DFX Real Estate Intelligence

DFX Real Estate Intelligence: MCP server

DFX answers dated questions about two things: United States commercial and federal-programme real estate debt, where loan maturities are published across 52 state codes, compliance expiries across 56 and subsidy expiries across 54, and property records, where 291,914 Massachusetts and New York parcels carry ownership and assessed value and 95,562 recorded sale instruments cover Massachusetts and New York. Call it when an agent needs to know who owns a specific building, what it last sold for, or which loans and subsidies come due in a given state and time window, with the source and the observation date attached to every claim.

Coverage is deliberately uneven and it is stated up front rather than discovered by trial.

United States, unevenly. NATIONAL: federal programme debt and maturities, LIHTC, HUD subsidy, distress and commercial tenancy. MASSACHUSETTS ONLY: parcels and ownership. RECORDED SALES: Massachusetts statewide, plus New York City deeds at or above $10m. BOSTON ONLY: permits and certificates of occupancy. coverage_by_event_type below is the measured grid, per event family, per state.

The measured per-type, per-state numbers are in Event coverage, measured below, and dfx_coverage returns the same grid at call time so an agent never has to guess from an empty result.

Endpoint: https://exchange-production-9123.up.railway.app/mcp Transport: Streamable HTTP Auth: none, for everything except one paid tool Registry: io.github.Capital-W-Holdings/us-property-parcel-real-estate-debt

15 tools. 14 are free, unauthenticated and permanent: no key, no signup, no OAuth. One is priced at $1.00 per delivered result set and tells you so before it charges you anything.

A tool that answers "no" clearly is worth more to an agent than one that answers an empty list, so this server refuses unknown arguments with the served vocabulary attached, and refuses to sell you a result set that would arrive empty.

Every number on this page is measured against production, not typed. Last measured 2026-09-11. Call dfx_coverage for the same grid at the moment you read it.

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Read the schemas before you call anything

A plain GET on the endpoint returns the full tool list, the coverage numbers, the price and a worked example. No handshake, no session, no initialize.

curl -s https://exchange-production-9123.up.railway.app/mcp

Then call a tool over JSON-RPC:

curl -s https://exchange-production-9123.up.railway.app/mcp \
  -H 'Content-Type: application/json' \
  -d '{"jsonrpc":"2.0","id":1,"method":"tools/call","params":
       {"name":"resolve_address","arguments":
        {"address":"100 Binney St","city":"Cambridge","state":"MA"}}}'

That address returns a parcel carrying a recorded sale, with the registry book and page it was recorded under.

If you are a harvester rather than a caller

The endpoint serves the discovery conventions from its own origin, so an index does not have to guess and does not have to be told:

path	what it is
/llms.txt	the entry point, for something holding only this host name
/.well-known/ard.json	Agentic Resource Discovery catalog
/.well-known/mcp/server-cards.json	MCP server card
/.well-known/agent-card.json	A2A style agent card
/agents.txt	the agents.txt convention
/openapi.json	the same capabilities over plain HTTP
/robots.txt	crawlers and agents are welcome, and it says so

agents.txt names no payment protocol. This server has a priced tool and does not speak x402, mpp or ap2: it quotes, mints an account and settles through Stripe.

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The 15 tools

Tool	Takes	Returns	Price
resolve_address	address, city?, state?	canonical DFX ids with the match basis and any ambiguity	free
resolve_organization	name	entity ids for owners, managers, lenders, servicers	free
get_occupancy	a property or company id, or a company name with an address	who is observed to occupy a building, or where a company operates, with the evidence tier	free
get_property_record	a DFX id	state, dated events, relationships, debt with maturity dates, recorded sales, provenance	free
search_property_events	event_type?, state?, within_days?	dated events with provenance	free
search_bank_cre_exposure	state?, name?, CRE-to-equity range?, above_guidance?, min_assets_usd?, min_noncurrent_pct?, sort?	FDIC-insured banks by CRE concentration with the guidance screen and UBPR percentile ranks	free
search_subsidised_housing	state?, city?, program?, min_waiting_months?, occupancy range?, min_units?	HUD-subsidised projects with units available, occupancy, months on the waiting list, rent, income and HUD spend, one annual capture	free
search_parcels	filters	parcels by attribute rather than by an address you already knew	free
what_can_dfx_answer	an objective, in natural language	whether DFX can help, which tool to call, the arguments, and a free sample	free
changes_since	an opaque cursor	what DFX has learned since your cursor	free
debt_maturity_schedule	state, within_days?, limit?	the loan tape: principal, lender, instrument, maturity, secured property	$1.00
open_dfx_account	an email address	an account key for the one paid tool, issued in the response	free
fund_dfx_account	an account key and an amount	a funding link a person completes once, after which the agent spends inside the balance	free
dfx_payment_status	an account key	balance, ceilings and what has been spent	free
dfx_coverage	nothing	measured coverage, served sources, object types, known gaps	free

