Blinka Road / Waller
From a SQL query to a subdivision investment.
- Location
- Waller County, Texas
- Property
- 10.5 acres
- Participation
- Sourced and led by Alexander Vitenas with an investment partner
- Outcome
- Subdivided into four smaller parcels and sold
- Investment period
- Approximately four months, acquisition through final parcel sale
Finding the opportunity
Alexander built a web scraper that collected foreclosure opportunities and inserted the resulting information into a SQL database.
He then wrote a one-off query to filter the opportunity set. Blinka Road surfaced because of the combination of its apparent pricing spread and land area.
The result was a signal to investigate, rather than a completed investment conclusion.
Developing the thesis
Further research revealed significant road frontage.
That characteristic made the approximately 10-acre property attractive as a potential subdivision. The thesis developed from the relationship between the purchase opportunity, the land’s configuration, and the possibility of selling smaller parcels.
Negotiation and closing
Alexander contacted the owner directly, negotiated the acquisition, prepared the purchase agreement, and brought the transaction to title.
He and his investment partner arranged a private loan for approximately 80% of the purchase price. They obtained a postponement of the scheduled foreclosure auction, allowing time to document the financing and close through title.
The transaction also required working through an existing judgment and delinquent property taxes.
Physical execution and parcel sales
After acquisition, the work moved to the property itself.
Several old structures were demolished, the site was cleaned up, and a plat-exemption and subdivision strategy was carried out. A photographer and real estate agent were engaged to market the resulting parcels.
All four smaller parcels were sold. Approximately four months elapsed between the original acquisition and the final parcel sale.
Groundwork for Deal Studio
Blinka is an early example of the investment process that, over years, developed into Deal Studio.
The scraper, SQL dataset, and analytical query were already part of how Alexander invested. They helped identify the opportunity and direct further research.
At that stage, much of the tooling and analysis was bespoke. The later need to accumulate research, reasoning, contacts, decisions, and transaction history helped motivate the named Deal Studio application.