	2,301	1,596

Florida DBPR weekly licensee extract, Region 3 file, status Current and Active, read 31 Oct 2026. Also active: 1,461 broker associates and 313 branch offices. The file does not separate commercial from residential practice; the commercial subset is a hand pass over the corporation names. Count

The market from first principles

A funnel per offer, each step a count or a labelled estimate, ending at the number of conversations the inventory actually needs.

The Nines: 19 suites

642,847households in the five counties (ACS)

68,575households with $200K+ income (ACS); the IRS counts 60,630 returns at $200K+ AGI, which agrees within 12 percent

21,657homes with just value $1M+ on the tax roll, all five counties

16,317of those, inside the 20 ZIP drive time ring around 9990 US 1 N

1,228 + 5,595aircraft registrations and pleasure vessels 26 ft+ in the metro: the visible toy signal, overlap with the home list unknown

26,800jobs in the executive, legal, medical, financial and engineering titles above, MSA wide (OES); the LinkedIn pool before geography

1,140qualified conversations needed at 1 purchase per 60 conversations across 19 suites (Judgment, editable below)

11,400accounts to touch at a 10 percent conversation rate (Judgment). The N1 list alone is 16,317, so no paid data is needed to fill the top of this funnel

The buyer profile the record supports: a household in 32082, 32081, 32259, 32092 or 32250 with a $1M+ home, income above $200K, often with no homestead exemption or an out of state mailing address (a second home), who holds a title like chief executive, physician, dentist, lawyer, financial manager or business owner, and who registers a boat over 26 feet or an aircraft. There are 4,495 non homestead and 1,708 out of state owned $1M+ homes in the five counties, and 1,951 $1M+ homes changed hands in 2025 and 2026. Count

Sales Navigator filter set, N1 (written out)

Geography: Ponte Vedra Beach, Florida, 25 mile radius (covers Jacksonville Beaches, Nocatee, St. Augustine, Southside).
Seniority: Owner, Partner, CXO, VP, Director. Plus title keywords: physician, surgeon, dentist, orthodontist, attorney, partner, managing director, financial advisor, wealth, principal, founder, president, pilot, captain.
Company headcount: 1 to 200 for owners and partners (the business HQ buyer); any for CXO and physicians.
Years in current position 3+ (settled, discretionary income); exclude recruiters, students and real estate titles (the referral track N6 handles agents).
Interest signals: posted in the last 30 days; groups and interests in automotive, motorsport, boating, aviation, collector cars, Porsche, Ferrari, Corvette, off road, RV.
Save as a lead list; expect 2,000 to 5,000 results Estimate; the OES title pool for the MSA is 26,800 jobs, and a 25 mile Ponte Vedra radius holds roughly a third of the metro's $200K+ returns per the ZIP table.

Sterling Phase II and the Future Flex pipeline: 7 bays now, 36,000 sq ft next

54,563private establishments in the five counties (QCEW)

11,583in the eight flex using industries

9,502of those in St. Johns and Duval, the drive shed for US 1 at Nocatee

4,275estimated at 5 to 49 employees, the size that fits 2,400 to 14,400 sq ft (45 percent, Judgment; replace with County Business Patterns when a key is in hand)

2,565estimated renting rather than owning their space (60 percent, Judgment; the tax roll match of business address to an owner of a different name will replace this)

120meetings needed at 1 bay per 8 meetings across 15 bays over Sterling and Spencer (Judgment)

2,400owner contacts to email at 5 percent meeting rate; the first 2,000 Prospeo credits

Brokerage sell side: the absentee and entity owned parcel universe

40,982private commercial, industrial, multifamily and land parcels on the five rolls

32,202unique private owners across those classes

10,449parcels with just value $1M+

6,285parcels with an owner mailing address outside Florida

5,076parcels that sold since January 2025 (active buyers on one side, 1031 sellers on the other)

1 in 40owners who list within 12 months of first contact in a mature letter and call program (Judgment); on the 6,285 absentee list that is about 157 listings

Land, advisory and fee development

2,409vacant commercial, vacant industrial and unzoned acreage parcels of 2 acres or more

1,585of those, 5 acres or more

6,587agricultural parcels of 10 acres or more (the next decade's commercial corners)

1,637building construction establishments in the metro, the developer and builder audience for buy side land and fee development

1 in 25land owners who take a paid advisory conversation after a letter and a call (Judgment)

Future Flex investment

60,630returns at $200K+ AGI in the five counties

18,500of those with partnership or S corporation income (business owners)

37,870of those reporting capital gains

5,076commercial class parcels sold since January 2025: the seller side is the 1031 pool

counsel firstno count converts to a campaign until securities counsel names the exemption; see the compliance lock

The data and the fields

Which public record gives the list, what it carries, its coverage, what paid enrichment adds and what that costs per row. The rule from the guide: see what the record already tells us before paying for anything.

