LightBox

What LightBox does

LightBox is a property and location intelligence company serving the commercial real estate (CRE) sector, assembling through acquisition a connected platform that unifies nationwide parcel, building, address, ownership, zoning, transaction, and environmental data with proprietary workflow software and a CRE transaction marketplace. Its core technology is a cloud-based data and analytics stack that aggregates information from 50,000+ sources covering 3,000+ US counties and 100% of US parcels, addresses, building footprints, and assessments, linked together by the proprietary LightBox ID, and delivered through APIs, bulk data feeds (SmartFabric), Snowflake, ArcGIS Feature Service, LightBox Vision, and the new LightBox Live environment. The product portfolio includes flagship franchises such as EDR (environmental due diligence, including the 1.3M+ Sanborn Fire Insurance Map collection), PZR zoning reports, RCM's CRE marketplace, ClientLook CRM, Collateral360 and RIMS for lenders, PARCEL report-writer, LightBox Fundamentals (AI-powered appraisal document extraction), and CanMap/SpatialStream for Canadian data.

The company's revenue model blends recurring subscription and SaaS fees (platforms, data viewers, and environmental data packages such as EDR Basic/Standard/Premium), data licensing and API access (including embedded delivery via Snowflake and ArcGIS), transaction and report fees (PZR zoning reports, EDR Radius Maps, Sanborn reports, city directories, lien/AUL searches), marketplace commissions from RCM, and professional services for custom data engineering and integrations. Pricing is enterprise-quote-based across product lines. LightBox serves five primary verticals — CRE brokers and investors (Newmark, Cushman & Wakefield, Toll Brothers, NAI Capital), environmental professionals, lenders and debt/equity providers (Truist, KeyBank, Synovus, Bank of Hope, Anchor Loans), property appraisers and valuers, and technology/integrators — with secondary exposure to government (including the federal BEAD broadband program with the State of Wyoming), infrastructure (utilities/telecom/energy), insurance and risk, and retail analytics, distributing through direct field sales, inside sales, developer portals, Snowflake, Esri, and the RCM marketplace.

Name

LightBox

Legal name

LightBox Holdings, L.P.

Website

https://lightboxre.com

Company type

Private

Founded year

2018

Operating status

Operating

Headcount range

501–1,000 employees

Short description

LightBox is a property and location intelligence platform for the commercial real estate sector, unifying nationwide parcel, ownership, environmental, and zoning data with workflow software and an CRE transaction marketplace, serving brokers, lenders, appraisers, environmental consultants, and government clients.

Ownership category

akta.pro rank

Headquarters

HQ city

New York

HQ country

United States

HQ region

North America

Offices4 records

Markets served

GTM type

B2B

Offering type

Software

Cost components

Technology or R&D, Personnel, Infrastructure, Operations, Marketing or Sales, Others

Revenue model

1. Subscription / SaaS Platform Fees: LightBox generates recurring subscription revenue from its platform products including LightBox Vision, LightBox Live, EDR data packages, Collateral360, RIMS, ClientLook, and PZR reports. Customers pay subscription fees for access to platforms, data viewers, and workflow tools with varying tiers and packages (Basic, Standard, Premium, Premium 1980). Revenue is recurring in nature with annual/monthly billing cycles and dedicated account representatives.
2. Data Licensing and API Access: LightBox licenses property and location intelligence data via APIs, bulk data delivery (SmartFabric), Snowflake integration, and ArcGIS Feature Service. Enterprise customers and technology partners (e.g., Zillow, JLL) pay for data access and integration into proprietary systems. Also available via developer portal with free trial and sandbox environments.
3. Report and Transaction Fees: LightBox generates transaction-based revenue from ordering specific reports including PZR zoning reports, EDR Radius Maps, Sanborn Map reports, aerial photographs, lien and AUL searches, and NEPASearch reports. Prices vary by report type and package level (full PZR Report, Use Analysis Report, Executive Summary, Title Insurer Packet, Document Acquisition).
4. Marketplace Commission (RCM): Real Capital Markets (RCM), LightBox's commercial real estate marketplace platform, facilitates listings and deal-making between brokers and investors. Revenue is derived from transaction fees associated with CRE sales facilitated through the platform, with over half of all US commercial real estate sales processed through RCM.
5. Professional Services: LightBox Digital Solutions team provides professional services including data enrichment, data transformation, custom API development, visualization, and custom web application development. These services support enterprise customers needing bespoke implementations and integrations.

