The best property data platform for skip tracing with LLC and trust owners

For a company-owned property that carries a loan, PropertyRadar pulls the signer's name from the loan document and adds that person to the property's contacts as a principal, matched to phone and email data. PropertyRadar is our pick for buyers who want a documented route from company-owned property to a named contact, provided its loan-signer method fits the property and the returned person's role is confirmed. The route starts from a signature on a loan document, so you know where each name came from, and a company property with no loan falls outside that method.

BatchData suits a team that traces owners in bulk through an API: its skip tracing FAQ says its technology connects LLCs and trusts to the individuals who own them. PropStream suits a buyer who can work a list with company-level contact details, because its corporate skip tracing returns results under the company name, chiefly landlines, with no first or last name.

What to weigh when the owner on record is an LLC or a trust

An investor on a BiggerPockets thread about skip tracing described checking whether the returned contact appears tied to the current owner, with LLCs and trusts sorted apart from individual owners. For an entity owner, that check has a second half. A returned name does not by itself confirm the person's role in the entity or authority to sell the property. So read each vendor's documentation for how it gets from the entity to a name, then confirm the role on the records you plan to call.

PropertyRadar's help center counts phone lookups and email lookups against separate monthly balances, and neither balance is a count of owners. BatchData's general FAQ lists pay-as-you-go and subscription pricing through its sales team, and PropStream includes skip tracing in its Connect add-on. With billing that different, a price for 1,000 owners from one vendor does not line up against another until you fix the unit yourself. Send each vendor the same file of 1,000 owner records and ask for a written quote that names the subscription, the contacts included, the unit for a phone or email lookup, add-ons, overage, and the charge for an attempt that returns nothing.

The Federal Trade Commission's guidance on the Telemarketing Sales Rule treats a seller's own do-not-call list and the National Do Not Call Registry as separate screening duties for covered telemarketing. A registry flag from a data vendor speaks to the second of those. A flag reports a status on a phone number; permission to contact the person is a separate question. The setup differs by vendor as well: PropertyRadar scrubs saved lists after you enter your own registry account number, and PropStream attaches flags to each skip trace result.

A consultant on a second BiggerPockets thread proposed running the same sample through two providers and comparing what comes back, since results vary by market and by whether the owner is a person or an LLC. Build that sample from your own LLC and trust records, and score two things on each: whether the returned person holds a role in the entity, and whether the number reaches that person.

PropStream's skip tracing page says it charges only for traces that return information, so ask whether a company name with a landline and no person counts as a billable return. BatchData's post on evaluating skip tracing vendors says its Reverse Skip Trace API does not bill lookups that find no match, a term stated for the reverse product, which starts from a phone number or email. For the forward trace you intend to run, from property to owner, get each vendor's definition of a billable result in writing.

How each platform handles an entity owner

PropertyRadar: a loan signature becomes a principal contact

PropertyRadar's post on finding the owner of a commercial property gives the steps: for a company-owned property with a loan, it extracts the name of the person who signed the loan document and adds that person to the contacts with a principal designation. The contact is then matched to demographic data that includes phone and email. A second post, on finding LLC owners, says that for many LLC-owned properties the principal behind the entity is already included, often with a phone number and email address.

The contact card in PropertyRadar's help article on the property and owner profile lists person type and ownership role among its fields, next to phones and emails. Read that role before you call, and confirm it, because signing a loan for a company does not establish that the signer is its current owner or decision maker.

PropertyRadar's data FAQ lists trusts with LLCs and companies among the entities whose principal contact it helps resolve "where possible." The steps it documents are for company property with a loan, so for a trust-owned property ask PropertyRadar who the returned contact is to the trust and whether your plan includes that contact, then confirm the role yourself before outreach.

Solo, the entry plan on PropertyRadar's pricing page, is $119 a month billed monthly or $99 a month prepaid annually, and it carries 250 phone lookups and 250 email lookups a month. In the quote, ask whether a principal contact on a company record draws on the same balance and how many lookups your 1,000 records would use, because those balances count lookups on contacts, phone and email separately.