Record	Gives the list for	Fields it carries	Coverage	What is missing	Paid add on
Florida DOR NAL roll (annual, free)	N1, N2, N3, F2, B1, B2, B3, L1, I1	Parcel, use code, just value, land sq ft, year built, owner name, owner mailing address and state, situs address, last two sales with price and year	Every parcel in the state; 752,347 rows in the five counties	Phone, email, the person behind an LLC, hold period beyond 2025	Skip trace for owner phone and LLC principal (not Prospeo; typically $0.10 to $0.25 per record, Judgment); Sunbiz officer lookup is free by hand
Florida DOR SDF sales file (annual, free)	B2, I1 hold period and 1031 timing	Every sale with price, date, qualification code	All counties	Not pulled yet	None
Florida Sunbiz (free by name; bulk by SFTP)	LLC principal names behind B1, F2, L1 owners	Officers, registered agent, principal address, filing date	Every Florida entity	Out of state entities	None; a bulk pull needs the public SFTP account
BLS QCEW and OES (free)	F1 sizing, N1 title pool	Establishment and employment counts by industry and county; jobs and wages by occupation	Counts only, no names	Names	Not a list source
Census CBP (free, needs API key)	F1 size bands	Establishments by employment size and NAICS by county	All counties	Key not in hand	None
LinkedIn Sales Navigator ($119.99 per seat per month)	N1, N4, N6, F1 decision makers, L1 developers	Name, title, company, geography, tenure, activity	Professionals with profiles; weak for retirees and some trades	Email and phone	Prospeo finds the business email from the profile: 1 credit per email (assumption), from $49 per 2,000
Google Maps and Apify place crawls	N5 tenants, N6 dealers and detailers, F1 trades	Business name, address, phone, website, category, reviews	Storefront businesses	Owner name and email	Prospeo on the domain for the owner's email, 1 credit
Florida DBPR licensee files (weekly, free)	N6, F3, B3 broker channel	Name, rank, mailing address, county, status, employer brokerage	Every licensee	Email and phone; commercial versus residential	Prospeo on name plus brokerage, 1 credit per email
FAA registry (daily, free) and FLHSMV vessel data	N1 wealth signal	Aircraft: owner name and address, aircraft type, year. Vessels: counts only at county level in the public PDF	Aircraft complete by county; vessel owner records need a public records request	Email	None; mail the aircraft owner address directly

Merge fields that will appear in copy

Field	Source field	Meaning	Coverage	Use in copy	Fallback
parcel_address	NAL PHY_ADDR1, PHY_CITY	The property the owner holds	100% of parcels	First line of every B and L letter	None needed
just_value	NAL JV	Appraiser's market value	100%	"Your building on Philips Highway carries a $2.4M just value this year"	Omit if under $250K
owner_state	NAL OWN_STATE	Absentee flag	100%	"You own it from Atlanta" framing for B1 and N2	Local owner track
last_sale	NAL SALE_YR1, SALE_PRC1	Recent buyer or seller	Only 2025 and 2026 sales	B2 and F2 opener; I1 1031 clock	Skip the line
land_acres	NAL LND_SQFOOT / 43,560	Development scale	100% of land parcels	L1 opener	None needed
homestead	NAL JV_HMSTD	Primary residence or not	100% of residential	N2 part year framing	N1 default
title, company	Sales Navigator	Who they are	LinkedIn only	N1 and N4 personalization	Mail only
industry, size	QCEW class via Google Maps category and LinkedIn headcount	F1 fit	Most businesses	"A 2,400 foot bay fits a six truck fleet"	Generic flex line
license, brokerage	DBPR rank and employer	N6 and F3	100% of licensees	"You closed in Marsh Landing this year" needs MLS, so use the brokerage name only	None

Paid tier: what is bought, in what order

Prospeo Starter at $49 for 2,000 credits, add ons $10 per 500, $20 per 1,000 and $36 per 2,000 Brief. Assumption: one credit per verified business email, more per mobile number Judgment. The first 2,000 credits go to F1, the Sterling owner occupier list, because email is that campaign's channel and the record (QCEW, Maps) carries no addresses for people. The Nines campaigns need no credits: N1 runs on Sales Navigator and the letter, N2 and N3 run on the roll's mailing address. B1 needs skip tracing rather than Prospeo and that is a second decision with its own price. Nothing is bought without a fresh yes in the same turn.

