Sample Report

🏦 NON-JUDICIAL — 3808 Mercer St

The NJ question: what do you inherit at the gavel — and is the discount real?

A · Identity3808 Mercer St, Macon 31204 · 2,754 sqft, 6 bed on a full acre · borrower: a small investor LLC · $15,000 note (Coleman Properties) foreclosing

The storyBought for $39,000 in 2020 with a $15k loan that ballooned September 1, 2023. A last-minute modification bought time; nobody refinanced it. A matured balloon is a foreclosure in slow motion — it reached the steps in June 2026.

C · Title & liensThe cleanest inheritance a foreclosure can produce: one first-position $15k deed (it dies at its own sale) and not one other recorded lien on the parcel. Borrower’s taxes were current everywhere. IRS: zero, statewide — no 120-day federal window follows the buyer.

D · Deal mathValue marks: $39k last trade (2020) · $102k county value · $142,900 Zestimate · $1,718/mo rent Zestimate. At the hammer price the buy-and-hold math writes itself.

E · ResultCried June 2 — hammered at $28,000: twenty cents on the Zestimate dollar for a standing, occupied six-bedroom.

💡 The value: the ad said “foreclosure”; the record said tiny debt, clean title, big house. Research is how you know a $28,000 hammer is a bargain and not a trap — before you step into the circle, not after.

See the recorded documents →The full one-page report with the actual deeds, liens & filings — book & page cited. Read them diligently before you bid.

🏛️ JUDICIAL IN-REM — 6631 Smithfield Road

The JIR question: the court clears title for you — but only if the county named and served everyone. Did they?

A · Identity6631 Smithfield Road, Macon · parcel Q130-0035 · 0.87 acres · minimum bid $14,685 · case 2024-CV-081328

The storyOne $100 deed in 1960 — and no other deed for sixty-six years. The owner died; his estate was administered but the house was never re-deeded, so title sat in a dead man’s name through an unbroken 2009–2023 tax-FiFa cycle the family paid in waves but couldn’t outrun.

C · Heirs & partiesOur pre-sale card said “heir landmine — avoid.” Then we read the petition: the county named the estate, the occupant, and all seven heirs by name. The in-rem judgment forecloses every one of them at once — the court did the heir work a buyer could never afford to do alone.

C · What survives62 lien records: every one a tax FiFa — zero IRS, zero judgments. But two things DO survive a tax sale, and both are in this record: a 2010 pipeline-company covenant (no well may ever be drilled, no groundwater used) and the pipeline easement itself. They run with the land; only the record tells you.

D · Deal math + E · ResultCried June 2 — opening $15,185, bid up to $24,000 vs a $70,417 ARV (34 cents on the dollar), to a local investor. Owner-only 60-day redemption closed Aug 1 — refund only, no premium — and the deed vests without quiet title (OCGA 48-4-81).

💡 The value: the same research that screams “walk away” on one heir property says “bid with confidence” on another — the difference is whether the petition named everyone, and whether you checked what survives. That's the whole game on in-rem sales.

See the recorded documents →The full one-page report with the actual deeds, liens & filings — book & page cited. Read them diligently before you bid.

🔨 SHERIFF’S LEVY — 531 Crisp Street

The SL question: will it redeem (you earn 20%), or will you own it — and does a landmine survive either way?

A · Identity531 Crisp Street, Macon 31206 · parcel Q091-0143 (Union Square) · opening bid $4,955 (2021–22 tax FiFas) · flyer owner: “AMF Capital LLC”

C · Ownership decodedThe flyer’s owner name was two years stale. AMF Capital — one shell in a landlord group that shuffled ~30 houses between its own LLCs for $1 in 2020 — had already quitclaimed this house in August 2024 to its own tenant, for $2,900. Every recorded document places the buyer living in the house. The 12-month redemption right belongs to him, not the LLC on the flyer.

C · Liens decoded176 lien instruments on the LLC, checked statewide — every one a tax FiFa; zero judgments, zero IRS. The occupant carries one small 2016 furniture-store judgment (attached when he took title; junior, wiped at barment, surplus-relevant only). IRS/federal: clear on both names, statewide — the one landmine that survives a tax sale, checked per parcel, every month.

The tellThe recorded cancellations show the occupant fighting for his house: he cleared the 2020, 2023 and 2025 tax bills after buying — including a payment recorded six days after the auction — but the 2021–22 FiFas recorded against the old LLC name slipped through and carried the house to the steps.

D · Both exits pricedYield play: at the $18,000 hammer, redemption pays the buyer +$3,600 (20%) within 12 months — and the redeemer is the most motivated kind there is (a man buying back his own home, with a ~$13,000 excess-funds claim as his funding path). Ownership play: $18k all-in against a $41k county valuation / ~$73k ARV — but it’s an occupied house with a barment process ahead. Priced honestly, both ways.

E · ResultCried July 7 — opened at $4,955, hammered at $18,000 to a local investor. The redemption clock runs to July 7, 2027; we track the payoff record monthly for our subscribers holding positions.

💡 The value: the county’s flyer said you’d be bidding against a shell LLC. The deed record says you’d be bidding on the home of the man living inside it — still paying his tax bills a week after the hammer fell. On a levy, the owner’s identity drives everything: redemption odds, the negotiation, who claims the surplus. The flyer gets you a list. The record gets you the deal.

See the recorded documents →The full one-page report with the actual deeds, liens & filings — book & page cited. Read them diligently before you bid.

This depth, every property, every month

The July 7 report carried this research on every live property across all three sale types — plus 50 withdrawal flags so nobody wasted a morning on a pulled sale. The September 1 report is building now, week by week, as the legal ads publish. Free during the beta — email Sam and it’s yours.

Outcomes shown are recorded auction results; research findings reflect what was published before the sale. Educational information only — not legal or investment advice. Consult a licensed Georgia attorney before bidding.