The Saturday afternoon we’re selling you out of

Nobody wakes up wanting contact data

They want the eleven o’clock Tuesday call that turns into a job. This is what’s standing in the way — in their own words.

“I have the business. I don’t have the person.”

A phone number that rings a front desk isn’t a lead. Without a decision-maker’s name, your call is over in nine seconds.

How Beacon answers it

Ask for them by name. The owner’s name and title are free on every plan, Free included — shown the moment we have them.

“By the time I get the list, 4 others already called.”

Most providers resell the same databases, so you’re all cold-calling the same accounts the same week — and the off-market deal is gone to a broker before you hear of it.

How Beacon answers it

Get there first. Every address is crawled fresh from the company’s own website, dated on the row — and dated ownership and expansion signals surface the opportunity before a competitor or a broker reaches it.

“I paid for a list and half of it bounced.”

The real sting isn’t the wasted money — it’s watching your domain reputation tank after 400 bad emails.

How Beacon answers it

Protect your inbox. A miss costs you nothing on any plan, and every address shows the source page, so you can check it before you send.

See it live

Hover a beacon. Watch a lead reveal.

Every pulsing point is a real business we enriched — today’s draw, plotted where it sits. Move your cursor over any of them; nothing here shows a value, only whether one is on file.

Tap a pulsing point

The actual moment

This is what a territory looks like, seconds after you search

The real shape of an enriched pipeline — every field found first-hand, every miss reported honestly, nothing billed for a blank.

Real leads from our own corpus9 of 43 on file today · refreshed OCT 7

Business	Website	Rating	Business email	Owner email	Signal	Status
Davis Roofing Solutions Roofing contractor · Fort Worth, TX	davisroofingsolutions.com	5.0 · 318	Ready	Ready	Expansion	Fully enriched
Griffith & Hughes PLLC Law firm · Arlington, TX	griffithhughes.com	5.0 · 22	Ready	Ready	—	Fully enriched
Walton Street Capital Investment firm · Chicago, IL	waltonst.com	5.0 · 1	Ready	Ready	—	Fully enriched
Foresite Commercial Real Estate ® Commercial real estate · Austin, TX	foresitecre.com	4.9 · 36	Ready	Ready	—	Fully enriched
2POINT Agency Marketing agency · San Diego, CA	2pointagency.com	5.0 · 87	Ready	Ready	—	Fully enriched
Alcone Marketing Group Marketing agency · Irvine, CA	alcone.com	3.4 · 5	Ready	None found	—	Partly enriched
SV Health Investors Investment firm · Boston, MA	svhealthinvestors.com	—	None found	Ready	—	Partly enriched
5th Avenue Dental Dentist · Spokane, WA	pnwdentistry.com	—	Ready	None found	—	Partly enriched
Joanna Arroyo Marketing agency · Tijuana, B.C.	joannaarroyo.com	5.0 · 23	None found	None found	—	None found

Real businesses · rotates daily

These are real companies we actually enriched, with working links to their sites — a different draw every day. Contact values are never published here at all — masked, not blurred-over. Any business here can ask us to remove it: removal request.

One report, end to end

What a Deep AI Dossier tells you before the first call

A real report on a real business, exactly as it reads inside the platform: the Exit Readiness tier, the evidence it rests on with the page each line was read from, who runs the place, and how to open. Names are withheld here; everything else is what a customer sees.

Deep AI Dossier · a real report

ICO Commercial

Sugar Land, TX · icocommercial.com · in business since 1991

Exit signal: Maturing

ICO Commercial is a privately-held commercial real estate brokerage and advisory firm founded in 1991 by L. I., serving owners and users of industrial, office, retail and land properties across the Houston, Dallas and Sugar Land, Texas markets for over 30 years. The firm has advised on more than 30 million square feet and over $1 billion in property transactions, and maintains a 20-person team spanning brokerage, national portfolio management, property management and land transaction services. Recent hires in national business development and land brokerage roles point to continued expansion of its national and land-focused offerings.

StableMaturingElevatedImminent

Maturing: Long tenure or aging leadership, with no recent structural change. Scored Sep 28, 2026 from the cited evidence below — an indicator, never a statement that a business is for sale.

Cited evidence

1991Founder tenure: Founder L. I. founded ICO Commercial in 1991 and has served as CEO for over 33 years.icocommercial.com/team.html
1991Aging leadership: Vice President T. D. has been with ICO Commercial since its launch in 1991 (33 years in commercial real estate).icocommercial.com/team.html
Apr 1997Aging leadership: Vice President M. G. has been associated with ICO Commercial since April 1997.icocommercial.com/team.html
2000Aging leadership: Managing Partner L. M. has worked at ICO Commercial since 2000.icocommercial.com/team.html

Transition events

Jan 2024R. T. joined ICO Commercial as Director of National Business Developmenticocommercial.com/team.html
2025B. H. joined ICO Commercial as Land Associateicocommercial.com/team.html
2025G. C. joined ICO Commercial as Brokerage Coordinatoricocommercial.com/team.html

Decision makers

Chief Executive Officer (CEO) and Founder
Senior Partner
Managing Partner
Partner
Managing Director
Vice President

+ 6 more named on their own site

Names withheld on this public page — revealed inside your account.