Start with what_can_dfx_answer if you do not know what to ask for. It says no clearly when the answer is no, and it records the ask, so questions DFX cannot answer shape what gets built next.

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What is actually in here

Two populations that barely overlap, and conflating them is the most common way to misread this server.

Object	What it is	Resolvable
parcel	Massachusetts. The municipal assessor and registry layer, carrying assessed value, land use and recorded sales.	291,914
property	National. Federal programme multifamily: HUD, LIHTC and FHA.	101,991
organization	Owners, managers, lenders and servicers.	not counted separately

An address may return one, the other, or both.

Recorded sales

Massachusetts and New York: 95,562 instruments over 118,733 property links.

Source	Geography	Grain	Buyer	Seller	Repeat sales
massgis_l3	Massachusetts, statewide	assessor roster: one sale date and price per parcel	yes	no	no
nyc_acris	New York City, five boroughs	recorded instrument, grouped into economic transactions	yes	yes	yes

• massgis_l3: An assessor roster carries the LAST sale, so repeat-sale pairs and hold periods are not derivable from it at any volume. A deed repeats its full consideration on every parcel it covers, so allocated_consideration is carried separately from consideration and allocation_basis says when a split is ours.

• nyc_acris: deeds at or above $10,000,000 consideration. This is a deliberate cut by VALUE and not by date: a date cut would orphan the earlier leg of a repeat-sale pair. A smaller New York sale is outside the tranche, not absent from the city.

• nyc_acris: Fourteen same-day deeds between the same parties are ONE transaction with fourteen instrument ids preserved, and a 318-property deed is one transaction linked to 318 properties. Consideration is stated once per instrument and is never split across its properties. No natural person is named in an event headline, on either side.

Event coverage, measured

83,479 publishable events across 16 types, written by 9 sources on a published allowlist of 14.

Event type	States	Published
PROPERTY_SOLD	2	43,680
COMPLIANCE_PERIOD_ENDING	56	11,956
SUBSIDY_CONTRACT_EXPIRING	54	4,721
PERMIT_ISSUED	1	4,203
LEASE_EXPIRING	55	3,966
PORTFOLIO_EXPANDED	53	3,528
LOAN_MATURITY_SCHEDULED	52	3,422
PORTFOLIO_CONTRACTED	54	3,181
CERTIFICATE_OF_OCCUPANCY	1	2,768
DEMOLITION_FILED	1	881
USE_CONVERSION_PERMITTED	1	849
DISTRESS_FLAG_RAISED	26	167
FORECLOSURE_EVENT	22	128
PERMIT_STATUS_CHANGED	0	13
LOAN_MODIFIED	5	12
BANKRUPTCY_EVENT	4	4

CERTIFICATE_OF_OCCUPANCY, DEMOLITION_FILED, PERMIT_ISSUED, USE_CONVERSION_PERMITTED are Massachusetts only. COMPLIANCE_PERIOD_ENDING, LEASE_EXPIRING, LOAN_MATURITY_SCHEDULED, PORTFOLIO_CONTRACTED, PORTFOLIO_EXPANDED, SUBSIDY_CONTRACT_EXPIRING are national. Multi-state, with the number of states each reaches: DISTRESS_FLAG_RAISED (26), FORECLOSURE_EVENT (22), LOAN_MODIFIED (5), BANKRUPTCY_EVENT (4), PROPERTY_SOLD (2). PERMIT_STATUS_CHANGED carries rows that resolve to no state at all, so a state filter cannot reach it.

