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Rank nearby investors as buyers for a property
The location is a point with radius_miles, a bbox or a property_id. This route takes no zip or city, because the match ranks near a point. The deal’s price, ARV, condition and segment are optional. The API returns the investors who bought in the area, ranked by how well they fit. Each row carries the reasons behind its score, proof deals and a contact block.

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Use it when

You have a subject property. This is the first call of the God Mode screen and the drawer’s “similar buyers” refresh.

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How the score is built

score runs 0 to 1, best first, and is base_score × activity_multiplier. base_score is gate times the weighted mean of the factor values in reasons[]. Those weights sum to 1. With the default w_activity=0, the multiplier is 1 and score equals base_score. The API rounds score, base_score, activity_multiplier, reasons[].weight, reasons[].value and meta.weights to four decimals. So the identity holds to about 0.0005. The ranking itself uses the unrounded score. Compare scores only within one response. A different subject, radius, weight set or w_activity is a different scale.

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The factors

A factor is absent from reasons[] when nothing feeds it:
  • no asking price or ARV (price_fit)
  • no condition (strategy)
  • no segment (segment)
  • no reference point (proximity)
  • no priced purchases on record (price_fit)
The API shares its weight out over the others. It rescales the w_* weights of the factors it can score, so they sum to 1. meta.weights shows that effective set for the request. reasons[].weight shows the row’s own set. There the API halves price_fit for an investor with fewer than three priced purchases. gate is 0.5 for an investor whose last purchase is more than three years before the data end, or who never bought at all. So a dormant investor ranks lower but stays in the list.

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The activity weight

w_activity (0 to 1, default 0) is a power. The API raises buyer_signal.activity_p_180, the operator’s probability of a purchase in the 180 days after the data end, to that power. The API then multiplies each score by the result. w_activity=1 ranks by expected purchases. 0.5 softens it. The API scores an investor without a probability at the measured dormant re-activation rate. The w_activity parameter documents that rate. Such an investor is a dormant operator, or one with no signal row. The response shows the multiplier as activity_multiplier. It is not a factor, so reasons[] and meta.weights do not change.

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The buyer signal

buyer_signal is the operator behind the investor. operator_id and operator_member_ids tie together the LLCs, trusts and people linked by shared mailing addresses and shared names. cycle_state and capital_freed_60d say where that operator is in its capital cycle. activity_p_180 is its fitted probability of another purchase. Its “days since” values are the operator’s, measured from the data end date. The block is null where no signal exists for the market. Rows that share an investor.operator_id are one buyer: collapse them and contact them once. The API ranks and pages each id on its own. So an operator with three ids can appear three times, and across pages. Keep the row whose id equals operator_id as the visible one. score and in_radius are per id, and the API never sums them per operator. Same buyer, cash right now works through it.

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Read the rest of a row

  • in_radius is what they did inside the area after your filters. investor is their whole-market profile. It is normal for the two to disagree. See the Investor object.
  • sample_deals are up to five of their deals here, nearest first: proof to show the user.
  • summary counts the whole area, not the page. n_investors_ranked is how many rows the pages walk.
  • The API follows investor_id= with an old id to the current investor and echoes the old id in meta.resolved_from. For a retired id, the API answers 410 gone.
  • meta.geometry echoes the area that ran. The envelope describes it.

