Property Theater · The Nines · Northeast Florida
Written for Justin. The top of this page says what the system is, what it costs and how to start, in plain words. Below the line marked The detail sits every number, list, script and rule behind it, for whenever you want to go deeper. Nothing here has been sent, loaded or paid for.
Dad, this is a lot. I know. It is an intricate system, and the detail is what makes it something you can run rather than something you can only read. You do not need to understand all of it today. The top of this page is the short version: what it is, what it costs, how to start. The rest is there for when you want it.
The way it works is simple. You take the $200 a month Claude plan, connect the handful of tools listed here, and Claude does the heavy lifting: it builds the lists from public records, writes the messages for your approval, sets up the campaigns in each tool while you watch, sorts the replies every morning and shows you the numbers every Friday. You approve, you take the calls, you close. It takes some learning. Plan on a few hours a day for the first two weeks, then about an hour a day. It pays for that many times over, because it removes the client acquisition bottleneck, and that is the constraint on every line of the business. Once qualified conversations arrive on a schedule, the company can grow on its own terms, and it gets cheaper every month because every list, reply and readback feeds the next one.
Two more things. Every number on this page is labelled by where it came from, so you can check it. And the brand sites should be rebuilt in time: lighter, easier to read, more human. Not now.
Morgan, 31 October 2026
Click any one to open it. Each shows who buys, how many of them the record can name, how we reach them, and what it costs. The full version of each is further down.
Collectors with cars, boats on trailers or an RV; owners of small firms who want a showroom or headquarters; seasonal residents who leave vehicles behind; investors who will lease the suite out.
| Group | Count | Where it comes from |
|---|---|---|
| $1M+ homes within the 20 ZIP ring around the site | 16,317 | 2026 tax roll |
| $1M+ homes with an out of state owner or no homestead | 4,495 | 2026 tax roll |
| $1M+ homes bought in 2025 or 2026 | 1,951 | 2026 tax roll |
| Aircraft registered in four counties | 1,228 | FAA registry |
| Pleasure vessels 26 ft and over | 5,595 | FLHSMV 2024 |
LinkedIn from the three seats, a one page letter to the owner's mailing address merged from the roll, and a Facebook and Instagram test to the same households. No cold calls to consumers.
Nothing beyond the seats and the letters. No contact data has to be bought. The Facebook and Instagram test is $1,500 a month for 90 days if you say yes.
Owner occupiers tired of renting: trades, contractors, wholesalers, small logistics, online retail, showrooms, fitness and medical. And investors who buy a bay and lease it.
| Group | Count | Where it comes from |
|---|---|---|
| Private establishments in the eight flex industries, St. Johns and Duval | 9,502 | BLS QCEW 2024 |
| Industrial parcels bought since January 2025 (active investors) | 818 | 2026 tax roll |
| Brokerage corporations who could bring a tenant | 1,596 | DBPR |
Email to the business owner, a call behind it, and LinkedIn. This is the one campaign where we buy contact data: the record names the business but not the owner's email.
$49 for the first 2,000 email credits, on your yes. At the plan's default rates that $49 returns about 9 meetings.
Sell side: owners who live out of state, hold through an entity, or have held a long time. Buy side: whoever just bought (they buy again, and their seller has a 1031 clock). Leasing: landlords with several buildings on one parcel.
| Group | Count | Where it comes from |
|---|---|---|
| Commercial class parcels with an owner address outside Florida | 6,285 | 2026 tax roll |
| Commercial class parcels held in an entity | 26,162 | 2026 tax roll |
| Commercial class parcels sold since January 2025 | 5,076 | 2026 tax roll |
| Improved commercial parcels at $1M+ just value | 10,449 | 2026 tax roll |
A letter from a licensed broker to the owner's mailing address, a call two weeks later, and email once an address is found. This is the oldest play in the business, run on a schedule instead of when someone remembers.
Letters at about $1.10 each. A phone number behind an absentee owner costs about $0.15 per record from a skip trace vendor, on your yes.
Owners of vacant commercial or industrial land and unzoned acreage on growth corridors, developers choosing sites, operators planning the next location, lenders testing a deal.
2,409 vacant commercial, vacant industrial and unzoned acreage parcels of two acres or more in the five counties, from the 2026 tax roll, with the owner's mailing address on each.
A letter that offers the study as the first step, priced in the reply. LinkedIn for developers. Email once found.
Letters only. The land list shares one campaign (L1) with development services below.