Offer	Pain the site claims	Rank	Field or diff that shows it	Flag and threshold
The Nines	The collection outgrew the home garage; rental storage is not secure, climate controlled or ownable	1	Assumed per household; signal: 26 ft+ vessel or aircraft registration, $1M+ home with no homestead	N1 flag: home JV $1M+ in ring ZIP; N2 flag: non homestead or out of state owner
The Nines	Seasonal residents leave vehicles unattended for months	2	Out of state owner address on a $1M+ Florida home	N2 flag: OWN_STATE not FL (1,708 homes)
The Nines	A business run from a home office or a leased storage unit needs a real address with a roll up door	3	Schedule C or pass through income at $200K+ by ZIP; LinkedIn owner titles with headcount under 20	N4 flag: owner title, 1 to 20 staff, ring ZIP
Sterling / Future Flex	The Tenant Trap: rent rises, improvements refused, no equity	1	Lease expiry (not public); proxy: business situs address on a parcel owned by a different name on the roll	F1 flag: tenant proxy true; industry in the eight codes
Sterling / Future Flex	Small bay flex supply is short; vacancy under 5 percent per the site	2	Market vacancy is a CoStar number, not public; use new construction permits as the supply signal (county building permit portals)	Assumed
Brokerage sell side	Absentee owners carry risk, vacancy and a rising tax bill they cannot see	1	OWN_STATE not FL; JV change year over year (JV_CHNG field)	B1 flag: out of state and JV $500K+ (6,285 parcels)
Brokerage sell side	Loan maturity forces a decision	2	Mortgage recording date in the county clerk's official records (public, not bulk)	Assumed; add by hand on top accounts
Brokerage buy side	1031 clock after a sale	1	SALE_YR1 2025 or 2026 on a commercial class parcel	B2 and I1 flag: sold since Jan 2025 (5,076 parcels)
Land and advisory	Idle land, rising tax bill, no plan	1	Vacant use code, 2 acres+, no sale in window, JV change	L1 flag: 2 acres+ (2,409 parcels)
Investment	Returns elsewhere disappoint; a sale created a tax problem	1	Capital gains returns at $200K+ (37,870)	Counsel gated

The infrastructure

Which offer runs on which channel, and the plumbing under each one.

Offer	LinkedIn	Email	Letter	Phone	Why
The Nines (N1, N3, N4, N6)	Primary	Second touch once an email is found	Primary for N2 and N3	No cold calls to consumers	High income individuals answer LinkedIn from a named person with a photo of the building; the roll gives a mailing address but no email; consumer calling runs into the Florida Telephone Solicitation Act
The Nines retail (N5)	Support	Primary	No	Yes, business to business	Operators and their tenant reps live in email and answer the phone
Sterling / Future Flex (F1, F2, F3)	Support (owners, F3 brokers)	Primary	F2 investors	Yes, B2B follow up	Business owners; the Tenant Trap content is the email asset
Brokerage (B1, B2, B3)	B3 only	Once enriched	Primary	Primary after the letter	The roll has an address and no email; a letter from a licensed broker to a property owner is the channel with the longest track record in this business
Land, advisory, development (L1)	Developers	Once enriched	Primary	After the letter	Same as brokerage; the owner is often an individual or a family trust
Investment (I1)	No	No	No	No	Counsel gated; relationship outreach by Justin only

Email

Three lookalike domains, never propertytheater.com or thenines.space (keep the brand domains clean). Three inboxes per domain, nine in all, 30 sends per inbox per day at full warm, so about 270 a day and 5,400 a month of capacity.
Warmup 14 days before the first campaign send. Sequencer and warmup on Instantly, the same stack as the pension work Memory; OutEngine provisions the inboxes if Google Workspace is not wanted.
SPF, DKIM, DMARC on every domain before warmup; a plain text template, one link at most, physical address and opt out line on every email (CAN SPAM Act).
Reply handling: every reply lands in one shared inbox read by Richard Skinner (Director of Sales) with Justin on copy; positive replies become a calendar link to the Google appointment page already on both sites.

Two Sales Navigator Core seats ($119.99 each per month, LinkedIn page read 31 Oct 2026): Justin Clark and Richard Skinner. Sina Venus as a third seat when N4 starts.
Connection plus message automation on HeyReach as in the pension system Memory; caps of 20 connection requests and 40 messages per seat per day; profile photos and banners updated to The Nines renderings first.
Sequence: visit, connect with no note, day 3 message one, day 7 message two with the floor plan, day 14 message three with the tour link. Stop on reply.