Size & services

20 people — The team page names 20 individuals

Real Estate Brokerage & Advisory
National Portfolio Management Services
Property Management
Land Transactions
Marketing & Graphics Services

How to pitch

Over 33 years operating in the Houston region with a track record of $1B+ in transactions and 30M+ square feet handled, signaling deep market credibility and a large existing client base to cross-sell into
Three-office footprint across Sugar Land, Houston and Dallas suggests a regional platform that may be scaling and could benefit from centralized systems or services supporting multi-office coordination

Nine things you get

What you can’t get from a rented list

Every one of these only happens because we go and find the data ourselves instead of renting somebody else’s copy.

Never wonder where a contact came from

Click any email or number and land on the exact page we found it on.

You're not the fourth call this week

We find businesses first-hand — a lot haven't been on anybody's list yet.

You don't pay to learn there's nothing there

A miss returns your credit, on every plan including Free.

Always a name to ask for

The owner's name and title, free on every plan including Free — shown the moment we have them.

Your territory, on a map

Search a metro or a radius, watch pins land, filter live to no-website or hiring-now, flip to a list when you want one.

Zero-touch CSV import

Drop a file from Starter up — the columns map themselves, every column you had stays in your file, and Beacon fills in only the fields you pick. Same pay-on-find rule.

A number that reaches the person

A carrier check on the listing number. 5 credits only when it comes back a mobile — landline, VoIP and toll-free are free, and the number itself is always free.

Read a market before you spend

How many businesses are on file in a metro and category, how many have a website, the rating average, the review median. Free — no credit, no reservation, no lookup.

BDDE — the Beacon Demand Data Engine

Our own refresh and compliance engine: listing data renews only where a customer is actually using it and retires on schedule inside the map provider's caching terms, while everything our crawler established stays on file as ours.

Plans

Four credit plans, one pay-per-field plan

You only pay when we find it. Not found = no charge, on every plan. Every field-by-field rate is in the comparison below.

No card required — see what’s findable before you pay

Free

$0 /mo

Browse a territory before you commit to anything.

25 credits every month
Browse up to 100 leads a day, no card required
150 new businesses from Maps a month · 50 per pull
Owner name — free, shown the moment we have one
Deep AI dossier — 8 credits each

Start free

Starter

$49 /mo

For reaching out to a few hundred contacts a month.

2,000 credits every month
1,400 new businesses from Maps a month · 120 per pull
Owner name — free, shown the moment we have one
Bring your own CSV list — 2,000 rows a month
Deep AI dossier — 8 credits each

Choose Starter

Everything each plan actually includes

No asterisks and no “contact us for pricing.” Every ceiling, every per-field rate and every limit is on this page, including the ones that make the Free plan small.

Compare plansall prices USD	Free$0no card	Starter$49per month	Growth$99most popular	Pro$199per month	Agency$97 + walletpay per unit
Plan & credits
Monthly creditsReset each cycle · top-ups and bonuses carry over	25	2,000	5,000	12,000	Wallet
Credit top-ups$0.03 per credit, $10 minimum	—	✓	✓	✓	Deposit
Pay only when a field is foundNot found = no charge, on every plan.	✓	✓	✓	✓	✓
No card required to start	✓	—	—	—	—
Searching a territory
Leads served per dayBusinesses shown to you in a day, already on file or new, from searches and pulls	100	300	750	1,500	5,000
Contacts looked up per dayPaid field lookups you can request in a day	25	300	750	1,500	5,000
New business listingsBusinesses not yet on file that your searches and pulls bring in each month · included with your plan, not charged in credits · Agency pays per listing	150	1,400	2,800	5,700	$0.02 / business
Largest single pullBusinesses not yet on file that one pull may add	50	120	240	500	1,000
Free pre-checks per day“Is anything findable here?” — never billed	40	200	400	800	1,000
Radius map search	✓	✓	✓	✓	✓
Saved searches, lists & bookmarks	✓	✓	✓	✓	✓
Contact data — priced per field, charged only on a find
Business email1 credit · Agency $0.025	✓	✓	✓	✓	✓
Owner / personal email2 credits · Agency $0.05	✓	✓	✓	✓	✓
Owner LinkedIn2 credits · Agency $0.02 — the decision maker's own profile, found from their name and the business	✓	✓	✓	✓	✓
Verified mobile5 credits · Agency $0.05 — only when the carrier says mobile	✓	✓	✓	✓	✓
Direct phone3 credits · Agency $0.03 — the decision maker's direct landline or VoIP line a public page states, found by the dossier's research	✓	✓	✓	✓	✓
Website phone2 credits · Agency $0.02 — a number on their own site that isn't the one on the listing	✓	✓	✓	✓	✓
Owner nameHow the name reaches you	Free	Free	Free	Free	Free
Contact name & titleFree with any email you buy	✓	✓	✓	✓	✓
Listing phone, address, rating, reviewsFree on every tier, never masked	✓	✓	✓	✓	✓
Line type — landline / VoIP / toll-freeFree on every number we show. Only the verified mobile label and the direct phone are sold	✓	✓	✓	✓	✓
Intelligence
Trigger signalsHiring, funding, expansion, leadership, founder transitions, carve-outs, buy-and-build, capacity — 2 credits each · Not charged on Agency	✓	✓	✓	✓	✓
Deep AI dossier8 credits · Agency $0.2 — own site + the web + public records: dated transition events, M&A triggers, size & succession, the decision maker with a direct email, mobile and direct line where a page states them, who owns the building, how to pitch	✓	✓	✓	✓	✓
Beacon Analytics marketsLive market read-outs you can follow at once	3	5	10	15	Unlimited
Beacon Assistant messagesPer calendar month	10	25	100	300	750
AI Search & LLM Visibility scoreFree — scored from pages we already hold	✓	✓	✓	✓	✓
Working with your data
CSV exportEverything you paid for, any time	✓	✓	✓	✓	✓
CSV import rowsPer month — enrich a list you already have	—	2,000	10,000	25,000	100,000
Your data is never resoldWe do not sell your lists to anyone	✓	✓	✓	✓	✓
	Start free	Choose Starter	Choose Growth	Choose Pro	Choose Agency

