Cited CRE facts and deterministic calculators for agents: rent, CAM, debt sizing, IRR, parcel IDs.
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claude mcp add --transport http factlot https://api.factlot.com/mcp{
"mcpServers": {
"factlot": {
"url": "https://api.factlot.com/mcp"
}
}
}{
"servers": {
"factlot": {
"type": "http",
"url": "https://api.factlot.com/mcp"
}
}
}Settings > Connectors > Add custom connector
URL: https://api.factlot.com/mcpTools 59 found in our last check
calc_rent_scheduleBuild a base-rent schedule from commencement date, term, area, starting $/SF/yr, escalations (percent or fixed $/SF), and abated months. Lease months run from the commencement day-of-month with no calendar proration (warns when commencement is mid-month). Returns rent steps, tot…
calc_net_effective_rentCompute effective rent, straight-line net effective rent, and discounted net effective rent ($/SF/yr) after free rent, TI allowance, leasing commissions, and other landlord concessions. Rent is monthly in advance from the commencement day (no calendar proration), discounted at a…
calc_compare_proposalsRank 2–20 lease proposals with different terms, sizes, free rent, TI, concessions, and operating-expense structures (gross, NNN, base year, expense stop, with opex growth) on one discounted $/SF/yr basis, per rentable or usable SF (load factor): effective occupancy cost (tenant…
calc_multifamily_rent_rollAnalyze an apartment rent roll (up to 5,000 units with status occupied, notice, vacant, model, or down; market and lease rent per month; lease dates; concessions as weeks free, months free, or dollars): gross potential rent, vacancy, non-revenue units, loss to lease, concessions…
calc_percentage_rentPercentage (overage) rent for a lease year: net sales after exclusions over a natural or fixed breakpoint, prorated for partial years, less amounts already paid. Deterministic: the same inputs always give the same result, with formula ID calc.percentage_rent@1, every step, and a…
calc_cam_reconciliationReconcile a tenant's annual CAM charge: exclusions, occupancy gross-up of variable expenses, pro rata share, controllable-expense caps (compounding_from_base, simple_from_base, year_over_year), an admin fee (before or after the cap, inside or outside it, with per-line exclusions…
calc_cam_reconciliation_batchReconcile CAM for a whole building in one call: the expense pool and gross-up once, then up to 500 tenants each with share, base year or expense stop, cap, admin fee, occupancy, estimates paid, and lease-specific excluded categories. Returns each tenant's statement (identical to…
calc_capex_recoveryRecoverable capital expenditure under a lease clause: amortize a capital cost over its useful life or the lease-specified period, straight-line (declining interest) or level payment, with interest on the unamortized balance or none; optionally cap each year's recovery at demonst…
calc_debt_sizingSize the maximum loan under any combination of max LTV, min DSCR, and min debt yield for a given NOI, rate, and amortization. Reports the binding constraint, debt service, and resulting metrics; optionally a stress table over NOI, rate, and value shocks (max loan, binding constr…
calc_lease_remeasurement_asc842Remeasure a lessee's lease liability and right-of-use asset under ASC 842 after a modification, lease-term reassessment, contingency resolution, or residual value guarantee change: new liability (PV of remaining payments), liability and ROU adjustments with any gain (ASC 842-20-…
calc_prepayment_and_defeasancePrepayment premium, total payoff, and cost as a share of balance for a fixed-rate amortizing or interest-only loan under yield maintenance (PV of remaining payments or rate differential, with a minimum and an explicit discounting convention), a step-down schedule, a flat percent…
calc_waltWeighted average remaining lease term in years as of a date (actual days ÷ 365.25), weighted by each lease's area_sf (weight_by "area") or annual_rent (weight_by "rent"). Deterministic: the same inputs always give the same result, with formula ID calc.walt@1, every step, and any…
calc_npvNPV of periodic cash flows (t = 0, 1, 2, ...; the t = 0 flow is not discounted) at a per-period discount rate given as a decimal. Deterministic: the same inputs always give the same result, with formula ID calc.npv@1, every step, and any warnings.