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Gotchas

  • By default the list hides institutional buyers and public bodies. They top every neighbourhood by volume and are almost never the buyer for a wholesale deal. To see them, pass scale=individual,small,mid,large,institutional and include_public=true.
  • Filters narrow the deals that count. The subject facts and weights only change the score. investor_deals_min counts purchase days inside the area.
  • financed_by=len_... and uses_private_lender=true (since 0.16.0) read the lender registry. The first keeps the investors the registry ties to that lender. The second keeps the investors it ties to a hard-money, investor, INDIVIDUAL or PRIVATE lender in its window. Both answer 422 lenders_unavailable where the market has no published registry or borrower match. w_financing weights the financing reason.
  • holds_min and holds_max (since 0.26.0) keep the investors whose market-wide investor.n_holds sits inside the band. For example, holds_min=20 keeps the larger portfolios. They narrow the ranking and never move a score.
  • The API never infers subject_asking_price or subject_arv. subject_segment, subject_beds and subject_sqft default from the parcel when the geometry is property_id. The API accepts subject_beds and subject_sqft but does not score them yet.
  • With bbox and no lat + lng, the request has no reference point. The API drops proximity, distances are null and samples come back most recent first.
  • include_unregistered=true adds summary.unregistered[]: the households and unclassified names that bought here, at most 200. The API scores them on proximity and recency only. They are leads, not investors, and have no id. Their score is on the base_score scale. So with w_activity above 0 it is not comparable to data[].score. This host does not serve their name: it is null, with contact_redacted: true.
  • This host does not serve contact fields. They are null, with contact_redacted: true, and investor.member_names lists entity and trust names only.
  • Any change of filters, subject facts, weights or w_activity invalidates the cursor (400 invalid_cursor).
  • This route has no CSV on api.investorlift.com. Page the JSON list (Give me a spreadsheet). The one public CSV is the loans of a lender.
  • Likely errors: geometry_required, geometry_conflict, outside_coverage, and statement_timeout on a 20 mile radius with heavy filters. geometry_conflict is also the answer to a zip or city. The deals and investor lists take those, and this route does not.
Buyers for a house under contract walks through a full response. Same buyer, cash right now covers operators and w_activity.

Authorizations

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Authorization
string
header
required

API key from the developer console (starts with zpka_). Create one at https://developers.investorlift.com/get-a-key.

Query Parameters

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kind
enum<string>[]

Deal kinds to keep (comma list or repeated key). Default: every kind.

Minimum array length: 1

What occurred on the deal. flip: bought, fixed and resold within about a year at a profit-shaped margin; wholesale: bought and resold in under 30 days, or a chain resale or round trip within 90 (a double close); hold: bought and still owned at data_end, a confirmed holding or an un-resold purchase; long_hold: held over a year, then sold (a landlord exit); other: an investor resale that is not a clean flip. Reasons: a loss, a thin margin, a builder's new home resold, an iBuyer resale, or a chain resale of 3 to 12 months; build: a registered investor bought a lot or teardown, built a house on it during the hold, then sold. A builder's finished home bought and resold is other. On data built after 2026-09-17 the kind keeps only a single-family parcel held over 90 days, its house complete by the sale year. A market built on or before 2026-09-17 (meta.coverage[].loaded_at) counts every lot-to-build resale by a registered investor as a build until its next build.

Available options:
flip,
wholesale,
hold,
long_hold,
other,
build
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price_min
integer

Minimum bought price, inclusive, integer dollars. When you set price_min or price_max, the API drops null-priced rows unless include_unpriced=true.

Required range: 0 <= x <= 9007199254740991
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price_max
integer

Maximum bought price, inclusive, integer dollars.

Required range: 0 <= x <= 9007199254740991
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bought_after
string

Keep deals bought on or after this date. When you set bought_after or bought_before, the API drops null-date rows unless include_undated=true.

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bought_before
string

Keep deals bought on or before this date.

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sold_after
string

Resold deals only: sold on or after this date.

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sold_before
string

Resold deals only: sold on or before this date.

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segment
enum<string>[]

Parcel segments to keep. Default: every segment.

Minimum array length: 1

Parcel segment: SFR, CONDO_TH (condo or townhouse) or OTHER, a mixed bucket of manufactured, multi-family, land and commercial parcels.

Available options:
SFR,
CONDO_TH,
OTHER
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beds_min
integer

Minimum bedrooms, inclusive.

Required range: 0 <= x <= 50
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sqft_min
integer

Minimum living area in square feet, inclusive, 0 to 1,000,000.

Required range: 0 <= x <= 1000000
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sqft_max
integer

Maximum living area in square feet, inclusive, 0 to 1,000,000.

Required range: 0 <= x <= 1000000
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investor_kind
enum<string>[]

Keep investors that carry at least one listed kind. The check reads any of their kinds[], never the primary kind. Default: every kind. Buyers without an investor id pass unless registered_only=true.

Minimum array length: 1

Investor kind, the primary one of kinds[] (an investor can carry several), for display only. FLIPPER: buys, renovates and resells. WHOLESALER: buys to resell quickly, often through a double close. LANDLORD: buys and holds rentals. BUILDER: builds on lots it buys. IBUYER: Opendoor, Offerpad or Zillow.