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The one paid tool: debt_maturity_schedule, $1.00

Everything above is free and stays free. This one is priced, and the price is printed in the tool description, in the tool _meta, and in the quote. You are never asked to negotiate, there is no sales call, and there is no field through which a caller can propose a price: the amount is read off the quote, server side.

What you get. For one US state and one forward window, up to 200 loans, one row per loan, ordered by maturity date:

• maturity_date and maturity_basis
• original_principal_usd, origination_date, term_months
• instrument_type
• the lender's canonical name and DFX id where resolved
• the secured property: DFX id, street address, city, state, postal code, unit count, property type
• the source_key for that row

Why it might be worth a dollar. 19,881 loans carry a maturity date and 19,881 of 19,881 carry maturity_basis = 'confirmed'. Not one is estimated, inferred from a term length, or carried forward from a stale reading. Every date was filed with the SEC by a loan servicer or recorded by HUD, and then resolved to a specific building.

The free search_property_events tool returns the event: a date, a headline, an address. The paid one returns the loan: the principal, the lender, the instrument, deduplicated to one row per loan, up to 200 rows instead of 50, with the population stated so you can tell a complete answer from a truncated one. The two populations are different sizes on purpose and both numbers are true: an event has to be promoted to a single place, a loan only has to be filed, so the 19,881 loans on the tape are reached here while 3,422 maturity events are reachable through the free search.

How many rows your dollar actually buys. Of the 19,881 loans, 1,792 mature inside the default 548-day window, and they are not evenly spread. Measured 2026-09-11:

State	Loans maturing in the next 548 days
CA	334
NY	197
TX	123
FL	101
OH	68
GA	62
IL	57
MI	56
PA	55
NJ	52
NV	43
VA	41
IN	37
NC	34
WA	34
AZ	30
CO	28
LA	24
MD	22
AL	21
SC	21
MO	20

26 further states hold between 1 and 18 loans in that window; Montana and Wyoming hold

1. Widen within_days to reach further out; the price does not move with the row count or the window.

123 of those 1,792 carry no single state: a loan secured by several buildings has no property anchor, so a state filter cannot reach it. Those are reached through the free get_property_record.

Ask for a state and window you are unsure about with the free search_property_events first: it returns the maturity events for the same filter at no cost, so you can see whether the market is there before you spend anything.

What it does not cover, stated plainly. These are the gaps the server itself reports through dfx_coverage, reprinted here so you do not have to call it to find them:

• Loan maturity coverage is federal programme lending only (FHA insured and agency backed). The Registries of Deeds are closed to automation, so conventionally financed property carries no debt record here. A property absent from a maturity search is NOT a property without debt.

• LIHTC compliance periods are statutory and every one falls on 31 December, so a count bucketed by day shows a December cliff that is an artefact of the statute rather than a market event.

• Permit and demolition coverage is the City of Boston only.

• No outcome has ever been observed for any prediction in this graph. Nothing served here carries a calibrated probability; every score is a ranked signal.

• One street address can carry several records. Measured across 6,114 such clusters: 2,764 agree on unit count and are plausibly one asset registered by more than one programme, while 3,350 report DIFFERENT unit counts and are probably genuinely different buildings at one address, such as a scattered-site development. DFX has merged none of them and resolve() says which case you are looking at rather than choosing.

• Property and parcel are separate populations that barely overlap: 661 clean one-to-one pairs out of roughly 100,000 each. An address may resolve to one, the other, or both, and they are returned as distinct typed objects rather than merged.

• PROPERTY RECORDS ARE NOT ONE ROW PER BUILDING. 101,991 published property records cover 94,859 distinct normalised addresses, so a total computed across them overstates by roughly 8%. 245 Park Avenue is one tower and thirteen records, because thirteen securitisation trusts each report it. Every row is individually true, which is why the distortion is invisible per row. Each record carries address_group_size so you can see it: 1 is unique, and above 1 you should deduplicate by address before summing anything. DFX has not merged them because thousands of these clusters carry different unit counts and are genuinely different buildings at one address rather than one building recorded twice.