Letter and phone

Letters merge from the roll: owner name, mailing address, parcel address, just value. One page, signed by the licensed broker, brokerage name and license on the letterhead, return envelope not needed, a QR code to a page with UTM tags.
Print and mail at an estimated $1.10 per letter including postage Judgment; 500 letters a week is a two person afternoon with a mail house.
Phone only to businesses and to owners who have received the letter; no calls to consumers for The Nines. Respect the national Do Not Call list and the Florida Telephone Solicitation Act: calls 8 am to 8 pm, no automated dialing or texts without written consent, caller identification on.

CRM and attribution

One CRM (HubSpot free tier to start) with one record per account and the campaign id (N1, F1, B1) as a required property. Every link carries the same UTM scheme as the other maps Memory: source is the channel, medium is the campaign id, campaign is the offer.
Weekly readback: sent, delivered, replied, positive, meeting, tour, contract, close, by campaign. Rates on the plan below are replaced by the readback after week four.

Highest leverage build, first

The Nines by LinkedIn and letter. It is the offer with the most revenue per close, a fixed inventory of 19, the richest free record (the roll already names every $1M+ owner within 25 minutes), and no enrichment spend. Build order: domains and warmup day 1; Sales Navigator N1 list day 2; roll merge for N2 and N3 letters day 3; HeyReach live day 5; first letters out day 7; Sterling F1 list enrichment the week after, on a yes.

The campaigns, with copy direction

Fourteen campaigns. Every account lands in exactly one, in the order listed: an account that qualifies for two takes the earlier one.

Campaign	Offer	Segment	Who, from which record	Rows	Channel	Trigger
N1	The Nines	Collectors near the site	Owners of homes with just value $1M+ in the 20 ZIP drive time set (tax roll), cross matched to LinkedIn titles and to aircraft and 26 ft+ vessel registrations	16,317	LinkedIn + letter	Collection outgrowing the garage; new toy registration
N2	The Nines	Part year and absentee owners	$1M+ homes in the five counties with an out of state owner mailing address or no homestead exemption	4,495	Letter to mailing address, then email once enriched	Seasonal departure; vehicles left unattended
N3	The Nines	Just arrived	$1M+ homes bought in 2025 or 2026 at $1M+ (tax roll sale fields)	1,951	Letter + LinkedIn	Move in month; garage not built for the collection
N4	The Nines	Business headquarters and showroom	Owners of small professional, creative, wholesale and online retail firms in St. Johns and south Duval; IRS returns with Schedule C or pass through income at $200K+ size the pool	18,500	Email + LinkedIn	Home office or rental unit outgrown; year end purchase for business use
N5	The Nines retail	Retail and medical lease suites	Ambulatory health, fitness, personal service and boutique retail operators in St. Johns and south Duval (QCEW 621 and 44 to 45)	1,762	Email + phone + tenant rep brokers	Lease expiry; Nocatee growth; second location
N6	The Nines	Referral track	Residential agents and brokers in 32082, 32081, 32259 (DBPR), wealth advisers (OES `13-2052` and `41-3031`), exotic and classic car dealers and detailers (QCEW 4411, 8111)	4,861	Email + LinkedIn	A client with a collection and a closing date
F1	Sterling and Future Flex	Owner occupiers in flex industries	Private establishments in NAICS 236, 238, 423, 424, 484, 811, 31 to 33 and 532 in St. Johns and Duval (QCEW)	9,502	Email + phone + LinkedIn	Lease expiry; growth; landlord refusing improvements
F2	Sterling and Future Flex	Flex investors	Buyers of industrial and flex parcels since January 2025, and entity owners of industrial parcels with an out of state address (tax roll)	818	Letter + email	Just bought one; wants the next; 1031 clock
F3	Sterling and Future Flex	Tenant rep and cooperating brokers	Active brokerage corporations and brokers in the five counties (DBPR), commercial subset by hand	1,596	Email	A tenant with 2,400 to 14,400 sq ft need
B1	Brokerage sell side	Absentee and entity owners	Private commercial, industrial, multifamily and land parcels with an owner mailing address outside Florida, or held in an entity, just value $500K+ (tax roll)	6,285	Letter + phone + email once enriched	Tax bill; loan maturity; tenant vacancy; estate
B2	Brokerage buy side	Active buyers	Parcels in the same classes that sold since January 2025: the buyer is active and the seller has a 1031 clock	5,076	Letter + email	Closed a deal in the last 21 months
B3	Brokerage leasing	Landlords and tenants	Improved commercial and industrial parcels with just value $1M+ and multiple buildings; tenant side from F1 and N5 lists	10,449	Email + phone	Vacancy; expiry; renewal notice window
L1	Land, advisory, fee development	Land holders on growth corridors	Vacant commercial, vacant industrial and unzoned acreage parcels of 2 acres or more, plus agricultural parcels of 10 acres or more in St. Johns, Clay and Nassau	2,409	Letter + email + LinkedIn	TRIM notice; rezoning; unsolicited offer; idle land
I1	Future Flex investment	Recent sellers and accredited investors	Sellers of commercial, industrial and multifamily parcels since January 2025 (1031 candidates); existing relationships only until counsel sets the exemption	5,076	Relationship outreach only, counsel gated	45 day identification window

