DFX Real Estate Intelligence

DFX Intelligence: MCP server

One connection, four domains. Real estate is the first and deepest; the same server also answers across family offices, independent sponsors and their capital providers, private companies with a transition coming, and venture capital, with cross-domain identity, relationships, events, matching and verification. See Beyond real estate.

The real estate domain 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 292,039 Massachusetts and New York parcels carry ownership and assessed value and 95,562 recorded sale instruments cover the District of Columbia, 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 Registry: io.github.Capital-W-Holdings/us-property-parcel-real-estate-debt

102 tools, all free, unauthenticated and read-only: no key, no signup, no OAuth.

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.

Every number on this page is measured against production, not typed. Last measured 2026-09-30. 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 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 because nothing on this server is priced.

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The 102 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	free
dfx_coverage	nothing	measured coverage, served sources, object types, known gaps	free
search_family_offices	allocates_to_managers?, asset_class?, city?, class?, co_invested_with?, counterparty_kind?, ...	Family offices as compact cards: class (single, multi, embedded...) with confidence, whether they invest directly, sectors and asset classes on record, check si...	free
rank_family_offices	allocates_to_managers?, asset_classes?, backs_independent_sponsors?, capital_max_usd?, capital_min_usd?, check_max_usd?, ...	THE tool for any family office question with criteria (sector, check size, capital, sponsors, co-investors, recent events, geography, reachable people)	free
get_family_office	dfx_id	The full card for one family office: profile, AUM / RAUM / 13F value kept apart with their as-of dates, behaviour, the people who run it with roles, its observe...	free
search_family_office_investments	asset_class?, include_candidates?, investment_kind?, limit?, office_dfx_id?, sector?, ...	Dated investments family offices have been observed making: target, sector, asset class, structure, control or minority, lead or participant, amounts where disc...	free
search_independent_sponsors	city?, include_unverified?, kind?, limit?, min_confidence?, query?, ...	Verified independent sponsor firms (deal-by-deal acquirers of lower middle market companies) as compact cards: verification status, classification, mandate summ...	free
get_independent_sponsor	dfx_id	The full card for any entity on the sponsor graph: a sponsor (with its verification status, the companies resembling its observed deals as counted facts and rea...	free
search_sponsor_capital_providers	limit?, making_new_investments?, min_fund_size_usd?, provider_type?, query?, sbic_licensed?, ...	SBICs, mezzanine and private equity funds, and family offices observed providing capital to independent sponsors: provider type, strategy, fund style, fund size...	free
search_private_companies	city?, limit?, max_participants?, min_opportunity?, min_participants?, naics_prefix?, ...	US private companies whose filings (Form 5500 plan history, final filings, ownership changes) record a change: vertical, plan participants as a size proxy, EBIT...	free
search_sponsor_deals	limit?, query?, since?, sponsor_dfx_id?, state?, target_dfx_id?, ...	Announced acquisitions, recapitalisations and exits by independent sponsors: sponsor, target, dates, enterprise value range where disclosed, structure, parties ...	free
search_pending_ownership_changes	changed_since?, limit?, query?, state?, tag?, view?	OFFICIAL state records that a skilled nursing facility's ownership, control or operator is changing, before the change takes effect (Kentucky, New York, Rhode I...	free
search_vc_firms	active_only?, city?, emerging_manager?, limit?, min_investments?, query?, ...	Venture firms as compact cards: stated sectors, stages, geography and check size beside OBSERVED behaviour (investments in the last 6 and 12 months, lead count,...	free
get_vc_firm	dfx_id	The full card for any entity on the venture graph: a firm (with recent investments, co-investors and funds), a person (with attributed investments and board sea...	free
search_vc_investments	company_dfx_id?, investor_dfx_id?, lead_only?, limit?, partner_dfx_id?, query?, ...	Investor-by-investor participations in rounds: investor, company, fund, the partner attributed (with attribution level), role (lead or participant), new or foll...	free
search_vc_funds	lifecycle_state?, limit?, max_vintage?, min_form_d_sold_usd?, min_vintage?, organization_dfx_id?, ...	Funds with every amount under its own name (target, first close, final close, announced size, Form D offering and sold, ADV gross asset value), vintage and basi...	free