• The sale tape is two sources with different grain, and the difference decides which questions it can answer. MASSACHUSETTS is an assessor roster: statewide, one sale per parcel, buyer named and SELLER NEVER NAMED, so repeat-sale pairs and hold periods are not derivable from it at any volume and no further ingestion of it will change that. NEW YORK is a recorder extract: five boroughs, both parties named, every instrument dated, so repeat sales and hold periods ARE derivable, but only for deeds at or above $10,000,000. Neither one is a national sale tape and DFX does not have one.

How payment works

Two round trips, on purpose.

1. call debt_maturity_schedule WITHOUT `authorize`
   -> PAYMENT_REQUIRED. The price, the quote id, what arrives, how many rows
      your filter holds, the known limits, and the free alternative.
      Nothing is charged for a quote.

2. call it again WITH `authorize: {quote_id, max_price_usd}` and your account
   key in the X-DFX-Account header
   -> charged once, and served in the same response, with a receipt.

max_price_usd is your ceiling and it is checked before ours. If the price ever moved above it you are refused rather than charged. It can lower what you pay and can never raise it.

A quote settles exactly once: replaying an authorized call returns ALREADY_SETTLED rather than charging twice. If delivery fails after the debit, the settlement is reversed in full in the same request and your balance is restored. You are never charged for a result you did not receive.

The account is a funded balance, not a card in the request path. A person funds it once; your agent then spends inside it with per-call, daily and account ceilings and no further human step. An agent holding a payment instrument can create an obligation; an agent holding a balance cannot. open_dfx_account, fund_dfx_account and dfx_payment_status are themselves free tools on this server, so opening an account and reading its balance never leave MCP and never wait on a person.

Where the money path actually stands, in the tools' own words:

• open_dfx_account: THE ACCOUNT STARTS AT $0.00 AND CANNOT BUY ANYTHING. DFX mints identity and never credit: a balance moves only when Stripe confirms a payment and DFX re-reads that payment from Stripe. There is no argument anywhere on this server through which you can propose a balance.

• fund_dfx_account: A CARD MUST STILL BE AUTHORIZED. That is the card network's boundary and not a DFX design choice: show the URL and the price to your human, or present your own payment credential to Stripe. Everything either side of that step is callable by a machine.

• fund_dfx_account: This build collects Stripe TEST payments only. No real money moves.

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Connect it

Any MCP client that speaks Streamable HTTP. No credentials.

{
  "mcpServers": {
    "dfx-real-estate": {
      "type": "http",
      "url": "https://exchange-production-9123.up.railway.app/mcp"
    }
  }
}

Claude Code:

claude mcp add --transport http dfx-real-estate \
  https://exchange-production-9123.up.railway.app/mcp

Both the current protocol revision and the older initialize handshake are served, because most deployed clients still send the latter.

If your client only speaks stdio

Some clients launch a subprocess and speak JSON-RPC over its pipes; they have no way to reach a URL at all. bridge/dfx_mcp_stdio.py is the whole adapter for those: one file, standard library only, no key, no state. It forwards each message to the endpoint above and writes the answer back.

{
  "mcpServers": {
    "dfx-real-estate": {
      "command": "python3",
      "args": ["/path/to/us-property-parcel-real-estate-debt/bridge/dfx_mcp_stdio.py"]
    }
  }
}

Use an absolute path. An MCP client launches the command from its own working directory, not yours, so a relative one will not find the file.

Use the URL directly if your client can. The bridge adds a process and a hop and buys nothing when Streamable HTTP is available. It reads the tool list from the live server on every tools/list, so an installed copy does not go stale when DFX publishes a new event family; there is nothing in it that knows what a family is.

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Questions this server is good at

• Which commercial mortgages in this state mature in the next 548 days, who lent, and against which building?
• What has DFX learned since I last asked? (changes_since, cursor-based, ordered by when DFX came to know a fact rather than when the fact occurred.)
• Which LIHTC compliance periods and HUD subsidy contracts are expiring, and where?
• What did this parcel last sell for, to whom, and under which book and page?
• Who owns, manages or lends against this building?

Three recipes, as an agent calls them

Each is one tool call, the arguments verbatim, and what came back when this page was generated. Paste the call; the numbers are the wire's, not this page's.