Compliance lock, written before the copy

Brokerage identity. Every email, letter and LinkedIn message names Property Theater as the licensed brokerage and the licensee writing it. Florida's advertising rule for real estate licensees requires the brokerage name in advertising and forbids misleading statements; counsel confirms the exact form for each channel before launch. Judgment
No protected class targeting, no steering. Lists are built from property, business and licence records only, never from age, family status, religion, national origin, disability, race, sex or any proxy for them. No copy says who the neighbours are or who the community is for; "exclusive" describes gated access, not people. The Nines is a commercial condominium and residential occupancy is not offered, so the fair housing act does not govern the sale, but the rule applies to every line anyway because it costs nothing and the brokerage sells homes' neighbours' land.
No price, fee, return or delivery claim in cold copy. Prices and association fees are not published; delivery dates live in the purchase agreement; the 15 percent and 1.7 times figures on the site do not appear in any outbound message.
Condominium documents govern. Uses, improvements, leasing and resale at The Nines are "subject to applicable approvals and condominium requirements" (site language). Copy promises a conversation and a tour, never a use.
Future Flex investment is a securities offering. No cold outreach about it on any channel until securities counsel names the exemption. Under Rule 506(b) there is no general solicitation and the investor must have a pre existing relationship; under Rule 506(c) accreditation is verified before any sale. Until then I1 is Justin's own relationship list and nothing else. Judgment
Email and phone law. CAN SPAM Act: true header, physical address, working opt out honoured within ten days. Florida Telephone Solicitation Act and the federal TCPA: no autodialed calls or texts to consumers without prior express written consent, national and Florida Do Not Call lists scrubbed before any dial, business hours only.
Voice. The cold copy rules already in force for the pension work apply Memory: demand a reply, no softeners (hope, just, quick), first line names a fact from the record, no breakup emails, no hyphens or dashes, one ask per message.
Reviewer. Justin Clark (broker of record) reviews every sequence before load; securities counsel reviews anything that mentions investment; nothing loads into a sequencer without both signatures in the CRM.

