diff --git a/src/game/properties.ts b/src/game/properties.ts
new file mode 100644
index 0000000..cc7ad76
--- /dev/null
+++ b/src/game/properties.ts
@@ -0,0 +1,801 @@
+/**
+ * Diablo II ItemStatCost.txt and Properties.txt loader, property resolution,
+ * and serialization bitwidth definitions.
+ *
+ * References 1.13c:
+ * - ItemStatCost.txt: 359 rows (IDs 0..358, 9-bit in .d2s item saves), 53 columns.
+ * - Properties.txt: 268 data rows (filtering out 1 'Expansion' separator row).
+ */
+
+import type { D2Table } from './acts.ts'
+import { parseTable } from './acts.ts'
+import type { MountedArchives } from '../mpq/mount.ts'
+
+export const ITEM_STAT_COST_PATH = 'data\\global\\excel\\ItemStatCost.txt'
+export const PROPERTIES_PATH = 'data\\global\\excel\\Properties.txt'
+
+/** One record from ItemStatCost.txt. */
+export interface ItemStatCostRecord {
+  /** Primary key name (e.g. 'strength', 'armorclass'). */
+  readonly Stat: string
+  /** Alias for Stat. */
+  readonly stat: string
+  /** Numeric stat ID (0..358, stored in 9 bits in .d2s item serialization). */
+  readonly id: number
+  /** Whether the stat value is signed. */
+  readonly signed: boolean
+  /** Bits used for transmission over network. */
+  readonly sendBits: number
+  /** Bits used for network transmission parameter. */
+  readonly sendParamBits: number
+  /** Whether this stat is saved. */
+  readonly saved: boolean
+  /** Bits used when saved on an item (.d2s serialization). Uses 'Save Bits', NOT '1.09-Save Bits'. */
+  readonly saveBits: number
+  /** Bias added before unsigned saving on an item. Uses 'Save Add', NOT '1.09-Save Add'. */
+  readonly saveAdd: number
+  /** Bits used for saved parameter. */
+  readonly saveParamBits: number
+  /** Operator code for calculation. */
+  readonly op: number
+  /** Parameter for operator. */
+  readonly opParam: number
+  /** Base stat for operator. */
+  readonly opBase: string
+  /** Target stat 1 for operator. */
+  readonly opStat1: string
+  /** Target stat 2 for operator. */
+  readonly opStat2: string
+  /** Target stat 3 for operator. */
+  readonly opStat3: string
+  /** Priority for item tooltip description sorting. */
+  readonly descPriority: number
+  /** Formatting function for item tooltip description. */
+  readonly descFunc: number
+  /** Position of value in description (0: none, 1: before, 2: after). */
+  readonly descVal: number
+  /** String key for positive value. */
+  readonly descStrPos: string
+  /** String key for negative value. */
+  readonly descStrNeg: string
+  /** Secondary string key. */
+  readonly descStr2: string
+  /** Display group ID for grouping multiple stats (e.g. all attributes). */
+  readonly dgrp: number
+  /** Formatting function for display group. */
+  readonly dgrpFunc: number
+  /** Value position for display group. */
+  readonly dgrpVal: number
+  /** String key for positive display group. */
+  readonly dgrpStrPos: string
+  /** String key for negative display group. */
+  readonly dgrpStrNeg: string
+  /** Secondary string key for display group. */
+  readonly dgrpStr2: string
+  /** Value precision shift. */
+  readonly valShift: number
+  /** Price divide factor. */
+  readonly divide: number
+  /** Price multiply factor. */
+  readonly multiply: number
+  /** Price add constant. */
+  readonly add: number
+}
+
+/** Parsed ItemStatCost table with indexed lookups. */
+export interface ItemStatCostTable {
+  /** The underlying raw parsed D2Table. */
+  readonly table: D2Table
+  /** All parsed records in table order. */
+  readonly records: readonly ItemStatCostRecord[]
+  /** Alias for records. */
+  readonly rows: readonly ItemStatCostRecord[]
+  /** Lookup map by stat name (exact match). */
+  readonly byStat: ReadonlyMap<string, ItemStatCostRecord>
+  /** Lookup map by numeric stat ID (0..358). */
+  readonly byId: ReadonlyMap<number, ItemStatCostRecord>
+  /** Lookup a record by stat name or numeric ID. */
+  get(statOrId: string | number): ItemStatCostRecord | undefined
+  /** Lookup a record by stat name. */
+  getByStat(stat: string): ItemStatCostRecord | undefined
+  /** Lookup a record by numeric stat ID. */
+  getById(id: number): ItemStatCostRecord | undefined
+}
+
+/** One stat modification slot within a property definition (1..7). */
+export interface PropertyStatEntry {
+  /** Slot index (1..7). */
+  readonly index: number
+  /** Parameter/set value. */
+  readonly set: number
+  /** Parameter/class/group value. */
+  readonly val: number
+  /** Function code determining how parameters map to stats. */
+  readonly func: number
+  /** Target stat name (references ItemStatCost.txt). */
+  readonly stat: string
+}
+
+/** One record from Properties.txt. */
+export interface PropertyRecord {
+  /** Primary key property identifier (e.g. 'ac', 'str', 'dmg-cold'). */