Pricing tiers

Go-to-market motion3 records

Distribution channels8 records

Marketing channels8 records

Core offering

LightBox is a property and location intelligence platform for the commercial real estate industry. It unifies nationwide parcel, building, address, ownership, zoning, environmental and transaction data from over 50,000 sources into connected software products (LightBox Vision, LightBox Live, LightBox APIs, SmartFabric) and via APIs, Snowflake and ArcGIS, while offering specialized workflow tools for environmental due diligence (EDR), zoning compliance (PZR), lending (Collateral360, RIMS, LightBox Fundamentals), CRE brokerage (RCM marketplace, ClientLook), and the Canadian market (CanMap, SpatialStream).

Product overview

LightBox is a property and location intelligence platform offering a comprehensive suite of products organized around several core pillars. The main platform includes LightBox Vision (formerly LandVision) as the flagship mapping and analysis platform, LightBox APIs for programmatic data access, SmartFabric for bulk data delivery, and LightBox Live as the modern environmental due diligence command center. These core products are supported by specialized datasets including Parcel Data, Address Data, Geocoding, Zoning Data, Transaction History, Building Footprints, Assessment Data, LightBox ID (unique identifier), and LightBox True Owner/Corporate Owner for ownership intelligence. For environmental due diligence, LightBox offers the EDR product suite including Radius Map with GEOCHECK, SANBORN Maps, Historical Aerials, PARCEL Report Writer, City Directories, and PZR zoning reports. Capital markets solutions include RCM (Real Capital Markets) marketplace, ClientLook CRM, RCM Deal Center, and RCM Marketplace. Lender solutions include Collateral360, RIMS, LightBox Fundamentals (AI-powered appraisal intelligence), and LightBox Valuation. Canadian market offerings include CanMap and SpatialStream. All products are unified through the LightBox ID system that connects datasets across the platform, with data delivery available via APIs, Snowflake, Feature Service (ESRI), and bulk downloads. The company also provides Professional Services for custom development.

Differentiator

Problem solved

Functional benefit

Brands

• EDR (Environmental Data Resources): Industry's most trusted environmental data source for over 30 years, providing due diligence data for Phase I ESA workflows.
• RCM (Real Capital Markets)
• PZR (Property Zoning Reports)
• ClientLook
• Collateral360
• PARCEL
• SmartFabric
• LightBox Fundamentals
• CanMap