Available options:
FLIPPER,
WHOLESALER,
LANDLORD,
BUILDER,
IBUYER
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investor_kind_exclude
enum<string>[]

Drop investors that carry any listed kind. The API checks kinds[] after investor_kind. investor_kind_exclude=WHOLESALER removes investors who also wholesale.

Minimum array length: 1

Investor kind, the primary one of kinds[] (an investor can carry several), for display only. FLIPPER: buys, renovates and resells. WHOLESALER: buys to resell quickly, often through a double close. LANDLORD: buys and holds rentals. BUILDER: builds on lots it buys. IBUYER: Opendoor, Offerpad or Zillow.

Available options:
FLIPPER,
WHOLESALER,
LANDLORD,
BUILDER,
IBUYER
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investor_confidence_min
enum<string>

Minimum registry confidence in the investor kind: STRONG, PROBABLE or WEAK (WEAK admits everything).

Available options:
STRONG,
PROBABLE,
WEAK
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scale
enum<string>[]

Scale tiers to keep. Default: every tier except institutional. An explicit list replaces the default entirely. scale=institutional alone returns only institutional. scale=individual,small,mid,large,institutional returns everyone.

Minimum array length: 1

Investor scale: individual (one person, no entity), small (fewer than 10 investment deals), mid (10 to 99), large (100 to 999) or institutional. An institutional investor is an iBuyer, a production builder, a bulk landlord with 500 or more holdings, or a known brand from a list. The registry counts the deals inside the area loaded for the market (meta.coverage[].universe_kind), so in a ZIP market the tier is a floor.

Available options:
individual,
small,
mid,
large,
institutional
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include_public
enum<string>

Include public-body investors (counties, cities, housing authorities) and their deals. Default false: every list endpoint hides them.

Available options:
true,
false
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include_unpriced
enum<string>

Keep null-priced rows when you set price_min or price_max (default false).

Available options:
true,
false
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include_undated
enum<string>

Keep null-date rows when you set bought_after or bought_before (default false).

Available options:
true,
false
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active_within_months
integer

Keep investors whose last purchase is at most this many months before data_end (data_end minus last_bought_on). Sales and transfers do not count. No default.

Required range: 1 <= x <= 600
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investor_deals_min
integer

Minimum purchase events of that investor inside the geometry, 1 to 1,000,000. The API applies it after the other filters.

Required range: 1 <= x <= 1000000
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holds_min
integer

Investor filter: keep investors who hold at least this many parcels across the whole market at the deed data end (meta.coverage[].data_end). The count is the investor's n_holds: confirmed holdings plus un-resold purchases inside the area loaded for the market, not the holdings inside the geometry. Range 0 to 1,000,000, inclusive. For example, holds_min=20 keeps the larger portfolios. Buyers without an investor id pass unless registered_only=true.

Required range: 0 <= x <= 1000000
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holds_max
integer

Investor filter: keep investors who hold at most this many parcels across the whole market at the deed data end (n_holds). Range 0 to 1,000,000, inclusive. holds_max=0 keeps the investors that hold nothing. Beside holds_min the pair is a band. Buyers without an investor id pass unless registered_only=true.

Required range: 0 <= x <= 1000000
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buys_wholesale
enum<string>

Investor filter: at least one bought-from-wholesaler deal in the 36 months before data_end.

Available options:
true,
false
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buys_at_auction
enum<string>

Investor filter: true keeps investors who bought at least one house at a foreclosure auction in the 24 months before data_end. A foreclosure auction is a trustee's sale or an Arizona sheriff's sale, and the filter reads investor.auction.is_active_auction_buyer. These buyers pay cash within a day and buy without an inspection. False keeps registered investors who did not. Buyers without an investor id pass unless registered_only=true. The API answers 422 auction_unavailable in a market that does not publish its auction counts (meta.coverage[].auction_counted false).

Available options:
true,
false
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buys_reo
enum<string>

Investor filter: true keeps investors who bought at least one house from a lender, servicer or agency after a foreclosure. The window is the 24 months before data_end, and the filter reads investor.auction.is_active_reo_buyer. A bank-owned (REO) sale gave the buyer weeks, an inspection and the option to finance: the weaker cash signal beside buys_at_auction. False keeps registered investors who did not, and buys_at_auction=true&buys_reo=false is the cash-only set. Buyers without an investor id pass unless registered_only=true. The API answers 422 auction_unavailable where the market does not publish its auction counts.