+  readonly code: string
+  /** Active stat modification slots (up to 7). */
+  readonly stats: readonly PropertyStatEntry[]
+  // Flat properties for direct column access
+  readonly set1: number
+  readonly val1: number
+  readonly func1: number
+  readonly stat1: string
+  readonly set2: number
+  readonly val2: number
+  readonly func2: number
+  readonly stat2: string
+  readonly set3: number
+  readonly val3: number
+  readonly func3: number
+  readonly stat3: string
+  readonly set4: number
+  readonly val4: number
+  readonly func4: number
+  readonly stat4: string
+  readonly set5: number
+  readonly val5: number
+  readonly func5: number
+  readonly stat5: string
+  readonly set6: number
+  readonly val6: number
+  readonly func6: number
+  readonly stat6: string
+  readonly set7: number
+  readonly val7: number
+  readonly func7: number
+  readonly stat7: string
+}
+
+/** Parsed Properties table with indexed lookups and property resolution. */
+export interface PropertiesTable {
+  /** The underlying raw parsed D2Table. */
+  readonly table: D2Table
+  /** All parsed property records in table order. */
+  readonly records: readonly PropertyRecord[]
+  /** Alias for records. */
+  readonly rows: readonly PropertyRecord[]
+  /** Lookup map by property code. */
+  readonly byCode: ReadonlyMap<string, PropertyRecord>
+  /** Lookup a property by code. */
+  get(code: string): PropertyRecord | undefined
+  /** Lookup a property by code. */
+  getByCode(code: string): PropertyRecord | undefined
+  /** Resolve a property into concrete stat modifications. */
+  resolveProperty(
+    propCode: string,
+    param?: number,
+    min?: number,
+    max?: number,
+    stats?: ItemStatCostTable
+  ): ResolvedStat[]
+}
+
+/** The result of resolving a property into a concrete stat modification. */
+export interface ResolvedStat {
+  /** Stat name as specified in ItemStatCost.txt. */
+  readonly stat: string
+  /** Numeric stat ID (0..358) from ItemStatCost.txt. */
+  readonly statId: number
+  /** Alias for statId. */
+  readonly id: number
+  /** Function code from Properties.txt. */
+  readonly func: number
+  /** Resolved minimum stat bonus. */
+  readonly min: number
+  /** Resolved maximum stat bonus. */
+  readonly max: number
+  /** Resolved stat bonus value. */
+  readonly value: number
+  /** Optional parameter (e.g. skill ID, class ID, duration frames). */
+  readonly param?: number | undefined
+  /** Serialization bitwidth: Save Bits from ItemStatCost.txt. */
+  readonly saveBits: number
+  /** Serialization bias: Save Add from ItemStatCost.txt. */
+  readonly saveAdd: number
+  /** Parameter bitwidth: Save Param Bits from ItemStatCost.txt. */
+  readonly saveParamBits: number
+}
+
+// Module-level default tables loaded for convenience
+let defaultStatsTable: ItemStatCostTable | undefined
+let defaultPropertiesTable: PropertiesTable | undefined
+
+/**
+ * Configure default ItemStatCost and Properties tables used by top-level resolveProperty().
+ */
+export function setDefaultItemPropertiesAndStats(tables: {
+  stats?: ItemStatCostTable
+  properties?: PropertiesTable
+}): void {
+  if (tables.stats) defaultStatsTable = tables.stats
+  if (tables.properties) defaultPropertiesTable = tables.properties
+}
+
+/**
+ * Retrieve the currently configured default tables.
+ */
+export function getDefaultItemPropertiesAndStats(): {
+  stats?: ItemStatCostTable | undefined
+  properties?: PropertiesTable | undefined
+} {
+  return { stats: defaultStatsTable, properties: defaultPropertiesTable }
+}
+
+/**
+ * Helper to safely extract a trimmed cell from a D2Table row by exact or case-insensitive column name.
+ */
+function getCell(table: D2Table, row: readonly string[], colName: string): string {
+  const exact = table.header.indexOf(colName)
+  if (exact !== -1) return (row[exact] ?? '').trim()
+  const lower = colName.toLowerCase()
+  const foundIdx = table.header.findIndex(h => h.trim().toLowerCase() === lower)
+  if (foundIdx !== -1) return (row[foundIdx] ?? '').trim()
+  return ''
+}
+
+/**
+ * Helper to parse a numeric cell from a D2Table row.
+ */
+function getNum(table: D2Table, row: readonly string[], colName: string, fallback = 0): number {
+  const text = getCell(table, row, colName)
+  if (!text) return fallback
+  const n = Number(text)
+  return Number.isFinite(n) ? n : fallback
+}
+
+/**
+ * Helper to parse a boolean flag cell ('1' => true) from a D2Table row.
+ */
+function getBool(table: D2Table, row: readonly string[], colName: string): boolean {
+  const text = getCell(table, row, colName)
+  return text === '1' || text.toLowerCase() === 'true'
+}
+
+/**
+ * Parse an ItemStatCost.txt D2Table into an ItemStatCostTable.
+ *
+ * Expects 359 rows with IDs 0..358.
+ * NOTE: Uses 'Save Bits' and 'Save Add', NOT '1.09-Save Bits' or '1.09-Save Add'.