Owners of 2 to 20 acre parcels who would rather build than sell, operators who want a purpose built facility, and capital partners who know the asset class.
The same L1 letter as advisory, with a second variant for parcels large enough to develop. Capital partners are relationship outreach by Justin, not cold.
Nothing beyond the L1 letters.
It is a securities offering. Cold outreach about it is not allowed until securities counsel names the exemption and the rules that come with it. Until then it is Justin's own relationship list, nothing else, and the 15 percent and 1.7 times figures never appear in any outbound message.
5,076 commercial class parcels sold since January 2025 (sellers with a 1031 clock) and 37,870 returns with capital gains at $200K+ income, ready for the day counsel clears a path.
A conversation with securities counsel before anything else.
The same path for every offer. A free public record names the property or the business. The list is built and scored from it. The missing piece, usually a way to reach the person, is added only where it has to be bought. Then the message goes out on the channel that fits.
| Offer | The free record | What it already gives | What is missing | How the missing piece is added | Cost of that |
|---|---|---|---|---|---|
| The Nines | Florida tax roll; FAA aircraft registry; FLHSMV vessels | Owner name, mailing address, home value, homestead flag, last sale | Email, LinkedIn profile | LinkedIn search by geography and title; letter to the address needs nothing; Facebook and Instagram match the uploaded list | $0 for data. Seats, letters and the ad test only |
| Sterling and Future Flex | BLS business counts; Google Maps; LinkedIn | The business, its address, phone, website, industry | The owner's email | Prospeo finds the business email from the LinkedIn profile or the website domain | $49 per 2,000 credits |
| Brokerage | Florida tax roll; Sunbiz (state corporations file) | Parcel, owner, mailing address, value, entity name, last sale | Phone number, the person behind an LLC | Letter first. Skip trace for the phone. Sunbiz by hand for the officer behind the entity | About $0.15 per record for the phone, on a yes |
| Advisory and development | Florida tax roll | Parcel, acreage, use code, owner, mailing address | Letter first. Email found later only for accounts that reply | $0 for data | |
| Investment | Tax roll sales; IRS county statistics | Who sold recently and where capital gains concentrate | Permission | Securities counsel | Counsel's fee |
Every record above, with the exact file, the fields and the script that reads it, is listed under The data and the fields in the detail section.
Nine subscriptions and one printing bill. Nothing here is a contract. Every line can be turned off in a month.
| What | What it is for | Per month |
|---|---|---|
| Claude, the $200 plan | The operator. Builds lists, writes copy, runs the tools, reads replies, reports. | $200.00 Brief |
| LinkedIn Sales Navigator, three seats | Finds the people behind the records. | $359.97 Count |
| HeyReach, three seats | Sends the LinkedIn messages on a schedule. | $237.00 Memory |
| Instantly | Warms the inboxes and sends the email. | $97.00 Judgment |
| Nine Google Workspace inboxes | The email comes from these, not from the brand domain. | $63.00 Judgment |
| Three domains | The lookalike web addresses the inboxes sit on. | $3.00 Judgment |
| Phone line with recording | Calls to businesses and to owners who had the letter. | $15.00 Judgment |
| HubSpot CRM | One record per account. Free to start. | $0.00 Count |
| Letters, 1,500 a month printed and mailed | The channel the tax roll was built for. | $1,650.00 Judgment |
| Total at full volume | $2,625 | |
| Tools only, without the letters | $975 |
| Stage | What is running | About |
|---|---|---|
| Month one | Claude, three LinkedIn seats, HeyReach, inboxes warming, domains for the year, the phone line, the first 500 letters | $1,558 |
| Steady state | Everything above at 1,500 letters a month | $2,625 a month |
| Steady state with the Facebook and Instagram test | Add $1,500 a month of ads for 90 days, on a yes | $4,125 a month |
| One time, on a yes | First 2,000 email credits $49; phone numbers for 3,000 absentee owners about $450 | $499 |
For scale: one brokerage listing at a 3 percent commission on a $1.5M sale is $45,000. One Nines suite or one Sterling bay is in the same range of gross to the company. The system at full volume costs about $31,500 a year. The editable version of this table, with every rate and the expected return, is under The cost model in the detail section.
Nine steps. Claude does the typing. You do the approving, the calls and the closing. Morgan sits with you for the first day.
Time: a few hours a day for the first two weeks, then about an hour a day. The detailed fourteen day build sheet is under The stack in the detail section.