Copy direction by campaign

Campaign	First line from the record	Variants	Blocker or third party track
N1 Collectors near the site	"Your place on Ponte Vedra Boulevard has a two car garage on the roll. The Nines is twelve minutes south."	A: toy signal (boat or aircraft registered). B: title (physician, partner, owner). C: plain $1M+ ring home.	Spouse or partner: offer the tour for two. Lender: "the lenders we work with" line in message three only.
N2 Part year and absentee owners	"You own 24 Fiddlers Point from Ohio. Where do the cars sit from May to November?"	A: out of state mailing. B: Florida address, no homestead (second home).	Local family member or property manager: letter invites either to tour on the owner's behalf.
N3 Just arrived	"You closed on Marsh Landing in March. Welcome. The garage was not built for what you brought."	A: bought from out of state. B: moved within the metro.	The residential agent who sold the home: N6 referral note sent the same week.
N4 Business headquarters	"Your firm files from a home address in 32259. A suite with a roll up door and a mezzanine is a different business."	A: creative or showroom (furniture, design, fitness). B: trades and small inventory. C: investor (lease it out).	CPA: a one page note on business use is offered, never tax advice.
N5 Retail lease suites	"Nocatee added households faster than any zip in the county and 9990 US 1 has 1,035 foot suites at shell."	A: medical and dental. B: fitness and studio. C: service retail.	Tenant rep broker: cooperating commission stated plainly in message one to brokers (F3 list).
N6 Referral track	"You sold eleven homes in 32082 this year by the public record. Some of those buyers brought cars."	A: residential agents. B: wealth advisers. C: dealers and detailers.	None; this is the third party.
F1 Owner occupiers	"Your crews run out of a leased bay on Philips Highway. The landlord gets the equity. Sterling Phase II delivers in the second quarter."	A: trades. B: distribution and online retail. C: medical and fitness. D: showroom.	SBA lender: message two introduces the 10 percent down structure as a question for their lender, not a promise.
F2 Flex investors	"You bought a 4,800 foot bay on Beach Boulevard in 2025. The next one is new and in St. Johns."	A: recent buyer. B: out of state entity owner of industrial.	1031 intermediary named by the investor; 45 day language only where the sale is in the record.
F3 Brokers	"Cooperating commission on Sterling Phase II and the retail suites at The Nines, in one paragraph."	A: tenant rep. B: investment sales.	None.
B1 Absentee and entity owners	"You hold 7445 Philips Highway in an LLC from Georgia. The just value moved to $2.4M this year. Here is what that trades for."	A: out of state individual. B: entity, local address. C: long held (once SDF is pulled).	Property manager or local family: letter asks who handles the asset locally. Other broker: if listed, the account is excluded.
B2 Active buyers	"You closed on 8000 Baymeadows in June. Your seller has until December to identify."	A: buyer side (next deal). B: seller side (1031).	Qualified intermediary: named by them; never recommended by us in cold copy.
B3 Leasing	"Three buildings on one parcel at 1200 Edgewood. Which lease comes up first?"	A: landlord. B: tenant (from F1 and N5 rows that cannot buy).	Existing listing broker: excluded.
L1 Land holders	"12.4 acres on County Road 210, vacant commercial, no sale since the roll began. The road in front of it changed."	A: vacant commercial. B: unzoned acreage. C: agricultural 10 acres+ on a corridor.	Land use counsel and heirs: letter offers the highest and best use study as the first step, priced in the reply, not the letter.
I1 Investment	No cold copy. Relationship outreach by Justin after counsel.	n/a	Securities counsel is the track.

Sample sequence, The Nines N1 (LinkedIn, four touches, stop on reply)

Day 1, connection requestNo note. Profile shows The Nines rendering and the title "Property Theater, Ponte Vedra". Day 3, message oneJustin Clark here, Property Theater. The suites at 9990 US 1 North are 1,197 to 1,729 square feet with a mezzanine, 20 foot clear and climate control, and they are owned, not rented. Nineteen of them. Which of your cars sits outside today? Day 7, message twoFloor plan attached: the Collector Suite, 1,530 square feet, five to six vehicles, three phase power on the wall. Twelve minutes from the Boulevard. Do you want the GT or the Collector walked on a live tour this week? Day 14, message threeLast note from me on this. The build is going vertical and the plans are being assigned in order. If the answer is not now, say so and I will not write again. If it is a maybe, the live tour takes fifteen minutes on a video call: [tour link]. Footer on every messageJustin Clark, CCIM, MBA. Property Theater, licensed real estate brokerage, 8833 Perimeter Park Boulevard Suite 603, Jacksonville, Florida 32216. 904 537 7921.

Sample letter, The Nines N2 (one page, merged from the roll)

[Owner name] [Mailing address, out of state] You own [parcel address] in Ponte Vedra Beach and your mail goes to [mailing city]. Between May and November the cars sit in a Florida garage with the humidity at ninety percent and nobody looking at them. The Nines at 9990 US 1 North is twelve minutes from your house. Private suites you own, 1,197 to 1,729 square feet, climate controlled, gated, monitored around the clock, a mezzanine over the cars for everything else. Nineteen suites. Owned, so they appreciate with the county instead of renting against you. I will walk you through one on a video call while you are away, or in person when you are back. Call me, or point your phone at the code. Justin Clark, CCIM, MBA Property Theater, licensed real estate brokerage 8833 Perimeter Park Boulevard, Suite 603, Jacksonville, Florida 32216 · 904 537 7921 Uses and improvements are subject to the condominium documents and applicable approvals. Pricing and association information provided on request.