+ */
+export function parseItemStatCostTable(table: D2Table): ItemStatCostTable {
+  const records: ItemStatCostRecord[] = []
+  const byStat = new Map<string, ItemStatCostRecord>()
+  const byId = new Map<number, ItemStatCostRecord>()
+
+  for (const raw of table.rows) {
+    const stat = getCell(table, raw, 'Stat')
+    if (!stat) continue
+
+    const id = getNum(table, raw, 'ID', -1)
+    const signed = getBool(table, raw, 'Signed')
+    const sendBits = getNum(table, raw, 'Send Bits')
+    const sendParamBits = getNum(table, raw, 'Send Param Bits')
+    const saved = getBool(table, raw, 'Saved')
+
+    // CRITICAL: Use 'Save Bits' / 'Save Add' (exact column lookup), NOT '1.09-Save Bits'
+    const saveBits = getNum(table, raw, 'Save Bits')
+    const saveAdd = getNum(table, raw, 'Save Add')
+    const saveParamBits = getNum(table, raw, 'Save Param Bits')
+
+    const op = getNum(table, raw, 'op')
+    const opParam = getNum(table, raw, 'op param')
+    const opBase = getCell(table, raw, 'op base')
+    const opStat1 = getCell(table, raw, 'op stat1')
+    const opStat2 = getCell(table, raw, 'op stat2')
+    const opStat3 = getCell(table, raw, 'op stat3')
+
+    const descPriority = getNum(table, raw, 'descpriority')
+    const descFunc = getNum(table, raw, 'descfunc')
+    const descVal = getNum(table, raw, 'descval')
+    const descStrPos = getCell(table, raw, 'descstrpos')
+    const descStrNeg = getCell(table, raw, 'descstrneg')
+    const descStr2 = getCell(table, raw, 'descstr2')
+
+    const dgrp = getNum(table, raw, 'dgrp')
+    const dgrpFunc = getNum(table, raw, 'dgrpfunc')
+    const dgrpVal = getNum(table, raw, 'dgrpval')
+    const dgrpStrPos = getCell(table, raw, 'dgrpstrpos')
+    const dgrpStrNeg = getCell(table, raw, 'dgrpstrneg')
+    const dgrpStr2 = getCell(table, raw, 'dgrpstr2')
+
+    const valShift = getNum(table, raw, 'ValShift')
+    const divide = getNum(table, raw, 'Divide')
+    const multiply = getNum(table, raw, 'Multiply')
+    const add = getNum(table, raw, 'Add')
+
+    const record: ItemStatCostRecord = {
+      Stat: stat,
+      stat,
+      id,
+      signed,
+      sendBits,
+      sendParamBits,
+      saved,
+      saveBits,
+      saveAdd,
+      saveParamBits,
+      op,
+      opParam,
+      opBase,
+      opStat1,
+      opStat2,
+      opStat3,
+      descPriority,
+      descFunc,
+      descVal,
+      descStrPos,
+      descStrNeg,
+      descStr2,
+      dgrp,
+      dgrpFunc,
+      dgrpVal,
+      dgrpStrPos,
+      dgrpStrNeg,
+      dgrpStr2,
+      valShift,
+      divide,
+      multiply,
+      add,
+    }
+
+    records.push(record)
+    byStat.set(stat, record)
+    if (id >= 0) {
+      byId.set(id, record)
+    }
+  }
+
+  const result: ItemStatCostTable = {
+    table,
+    records,
+    rows: records,
+    byStat,
+    byId,
+    get(statOrId: string | number): ItemStatCostRecord | undefined {
+      if (typeof statOrId === 'number') {
+        return byId.get(statOrId)
+      }
+      return byStat.get(statOrId)
+    },
+    getByStat(stat: string): ItemStatCostRecord | undefined {
+      return byStat.get(stat)
+    },
+    getById(id: number): ItemStatCostRecord | undefined {
+      return byId.get(id)
+    },
+  }
+
+  return result
+}
+
+/**
+ * Parse a Properties.txt D2Table into a PropertiesTable.
+ *
+ * Filters out comment columns starting with '*' and the 'Expansion' separator row.
+ * Produces exactly 268 records from the canonical 269-row table.
+ */
+export function parsePropertiesTable(
+  table: D2Table,
+  statsTable?: ItemStatCostTable
+): PropertiesTable {
+  const records: PropertyRecord[] = []
+  const byCode = new Map<string, PropertyRecord>()
+
+  for (const raw of table.rows) {
+    const code = getCell(table, raw, 'code')
+    // Filter empty rows and the 'Expansion' separator row
+    if (!code || code === 'Expansion') continue
+
+    const set1 = getNum(table, raw, 'set1')
+    const val1 = getNum(table, raw, 'val1')
+    const func1 = getNum(table, raw, 'func1')
+    const stat1 = getCell(table, raw, 'stat1')
+
+    const set2 = getNum(table, raw, 'set2')
+    const val2 = getNum(table, raw, 'val2')
+    const func2 = getNum(table, raw, 'func2')
+    const stat2 = getCell(table, raw, 'stat2')
+
+    const set3 = getNum(table, raw, 'set3')
+    const val3 = getNum(table, raw, 'val3')
+    const func3 = getNum(table, raw, 'func3')
+    const stat3 = getCell(table, raw, 'stat3')
+
+    const set4 = getNum(table, raw, 'set4')
+    const val4 = getNum(table, raw, 'val4')
+    const func4 = getNum(table, raw, 'func4')
+    const stat4 = getCell(table, raw, 'stat4')
+
+    const set5 = getNum(table, raw, 'set5')
+    const val5 = getNum(table, raw, 'val5')
+    const func5 = getNum(table, raw, 'func5')
+    const stat5 = getCell(table, raw, 'stat5')
+
+    const set6 = getNum(table, raw, 'set6')
+    const val6 = getNum(table, raw, 'val6')
+    const func6 = getNum(table, raw, 'func6')
+    const stat6 = getCell(table, raw, 'stat6')
+
+    const set7 = getNum(table, raw, 'set7')
+    const val7 = getNum(table, raw, 'val7')
+    const func7 = getNum(table, raw, 'func7')
+    const stat7 = getCell(table, raw, 'stat7')
+
+    const rawSlots: [number, number, number, string][] = [
+      [set1, val1, func1, stat1],
+      [set2, val2, func2, stat2],
+      [set3, val3, func3, stat3],
+      [set4, val4, func4, stat4],
+      [set5, val5, func5, stat5],
+      [set6, val6, func6, stat6],
+      [set7, val7, func7, stat7],
+    ]
+
+    const stats: PropertyStatEntry[] = []
+    rawSlots.forEach(([set, val, func, stat], idx) => {
+      if (func > 0 || stat !== '' || set !== 0 || val !== 0) {
+        stats.push({
+          index: idx + 1,
+          set,
+          val,
+          func,
+          stat,
+        })
+      }
+    })
+
+    const record: PropertyRecord = {
+      code,
+      stats,
+      set1,
+      val1,
+      func1,
+      stat1,
+      set2,
+      val2,
+      func2,
+      stat2,
+      set3,
+      val3,
+      func3,
+      stat3,
+      set4,
+      val4,
+      func4,
+      stat4,
+      set5,
+      val5,
+      func5,
+      stat5,
+      set6,
+      val6,
+      func6,
+      stat6,
+      set7,
+      val7,
+      func7,
+      stat7,
+    }
+
+    records.push(record)
+    byCode.set(code, record)
+  }
+
+  let linkedStats = statsTable
+
+  const result: PropertiesTable = {
+    table,
+    records,
+    rows: records,
+    byCode,
+    get(code: string): PropertyRecord | undefined {
+      return byCode.get(code)
+    },
+    getByCode(code: string): PropertyRecord | undefined {
+      return byCode.get(code)
+    },
+    resolveProperty(
+      propCode: string,
+      param?: number,
+      min?: number,
+      max?: number,
+      overrideStats?: ItemStatCostTable
+    ): ResolvedStat[] {
+      return resolveProperty(propCode, param, min, max, {
+        properties: result,
+        stats: overrideStats ?? linkedStats ?? defaultStatsTable,
+      })
+    },
+  }
+
+  return result
+}
+
+/**
+ * Load both ItemStatCost.txt and Properties.txt from mounted MPQ archives.