Products and services

• LightBox Vision A cloud-based GIS mapping and analysis platform for commercial real estate that provides nationwide property data with 300+ attributes per property, supporting site selection, ownership analysis, zoning overlays and custom map creation for brokers, investors, lenders and government users.
• LightBox APIs RESTful APIs providing programmatic, cloud-based access to LightBox's 10,000+ property and location intelligence datasets — including property characteristics, zoning, building structures and geocoding — for technology platforms, proptech firms and enterprise data teams.
• SmartFabric (Bulk Data Delivery) Bulk data delivery product providing nationwide property datasets (parcel boundaries, structures, addresses, assessment) connected via the LightBox ID for enterprise customers needing large-scale data integration into proprietary systems.
• LightBox Live Unified CRE platform and modern command center that centralizes property data, research tools, environmental due diligence workflows (EDR data packages, natural hazard screening, city directories), and a dynamic marketplace connecting buyers and providers of CRE services.
• EDR (Environmental Data Resources) Environmental Data Resources — the industry's most trusted environmental database for over 30 years, with 2,000+ databases including Sanborn Maps, historical aerials and regulatory records, supporting Phase I/II ESAs under ASTM E1527-21 and offered in Basic, Standard, Premium and Premium 1980 packages.
• RCM (Real Capital Markets) Industry-leading commercial real estate marketplace and transaction management platform behind more than half of all U.S. CRE sales, providing 84,000+ pre-qualified investors, marketing toolkit, confidential deal rooms and deal execution for brokers marketing investment properties.
• ClientLook All-in-one CRM platform built specifically for commercial real estate professionals, centralizing properties, transactions, broker and investor relationships, deal interactions, follow-ups and long-term relationship management.
• PZR Report (Planning and Zoning Resource) Gold-standard zoning compliance due diligence report for commercial real estate with deep ties to 99% of U.S. municipalities, meeting Fannie Mae DUS and ALTA survey standards, with multiple report types covering zoning endorsements, use analysis, executive summaries and document acquisition.
• Collateral360 Comprehensive collateral management and due diligence platform for CRE lenders, managing appraisal procurement, environmental reports, flood certificates and tax monitoring from a single dashboard.
• RIMS (Real Estate Information Management System) Procurement and workflow management system that connects CRE lenders with vendors, supporting due diligence, compliance and collateral workflows.
• LightBox Fundamentals AI-powered appraisal intelligence platform that transforms static commercial appraisal documents into structured, searchable data delivered in real time via an Excel Add-In, extracting 80+ key fields for lender credit, risk and compliance teams.
• LightBox Valuation End-to-end valuation workflow solution providing property research, appraisal writing and pipeline management for commercial real estate appraisers and valuation professionals.
• CanMap Canadian parcel and address database covering 11.1 million Canadian properties (over 97% national coverage) and 17.6M+ addresses, offering foundational parcel, building, postal code and content layers for the Canadian market.
• SpatialStream Comprehensive suite of web services and APIs delivering Canadian location-based data including SmartParcels, Building Footprints and other CanMap-derived datasets for integrators and enterprise customers.
• LightBox Broadband Location-based data and analytics product supporting broadband expansion efforts to rural and underserved communities, supporting federal BEAD Program initiatives for state and federal government customers.
• LightBox Data via Snowflake LightBox nationwide property data delivered natively within the Snowflake cloud data platform, providing instant data access to Snowflake customers while eliminating ETL workload and reducing storage cost.
• LightBox Feature Service Dynamic data Feature Service delivering LightBox parcel, building, address, assessor and zoning data directly within the ESRI ArcGIS platform, eliminating the need for bulk data uploads and ETL work for ArcGIS customers.
• LightBox Corporate Owner Corporate-entity ownership data product that links identified properties to the highest-level corporate entity (with CIK associations), enabling portfolio analysis and company-level ownership views for approximately 2,500 corporations and REITs.

Quantifiable outcome

• Brokers using RCM see 100% more confidentiality agreements and 3x more qualified exposure on listings
• +5 more outcomes

Named customers18 records

Segments9 records

Ideal customer profiles6 records

Technology focussed Yes

API detail

Has API

Yes

API docs

API detail

Core technology

AI maturity

App detail

Integration3 records

AI capability5 records

Feature10 records

Partnerships

Five partnerships are on record, tiered core and minor.