Morgan asked for a straight answer on email, LinkedIn, Facebook and Instagram. Here it is, audience by audience.
| Audience | What the record gives | Best channel | Second | Test | Do not |
|---|---|---|---|---|---|
| Households: collectors, seasonal owners, new arrivals (The Nines) | Name and mailing address for every one. No email, no phone. | Letter to the roll address | LinkedIn where they have a profile | Facebook and Instagram to the same households | Cold email to consumers. Cold calls to consumers. |
| Business owners (Sterling, N4, N5) | The business, its address, phone, website. The owner's email is findable. | Email from warmed Google inboxes | Phone, business to business | LinkedIn from the three seats | Letters first; they are slower than email for this group. |
| Property owners: absentee, entity, long held (brokerage, land) | Parcel, owner, mailing address, value, sale history. | Letter from the licensed broker | Phone two weeks after the letter | Email once an address is found | Anything that reads as a mass mailer. |
| Brokers and advisers (referral and cooperating) | Name, licence, brokerage, county. | Over mailing; they get a lot of it. |
There is no public record of a household's email. Vendors will append consumer emails to a name and address list at roughly $0.03 to $0.10 per match with 30 to 50 percent match rates Judgment, but cold consumer email lands poorly, burns the sending domains and gives the first impression of a mass marketer. The Nines should not meet its buyers that way. For businesses the picture is the opposite: the owner's email can be found from the LinkedIn profile or the website, business email is expected, and it is the cheapest conversation in the system.
On the question of Instantly versus a "Google warmup": they are not alternatives. The inboxes should be Google Workspace accounts on the three lookalike domains, because mail from Google to Google lands best. Instantly is the tool that warms those Google inboxes for 14 days and then sends and tracks the sequences. OutEngine is only needed if the system grows past what nine inboxes can send and provisioning becomes a chore.
This is the one place the analysis changed. The Nines is a visual, consumer product with renderings that sell themselves, and the households that should see it are already a list we hold. Meta lets an advertiser upload that list (name, address, ZIP) as a custom audience and match it to accounts, typically 40 to 60 percent of rows Judgment, and add a radius around the site. The ads then reach the same people the letter reaches in the same month, so the letter, the LinkedIn note and the ad reinforce each other. Measured by tour bookings through tagged links, not by likes.
The constraint: property for sale falls under Meta's housing special ad category. That means no targeting by ZIP code, age or gender, a minimum 15 mile radius, no lookalike audiences, and the fair housing rules apply to the ad copy exactly as they apply to the letters Judgment. Verify the current rules on Meta's policy page before the first ad. Recommendation: a $1,500 a month test for 90 days, started in month two, with the same compliance lock as everything else.
Three licensed people on the team means three Sales Navigator seats and three HeyReach seats from day one. Each seat opens 20 conversations a day inside LinkedIn's limits, so about 1,200 a month across the team, under real names with the building on the banner. It is the best channel for professionals and business owners and a second channel for collectors who keep a profile.
Every parcel on the tax roll carries the owner's mailing address. A one page letter from a licensed broker, merged from the roll and signed, is the channel with the longest track record in this business, and it is the only channel that reaches every absentee owner and every household without buying anything. The call comes two weeks later, to businesses and to owners who had the letter, never to consumers cold.
When this page's address is pasted into Claude, it should read the page and then the documents below. They hold everything an operator needs: the system, the tools and how they connect, the campaigns with their counts and rates, the copy rules and every sample, the data sources with the exact files and the script, and the way Morgan runs his own Claude so yours works the same way.
| Document | What it holds | Address |
|---|---|---|
| Operator brief | The whole system in operator terms: offers, campaigns, the daily and weekly loop, who approves what, the first fourteen days. | context/operator-brief.md |
| Stack and connections | Every tool, what to connect, which key, what never to do with a key. | context/stack-and-connections.md |
| Campaigns | The fourteen campaigns with record, count, channel, trigger, default rates and value per close, as data. | context/campaigns.json |
| Copy rules and samples | The compliance lock, the voice rules and the sample sequences for every campaign. | context/copy-rules.md |
| Data sources | Each public record: where it lives, how to pull it, the fields, the traps, and the script that reads the tax roll. | context/data-sources.md |
| Working style | How Morgan works with Claude: bottom line first, no dashes, every claim labelled, the price before any spend, final drafts only. | context/working-style.md |
| Tax roll script | The Python that summarised 752,347 parcels into the counts on this page. | context/nal_analyze.py |
The sentence to paste after the link: "Read this page and every document under For your Claude. You are the operator of this system for Property Theater. Work the way working-style.md describes. Tell me the first thing you need from me, one thing at a time."