+ */
+export async function loadItemPropertiesAndStats(
+  archives: MountedArchives
+): Promise<{ stats: ItemStatCostTable; properties: PropertiesTable }> {
+  const statsRaw = await archives.read(ITEM_STAT_COST_PATH)
+  const stats = parseItemStatCostTable(parseTable(statsRaw))
+
+  const propertiesRaw = await archives.read(PROPERTIES_PATH)
+  const properties = parsePropertiesTable(parseTable(propertiesRaw), stats)
+
+  setDefaultItemPropertiesAndStats({ stats, properties })
+  return { stats, properties }
+}
+
+/**
+ * Context or options for resolveProperty.
+ */
+export interface PropertyResolutionContext {
+  readonly properties?: PropertiesTable | undefined
+  readonly stats?: ItemStatCostTable | undefined
+  readonly value?: number | undefined
+}
+
+/**
+ * Resolve a property code into concrete stat modifications with resolved stat ID, function, min, max, value.
+ *
+ * Handles standard property function mapping:
+ * - Func 1, 2, 8, 13, 14: standard stat bonuses
+ * - Func 3, 9: range inheritance from preceding slot (e.g. 'all-stats', 'res-all')
+ * - Func 5, 6, 7: damage min/max/percent
+ * - Func 10: skill tab bonuses
+ * - Func 11: chance to cast skills
+ * - Func 15: use min field only (e.g. dmg-cold min)
+ * - Func 16: use max field only (e.g. dmg-cold max)
+ * - Func 17: use param field only (e.g. dmg-cold length)
+ * - Func 20: indestructible
+ * - Func 21, 36: class skills
+ * - Func 22: individual skill / aura / oskill
+ *
+ * @param propCode - property code (e.g. 'ac', 'str', 'dmg-cold', 'all-stats')
+ * @param param - optional property parameter (e.g. skill ID, duration frames)
+ * @param min - optional minimum roll
+ * @param max - optional maximum roll
+ * @param context - optional table overrides or context
+ * @returns array of resolved stat modifications
+ */
+export function resolveProperty(
+  propCode: string,
+  param?: number,
+  min?: number,
+  max?: number,
+  context?: PropertyResolutionContext | PropertiesTable
+): ResolvedStat[] {
+  let propTable: PropertiesTable | undefined
+  let statTable: ItemStatCostTable | undefined
+  let customValue: number | undefined
+
+  if (context) {
+    if ('byCode' in context) {
+      propTable = context
+    } else {
+      propTable = context.properties
+      statTable = context.stats
+      customValue = context.value
+    }
+  }
+
+  propTable = propTable ?? defaultPropertiesTable
+  statTable = statTable ?? defaultStatsTable
+
+  if (!propTable) {
+    throw new Error(
+      `resolveProperty: Properties table is not available. Call loadItemPropertiesAndStats() first or pass tables in context.`
+    )
+  }
+
+  const prop = propTable.getByCode(propCode)
+  if (!prop) {
+    return []
+  }
+
+  const results: ResolvedStat[] = []
+  let previousResolved: { min: number; max: number; value: number; param?: number | undefined } | null = null
+
+  for (const entry of prop.stats) {
+    const func = entry.func
+    let statName = entry.stat
+    let resolvedMin = min ?? 0
+    let resolvedMax = max ?? min ?? 0
+    let resolvedVal =
+      customValue !== undefined
+        ? customValue
+        : min !== undefined
+          ? min
+          : max !== undefined
+            ? max
+            : 0
+    let resolvedParam = param
+
+    switch (func) {
+      case 1:
+      case 2:
+      case 8:
+      case 13:
+      case 14:
+        if (entry.set !== 0 && resolvedParam === undefined) {
+          resolvedParam = entry.set
+        }
+        break
+
+      case 3:
+      case 9:
+        // Inherit range from previous slot in the same property (e.g. all-stats, res-all)
+        if (previousResolved) {
+          resolvedMin = previousResolved.min
+          resolvedMax = previousResolved.max
+          resolvedVal = previousResolved.value
+          if (func === 9 || resolvedParam === undefined) {
+            resolvedParam = previousResolved.param
+          }
+        }
+        break
+
+      case 5:
+        // dmg-min
+        if (!statName) statName = 'mindamage'
+        break
+
+      case 6:
+        // dmg-max
+        if (!statName) statName = 'maxdamage'
+        break
+
+      case 7:
+        // dmg%
+        if (!statName) statName = 'item_maxdamage_percent'
+        break
+
+      case 10:
+        // skilltab bonus
+        if (!statName) statName = 'item_addskill_tab'
+        if (resolvedParam === undefined && entry.val !== 0) {
+          resolvedParam = entry.val
+        }
+        break
+
+      case 11:
+        // Chance to cast skills (min = chance%, max = skill level)
