Evidence first. Every number traceable.
Threshold turns official US open data into a one-pin site appraisal, so the people making the biggest decision in any project, what to pay for the land, can make it on evidence rather than instinct. Threshold US is live now, and you can start a 7-day free trial below.
Who we are
Threshold is built and run by James Hayes Consulting. It is founder-led and independent: no data resellers, no advertising, no selling of user information. The product exists because appraising sites the traditional way is slow and expensive, and because the public data to do it properly already exists, it just needed joining together and putting on a map.
What Threshold does
- Threshold for Land: residential new-construction site screening. Drop a pin and get comparables, a $/sq ft ground-pricing map, price estimates by home type, local sales rates, and a residual maximum land bid. Live in seven states, with more states following.
- Threshold Senior Housing: nursing home and senior living feasibility. The 85+ demand in a catchment, every competing Medicare and Medicaid certified nursing home and its rating, the bed-supply gap against the national rate, demand growth toward 2040, and the land bid a senior housing project supports. National, all 50 states.
- Official open data only: we build entirely on named, public, documented sources, and we publish the method openly so any figure can be traced back to where it came from.
Where every number comes from
Threshold uses only named, official, publicly documented sources, all open:
- State and county property records (assessor tax rolls & CAMA)
- Each state we cover is built from its own official records, published free: the Florida Dept. of Revenue tax rolls (all 67 counties), Maryland SDAT parcel data, MassGIS Level 3 standardized assessor data, the Connecticut statewide CAMA and parcel layer, and county assessor CAMA in North Carolina and Colorado. Every source carries sale price, sale date, building square footage and year built, so the price and building evidence behind Land comes from one official record with no separate join.
- FHFA House Price Index
- Used to index historic sales to today's market, so older evidence is compared honestly.
- CMS Care Compare / Provider Information
- Every Medicare and Medicaid certified nursing home in the US, with beds, 5-star rating, ownership, and location: about 15,000 facilities and roughly 1.2 million certified beds nationally, published by the Centers for Medicare & Medicaid Services.
- US Census Bureau American Community Survey
- Small-area population by age. The US population aged 85+ is roughly 6.7 million today and is projected to roughly double by 2040, which is the demand backdrop for Senior Housing.
How we work
- Only official open data, never scraped. Every input is a named, public, documented government source. We do not scrape sites or buy repackaged data.
- Every figure is sourced and attributed. Each headline number sits on the underlying evidence and points back to the source it came from, so you can check it.
- Estimates for screening, not appraisals. Threshold produces statistical estimates to sharpen site screening. It is not a formal appraisal and is not investment advice.
- Honest about coverage. Land is live in seven states, statewide where a clean roll is freely published and county by county where it is not, and we say plainly which is which before you subscribe. More states follow. Senior Housing is national for certified nursing homes; assisted living is state-licensed and added market by market.
Start free
Threshold US is live now: residential land in Florida, Maryland, Massachusetts, Connecticut, New York, North Carolina and Colorado, senior housing nationally. Start a 7-day free trial with no card, or subscribe.
Contact
The fastest way to reach us is the free-trial form above. You can also reach the team through the UK site. Sales, support, data questions and press all land with a person, not a ticket queue.