Cancel any time — no contract, no minimum termSwitch plans whenever you likeA failed lookup never costs a credit

Why the website matters

A business with no website isn’t a dead lead. It’s a different sale.

We find emails by reading a company’s own site, so whether they have one changes what we can hand you — and for some of you, the ones without a site are the whole point. Either way you know which is which before you spend a thing.

Has a real website

We read their own pages and pull the contact off it

Homepage, contact, about, team, careers — the addresses they published themselves, with the page we found each one on recorded beside it.

83%of businesses in our corpus have a real site of their own

Business and owner emails are on the table
Owner name and title, free on every plan
Hiring pages, licence numbers, years in business

Measured on our own corpus: of the real-site businesses we’ve crawled, 42% had published an email and 42% named a person. Not every business publishes one — that ceiling is theirs, not ours.

No site, or a Facebook page only

No email to find — and that is exactly the pitch

If you sell websites, SEO, local ads or a listing rebuild, a business with no site isn’t a failed lookup. It’s a prospect with a problem you can see from the outside.

9,991businesses on file with no site or a social page only

Flagged before you spend — no credit is ever taken
Filter a whole territory down to exactly these
Listing phone, address and reviews are still free

“No website” and “Social only” are two different rows here, because they are two different conversations. A rented list would have sold you both as a contact and charged you for the blank.

Who actually runs it

Four ways people actually run it

Beacon doesn’t care what you buy or sell. These are the four patterns we keep watching work.

Private equity & M&A advisory

Uncover off-market acquisitions, succession plans and roll-ups before brokers do — dated, with the page each signal came from.

Every business in the metro → succession signal

Founder transitionBuy-and-build

Commercial real estate & capital

Follow a metro as a market, not a list. Expansion, funding and leadership-change signals push this quarter’s live accounts to the top.

Every business in the metro → signal firing

ExpansionLeadership change

B2B services & agencies

Bypass the gatekeeper. The owner’s own name and address, and a listing number checked as a real mobile — never a front-desk inbox.

Every business in the metro → owner named

Owner nameVerified mobile

High-net-worth investors & family offices

Monitor regional growth, headcount and corporate carve-outs across the metros you hold — free market reads, paid only when you go deeper.

Every business in the metro → growth signal

Carve-outCapacity expansion

Straight answers

The questions that come up

Is this a database I'm renting?

No. It's a crawler you're pointing. Beacon reads each business's own website and shows you the page it came from; listing data is kept current by the Beacon Demand Data Engine (BDDE), refreshed on demand inside the map provider's terms.

What happens on a miss?

Nothing is charged. Credits held for the lookup are released the moment we come up empty.

Does Beacon send the emails?

Never. You get real people and the proof behind each one. Outreach is yours.

Can I bring my own list?

Yes, from Starter up. Import a CSV and Beacon fills in the fields you pick.

What don't you do?

No personal demographics, no social-platform scraping, no bypassing blocks, no reselling third-party records — and the BDDE retires provider data on schedule rather than hoarding it.

Can I cancel?

Any time. Credit plans stop at period end; Agency wallet balances are yours to spend down.

Ready when you are

See what’s findable in your territory

Draw your territory, hit search, and see exactly what we find — before you spend a credit. Or talk it through with us first.

Search your territory — free Book a demo →