+        resolvedMin = min ?? 0
+        resolvedMax = max ?? min ?? 0
+        resolvedVal =
+          customValue !== undefined
+            ? customValue
+            : min !== undefined
+              ? min
+              : max !== undefined
+                ? max
+                : 0
+        resolvedParam = param
+        break
+
+      case 12:
+        // Random class skill
+        if (!statName) statName = 'item_singleskill'
+        resolvedParam = param
+        break
+
+      case 15:
+        // Use min field only (e.g. coldmindam)
+        resolvedMin = min ?? 0
+        resolvedMax = min ?? 0
+        resolvedVal = customValue !== undefined ? customValue : (min ?? 0)
+        resolvedParam = param
+        break
+
+      case 16:
+        // Use max field only (e.g. coldmaxdam)
+        resolvedMin = max ?? min ?? 0
+        resolvedMax = max ?? min ?? 0
+        resolvedVal = customValue !== undefined ? customValue : (max ?? min ?? 0)
+        resolvedParam = param
+        break
+
+      case 17:
+        // Use param field only (e.g. coldlength)
+        resolvedMin = param ?? 0
+        resolvedMax = param ?? 0
+        resolvedVal = customValue !== undefined ? customValue : (param ?? 0)
+        resolvedParam = param
+        break
+
+      case 18:
+        // /time property
+        resolvedParam = param
+        break
+
+      case 19:
+        // Charged skill
+        if (!statName) statName = 'item_charged_skill'
+        resolvedParam = param
+        break
+
+      case 20:
+        // Indestructible
+        if (!statName) statName = 'item_indesctructible'
+        resolvedMin = 1
+        resolvedMax = 1
+        resolvedVal = 1
+        break
+
+      case 21:
+      case 36:
+        // Class skills (param = class ID from val)
+        if (!statName) statName = 'item_addclassskills'
+        resolvedParam = entry.val
+        break
+
+      case 22:
+        // Individual skill / aura / oskill (param = skill ID)
+        resolvedParam = param
+        break
+
+      case 23:
+        // Ethereal
+        break
+
+      case 24:
+        // Monster-specific bonus
+        resolvedParam = param
+        break
+
+      default:
+        if (entry.set !== 0 && resolvedParam === undefined) {
+          resolvedParam = entry.set
+        }
+        break
+    }
+
+    // Lookup stat metadata from ItemStatCostTable
+    let statId = -1
+    let saveBits = 0
+    let saveAdd = 0
+    let saveParamBits = 0
+
+    if (statTable && statName) {
+      const statRecord = statTable.getByStat(statName)
+      if (statRecord) {
+        statId = statRecord.id
+        saveBits = statRecord.saveBits
+        saveAdd = statRecord.saveAdd
+        saveParamBits = statRecord.saveParamBits
+      }
+    }
+
+    const resolved: ResolvedStat = {
+      stat: statName,
+      statId,
+      id: statId,
+      func,
+      min: resolvedMin,
+      max: resolvedMax,
+      value: resolvedVal,
+      param: resolvedParam,
+      saveBits,
+      saveAdd,
+      saveParamBits,
+    }
+
+    results.push(resolved)
+    previousResolved = {
+      min: resolvedMin,
+      max: resolvedMax,
+      value: resolvedVal,
+      param: resolvedParam,
+    }
+  }
+
+  return results
+}
diff --git a/tests/properties.test.ts b/tests/properties.test.ts
new file mode 100644
index 0000000..abf8ec5
--- /dev/null
+++ b/tests/properties.test.ts
@@ -0,0 +1,446 @@
+import { describe, expect, it, beforeAll } from 'vitest'
+import * as fs from 'fs'
+import { MpqArchive } from '../src/mpq/archive.ts'
+import { fileSource } from '../src/mpq/file-source.ts'
+import { MountedArchives } from '../src/mpq/mount.ts'
+import { parseTable } from '../src/game/acts.ts'
+import type { D2Table } from '../src/game/acts.ts'
+import {
+  parseItemStatCostTable,
+  parsePropertiesTable,
+  loadItemPropertiesAndStats,
+  resolveProperty,
+  setDefaultItemPropertiesAndStats,
+} from '../src/game/properties.ts'
+import type {
+  ItemStatCostTable,
+  PropertiesTable,
+  ItemStatCostRecord,
+  PropertyRecord,
+  ResolvedStat,
+} from '../src/game/properties.ts'
+
+describe('Unit: Standalone Table Parsing', () => {
+  it('parses synthetic ItemStatCost table rows correctly', () => {
+    const rawTsv = [
+      'Stat\tID\tSigned\tSend Bits\tSend Param Bits\tSaved\t1.09-Save Bits\t1.09-Save Add\tSave Bits\tSave Add\tSave Param Bits\top\top param\top base\top stat1\top stat2\top stat3\tdescpriority\tdescfunc\tdescval\tdescstrpos\tdescstrneg\tdescstr2\tdgrp\tdgrpfunc\tdgrpval\tdgrpstrpos\tdgrpstrneg\tdgrpstr2\t*eol',