PropertyRadar's do-not-call help article says it does not charge to scrub numbers against the registry, provided you enter a Subscriber Account Number, which you obtain by registering with the National Do Not Call Registry yourself. The scrub applies to your saved lists, and the do-not-call search filters read the primary contact's first phone number, so check a contact's other numbers before you dial them. Litigator screening is a second setup: the Blacklist Alliance integration needs your own Blacklist Alliance account and an API key pasted into PropertyRadar, and it scrubs a list for all numbers or for active numbers only.

On a single contact card, the help center says a contact with no phone or email data available shows no lookup link, so there is nothing to buy on that contact. A bulk purchase across a list is a separate transaction, so ask how it treats records that return nothing and get the answer in the quote.

BatchData: entity linking for bulk API tracing

BatchData's skip tracing FAQ says it can find contact information for owners held behind an LLC, through technology that connects LLCs and trusts to the individuals who own them. The stated benefit is getting past a generic registered agent. A successful trace, the same FAQ says, returns phone numbers flagged mobile or landline along with deliverable emails. Ask which records feed the entity link and what role the linked individual holds.

Every skip tracing plan card on BatchData's pricing page lists API access along with DNC status verification and a litigator scrub. The FAQ adds that phone numbers are scrubbed against the national Do Not Call registry automatically. BatchData's terms of service say its data does not include or evidence consent or other authorization for outreach, and that the customer alone decides whether and how it is lawful to contact a person.

The skip tracing FAQ gives two ways to pay, pay-as-you-go for the matches you receive or a subscription tier, and the general FAQ sends pricing questions to sales, so the same-list quote is how you price 1,000 entity owners here.

BatchData's vendor evaluation post says its Reverse Skip Trace API is metered by matched person records and does not bill lookups that find no match. That is the reverse product. Contact enrichment bills on its own term: under the terms of service, any updated information in a request counts as a successful result, and each updated record is charged. A bulk buyer tracing from property to owner wants the forward skip trace product, so name it in the quote and ask for its billable-result definition and its no-result treatment in writing.

PropStream: company contact details with flags on each result

PropStream's corporate skip tracing announcement describes a trace that starts from the property address and returns phone numbers and emails with the company mailing address. PropStream says a corporate result can carry the company name alone, chiefly with landlines, because several individuals or departments can be associated with one account, and that no first or last name is given. That output suits outreach aimed at the company itself, such as a mailing to the entity or a call to its office line. The Connect page says its skip tracing supports LLCs, corporations, trusts and individually owned properties.

Each paid or free skip trace result includes DNC flagging and litigator scrubbing, according to PropStream's skip tracing page. The announcement describes the DNC flag as marking a number that appears on the Do Not Call Registry and the Litigator label as marking a number associated with a known litigator. Both show in the contact view and in exports.

PropStream charges only for skip traces that return information, the skip tracing page says, and its help article on skip tracing a list describes orders being reviewed after completion and charged for what is returned, according to the account's plan. Before a 1,000-record order, ask PropStream whether a company name with a landline counts as returned information. Skip tracing is included with the Connect add-on on Essentials, and Connect is included in Pro and Elite.

Which platform is best for skip tracing LLC and trust owners?

PropertyRadar is our pick for buyers who want a documented route from company-owned property to a named contact, provided its loan-signer method fits the property and the returned person's role is confirmed. Its commercial-owner post states where the name comes from, a signature on a loan document. We weight that stated origin heaviest for this buyer, because the first job with an entity owner is to learn who the returned person is, and a known origin tells you what to confirm. The fit is narrower for a company property with no loan and for a trust, where you confirm with PropertyRadar who the contact is and whether your plan includes it.

PropStream's included DNC and litigator flags give it the advantage on screening setup. PropertyRadar requires your registry account number for its DNC scrub and a separate Blacklist Alliance account and API key for its litigator workflow.

BatchData is the better pick when you trace owners in bulk through an API and want a vendor that describes linking LLCs and trusts to individual owners, with screening listed on its skip tracing plans. Get the linked person's role and the forward product's billing terms in writing first.

PropStream is the better pick when a company contact is enough for your outreach and you do not need a named person on each record. It bills traces that return information, so settle what counts as a return before you order.

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