search_pe_firms	class?, class_state?, cursor?, limit?, min_transactions_36m?, query?, ...	Private equity firms (management companies and advisers) as compact cards: the classifier's class with its state, confidence and basis; size band with the evide...	free
get_pe_firm	dfx_id	The full card for a private equity firm: identity (website, HQ, ADV filing dates), classification with basis and the size band's definition and evidence, classi...	free
search_pe_funds	adv_fund_type?, cursor?, lifecycle_state?, limit?, max_vintage?, min_adv_gav_usd?, ...	Funds on the private equity graph with every amount under its own name and beside its basis: target, first close, final close, announced size, Form D offering a...	free
get_pe_fund	dfx_id	One fund: manager, vintage and basis, every amount kept apart with its basis (adv_gross_asset_value is reported gross assets, not fund size or dry powder), the ...	free
search_pe_transactions	add_on_only?, control_status?, firm_dfx_id?, limit?, platform_dfx_id?, query?, ...	Acquisitions, add-ons, recapitalisations, carve-outs, secondary sales and exits on the private equity graph: type, status, announced and closed dates, target wi...	free
search_pe_platforms	limit?, min_add_ons_24m?, owner_dfx_id?, query?, sector?, sort?, ...	Companies that act as a platform (a sponsor's platform investment, or a company that has made add-ons): industry, add-on counts (total and last 24 months) and l...	free
find_pe_buyers_for_company	dfx_id, limit?	Computed buyer_for_company matches from the private equity matcher for one company (a dfx:pe:, dfx:isi: or dfx:vc: company id): each firm with the matcher's rea...	free
find_pe_companies_for_buyer	dfx_id, limit?	Computed company_for_buyer matches for one private equity firm (dfx:pe: id): each company (on the private equity, sponsor or venture graph, with its dfx id) wit...	free
find_pe_addons_for_platform	dfx_id, limit?	Computed addon_for_platform matches for one platform (a dfx:pe: company id from search_pe_platforms): each candidate company with the matcher's reasons, blocker...	free
search_ria	city?, cursor?, entity_type?, firm_class?, firm_crd?, fund_type?, ...	Registered investment advisers (Form ADV: RAUM, clients by type, employees, advisors on IAPD, private funds, class such as INDEPENDENT_WEALTH or WIREHOUSE), reg...	free
get_ria_firm	dfx_id	The full card for one registered investment adviser plus its people flows (joins, departures, net, rates over 90 days, 12 and 36 months), growth between annual ...	free
get_ria_advisor	dfx_id	One IAPD-registered advisor: name, current firm with class and tenure, employment history as dated registration spans in order (firm, begin, end, current), ever...	free
resolve_ria_advisor	crd?, firm?, firm_crd?, limit?, name, state?	Resolve an advisor by name AND a firm (name or CRD), or by individual CRD, to one person card	free
search_ria_funds	cursor?, firm_dfx_id?, form_d_file_number?, fund_type?, include_custodians?, limit?, ...	Private funds from Form ADV Schedule D 7.B.(1): fund name, SEC fund id (805-...), type, gross asset value with its as-of date (reported gross assets, NOT fund s...	free
search_ria_advisor_moves	advisor_dfx_id?, cursor?, from_dfx_id?, include_bulk?, include_departures?, limit?, ...	Advisors who left one firm and registered at another: the person, from and to firms with class, the registration end and begin dates, the gap, and the move type...	free
search_ria_teams	cursor?, from_dfx_id?, include_members?, kind?, limit?, min_members?, ...	Teams: clusters of advisors who left the same firm for the same firm from the same branch state within a 14-day chain, with member count, dates, spread, the fro...	free
search_ria_ma	acquirer?, acquirer_crd?, cursor?, firm_dfx_id?, kind?, limit?, ...	RIA M&A from three factual sources, each labelled: successions the acquirer swore on Form ADV Item 4 (succession); firms whose advisors re-registered whole at o...	free
search_ria_changes	cursor?, dfx_id?, event_type?, limit?, signal_family?, since, ...	The RIA event tape by OBSERVATION time: advisor firm changes and departures, team lift-outs and absorptions, successions, RAUM and headcount changes, control pe...	free
get_ria_trends	firm_class?, limit?, min_advisors?, min_raum_usd?, sort?, state?, ...	Three derived views from the RIA lane's aggregates: state_stats (SEC-registered firms, wealth firms, RAUM, private funds, advisors, joins, departures and new fi...	free
get_ria_capital_links	dfx_id, limit?	For one RIA firm (or one private fund): every link to the private equity, venture, family office and sponsor graphs written on a shared identifier, with the bas...	free
get_ria_practice	dfx_id	What a practice looks like from what it filed: reported Form ADV fields (RAUM, discretionary, accounts, employees, advisors, clients and RAUM by type, private f...	free
search_ria_practices	archetype?, bank_owned?, cursor?, custody?, financial_planning?, firm_class?, ...	SEC-registered advisers screened on the practice layer: by archetype (HNW_WEALTH_MANAGER, UHNW_PRIVATE_WEALTH, MASS_AFFLUENT_RIA, INSTITUTIONAL_ASSET_MANAGER, R...	free