+      'strength\t0\t\t11\t\t1\t7\t32\t8\t32\t\t\t\t\t\t\t\t67\t1\t1\tModStr1a\tModStr1a\t\t1\t1\t1\tModitem2allattrib\tModitem2allattrib\t\t0',
+      'armorclass\t31\t\t11\t\t1\t9\t10\t11\t10\t\t\t\t\t\t\t\t70\t1\t1\tModStr1h\tModStr1h\t\t\t\t\t\t\t\t0',
+    ].join('\n')
+
+    const d2Table = parseTable(new TextEncoder().encode(rawTsv))
+    const isc = parseItemStatCostTable(d2Table)
+
+    expect(isc.records).toHaveLength(2)
+    expect(isc.rows).toHaveLength(2)
+
+    const str = isc.get('strength')
+    expect(str).toBeDefined()
+    expect(str?.id).toBe(0)
+    expect(str?.Stat).toBe('strength')
+    expect(str?.stat).toBe('strength')
+    expect(str?.saved).toBe(true)
+    expect(str?.signed).toBe(false)
+    expect(str?.sendBits).toBe(11)
+    // Verify it picks Save Bits (8), NOT 1.09-Save Bits (7)
+    expect(str?.saveBits).toBe(8)
+    expect(str?.saveAdd).toBe(32)
+    expect(str?.descPriority).toBe(67)
+    expect(str?.descFunc).toBe(1)
+    expect(str?.descVal).toBe(1)
+    expect(str?.descStrPos).toBe('ModStr1a')
+    expect(str?.dgrp).toBe(1)
+
+    // Lookup by ID
+    expect(isc.get(0)).toBe(str)
+    expect(isc.getById(0)).toBe(str)
+    expect(isc.getByStat('strength')).toBe(str)
+
+    const ac = isc.get(31)
+    expect(ac).toBeDefined()
+    expect(ac?.Stat).toBe('armorclass')
+    expect(ac?.saveBits).toBe(11)
+    expect(ac?.saveAdd).toBe(10)
+  })
+
+  it('parses synthetic Properties table and filters Expansion row', () => {
+    const rawTsv = [
+      'code\t*done\tset1\tval1\tfunc1\tstat1\tset2\tval2\tfunc2\tstat2\t*desc\t*eol',
+      'ac\t1\t\t\t1\tarmorclass\t\t\t\t\tDefense\t0',
+      'Expansion\t0\t\t\t\t\t\t\t\t\tExpansion Separator\t0',
+      'str\t1\t\t\t1\tstrength\t\t\t\t\tStrength\t0',
+    ].join('\n')
+
+    const d2Table = parseTable(new TextEncoder().encode(rawTsv))
+    const propTable = parsePropertiesTable(d2Table)
+
+    expect(propTable.records).toHaveLength(2)
+    expect(propTable.get('Expansion')).toBeUndefined()
+
+    const ac = propTable.get('ac')
+    expect(ac).toBeDefined()
+    expect(ac?.code).toBe('ac')
+    expect(ac?.func1).toBe(1)
+    expect(ac?.stat1).toBe('armorclass')
+    expect(ac?.stats).toHaveLength(1)
+    expect(ac?.stats[0]).toEqual({
+      index: 1,
+      set: 0,
+      val: 0,
+      func: 1,
+      stat: 'armorclass',
+    })
+
+    const str = propTable.get('str')
+    expect(str).toBeDefined()
+    expect(str?.code).toBe('str')
+    expect(str?.func1).toBe(1)
+    expect(str?.stat1).toBe('strength')
+  })
+})
+
+const hasD2 = fs.existsSync('samples/d2/d2data.mpq')
+
+describe.skipIf(!hasD2)('ItemStatCost.txt & Properties.txt 1.13c Integration Tests', () => {
+  let archives: MountedArchives
+  let stats: ItemStatCostTable
+  let properties: PropertiesTable
+
+  beforeAll(async () => {
+    archives = new MountedArchives()
+    for (const name of ['d2data.mpq', 'd2exp.mpq', 'Patch_D2.mpq']) {
+      archives.add(name, await MpqArchive.open(await fileSource(`samples/d2/${name}`)))
+    }
+    const loaded = await loadItemPropertiesAndStats(archives)
+    stats = loaded.stats
+    properties = loaded.properties
+  })
+
+  it('verifies 359 stats parsed in ItemStatCost.txt with sequential IDs 0..358', () => {
+    expect(stats.records).toHaveLength(359)
+    expect(stats.rows).toHaveLength(359)
+    expect(stats.byStat.size).toBe(359)
+    expect(stats.byId.size).toBe(359)
+
+    // IDs must be 0..358 sequentially
+    for (let id = 0; id <= 358; id++) {
+      const record = stats.getById(id)
+      expect(record).toBeDefined()
+      expect(record?.id).toBe(id)
+      expect(record?.Stat.length).toBeGreaterThan(0)
+    }
+
+    // Key stats verification
+    const str = stats.getByStat('strength')!
+    expect(str).toBeDefined()
+    expect(str.id).toBe(0)
+    expect(str.saved).toBe(true)
+    expect(str.signed).toBe(false)
+    expect(str.sendBits).toBe(11)
+    expect(str.saveBits).toBe(8)
+    expect(str.saveAdd).toBe(32)
+    expect(str.descPriority).toBe(67)
+    expect(str.descFunc).toBe(1)
+    expect(str.descVal).toBe(1)
+    expect(str.descStrPos).toBe('ModStr1a')
+    expect(str.dgrp).toBe(1)
+
+    const energy = stats.getByStat('energy')!
+    expect(energy.id).toBe(1)
+    expect(energy.saveBits).toBe(7)
+    expect(energy.saveAdd).toBe(32)
+    expect(energy.op).toBe(8)
+    expect(energy.opStat1).toBe('maxmana')
+
+    const dex = stats.getByStat('dexterity')!
