Off-Market Vs On-Market Properties?
So what % of overall sales would you say are On Market (as in on theMLS or Co-Star) vs Off-Market? I started a job as an analyst a little over 3 months ago. I'm getting to the point where I am reaching every apartment property in my local area that is on the MLS over 25 units. (only a little over 200 at a time) Eventually I will do the same with the larger properties on Co-Star but the total number of properties there is even more finite that what you find on theMLS. (Southern California area btw)

But now I'm wondering; what % of actual over-all active sales am I getting through these website compared to stuff not on theMLS or Co-Star? How much of the overall picture am I seeing with just all the stuff on theMLS or Co-star? And what are the best ways or best places  to get info about as many of those active sales not on theMLS or Co-Star?

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Is the best way just to get myself on the email list of every broker in town, or as many as humanely possible, if I want be aware of every active sale of every MF commercial building "on" and "off" market? Or what 

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[{"id": "egs3c14", "text": "For a total catch-all approach you probably need to spend a great deal of time on your county assessor\u2019s GIS page. This will only work for a localized area, and you will likely have to check back semi-frequently, but if your search is defined enough (such as only these multi-family buildings of this size in this area) you should be able to do a monthly check. I can\u2019t think of any other place where you could ensure you\u2019ve absolutely not missed a property transfer. A drawback is there is usually a delay (varies by county) in the sales showing up.", "replies": [{"id": "egwy3ih", "text": "Thank you; however would this catch off market active sales? It sounds like something that would be more geared towards past sales. I don't need data for every past sale. I just need enough past sales data to make a reliable valuation. \n\nMy real goal is really to be able and sit back and say, \"I know all the best ACTIVE sales on the market at this point in time.\" But to do that I need to be aware all on market sales, that part is easy, hard part is catching as many of the more elusive 'off market'  active sales as possible ", "replies": [{"id": "eh3tbdr", "text": "Ah, didn\u2019t realize you were trying to build a present-time \u201cactive\u201d database. Given off-market sales (especially high dollar MF trades) often come with a high degree of confidentiality, I\u2019m not entirely sure how you could do so.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}]