Pre-launch · Houston live, Sunbelt expanding
The bad debt data
the OM doesn’t show you.
Operator-level multifamily eviction analytics for underwriters. Aggregated court-filing data across major U.S. multifamily markets — surfaces filing patterns, judgment outcomes, and operator concentration that don’t appear in offering memoranda.
What’s inside
Investor-grade analytics, sourced and citable. Neutral data — you form the conclusion.
Operator-level signal
Filing concentration rolled up to the parent operator, not the shell LLC. Verified attributions against published portfolios — no inferred matches.
Aggregated, not raw
Property, operator, submarket, metro. No tenant-identifiable records. No row-level case data. Designed for underwriting, not screening.
Source-cited
Every number traces to a named county court record system. Cite-ready for committee memos and broker conversations.
Harris County, TX · Nov 2025 – May 2026
The current market view.
- Bad debt confirmed
- $36.5M
- Filings tracked
- 36,473
- Properties identified
- 11,178
- Operators verified
- 14
Court-awarded judgment dollars on plaintiff wins across the window — the actual unpaid rent operators have collected judgments for.
Eviction filings ingested across all Harris County JoP courts in the window.
Distinct multifamily properties named as defendants’ rental addresses (unit suffixes normalized).
Parent operators whose property or brand attribution has been cross-checked against published portfolios.
Top operators by court-confirmed bad debt
| Rank | Operator | Bad debt | Filings | Properties | Pl. judgment rate |
|---|---|---|---|---|---|
| 01 | Camillo Companies | $597K | 461 | 371 | 32.5% |
| 02 | Ashford Communities | $337K | 324 | 32 | 38.9% |
| 03 | Camden Property Trust | $335K | 234 | 32 | 35.0% |
| 04 | Indio Management | $173K | 356 | 16 | 34.0% |
| 05 | Summit Property Management | $172K | 173 | 31 | 30.1% |
| 06 | Fairfield Residential | $166K | 163 | 41 | 40.5% |
| 07 | Greenline Apartment Management | $133K | 215 | 5 | 34.9% |
| 08 | Progress Residential | $129K | 143 | 113 | 16.8% |
Source: Harris County Justice of the Peace Courts public records. Bad debt = sum of court-awarded judgment amounts on plaintiff wins (judgment_plaintiff + default_judgment dispositions). Excludes filings without a recorded amount, so figures are a defensible lower bound. Only operators whose property or brand attribution has been verified against published portfolios are named here; unattributed brand clusters are excluded.
Sample operator view · Pro tier
Operator
Camden Property Trust
- Bad debt confirmed
- $334,521
- Filings (Nov 2025 – May 2026)
- 234
- Properties tracked
- 32
- Pl. judgment rate
- 35.0%
Pro subscribers also see month-over-month trend deltas, filings broken out by property, submarket benchmarking against other Class B/C operators in the metro, and an exportable aggregated report.
Source: Harris County Justice of the Peace Courts public records.
Coverage
Houston live. Sunbelt rolling on, quarter by quarter.
- Live
Houston
Harris County, TX
- Next
Tampa
Hillsborough County, FL
- In licensing
Phoenix
Maricopa County, AZ
- Planned
Atlanta · Charlotte · Jacksonville · Indianapolis · Cincinnati
Sunbelt expansion
New metros require a verified public records pipeline plus operator-attribution verification before the data goes into the product. We add roughly one metro per quarter once the playbook is established.
Built for
The investor evaluating the property — not the landlord evaluating the tenant.
- —Multifamily syndicators
- —Asset managers
- —Brokers covering multifamily transactions
- —Lenders & credit analysts
- —Fund analysts and LP diligence teams
What’s in each tier
Four tiers. Aggregated outputs only.
Solo
$49/month
Independent underwriters and consultants
- +1 metro of your choice
- +Read-only dashboard
- +Operator-level filing concentration
- +Property-level breakdowns
- +Source citations on every metric
Standard
$99/month
Single-fund operators · brokers covering 1–2 markets
Everything in Solo, plus:
- +Up to 2 metros
- +Property search
- +Operator profile pages
- +Verified-attribution detail
Pro
Recommended$249/month
Multi-market syndicators · lenders · fund analysts
Everything in Standard, plus:
- +All metros (Sunbelt expanding quarterly)
- +Monthly trend alerts (operator MoM deltas)
- +Exportable aggregated reports
- +Submarket benchmarking
Team
$499/month
Brokerage teams · multi-asset managers · fund platforms
Everything in Pro, plus:
- +Up to 5 seats
- +API access (aggregated endpoints)
- +White-label aggregated reports
- +Priority support
Exports and API responses return aggregated analytics only — operator summaries, submarket trend rollups, property-level breakdowns. Never raw case records, never tenant-identifiable information.
FAQ
What underwriters and analysts ask first.
- What counts as “bad debt” in your numbers?
- Bad debt = the dollar amount of court-awarded judgments on plaintiff wins (judgment_plaintiff and default_judgment dispositions). It is the unpaid rent that operators have already obtained a court judgment for. We exclude filings without a recorded judgment amount, so reported figures are a defensible lower bound on the actual bad debt exposure in the market.
- Where does the data come from?
- Public county court records. Houston pulls from the Harris County Justice of the Peace Courts public extract service; additional markets (Tampa, Phoenix, etc.) layer in via each county’s public records pipeline. Every metric on this page and inside the product carries a source citation back to the originating county.
- Is this a tenant screening service?
- No. BadDebt is investor-side analytics. We do not provide tenant background checks, consumer reports, or any FCRA-regulated decisioning. Subscribers see aggregated property-, operator-, and submarket-level views — never tenant-identifiable information.
- How are operators attributed to properties?
- Court filings name shell LLCs (e.g. RISE CAMELBACK LLC), not the parent. We extract the brand prefix, then verify it against the operator’s own publicly-disclosed portfolio (AUM page, investor materials, SEC filings) before associating filings with a named operator. Unverified brand clusters stay anonymous in the product.
- Why only aggregated data — why no raw case exports?
- Two reasons. First, court data licensing terms in many counties prohibit re-distribution of party-identifiable records. Second, aggregated outputs are what underwriters actually need to price a deal — operator concentration, judgment outcomes, MoM trends. Raw records are noise to that workflow.
- How fresh is the data?
- Houston refreshes weekly. Other markets vary by source — monthly bulk drops for Hillsborough and Maricopa, near-real-time for the Phoenix City supplement. Each metric carries the as-of window.
- When does the product launch?
- We’re in pre-launch with the Houston dataset live and one verified-operator ranking already shipped. The first paid tier opens to waitlist members. Pricing on this page is the at-launch pricing.
Waitlist
Get the launch invite and the first metro drop.
We’re onboarding underwriters and analysts ahead of the public launch. Drop your email and we’ll send the Houston dataset preview plus the launch invite.