+    expect(dex.id).toBe(2)
+    expect(dex.saveBits).toBe(7)
+    expect(dex.saveAdd).toBe(32)
+
+    const vit = stats.getByStat('vitality')!
+    expect(vit.id).toBe(3)
+    expect(vit.saveBits).toBe(7)
+    expect(vit.saveAdd).toBe(32)
+    expect(vit.op).toBe(9)
+    expect(vit.opStat1).toBe('maxhp')
+    expect(vit.opStat2).toBe('maxstamina')
+
+    const ac = stats.getByStat('armorclass')!
+    expect(ac.id).toBe(31)
+    expect(ac.saveBits).toBe(11)
+    expect(ac.saveAdd).toBe(10)
+
+    const coldMin = stats.getByStat('coldmindam')!
+    expect(coldMin.id).toBe(54)
+    expect(coldMin.saveBits).toBe(8)
+    expect(coldMin.saveAdd).toBe(0)
+
+    const coldMax = stats.getByStat('coldmaxdam')!
+    expect(coldMax.id).toBe(55)
+    expect(coldMax.saveBits).toBe(9)
+    expect(coldMax.saveAdd).toBe(0)
+
+    const coldLen = stats.getByStat('coldlength')!
+    expect(coldLen.id).toBe(56)
+    expect(coldLen.saveBits).toBe(8)
+    expect(coldLen.saveAdd).toBe(0)
+  })
+
+  it('verifies 268 properties parsed in Properties.txt (filtering out 1 Expansion row)', () => {
+    expect(properties.records).toHaveLength(268)
+    expect(properties.rows).toHaveLength(268)
+    expect(properties.byCode.size).toBe(268)
+
+    // Verify the separator row 'Expansion' was filtered out
+    expect(properties.get('Expansion')).toBeUndefined()
+    expect(properties.getByCode('Expansion')).toBeUndefined()
+
+    // Verify common property codes exist
+    expect(properties.get('ac')).toBeDefined()
+    expect(properties.get('str')).toBeDefined()
+    expect(properties.get('dex')).toBeDefined()
+    expect(properties.get('vit')).toBeDefined()
+    expect(properties.get('enr')).toBeDefined()
+    expect(properties.get('all-stats')).toBeDefined()
+    expect(properties.get('dmg-cold')).toBeDefined()
+    expect(properties.get('res-all')).toBeDefined()
+    expect(properties.get('sock')).toBeDefined()
+  })
+
+  it('verifies all non-empty stat entries in Properties map to a valid Stat in ItemStatCost', () => {
+    let checkedStats = 0
+    for (const prop of properties.records) {
+      for (const entry of prop.stats) {
+        if (entry.stat) {
+          const match = stats.getByStat(entry.stat)
+          expect(match, `Property ${prop.code} stat "${entry.stat}" must exist in ItemStatCost`).toBeDefined()
+          expect(match?.Stat).toBe(entry.stat)
+          checkedStats++
+        }
+      }
+    }
+    // Diablo II Properties.txt has over 200 mapped stat definitions
+    expect(checkedStats).toBeGreaterThan(200)
+  })
+
+  it('tests property resolution for common properties (ac, str, dmg-cold, all-stats)', () => {
+    // 1. ac (armor class)
+    const acResolved = resolveProperty('ac', undefined, 10, 20)
+    expect(acResolved).toHaveLength(1)
+    expect(acResolved[0]).toMatchObject({
+      stat: 'armorclass',
+      statId: 31,
+      id: 31,
+      func: 1,
+      min: 10,
+      max: 20,
+      value: 10,
+      saveBits: 11,
+      saveAdd: 10,
+    })
+
+    // 2. str (strength)
+    const strResolved = resolveProperty('str', undefined, 15, 15)
+    expect(strResolved).toHaveLength(1)
+    expect(strResolved[0]).toMatchObject({
+      stat: 'strength',
+      statId: 0,
+      id: 0,
+      func: 1,
+      min: 15,
+      max: 15,
+      value: 15,
+      saveBits: 8,
+      saveAdd: 32,
+    })
+
+    // 3. dmg-cold (cold min damage, cold max damage, cold length)
+    // param = 75 (frames duration), min = 2, max = 4
+    const coldResolved = resolveProperty('dmg-cold', 75, 2, 4)
+    expect(coldResolved).toHaveLength(3)
+
+    // Slot 1: coldmindam (func 15 -> uses min field)
+    expect(coldResolved[0]).toMatchObject({
+      stat: 'coldmindam',
+      statId: 54,
+      id: 54,
+      func: 15,
+      min: 2,
+      max: 2,
+      value: 2,
+      param: 75,
+      saveBits: 8,
+      saveAdd: 0,
+    })
+
+    // Slot 2: coldmaxdam (func 16 -> uses max field)
+    expect(coldResolved[1]).toMatchObject({
+      stat: 'coldmaxdam',
+      statId: 55,
+      id: 55,
+      func: 16,
+      min: 4,
+      max: 4,
+      value: 4,
+      param: 75,
+      saveBits: 9,
+      saveAdd: 0,
+    })
+
+    // Slot 3: coldlength (func 17 -> uses param field)
+    expect(coldResolved[2]).toMatchObject({
+      stat: 'coldlength',
+      statId: 56,
+      id: 56,
+      func: 17,
+      min: 75,
+      max: 75,
+      value: 75,
+      param: 75,
+      saveBits: 8,
+      saveAdd: 0,
+    })
+
+    // 4. all-stats (strength, energy, dexterity, vitality)
+    // Func 1 for strength, Func 3 for others (copies min-max range from preceding slot)