calc_irrPeriodic and annualized IRR of periodic cash flows, as decimals (0.085 = 8.5%), solved deterministically by scanning a 1-point grid of per-period rates and bisecting each sign change; reports every root it finds when cash flows have multiple IRRs (two roots within one grid step…
calc_lease_vs_ownCompare leasing with buying over a fixed horizon: NPV of each case's annual cash costs (rent, free rent, tenant expenses, and move-in costs versus equity, debt service, owner expenses, reserves, and a sale at the horizon by stated value or exit cap rate), optionally after tax, w…
calc_renew_vs_relocateCompare renewing in place with moving over one horizon: NPV and discounted effective rent of each case (rent schedule with free rent, TI net of allowance, fees, moving, downtime, double rent, termination, and disruption costs), the starting rent at which they break even, and yea…
calc_hotel_metricsOccupancy, ADR, RevPAR, TRevPAR, and a USALI-style profit ladder for a period: departmental profit, GOP and margin, GOPPAR, management fees, EBITDA, FF&E reserve, and NOI (EBITDA less replacement reserve). Deterministic: the same inputs always give the same result, with formula…
calc_dcf_pro_formaProperty-level discounted cash flow from an in-place rent roll: each lease's rent, escalations, remaining term, and expense recovery (NNN, gross, base year), then at expiration one blended lease weighted by the renewal probability (renewal vs new-tenant rent, free rent, TI, leas…
calc_direct_capValue by direct capitalization: (NOI − capital reserve) ÷ cap rate, then below-the-line deductions for lease-up costs, free-rent burn-off, and other adjustments to an as-is value (optionally rounded); and the cap rate a price implies, before and after reserves and all-in after t…
calc_amortization_schedulePeriod-by-period schedule of a fixed-rate loan, monthly or quarterly: an optional interest-only period, then level payments on an amortization term that can run past maturity (balloon), with 30/360, actual/360, or actual/365 interest (the payment on a 30/360 basis). Rows are in…
calc_equity_waterfallSplit periodic project equity cash flows between LP and GP: preferred return (compounding or simple) and return of capital pro rata to capital in either order, an optional GP catch-up, IRR-hurdle tiers with promote splits measured on the LP's IRR, and a residual split. Returns p…
calc_exchange_1031Not tax advice: arithmetic only. The 45-day identification and 180-day exchange deadlines of IRC §1031(a)(3) (the exchange period ends earlier at a given tax-return due date), the three-property, 200%, and 95% identification tests of Treas. Reg. §1.1031(k)-1(c)(4), and the cash…
calc_critical_datesDated list of a lease's notice deadlines and option windows, from its expiration date and options: each renewal option's notice deadline or notice window and renewal term (successive options count back from the term before), each termination option's last day to give notice, an…
calc_reconcile_dcfReconcile FactLot's DCF with another system's export (ARGUS or any other model; parity is not claimed and is untested against real ARGUS output): give the calc_dcf_pro_forma input plus the other system's annual lines {label, values: [year 1, …]}, optionally its value, unlevered…
calc_reconcile_camReconcile FactLot's CAM reconciliation for one expense pool with another system's per-tenant results (Yardi or any other; parity is not claimed and is untested against a real export): give the calc_cam_reconciliation_batch input plus, per tenant, what the other system reported (…
calc_tx_unequal_appraisalEvidence calculation only: not an appraisal or an opinion of value, not legal or tax advice, and not a substitute for the advice of an attorney. The arithmetic of Tex. Tax Code §41.43(b)(3) and §42.26(a)(3), the subject's value against the median appraised value of a reasonable…
rules_tx_property_tax_protest_deadlineDeadline to file a Texas property tax protest with the appraisal review board: the later of May 15 or 30 days after the notice of appraised value was delivered, rolled past weekends and Texas legal holidays, plus a conservative file-by date (the last business day on or before th…
rules_tx_property_tax_protest_deadline_batchTexas property tax protest deadlines for many notices in one call (1–200 items, e.g. a consultant's client list): each item's id, tax year and, if known, notice delivery date. Each result is exactly what rules_tx_property_tax_protest_deadline returns for that item under rule rul…
id_parcelDeterministic FactLot ID for a parcel from state FIPS, county FIPS, and the assessor's parcel number (APN). The same parcel always yields the same ID, offline. Use it as the join key across systems. APNs that differ only in where a separator falls ("12-34", "1-234") get differen…
id_entityDeterministic FactLot ID for a legal entity (LLC, LP, corporation, trust) from its registry jurisdiction and file number, or from its LEI (an LEI whose ISO 17442 check digits do not match is rejected).