Sample sequence, brokerage B1 (letter, then call, then email once found)

Week 1, letter[Owner name], you hold [parcel address] through [entity name] and the roll mails you in [owner state]. The 2026 just value is $[just value], up from last year. Buyers for [class: a 12,000 foot warehouse on Philips Highway] are paying more per foot this year than at any point since you bought it, and the ones I am working with cannot find product. I am not asking you to sell. I am asking for fifteen minutes to tell you what it would trade for today, in writing, so the decision is yours with a number in hand. If the building is already listed, tell me and I will take you off this list the same day. Richard Skinner, Director of Sales, Property Theater, licensed real estate brokerage, 904 803 9287. Week 2, call"Richard Skinner with Property Theater in Jacksonville. I sent you a letter about [parcel address]. Did it reach you? ... What I owe you is a number in writing. Is the building running the way you want it to from [owner state]?" Two questions, then book or close the file. Week 4, email (once the address is found)Subject: [parcel address] The letter and the call were about one thing: a written opinion of value for [parcel address] before the January tax bill lands. Three comparable trades from this quarter attached. Reply with a day and I will send the number the same afternoon. Richard Skinner, Property Theater, licensed real estate brokerage, 8833 Perimeter Park Boulevard Suite 603, Jacksonville FL 32216. Reply STOP and you will not hear from us again.

Sample opener, Sterling F1 (email, three touches over fifteen days)

Day 1Subject: the bay on [street] [First name], your trucks park at [business address], which the county roll says belongs to [landlord name]. Every rent cheque builds their balance sheet. Sterling Phase II at US 1 and Nocatee delivers 2,400 to 14,400 square foot bays in the second quarter, for sale or lease, shell delivery, 12 by 14 doors. Owning it with ten percent down is a lender conversation, not a dream. Which day this week can I walk you through unit [unit] on video? Day 6Subject: re: the bay on [street] One number: a 2,400 foot bay fits a six truck trade fleet with a mezzanine office over it. Your lease ends when? If it is inside eighteen months, the timing works. If not, say so and I will write back the year it does. Day 15Subject: last one on Sterling Seven bays left after this week's reservations. If owning the shop is not on your list this year, reply no and that closes the file. If it is, fifteen minutes on video and you will know whether the numbers work. Richard Skinner, Director of Sales, Property Theater, licensed real estate brokerage, 8833 Perimeter Park Boulevard Suite 603, Jacksonville FL 32216. Reply STOP to opt out.

Re entry: an account that does not reply re enters the same campaign after 120 days with a new record fact (a new just value, a new listing nearby, a milestone at the project), at most three cycles in two years. Judgment

Behind the page

Every source, every script, and the list of what could not be verified.

Sources

Source	What it gave	Label
propertytheater.com, thenines.space, futureflex.space, 9990lux.com	Read in the in app browser 31 Oct 2026 (single page apps; curl returns an empty shell). Offer inventory, team, listings, unit plans, lease terms, investment claims.	Count
ArcGIS webmaps de33bb1748e247eb925468c8d9400456 (The Nines, `9990 Lux update 3-26`) and 815fb7b67cd0450ab87d170d71c79450 (Sterling Phase II)	Unit numbers, square footage labels and status labels read from the public webmap JSON 31 Oct 2026. 25 unit labels at The Nines (19 ownership suites and 6 retail), 15 outlines at Sterling with status text.	Count
Florida Department of Revenue, 2026 Final NAL assessment rolls	Files Duval 26, Saint Johns 65, Clay 20, Nassau 55, Baker 12 downloaded 31 Oct 2026 from the PTO Data Portal. 752,347 parcels. Fields used: DOR_UC, JV, JV_HMSTD, LND_SQFOOT, OWN_NAME, OWN_STATE, OWN_ZIPCD, PHY_ZIPCD, SALE_YR1, SALE_PRC1, QUAL_CD1. SALE_YR1 in this roll carries only 2025 and 2026 sales, so hold period is not derivable from it.	Count
U.S. Census Bureau, ACS 2023 5 year, tables B19001 and B25075	Read county by county on data.census.gov 31 Oct 2026 (the API now requires a key). Households by income, owner occupied units by value.	Count
IRS SOI Tax Stats, ZIP code data tax year 2022 (22zpallagi.csv)	Florida rows filtered to the ZIPs of the five counties with the Census 2020 ZCTA to county relationship file. Returns, AGI, Schedule C, partnership and S corporation and capital gain counts by AGI bracket.	Count
BLS QCEW 2024 annual averages, county files 12031, 12109, 12019, 12089, 12003	Private establishments and employment by NAICS.	Count
BLS OES May 2024, Jacksonville MSA 27260 (MSA_M2024_dl.xlsx)	Employment and wages by occupation. Used to size LinkedIn title pools; the MSA includes Baker, Clay, Duval, Nassau and St. Johns.	Count
FAA Aircraft Registry, state and county inquiry	Registered aircraft by owner county, read 31 Oct 2026. Baker not pulled.	Count
FLHSMV, 2024 Alphabetical Vessel Statistics by County (vesselstats2024.pdf)	Registered vessels by class and county.	Count
Florida DBPR licensee files RE_rgn3.csv and RealEstateCorpLicense.csv	Weekly extracts, read 31 Oct 2026. Current and active real estate licensees by county, rank and status.	Count
LinkedIn Sales Navigator compare plans page	Core $119.99 per month, Advanced $159.99 per month, 50 InMail credits, read 31 Oct 2026.	Count
Prospeo pricing (as given in the brief)	Starter $49 for 2,000 credits; add ons $10 per 500, $20 per 1,000, $36 per 2,000. The pricing page itself did not render for the reader, so credit per email and per mobile are assumptions.	Brief
Campaign discipline	`qps-campaign-map.pages.dev`, `s125-campaign-map.pages.dev`, `campaign-map-guide.pages.dev`: section order, grid method, editable plan and cost mechanics.	Method