Available options:
true,
false
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bought_auction_kind
enum<string>[]

Deal filter: keep deals whose purchase deed was a third-party auction purchase of one of the listed kinds (comma list or repeated key). For example, bought_auction_kind=TRUSTEE_SALE keeps houses bought at a foreclosure sale. The API drops deals bought any other way and deals without a buy deed. The API answers 422 auction_unavailable where the market does not publish its auction counts.

Minimum array length: 1

The kind of auction the purchase deed records: TRUSTEE_SALE and SHERIFF_SALE count toward buys_at_auction, and the API shows the other three but never counts them. TRUSTEE_SALE: a lender's foreclosure sale by the trustee, cash and final on the day, without redemption. In Arizona the buyer pays a $10,000 deposit and the full bid by 5 pm the next business day. In Texas it is the first-Tuesday courthouse sale, in Washington the Friday sale at the county's designated place under RCW 61.24. SHERIFF_SALE: a judicial sale under court order. In Arizona it is an HOA or judgment-lien sale, cash but subject to the first mortgage and to a 30-day or 6-month redemption. In Washington it is a judicial mortgage foreclosure or lien sale under RCW 6.21, with an 8-month or 1-year redemption. In Washington the sale is subject to the senior lien only when it is a lien sale. HOA_TRUSTEE_SALE: a Texas homeowners association foreclosure recorded as a trustee's deed, cash, subject to the first lien and to a 180-day redemption. TAX_SALE: a Texas constable or taxing-unit tax sale, cash, with a 180-day or 2-year redemption. In Washington it is the county treasurer's deed after the tax foreclosure judgment, with no redemption after the sale. TAX_LIEN_DEED: an Arizona treasurer's deed to a tax-lien holder, mostly vacant land, not an auction of the house.

Available options:
TRUSTEE_SALE,
SHERIFF_SALE,
HOA_TRUSTEE_SALE,
TAX_SALE,
TAX_LIEN_DEED
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bought_from_wholesaler
enum<string>

Deal filter: bought through a documented double close from a wholesaler, or from a known wholesaler. Assignments leave no deed, so absence is not evidence.

Available options:
true,
false
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bought_distressed
enum<string>

Deal filter: the buy leg was a distressed sale. That is a foreclosure, trustee, sheriff or tax instrument, a deed in lieu, or a deed the feed flags as REO. It is wider than bought_auction_kind, which keeps only third-party auction purchases.

Available options:
true,
false
​
registered_only
enum<string>

Keep only rows whose buyer carries an investor id (investor.id is not null).

Available options:
true,
false
​
buyer_status
enum<string>[]

Buyer statuses to keep.

Minimum array length: 1

The buyer's standing in the registry: registered (has an investor id), unclassified, excluded or unknown (the deed names no buyer). Unclassified: a named buyer the registry did not classify as an investor, usually a household. Excluded: a named buyer the registry deliberately left out. Those are custodian trusts, relocation companies, auction houses and ambiguous surnames.

Available options:
registered,
unclassified,
excluded,
unknown
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str_operator
enum<string>

Investor filter: true keeps investors that hold at least one parcel with a business-use short-term-rental licence attributed to them. That is the str roll-up's n_holdings at 1 or more. False keeps investors with none. Buyers without an investor id pass unless registered_only=true. The API answers 422 str_unavailable when a market in play has no short-term rental tables (meta.coverage[].str_as_of null).

Available options:
true,
false
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str_holdings_min
integer

Investor filter: at least this many of the investor's holdings carry a business-use short-term-rental licence attributed to them (the str roll-up's n_holdings), 1 or more. Buyers without an investor id pass unless registered_only=true. The API answers 422 str_unavailable when a market in play has no short-term rental tables.

Required range: 1 <= x <= 100000
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financed_by
string

Investor filter: keep investors with at least one recorded loan from this lender, as the main borrower of the mortgage or the open lien. The value is a lender id, len_ followed by 12 hex characters, for example len_d2028f0766fc from GET /v1/lenders/search. The match is investor_id on the lender's loan rows. The count is a floor: the recorded history sees about one loan in five. Buyers without an investor id pass unless registered_only=true. The API answers 422 lenders_unavailable when a market in play has no lender registry with the borrower match (meta.coverage[].lenders null or borrowers_measured false).