The documents are plain text on the same site as this page. They contain no keys, no passwords and no personal data beyond the public record counts. Keys go into the local key file on the machine Claude runs on and never into a document.
Everything above was the short version. From here down is the full working document: the sources, the counts, the fields, the pain signals, the plumbing, the copy for every campaign, the plan in numbers, the cost model, the calendar and the record of what could not be verified. Your Claude reads all of it.
The same discipline that built the pension map and the Section 125 map, applied to the whole business: understand the offers, count the market from the public record, classify every account into one campaign, see what the record already tells us before paying for anything, measure the pain instead of assuming it, write copy per segment and trigger, then put volume, cost and calendar in numbers.
Count a number read from a named public record, reproducible from the script or file in Behind the page.
Estimate a number derived from counts with a stated assumption.
Judgment a default rate or a rule set by the author, editable on the page.
Every number on this page carries one of the three.
Geography: Duval, St. Johns, Clay, Nassau and Baker counties, which is the Jacksonville metropolitan area as BLS defines it. Jacksonville, Ponte Vedra, Nocatee, St. Augustine, Fernandina and Amelia Island all sit inside it.
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
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.
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.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.
Commercial real estate brokerage in Northeast Florida. Six licensed people on the team page. Seven active listings today, four of them development land.
GIS backed site analysis sold ahead of a purchase, a development or a repositioning.
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.
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.
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.
| 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.
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.
| 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
| 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
| 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
| 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.
| 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 |
| 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 |
| 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
A funnel per offer, each step a count or a labelled estimate, ending at the number of conversations the inventory actually needs.
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
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 | None; mail the aircraft owner address directly |
| 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 |
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.
The price of a credit is not the question. What the credit returns is. At the plan's default rates, the first $49 of Prospeo credits on F1 finds about 1,400 emails, produces about 9 meetings and 1.1 closes, and at the default value of a bay that is about $66,150 of gross. If every rate is half the default the credits still pay for themselves on the first meeting. The reverse holds too: credits spent on lists where the roll already carries a mailing address (N2, N3, B1, L1) buy nothing, which is why those campaigns start on letters and the only paid add on for B1 is a phone number.
| Spend | Rows | Cost | Contacts found (hit rate) | Replies | Meetings | Closes | Value per close | Expected gross | Spend per meeting |
|---|---|---|---|---|---|---|---|---|---|
| F1 Sterling owner occupiers, Prospeo Starter | 2,000 | $49 | 1,400 (70%) | 42 | 8.8 | 1.10 | $60,000 | $66,150 | $6 |
| N4 business headquarters, Prospeo add on | 2,000 | $36 | 1,400 (70%) | 42 | 8.8 | 1.10 | $60,000 | $66,150 | $4 |
| F3 cooperating brokers, Prospeo add on | 1,000 | $20 | 700 (70%) | 42 | 7.3 | 0.73 | $20,000 | $14,700 | $3 |
| B1 absentee owners, skip trace | 3,000 | $450 | 1,800 (60%) | 36 | 7.6 | 1.89 | $45,000 | $85,050 | $60 |
Hit rates, reply rates and values per close are Judgment defaults; the same rates sit on the plan table and the readback replaces them after week four. Spend per meeting here is the enrichment cost alone. The all in cost per meeting, with seats, inboxes and letters included, is in the Cost section. Gross is before the cost of sale and before the company's margin, which is not published.
Pains the sites claim, ranked, with the field or diff that would show each one, or the word assumed.
| 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 |
Fit 40 (the right record class and size), trigger 40 (a flag above is true, two flags 50), obstacle minus 20 (government or institutional owner, a listed property, a known competitor's project). Send order is score descending within each campaign; ties break by just value descending.
Which offer runs on which channel, and the plumbing under each one.
| Offer | 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 |
The Nines by LinkedIn, letter and a Facebook and Instagram test. 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 tool by tool version of this, with prices and set up times, is The stack.