id_spaceFactLot ID for a suite or unit within a building, given the building's FactLot URN (from id_building). Suite designators are normalized: "Suite 100", "Ste 100" and "#100" agree, while "1-20" and "120" stay distinct.
id_buildingDeterministic FactLot ID for a building from its street address: county FIPS, ZIP code, and street line. Every condominium unit, suite, and floor at the address gets the same building ID, offline. Pass it to id_space for a suite, or to registry_get to see the building's parcels.
id_documentContent-addressed FactLot ID (SHA-256) for a document such as a lease, amendment, or estoppel.
id_parseValidate a FactLot URN and return its kind, components, and short ID.
fact_validateCheck one FactLot fact against the published fact schema (spec/schemas/fact.json): subject URN, dotted predicate, as_of date, provenance, optional rights; unknown fields are rejected at every level. Rules: every fact except a computed one cites at least one source (an inferred f…
doc_verify_factsCheck values YOU extracted from a document against its text, deterministically; FactLot runs no model. Send the pages as text and one candidate per value: {predicate, value, quote, page}. Each candidate is checked in order: (1) the value's shape (Ingest predicates such as lease.…
doc_abstract_leaseCurrent-state lease abstract from a lease and its amendments, with amendment precedence, as of as_of. Give each document's pages with the candidates you extracted (checked exactly as doc_verify_facts checks them), or the facts doc_verify_facts already returned for it (without pa…
doc_compareCompare values another document asserts (an estoppel, rent roll or offering memo, mapped by you to predicates) with verified lease facts from doc_abstract_lease or doc_verify_facts. Each asserted value comes back match, mismatch (with the differing fields), not_in_lease, or ambi…
doc_verify_claimCheck one claim against a document page: {predicate, value} (anything doc_verify_facts accepts) or a short claim sentence ({text} or a bare string), plus the verbatim quote and page it rests on. Returns supported (the quote is on the page and every checked number, date and name…
doc_spread_statementSpread a T-12, operating statement, budget or rent roll summary YOU read, onto FactLot's published chart of accounts (multifamily, commercial, or hotel after the USALI summary), deterministically; FactLot runs no model. Send the pages as text and one line per item: {label, amoun…
doc_check_use_conflictCheck a proposed use (a description, plus an optional use category or 2022 NAICS code) against a center's verified lease.exclusive_use and lease.prohibited_uses facts (from doc_verify_facts or doc_abstract_lease; each must pass fact_validate). Deterministic and textual: a restri…
doc_predicatesLook up the lease predicates doc_verify_facts and doc_abstract_lease know (lease.expiration_date, lease.base_rent_schedule, lease.go_dark, ...) before extracting: for each, its value shape as JSON Schema, one valid example with a quote that states it (and whether that example ve…
fact_package_createBundle FactLot facts (each must pass fact_validate) into a fact package a counterparty can verify: canonical JSON (RFC 8785) of every fact, an RFC 6962 Merkle tree over the facts, the source documents the facts cite with their sha256 where known, and a digest over all of it. Ret…
fact_package_verifyVerify a fact package from fact_package_create: recompute every fact's hash, the Merkle root and the digest from the content (any changed fact, title, date or document list shows as a mismatch); check each fact against fact_validate; check the Ed25519 signature, against the publ…
lease_comp_validateCheck a lease comparable one firm shares with others, as a FactLot fact with predicate lease.comp, and derive its net effective rent. The fact goes through fact_validate (schema, citations, rights), then the comp's own rules: shape (spec/schemas/fact.json LeaseComp: area, commen…