Pattern: ^len_[0-9a-f]{12}$
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uses_private_lender
enum<string>

Investor filter: true keeps investors with a loan from a private lender, recorded in the 24 months before the lender registry's slice date (meta.coverage[].lenders.as_of). A private lender is a hard-money lender by name or behaviour (is_hard_money) or an investor lender by behaviour (is_investor_lender). A lender whose class reads INDIVIDUAL or PRIVATE also counts as private. False keeps registered investors with none such, and the result is a floor of a partial feed. Buyers without an investor id pass unless registered_only=true. The API answers 422 lenders_unavailable when a market in play has no lender registry with the borrower match.

Available options:
true,
false
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investor_id
string

Scope the rows to one buyer (the drawer's "Activity here"). The API follows an old id from an earlier data refresh to the investor that superseded it and echoes the old id in meta.resolved_from. A retired id is 410 gone.

Pattern: ^inv_[0-9a-f]{12}$
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deal_id
string

Scope the rows to one deal.

Pattern: ^deal_[0-9a-f]{32}$
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lat
number

Point latitude (with lng). With radius_miles it is the search geometry. With bbox it is the reference point only.

Required range: -90 <= x <= 90
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lng
number

Point longitude (with lat).

Required range: -180 <= x <= 180
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radius_miles
number

Search radius in miles around the point or around the centre of the property_id parcel, 0.25 to 20 (default 2). Not allowed with bbox.

Required range: 0.25 <= x <= 20
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bbox
string

Viewport as west,south,east,north (WGS84 degrees). West must be less than east, south less than north, and the diagonal at most 40 mi. It must intersect a loaded market's coverage bbox (422 outside_coverage otherwise). It can carry lat + lng (without radius_miles) as the reference point for distances and sort=distance.

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property_id
string

Parcel geometry: search around the centre of that parcel, with radius_miles. Not allowed with lat, lng or bbox.

Pattern: ^prop_[0-9a-f]{32}$
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zip
string[]

Place geometry: the parcels of these 5-digit ZIP codes, as a comma list or a repeated key, up to 50. On the deal and investor routes the Free and Starter plans take exactly one ZIP, and more is 403 plan_limit. You can add lat + lng as the reference point for distances. Not with radius_miles, bbox, property_id or city. A ZIP that no parcel of a loaded market carries is 422 outside_coverage (zips_unknown in the body).

Required array length: 1 - 50 elements
Pattern: ^\d{5}$
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city
string

Place geometry: the parcels whose postal city is this one, as the county records it ("Scottsdale"). Case does not matter: the API compares the value folded upper case. Never the short-term rental jurisdiction (meta.coverage[].str.jurisdictions[]). You can add lat + lng as the reference point, but not radius_miles, bbox, property_id or zip. On the deal and investor routes of the Free and Starter plans a city-wide search is 403 plan_limit. A city that no parcel of a loaded market carries is 422 outside_coverage.

Required string length: 1 - 100
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subject_asking_price
integer

The contract or asking price of the subject deal, whole dollars, for example 250000. Send it only when the deal has an asking price. It feeds the price_fit factor and never filters deals.

Required range: 1 <= x <= 9007199254740991
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subject_arv
integer

After-repair value of the subject, whole dollars, for example 560000. Send it only when it is known and above 0. Without an asking price it drives price_fit through the buy-to-resale ratio of the investor, or else the ratio of the metro (meta.coverage[].metro_buy_to_resale_ratio). It also enables the resale_fit reason (weight 0 by default).

Required range: 1 <= x <= 9007199254740991
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subject_condition
enum<string>

Condition of the subject property, the Investorlift enum. TURN_KEY: move-in ready, where landlords and iBuyers fit best. LIGHT_REHAB: cosmetic work, for flippers and landlords. MAJOR_REHAB and FULL_GUT: heavy work, flippers first and builders next. TEAR_DOWN: a lot, builders first. It drives the strategy factor: if you omit it, the API drops that factor.

Available options:
TURN_KEY,
LIGHT_REHAB,
MAJOR_REHAB,
FULL_GUT,
TEAR_DOWN
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subject_segment
enum<string>

Segment of the subject property: SFR, CONDO_TH (condo or townhouse) or OTHER. OTHER is a mixed bucket: manufactured, multi-family, land and commercial. The subject segment drives the segment factor, the share of the deals of the investor in this segment. It defaults from the parcel when the geometry is property_id. Otherwise omit it and the API drops the factor. Investorlift mapping: single_family maps to SFR, condo and townhouse map to CONDO_TH, and everything else maps to OTHER.