Scripts and files

Folder ~/Downloads/property-theater/campaign-map/: build.py (this page, every number as a constant or a computed total), scripts/nal_analyze.py (tax roll summary), data/nal_summary.json, data/irs_summary.json, data/dbpr_summary.json, data/oes_jax_2024.json, data/zips_by_county.json. Raw downloads sit in the session scratch folder and are not shipped.

Claims register

Claim on this page	Basis
19 ownership suites and 6 retail suites at The Nines	ArcGIS unit map labels `C-201` to `C-313` and `R-101` to `R-106` with square footage; the site's four plans
16,800 sq ft open at Sterling Phase II	Sum of the unit map labels reading for sale, available or for lease
21,657 homes at $1M+ just value	2026 Final NAL, residential codes, JV field
6,285 commercial class parcels with an owner outside Florida	2026 Final NAL, OWN_STATE field, private owners
68,575 households at $200K+ income	ACS 2023 five year B19001, five counties summed
60,630 returns at $200K+ AGI	IRS SOI 2022 ZIP file, agi_stub 6, county assigned ZIPs
11,583 establishments in flex industries	QCEW 2024 private establishments, eight NAICS groups
1,228 aircraft and 5,595 pleasure vessels 26 ft+	FAA county inquiry (four counties) and FLHSMV 2024 PDF (five counties)
13,059 active sales associates	DBPR RE_rgn3.csv, county in the five, rank SL, status Current Active
Sales Navigator Core $119.99 per month	LinkedIn compare plans page, read 31 Oct 2026
Prospeo Starter $49 for 2,000 credits	The brief; the pricing page did not render
All reply, meeting and close rates	Judgment, editable, replaced by the readback

Not verified

Prices, association fees, financing terms and delivery dates for The Nines and Sterling Phase II. Neither site publishes them.
Sold or reserved status of The Nines suites. The public map encodes it in polygon colour only.
Listing prices of the seven brokerage listings. LoopNet refused the browser (Access Denied).
Hold period of commercial parcels. The 2026 NAL only carries 2025 and 2026 sales; the SDF file or the county appraiser's sales history is needed for 10 year holds.
Establishment size bands (5 to 49 employees). County Business Patterns needs a Census API key; the flex industry counts are all sizes.
LinkedIn Sales Navigator result counts. No seat was used; title pools are OES employment counts for the whole MSA, which are jobs, not profiles.
Baker County aircraft (FAA inquiry not run for Baker). Overlap between aircraft owners, vessel owners and $1M home owners is unknown.
Prospeo credit per email and per mobile. The pricing page did not render; the plan prices come from the brief.
Direct mail cost per letter, reply rates, meeting rates and close rates are all editable defaults marked Judgment on the page.

Rules this page was built under

Analysis only. Nothing sent, loaded, enriched or paid for. No file under the pension project's campaign map was changed. Every paid run needs a fresh yes in the same turn with the price stated. Built 31 October 2026 for Morgan Clark; the business is Justin Clark's. Internal page, not indexed, not client facing.

Line	Unit price	Units	Monthly
Sales Navigator Core seats Count
LinkedIn automation seats (HeyReach) Memory
Sequencer and warmup (Instantly) Judgment
Inboxes, 9 at Google Workspace or OutEngine rate Judgment
Letters printed and mailed Judgment
CRM (HubSpot free to start) Judgment
Monthly total

Line	Unit price	Units	Cost
Domains, 3 lookalikes, first year Judgment
Prospeo credits, F1 first (Starter 2,000 for $49) Brief
Prospeo add on, N4 and F3 later ($36 per 2,000) Brief
Skip trace for B1 owner phones Judgment
One time total
Year one, all in

What this page is for

Decisions this page supports

How to read the labels