Seventeen pieces. Each is named with its job in plain words, how it connects to the harness, what it costs and who sets it up. Nothing exotic: most of it is a monthly seat and an API key. Total set up time is about four working days for one person with the harness doing the typing.
| Tool | Job | How it connects | Price | Set up by | Time |
|---|---|---|---|---|---|
| Claude Code on Fable 5.1 (the harness) | The operator's desk. Reads the tax roll, builds and scores every list, writes the letter merge files, drafts copy and checks it against the lock, loads the sequencers, reads the replies, writes the Friday readback. | Runs on a Mac. Talks to every tool below through an API key or a connector. Keys sit in one local file, never on a page. | Claude, $200 a month plan Brief | Justin, with Morgan on the first day | Half a day |
| Florida DOR tax roll and the county appraiser's recent sales export | The free list behind nine of the fourteen campaigns: owner, mailing address, value, use, last sale. | CSV download. The script in Behind the page summarises 752,347 parcels in minutes. | $0 Count | Harness | Done |
| Google Sheets | The ledger. One tab per campaign: account, score, status, last touch, owner of the next step. Anyone on the team can read it. | The harness writes through the Google connector; people edit in the browser. | $0 inside Workspace Count | Harness | One hour |
| LinkedIn Sales Navigator Core | Finds the person behind the record: title, company, geography. Saved lead lists for N1, N4, N6, F1 and L1. | Browser. Saved lists flow into HeyReach. | $119.99 per seat per month, three seats Count | Justin, Richard, Sina | One hour per seat |
| HeyReach | Sends the connection requests and LinkedIn messages on a schedule, inside the daily caps, from each seat. | API key. The harness loads lists and reads replies. | $79 per seat per month Memory | Harness | Two hours |
| Three lookalike domains | Carry the cold email so propertytheater.com and thenines.space stay clean. | Registrar plus three DNS records on each: SPF, DKIM, DMARC. | About $12 each per year Judgment | Harness, Morgan on the registrar | One hour |
| Nine inboxes (Google Workspace or OutEngine) | Three per domain. 30 sends a day each once warm, about 270 a day in all. | Connected to Instantly with OAuth or an app password. | About $7 per inbox per month Judgment | Harness | Two hours |
| Instantly | Warms the inboxes for 14 days, then sends the sequences, tracks replies, handles opt outs. | API key. The harness loads campaigns and reads replies. | $97 a month at the tier that fits nine inboxes Judgment | Harness | Two hours |
| Prospeo | Finds a verified business email from a LinkedIn profile or a company domain. | API key or CSV. Credits are spent only on a yes. | $49 per 2,000 credits; add ons from $10 Brief | Harness | 30 minutes |
| Apify Google Maps crawler | Pulls storefront businesses by category and area for N5, N6 and the trades in F1: name, address, phone, website. | Connector already in the harness. | About $4 per 1,000 places Judgment | Harness | 30 minutes |
| Letter printing and mailing (Lob, PostGrid or a local mail house) | Prints and mails the merged letters with the QR code. The API route means nobody stuffs envelopes. | API key, or a CSV to the mail house. | About $1.10 a letter all in Judgment | Harness | Two hours |
| Business phone line (OpenPhone or similar) | Calls to businesses and to owners who have had the letter, recorded and logged. | App. Call log exported weekly to the ledger. | About $15 per user per month Judgment | Richard | One hour |
| HubSpot CRM, free tier | One record per account, campaign id required, every reply and meeting logged. | Connector. The harness writes, people read. | $0 to start Count | Harness | Half a day |
| Google Calendar appointment page | Already live on both sites. Every positive reply gets this link. | Nothing to build. | $0 Count | Done | Done |
| Cloudflare Pages | Hosts this map and the campaign landing pages that carry the UTM tags. | Account already in hand. | $0 Count | Harness | One hour |
| Meta Ads Manager (Facebook and Instagram) | Shows The Nines to the same households the letters go to: a custom audience uploaded from the tax roll plus a radius around the site. Measured by tour bookings, not likes. | Business account. Claude drafts the ads and the audience file; a person approves and uploads. | $1,500 a month test for 90 days Judgment | Justin, on a yes | Half a day |
| Skip trace vendor (BatchData, PropStream or similar) | Phone number and LLC principal behind the absentee owners in B1. | CSV in, CSV out. | About $0.15 per record Judgment | Harness, on a yes | One hour |
| Day | What happens | Who |
|---|---|---|
| Monday | New records in (the appraiser's sales export, new DBPR file, new LinkedIn saves). Lists re scored. The week's letter wave and email batch assembled and shown for approval. | Harness, then Justin approves |
| Tuesday | Approved lists load. Letters to the mail API. Email batches to Instantly. LinkedIn runs every day inside the caps. | Harness |
| Wednesday and Thursday | Calls to businesses and to owners two weeks behind their letter. Tours and meetings. | Richard, Justin |
| Friday | Readback by campaign. Rates on this page replaced with the real ones. Budget moved toward what is working. Next week's decisions, each with a price, listed in one place. | Harness writes, Justin decides |
| Monthly | Roll and sales refresh, new N3 and B2 lists, letter wave to the newest records. In August the TRIM notices give every land and absentee owner a fresh reason to hear from a broker. | Harness |
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 | 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 |
| 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. |
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
Volume, replies, meetings and closes by campaign. Every rate is a default marked Judgment and editable; the readback replaces them after week four.