Available options:
SFR,
CONDO_TH,
OTHER
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subject_beds
integer

Bedrooms of the subject, for example 3. It defaults from the parcel when the geometry is property_id. The API accepts and echoes it for forward compatibility and does not score it in this version.

Required range: 0 <= x <= 50
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subject_sqft
integer

Living area of the subject in square feet, for example 1650. It defaults from the parcel when the geometry is property_id. The API accepts and echoes it for forward compatibility and does not score it in this version.

Required range: 1 <= x <= 9007199254740991
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w_proximity
number

Weight of the proximity factor, 0 to 1 (default 0.3). Proximity: how many separate purchase days they had near the subject and how close.

Required range: 0 <= x <= 1
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w_recency
number

Weight of the recency factor, 0 to 1 (default 0.25). Recency: how close to the deed data end (meta.coverage[].data_end) they last bought, and how often they buy.

Required range: 0 <= x <= 1
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w_price_fit
number

Weight of the price_fit factor, 0 to 1 (default 0.2). Price fit: if the subject price sits inside what they usually pay. Needs subject_asking_price or subject_arv.

Required range: 0 <= x <= 1
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w_strategy
number

Weight of the strategy factor, 0 to 1 (default 0.1). Strategy: if their kinds suit the subject condition. Needs subject_condition.

Required range: 0 <= x <= 1
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w_segment
number

Weight of the segment factor, 0 to 1 (default 0.05). Segment: the share of their deals in the subject segment. Needs subject_segment or property_id.

Required range: 0 <= x <= 1
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w_wholesale_buyer
number

Weight of the wholesale_buyer factor, 0 to 1 (default 0.1). Wholesale buyer: how many documented wholesale purchases they made in the 5 years ending on the deed data end (meta.coverage[].data_end).

Required range: 0 <= x <= 1
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w_resale_fit
number

Weight of the resale_fit factor, 0 to 1 (default 0). Resale fit: the subject ARV against their median flip resale. Needs subject_arv. The default is 0, so the API shows the reason without moving the score.

Required range: 0 <= x <= 1
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w_activity
number

Weight of the activity signal, 0 to 1 (default 0: off), not part of reasons[] or meta.weights. The API multiplies the score by the probability that the operator buys in the 180 days after the data end (buyer_signal.activity_p_180), raised to this power. A power of 1 ranks by expected purchases, 0.5 softens the effect, and 0 leaves the ranking as it is. Any change starts a new ranking and invalidates the cursor, and the activity_multiplier of the row shows what the signal did. An investor with no probability, a dormant operator or one with no signal row, scores as 0.034, the measured dormant re-activation rate. In the Phoenix measurement 3.4% of dormant operators bought again within 180 days.

Required range: 0 <= x <= 1
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include_unregistered
enum<string>

Add summary.unregistered[]: the id-less buyers inside the geometry, households and unclassified names that bought here. The API scores them on proximity and recency only. A lead list, not a ranking: most have one deal.

Available options:
true,
false
​
include_excluded
enum<string>

With include_unregistered=true, also list the excluded buyers: custodian trusts, relocation companies, auction houses and ambiguous surnames. Default false.

Available options:
true,
false
​
limit
integer
default:100

Page size, 1-200 (default 100).

Required range: 1 <= x <= 200
​
cursor
string

Opaque cursor from page.next_cursor of the previous page. A change of query, sort, weights or data version invalidates it (400 invalid_cursor). Then restart from page 1.

Required string length: 1 - 4096

Response

Ranked buyers, best first, with reasons; summary for the whole area; meta.weights and meta.reference_point.

Ranked buyers, best first, with reasons; summary for the whole area; meta.weights and meta.reference_point.

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data
object[]
required

The rows of this page.

​
page
object
required

Pagination: the page size, the rows returned and the cursor for the next page. Paged lists carry no total. The summary block does.

​
meta
object
required

Response metadata: when the API produced it, which markets it covers, and how fresh they are.

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summary
object
required

Counts for the whole geometry, not only the page, plus the unregistered tail when you ask for it.