• ERIS Information Inc.coreStrategic or Co-development Partner · 24 June 2025LightBox resolved its longstanding legal dispute with ERIS Information Inc. (involving claims of copyright infringement and antitrust counterclaims) through an amicable settlement. As part of the settlement, ERIS obtained a license to supply LightBox's copyrighted Sanborn fire insurance maps to the entire real property analysis marketplace. The settlement also enabled the launch of LightBox Live as the company's new unified environmental due diligence platform.
• Purdue University (Dr. Andrew Whelton)coreStrategic or Co-development Partner · 16 June 2025LightBox donated $25,000 to a Purdue University research initiative led by Dr. Andrew Whelton to develop a plain-language soil safety guide for property owners, environmental professionals, and government agencies recovering from wildland-urban interface fires. The guide addresses post-fire recovery guidance following the 2025 Palisades and Eaton fires in Los Angeles (37,469 acres burned, 16,264 structures destroyed). LightBox CEO Eric Frank and CTO Eric Bollens (a Pacific Palisades native) stated the initiative extends the company's decades-long support for environmental practitioners facing new contamination risk scenarios. Total project funding was $50,000, including $25,000 from Mario and Chantal Spanicciati.
• SnowflakecoreTechnology or IntegrationSnowflake serves as a data delivery channel for LightBox property and location intelligence data. LightBox data is accessible within the Snowflake environment, enabling Snowflake customers to query LightBox data directly without ETL processes, reducing storage costs and time-to-value.
• Esri (ArcGIS)coreTechnology or IntegrationLightBox delivers data via ArcGIS Feature Service for ESRI/ArcGIS platform users, enabling seamless access to LightBox parcel, building, address, assessor, and zoning data within the ArcGIS product suite. Includes CanMap integration for Canadian data delivery. ArcGIS users no longer need bulk data uploads or ETL processes.
• Mario and Chantal SpanicciatiminorOthersMario and Chantal Spanicciati (Pacific Palisades residents) co-funded the $50,000 Purdue University research initiative on wildfire-impacted soil safety with LightBox's $25,000 donation, following the 2025 Palisades and Eaton fires that destroyed their community.

Scale indicators11 records

Recent moves6 records

Expansion highlights6 records

Broad incumbents

• CoStar Group: CoStar is the dominant CRE data and analytics platform with extensive property data, analytics, and marketplace capabilities. While much larger and broader than LightBox, it overlaps directly on CRE property intelligence, ownership data, and capital markets workflows.
• CoreLogic: CoreLogic (acquired by Stone Point/Insight for ~$6B) provides property data, analytics, and workflow solutions serving lenders, appraisers, and real estate professionals. Overlaps with LightBox on nationwide parcel data, property attributes, and lending due diligence.
• RealPage: RealPage provides SaaS and data analytics for the real estate industry, including property management, resident services, and asset optimization. While more focused on residential operations, it overlaps with LightBox's lender and capital markets workflow offerings.
• Zillow Group: Zillow Group operates major real estate data platforms including Zillow, Apartments.com, and Follow Up Boss. While primarily residential, Zillow partners with LightBox for data and competes on adjacent CRE data and marketplace dynamics through its listings ecosystem.

Direct peers

• Altus Group: Altus Group provides CRE intelligence, data analytics, and technology solutions including property data and valuation tools. After acquiring Reonomy and Argus, Altus is the most direct comparable to LightBox in offering integrated CRE data, analytics, and workflow products.
• CompStak: CompStak is a CRE lease and sale comparable data platform serving brokers, appraisers, and investors. Directly competes with LightBox Fundamentals and transactional data products by crowdsourcing CRE comp data for valuation and underwriting workflows.
• Cherre: Cherre provides a CRE data platform connecting property, financial, and market data for institutional investors and owners. Direct competitor to LightBox Vision and LightBox Live for enterprise CRE data aggregation, analytics, and workflow automation.
• Reonomy (Altus): Reonomy provides commercial property intelligence and owner data, now part of Altus Group. Directly comparable to LightBox True Owner and LightBox Corporate Owner for CRE ownership discovery and portfolio analysis.

Emerging players

• Skyline AI: Skyline AI (acquired by MCSI/Black Knight in 2024) applies AI to commercial real estate investment decisions. Comparable as an emerging AI-native CRE analytics player challenging traditional data incumbents like LightBox.
• HouseCanary: HouseCanary provides AI-powered residential property valuation and analytics. Comparable to LightBox Fundamentals in applying AI to appraisal and valuation workflows, though focused on residential rather than commercial.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat6 records

Key risks6 records

Key highlights7 records

Customer concentration

• Xx.com/lightboxre
• LinkedInlinkedin.com/company/lightbox-re

Compliance2 records

Revenue estimate

Valuation estimate

Number of profiles

Profiles14 records

Subsidiaries9 records

Funding overview

Funding rounds1 record

Investors1 record

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A5 records

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about LightBox