| Campaign | List rows | Touched in year 1 | Reply rate | Positive share | Meeting share | Close per meeting | Replies | Positive | Meetings | Closes | Value per close $ | Expected gross $ |
|---|
Defaults: LinkedIn reply 8 percent of connected (connection acceptance 25 percent is folded into "touched"); cold email reply 3 percent; letter plus call reply 2 percent; broker email reply 6 percent. Positive share 35 percent of replies; meeting share 60 percent of positives. Close per meeting: The Nines 1 in 8 tours, Sterling 1 in 8, brokerage listing 1 in 4 meetings, land advisory 1 in 5, retail lease 1 in 6. Judgment Edit any cell and the row recomputes.
| Offer | Default | Basis | Replace with |
|---|---|---|---|
| The Nines suite (N1 to N4, N6) | $60,000 | Gross to the company on one suite sale: a suite priced in the mid six figures carrying a developer margin and the listing side commission in the low teens of percent | The project pro forma |
| The Nines retail suite (N5) | $30,000 | First year rent on a 1,035 sq ft suite at $30 triple net | The signed lease |
| Sterling bay (F1, F2) | $60,000 | Gross to the company on one 2,400 sq ft bay sale, same reasoning as a suite | The project pro forma |
| Cooperating broker (F3) | $20,000 | One bay sale with the commission shared | The co brokerage agreement |
| Brokerage listing (B1) | $45,000 | Listing side commission of 3 percent on a $1.5M sale | The listing agreement |
| Brokerage buy side (B2) | $30,000 | Buy side commission on a $1M purchase | The buyer representation agreement |
| Lease (B3) | $12,000 | Landlord side on a five year 5,000 sq ft lease | The listing agreement |
| Land and advisory (L1) | $20,000 | One paid study. A development engagement that follows is not counted | The engagement letter |
Gross means revenue to the company before the cost of sale. None of these prices is published, so each default is a round, conservative figure to be replaced by Justin's own numbers on the plan table above.
At the defaults the N campaigns produce the tours for roughly a third of the 19 suites in year one from outbound alone, which is the honest number: the rest come from the referral track, signage, the two sites and the existing list. Change the LinkedIn reply rate to 12 percent and the picture changes; the field will tell us which number is true by week four.
Monthly run cost and one time build cost, editable. Default prices are from the pages and the brief named in Behind the page; the rest are marked.
| Line | Unit price | Units | Monthly |
|---|---|---|---|
| Claude, $200 plan Brief | |||
| 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 | |||
| Phone line Judgment | |||
| Facebook and Instagram test, set units to 1 to include 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 |
Credit price per row: Starter $49 / 2,000 = $0.0245; add on $36 / 2,000 = $0.018. One credit per email is an assumption until Prospeo's page is read directly. Nothing on this table has been bought.
| Measure | Year one |
|---|---|
| Expected gross from the plan table | |
| Cost, all in | |
| Gross per dollar spent | |
| Cost per meeting | |
| Cost per close |
Every figure on the left follows the plan table and the two cost tables: change a rate, a value per close or a price anywhere on this page and it recomputes. The return is gross to the company before the cost of sale and before the company's margin, so read it as the ceiling the outbound system can reach at these rates, not as profit. The honest reading is that the system pays for itself on the first brokerage listing or the first suite, and everything after that is the client acquisition bottleneck removed.
Month 1 is the first month after the go decision. Gold is live sending; pale gold is build or warmup; orange is a decision that needs a fresh yes and a price.
Every source, every script, and the list of what could not be verified.
| 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 |
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.
| 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 |
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.