lease_comp_searchSearch the 6,994 lease comps from the U.S. General Services Administration's Lease Inventory (October 2026 file, FactLot release lease-comps-gsa-2026-11-04), bundled with FactLot: works offline and on the hosted API, no registry needed. READ THE CAVEAT: the tenant in every one o…
registry_getEverything the FactLot Registry knows about a parcel, legal entity, or building: status, current cited facts (owner of record, situs address, property category, areas, values), ownership links, external IDs, and for a parcel the building it belongs to (condominium units roll up…
registry_resolve_parcelFind a parcel's FactLot URN from state FIPS, county FIPS, and APN, if the registry holds it. A miss returns urn null with coverage: whether that county is loaded in this registry. Requires a FactLot Registry (public-record facts about commercial property, each cited to the sourc…
registry_resolve_externalFind the FactLot URN for an ID from another system, e.g. system "sdat_account" (a Maryland SDAT account number), "hcad_account" (a Harris CAD account number), "nyc_bbl" (a New York City borough-block-lot), "la_ain" (a Los Angeles County Assessor ID number), "sf_parcel", "boston_…
registry_search_addressFind commercial parcels by situs address. Matches whole words of the street line (the part before the first comma), normalized: 'Street' = 'St', 'Northwest' = 'N.W.' = 'NW'; a suite, unit, '#' or floor is ignored. Give a house number ('1200 Main', '1200 Main St NW') or a street…
registry_search_entitiesFind registered business entities (LLCs, LPs, corporations) by name. Natural persons are not searchable. Requires a FactLot Registry (public-record facts about commercial property, each cited to the source file and record).
registry_owned_byCommercial parcels currently linked to a legal entity as owner of record (inferred links carry a confidence), each with the building it belongs to, plus a per-building summary so condominium units count once per building. Requires a FactLot Registry (public-record facts about co…
registry_coverageThe counties (with parcel and building counts), entity registries, and crosswalk systems this FactLot Registry file holds, each with its sources and as-of dates. Call it before concluding that a parcel or entity does not exist: a miss outside these regions means not loaded, not…
registry_tx_equity_candidatesCandidate comparable parcels for a Texas unequal-appraisal comparison (Tax Code §41.43(b)(3)), from one tax year of the subject's appraisal district roll (the newest year whose roll gives the subject a value, or tax_year), with every field of the subject and the candidates read…
registry_tx_equity_candidates_batchregistry_tx_equity_candidates for many subjects in one call (1–50, e.g. a consultant's client parcels): each subject's id (your label, echoed back) and its urn, or county_fips and apn, plus the rule parameters once for every subject (area_band, year_band, min_matches, limit, tax…
searchSearch FactLot's knowledge base (tools, inputs, CRE predicates, ID and fact specifications). Returns matching document ids, titles, and URLs; call fetch for full text. A query on a subject the knowledge base does not cover returns no results and a note.
fetchFetch the full text of a FactLot knowledge document by the id returned from search. With a registry loaded, a registry fact's source document_id (fl:document:sha256-…) returns that source snapshot: publisher, dataset, URL, retrieval date, as-of date, licence, AI-use and redistri…
schema_getReturn the FactLot data model (Fact, Provenance, SourceRef, Rights, Relationship) as JSON Schema.
report_createHosted FactLot tool (api.factlot.com only). Builds a client-ready document by code, with no model: tx_unequal_appraisal (calc_tx_unequal_appraisal: evidence packet PDF or adjustment-grid workbook with live formulas; send registry_tx_equity_candidates' sources as context.sources…
Details
| Endpoint | https://api.factlot.com/mcp (Streamable HTTP) |
| Package | https://github.com/9mp96ygnbk-alt/factlot/releases/download/v0.5.0/factlot-0.5.0.mcpb (MCPB, stdio) |
| First published | 7 Nov 2026 |
| Last updated | 7 Nov 2026 |
| Registry name | io.github.9mp96ygnbk-alt/factlot |
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