+    const allStatsResolved = resolveProperty('all-stats', undefined, 5, 5)
+    expect(allStatsResolved).toHaveLength(4)
+
+    expect(allStatsResolved[0]).toMatchObject({
+      stat: 'strength',
+      statId: 0,
+      id: 0,
+      func: 1,
+      min: 5,
+      max: 5,
+      value: 5,
+      saveBits: 8,
+      saveAdd: 32,
+    })
+
+    expect(allStatsResolved[1]).toMatchObject({
+      stat: 'energy',
+      statId: 1,
+      id: 1,
+      func: 3,
+      min: 5,
+      max: 5,
+      value: 5,
+      saveBits: 7,
+      saveAdd: 32,
+    })
+
+    expect(allStatsResolved[2]).toMatchObject({
+      stat: 'dexterity',
+      statId: 2,
+      id: 2,
+      func: 3,
+      min: 5,
+      max: 5,
+      value: 5,
+      saveBits: 7,
+      saveAdd: 32,
+    })
+
+    expect(allStatsResolved[3]).toMatchObject({
+      stat: 'vitality',
+      statId: 3,
+      id: 3,
+      func: 3,
+      min: 5,
+      max: 5,
+      value: 5,
+      saveBits: 7,
+      saveAdd: 32,
+    })
+
+    // Also test range on all-stats
+    const rangedAllStats = resolveProperty('all-stats', undefined, 10, 20)
+    expect(rangedAllStats).toHaveLength(4)
+    for (const s of rangedAllStats) {
+      expect(s.min).toBe(10)
+      expect(s.max).toBe(20)
+      expect(s.value).toBe(10)
+    }
+  })
+
+  it('verifies saveBits and saveAdd are accurately exposed for serialization', () => {
+    // Specifically test stats where 1.10+ values differ from old 1.09 values:
+    // 'strength': 1.09 had Save Bits = 7; 1.10+ has Save Bits = 8
+    const str = stats.getByStat('strength')!
+    expect(str.saveBits).toBe(8)
+    expect(str.saveAdd).toBe(32)
+
+    // 'fireresist': 1.09 had Save Add = 0; 1.10+ has Save Add = 50
+    const fireRes = stats.getByStat('fireresist')!
+    expect(fireRes.saveBits).toBe(8)
+    expect(fireRes.saveAdd).toBe(50)
+
+    // 'lightresist': Save Bits = 8, Save Add = 50
+    const lightRes = stats.getByStat('lightresist')!
+    expect(lightRes.saveBits).toBe(8)
+    expect(lightRes.saveAdd).toBe(50)
+
+    // 'coldresist': Save Bits = 8, Save Add = 50
+    const coldRes = stats.getByStat('coldresist')!
+    expect(coldRes.saveBits).toBe(8)
+    expect(coldRes.saveAdd).toBe(50)
+
+    // 'poisonresist': Save Bits = 8, Save Add = 50
+    const poisRes = stats.getByStat('poisonresist')!
+    expect(poisRes.saveBits).toBe(8)
+    expect(poisRes.saveAdd).toBe(50)
+
+    // 'item_fasterattackrate': Save Bits = 7, Save Add = 20
+    const ias = stats.getByStat('item_fasterattackrate')!
+    expect(ias.saveBits).toBe(7)
+    expect(ias.saveAdd).toBe(20)
+
+    // 'item_fastercastrate': Save Bits = 7, Save Add = 20
+    const fcr = stats.getByStat('item_fastercastrate')!
+    expect(fcr.saveBits).toBe(7)
+    expect(fcr.saveAdd).toBe(20)
+
+    // Verify propertiesTable.resolveProperty exposes accurate saveBits/saveAdd
+    const resAll = properties.resolveProperty('res-all', undefined, 15, 15)
+    expect(resAll).toHaveLength(4)
+    for (const r of resAll) {
+      expect(r.saveBits).toBe(8)
+      expect(r.saveAdd).toBe(50)
+    }
+  })
+
+  it('tests additional property resolutions: sock, class skills, and individual skill', () => {
+    // sock (sockets) -> item_numsockets
+    const sock = properties.resolveProperty('sock', undefined, 2, 4)
+    expect(sock).toHaveLength(1)
+    expect(sock[0].stat).toBe('item_numsockets')
+    expect(sock[0].func).toBe(14)
+    expect(sock[0].min).toBe(2)
+    expect(sock[0].max).toBe(4)
+
+    // ama (+ Amazon skills) -> item_addclassskills with val1 = 0
+    const ama = properties.resolveProperty('ama', undefined, 2, 2)
+    expect(ama).toHaveLength(1)
+    expect(ama[0].stat).toBe('item_addclassskills')
+    expect(ama[0].func).toBe(21)
+    expect(ama[0].param).toBe(0) // Amazon class ID
+    expect(ama[0].value).toBe(2)
+
+    // pal (+ Paladin skills) -> item_addclassskills with val1 = 3
+    const pal = properties.resolveProperty('pal', undefined, 1, 1)
+    expect(pal).toHaveLength(1)
+    expect(pal[0].stat).toBe('item_addclassskills')
+    expect(pal[0].func).toBe(21)
+    expect(pal[0].param).toBe(3) // Paladin class ID
+    expect(pal[0].value).toBe(1)
+
+    // skill (+ specific skill bonus) -> item_singleskill with skill ID in param
+    const skill = properties.resolveProperty('skill', 54, 1, 1) // 54 = Teleport
+    expect(skill).toHaveLength(1)
+    expect(skill[0].stat).toBe('item_singleskill')
+    expect(skill[0].func).toBe(22)
+    expect(skill[0].param).toBe(54)
+    expect(skill[0].value).toBe(1)
+  })
+})