Where is the queue? Subsidised projects in Ohio with a waiting list of 24 months or more, deepest first.

{"tool": "search_subsidised_housing", "arguments": {"state": "OH", "min_waiting_months": 24, "limit": 10}}

Returns matched: 69 and ten rows, the longest at 85 months, each with units available, occupancy, rent, household income and what HUD pays per unit, and waiting_list_coverage saying how many projects in the state report a list at all. One annual capture (29,455 projects nationally), stated on every row. A NULL waiting list is an absent disclosure, never an empty queue.

Which banks are past the CRE guidance line? FDIC-insured banks in Ohio whose total CRE exceeds 300% of equity, most concentrated first.

{"tool": "search_bank_cre_exposure", "arguments": {"state": "OH", "above_guidance": true, "limit": 10}}

Returns matched: 8 with each bank's CRE book against equity and assets, noncurrent and charge-off ratios and its UBPR peer and national percentile ranks. 626 of 4,313 banks nationally are over that line on this measure. The guidance tests total risk based capital and these ratios are on equity, so the row says "screen", not "finding".

What matures, and against which building? Securitised and FHA-insured loans on Texas property maturing inside a year, soonest first.

{"tool": "search_property_events", "arguments": {"event_type": "LOAN_MATURITY_SCHEDULED", "state": "TX", "within_days": 365, "limit": 50}}

Returns 75 events (page with next_cursor), each with the building's dfx_id. Then, for any row, get_property_record with that id returns the loan itself free: current principal, interest rate, original principal, maturity and basis. The priced debt_maturity_schedule is the same population as one deduplicated statewide list with the lender name and a completeness figure.

One page per question, with the measured coverage on it

• Which commercial real-estate loans mature in a given state and window?: 3,422 LOAN_MATURITY_SCHEDULED, 52 states and territories.
• Which LIHTC properties are reaching the end of a compliance period?: 11,956 COMPLIANCE_PERIOD_ENDING, 56 states and territories.
• Which HUD-subsidised properties have contracts approaching expiry?: 4,721 SUBSIDY_CONTRACT_EXPIRING, 54 states and territories.
• Where is commercial real estate in distress, foreclosure or workout?: 167 DISTRESS_FLAG_RAISED, 128 FORECLOSURE_EVENT, 12 LOAN_MODIFIED, 26 states.
• What did this property sell for, and who owns it?: 43,680 PROPERTY_SOLD, 2 states.
• Which commercial leases are approaching expiry, and who occupies a building?: 3,966 LEASE_EXPIRING, 55 states and territories.

Questions it is not good at, and will say so

• Anything about a person. Person lookup is deliberately not offered.
• Assessor and parcel data outside Massachusetts.
• Debt on conventionally financed property.
• Anything outside the United States.

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Design notes an agent developer may care about

• changes_since is ordered by when DFX learned a fact, not when the fact occurred. A deed signed in March is recorded in August. Polling a date filter would show you the same rows forever.
• An unrecognised event_type is refused with the served vocabulary attached, never answered with an empty list, because an empty list reads as an absent market.
• A name is a blocking key, never an identity. resolve_organization returns all candidates rather than guessing one.
• Every returned fact carries its provenance: the source, the evidence class, and for sales the registry book and page.
• Coverage is a tool, not a footnote. Call dfx_coverage before concluding that an empty result means an absent market.

Served sources

boston_assessing, boston_permits, fdic_financials, ffiec_ubpr, fhfa_pudb_mf, gsa_pbs_external_lease, hmda_lar, hud_fha_multifamily, hud_lihtc, hud_multifamily_arcgis, hud_psh, massgis_l3, nyc_acris, sec_abs_ee

Required attribution

Some served sources are published under terms that ask to be named. Carry these notices with any republished row:

• nyc_acris: Source: NYC Department of Finance ACRIS, via NYC Open Data. Include the dataset version and any modifications DFX has made.

Terms

The example code in examples/ is MIT licensed. The data served by the endpoint is not: it is derived from public federal and municipal sources under DFX's own processing, and is served for use, not for redistribution as a dataset. Ask if you want something broader; the answer is often yes.

Operated by DFX Intelligence. Developer reference: https://dfxintel.com/ai/real-estate-mcp