How to Confirm Vacant Properties With Simple Drive-By Checks
This expanded guide shows you step-by-step how to use postal records and in-field observation to locate, verify, and convert vacant properties into deals.
Zach Fitch
Tennessee
, Goliath Teammate
Vacant properties are one of the best lead sources in real estate investing.
They often represent tired owners, unpaid taxes, or deferred maintenance, perfect entry points for motivated seller conversations.
Two of the most effective ways to identify them are USPS vacancy data and old-school drive-by checks. Used together, they create a reliable pipeline of off-market opportunities.
This expanded guide shows you step-by-step how to use postal records and in-field observation to locate, verify, and convert vacant properties into deals.
We’ll cover advanced tactics, outreach scripts, layered data strategies, and case studies so you can turn vacancies into a consistent acquisition pipeline.
Why Vacant Properties Are High-Value Leads
Owner Costs Stack Up: Mortgage, taxes, utilities, and insurance pile up even when no one lives there.
Deferred Maintenance: Vacant homes quickly deteriorate, making repairs costly.
Code Violations: Empty properties often rack up fines, pressuring owners to sell.
High Motivation: Many owners don’t want the hassle of managing a vacant property.
Low Competition: Most investors chase foreclosures or MLS, ignoring vacancy leads.
Probate & Inheritance: Vacant homes often indicate probate or family disputes.
Vacancy is a signal of neglect, which often overlaps with other motivators like financial distress, tax delinquency, or inherited ownership.
Step 1: Use USPS Data to Identify Vacancies
The U.S. Postal Service maintains a “vacancy indicator” for every address based on mail delivery status. If mail is undeliverable for 90+ days, it gets marked vacant.
How to Access USPS Vacancy Data:
NCOA (National Change of Address): Vendors licensed with USPS can flag vacancies during data cleaning.
Vacancy Lists: Buy lists from data providers that tap USPS vacancy updates.
Direct Partnerships: Work with mail houses or skip trace providers that have USPS feed integration.
Benefits of USPS Data:
Updated regularly (monthly or quarterly, depending on provider).
Objective data source, no guessing if someone lives there.
Pro tip: Combine USPS vacancy with tax delinquency, probate, or eviction data for stronger signals of distress.
Step 2: Drive-By Checks (Old-School, Still Works)
Driving for dollars is still one of the most accurate ways to find vacant homes.
Signs of Vacancy to Look For:
Overgrown grass, weeds, or unshoveled snow.
Boarded windows or broken glass.
Piled-up mail or newspapers.
No curtains, empty rooms visible.
No cars in the driveway for extended periods.
Code enforcement or utility shutoff notices taped to the door.
Faded paint, roof damage, or missing siding.
Tools to Use:
Driving for Dollars apps (PropStream, DealMachine, BatchLeads) to log and skip-trace addresses instantly.
GPS mapping or Google My Maps to mark leads and export into CRM.
Phone camera for documentation (before/after shots for tracking).
Why it works: In-person signs often show distress before official data does.
Step 3: Verify Vacancies Quickly
Before contacting the owner, confirm the property is truly vacant.
Ways to verify:
Cross-check USPS vacancy flag.
Look up utility shutoffs or liens at county records.
Knock on neighbor doors: “Hey, do you know if anyone’s living there?”
Use skip tracing to check if the mailing address differs from the property address.
Search permit history: vacant homes may have stopped permit activity years ago.
Step 4: Contacting the Owner
Owners of vacant homes can be harder to reach. You’ll need multiple contact methods.
Outreach Methods:
Direct mail: Send to the tax mailing address (often different from the vacant property).
Skip tracing: Get phone and email for absentee owners.
Neighbors: Sometimes neighbors will connect you with the owner.
Social Media: Search owner name on Facebook/LinkedIn to reach out.
Mail Script Example:
Hi [Owner],
I noticed you own the property at [Address], which seems to be sitting empty. I purchase houses as-is, and I’d love to make you a fair cash offer. You don’t need to fix or clean anything, and we can close quickly. If you’d like to explore options, please give me a call at [Phone].
Sincerely,
[Your Name]
Phone Script Example:
“Hi [Name], I’m calling about your property at [Address]. It looks like it’s sitting vacant, are you open to selling it as-is for cash? I can make the process fast and stress-free.”
Door Knock Script:
If neighbors or heirs are present:
“Hi, I’m [Name]. I buy houses as-is for cash and noticed this property has been vacant. If you’re the owner, or know how I can reach them, I’d love to help with a quick sale option.”
Step 5: Structuring the Deal
Vacant properties can come with unique challenges:
Title Issues: Verify ownership early, vacant homes often pass through multiple heirs.
Deferred Maintenance: Budget extra for rehab, vacancies usually hide costly damage.
Lien Pressure: Many are behind on taxes or have fines that need clearing.
But these challenges create leverage in negotiation:
Owners are relieved to get rid of a headache.
You can negotiate significant discounts for as-is conditions.
Pro tip: Offer to handle liens or clear code violations as part of the deal, this is often worth more to sellers than a higher price.
Advanced Tactics: Maximizing Vacancy Leads
Layer Data: Combine USPS vacancy with probate, eviction, and tax delinquent lists to find high-priority sellers.
Automate Alerts: Use CRM triggers so that when USPS flags a new vacancy, it drops into your acquisitions pipeline.
Direct Mail Sequencing: Send three pieces: Intro letter → Postcard → Final reminder.
Neighbor Referrals: Knock or mail adjacent homes: “We’re trying to reach the owner of [vacant address]. If you know them, please have them call us.”
Skip Trace Heirs: Many vacant homes are inherited. Probate + vacancy = top motivation.
Case Study Examples
Case 1: USPS Data + Mailer
Investor “S” pulled USPS vacancy data and mailed 300 owners. One responded within 7 days, an absentee owner 200 miles away. The property had been vacant 2 years, with tax liens building. Purchase price: $45K. Rehab: $25K. ARV: $120K. Net: $35K profit.
Case 2: Drive-By + Neighbor Intel
Investor “K” spotted a boarded-up house with code violation stickers. Neighbors confirmed the owner had moved out 6 months ago. Skip tracing led to the owner’s brother, who connected him directly. Closed in 30 days for $60K and wholesaled for $15K profit.
Myth vs. Reality: Vacancy Leads
Myth | Reality | Fix |
Vacant means abandoned forever | Many owners just can’t manage repairs or distance | Verify and reach out respectfully |
Data lists are enough | Data misses new vacancies | Combine with drive-bys |
Vacancies aren’t motivated | Carrying costs motivate faster sales | Emphasize speed and relief |
Hard to reach owners | Skip tracing + neighbors unlocks access | Layer outreach methods |
All vacancies are junk | Many have equity and solid structures | Inspect and verify condition |
Checklist: Finding Vacant Properties with USPS + Drive-Bys
Acquire USPS vacancy data or list.
Plan weekly drive-by routes.
Log signs of vacancy using app or map.
Verify using USPS flag + public records.
Skip trace absentee owners.
Send mailers to tax mailing address.
Call or email leads for faster connection.
Knock on neighbor doors for intel.
Negotiate cash offers with as-is terms.
Track conversion metrics in CRM.
Conclusion: The USPS + Drive-By Advantage
Vacant properties are a core channel for off-market deal flow. USPS vacancy indicators give you the data backbone, while drive-bys provide real-world confirmation. Together, they create a high-probability pipeline of motivated sellers. Layer in advanced tactics like probate and tax delinquency overlays, neighbor outreach, and automated CRM triggers, and you’ll unlock a consistent source of discounted real estate.
Approach respectfully, focus on speed and convenience, and you’ll stand out in a niche that most competitors still overlook.