search_ria_anomalies	anomaly_type?, cursor?, family?, firm_class?, firm_crd?, limit?, ...	Reported values and filing-to-filing changes that stand out against a peer group (segment by RAUM band, 30 or more advisers), each with the metric, current and ...	free
search_ria_offices	cursor?, firm_class?, firm_crd?, limit?, min_advisors?, sort?, ...	Offices (a firm and an IAPD branch city) ranked by departures, joins, net flow, departure rate, team lift-outs out or in, breakaways in formation (advisors at t...	free
search_ria_move_indicators	advisor_dfx_id?, cursor?, firm?, firm_dfx_id?, kind?, limit?, ...	The observed pre-move indicators DFX holds, per advisor: a prior co-move teammate or the team's senior member left the firm (with who and where to), a fifth or ...	free
search_ria_outside_business	category?, category_group?, current_only?, cursor?, firm_crd?, investment_related?, ...	Outside-business entries from the advisor's own Form U4 disclosure, reviewed extraction: the company, what it does and on what basis, the advisor's role (owner,...	free
get_ria_outside_business	company_id?, dfx_id?	With an advisor (dfx:ria: id or individual CRD): every reviewed outside-business entry, the measured dimensions (entrepreneurial, breadth, community, network, r...	free
search_private_credit	bdc_advisers_only?, class?, cursor?, entity_type?, held_only?, industry?, ...	The capital structure graph behind private markets, built from every BDC's schedule of investments each quarter since 2022	free
get_credit_provider	dfx_id	A credit manager: its classes with basis, the BDCs it advises (from each BDC's own 10-K) with their latest schedules, its credit funds on Form ADV, its sponsor ...	free
get_bdc_portfolio	as_of?, cursor?, dfx_id, include_equity?, limit?, sort?	Every position a BDC tagged at one quarter end (the latest unless as_of is given), each in the filer's own figures: borrower, instrument, kind, lien, principal,...	free
get_borrower_capital_structure	dfx_id	The borrower group (its spellings and grade), every facility (kind, lien, principal held across lenders as a lower bound, mark, pricing, PIK, maturity with basi...	free
get_credit_facility	dfx_id	A facility (one borrower group in one instrument class): size as the sum of BDC pieces with its basis, pricing modal and ranged across pieces, maturity with bas...	free
search_credit_maturities	cursor?, from?, lien?, limit?, min_principal_usd?, months?, ...	Debt facilities still on a BDC schedule whose tagged or written maturity falls inside the window (default the next 24 months from today), ordered by date: borro...	free
search_sponsor_lender	cursor?, lender_dfx_id?, limit?, min_borrowers?, sort?, sponsor_dfx_id?	Sponsor x lender pairs counted once per borrower held (the lender is the adviser behind the BDCs, or the BDC where the adviser is not read): borrowers, faciliti...	free
find_lenders_for_financing	band_max_usd?, band_min_usd?, industry, lien?, limit?, since?, ...	Lenders ranked on the comparable facilities they CURRENTLY HOLD on BDC schedules: same lien, a borrower industry containing the term (as the filer wrote it: hea...	free
search_private_credit_changes	by?, cursor?, dfx_id?, event_type?, include_routine?, limit?, ...	Dated changes by effective date (the quarter end where the change is visible) or by first-seen: new borrowers on any schedule, lenders joining and leaving facil...	free
search_allocators	allocator_class?, consultant_class?, cursor?, entity_type?, include_components?, limit?, ...	The capital-owner graph: public pensions (every Census unit), corporate and Taft-Hartley DB plans (Form 5500), endowments and foundations (IRS), state pools and...	free
get_allocator	dfx_id	For an allocator: the card with reported assets and basis, funded status, the latest allocation policy rows (target, range, actual as printed with the subject's...	free
search_allocator_commitments	allocator_dfx_id?, bucket?, consultant_dfx_id?, cursor?, first_time_only?, fund_dfx_id?, ...	One row per line of a plan's own disclosure: allocator, fund as printed, manager and fund resolved to the pe / vc graphs where the resolver matched, bucket, the...	free
search_re_fund_managers	crd?, cursor?, include_former?, limit?, max_gav_usd?, min_gav_usd?, ...	Advisers that swear a Real Estate Fund vehicle on Form ADV Schedule D 7.B.(1): one manager is one CRD, with its registration and latest filing, regulatory asset...	free
get_re_fund_manager	dfx_id	The manager card, its ten largest vehicles and the whole family by vintage, validated property bindings with the rule and confidence behind each and the propert...	free
search_re_fund_vehicles	cursor?, exclude_feeders?, first_reported_year?, include_dropped?, limit?, manager_crd?, ...	Vehicles sworn as Real Estate Funds by their SEC fund id (805-...): the fund and its family and sequence, master, feeder or fund of funds, gross asset value lat...	free
get_re_fund_vehicle	dfx_id	The vehicle card with its reporting history year by year as filed (gross asset value, owners, minimum investment, the fund type and name as filed that year), it...	free
get_re_fund_trends	limit?, min_gav_usd?, view?	Derived series over the sworn tape, each with its population, derivation and caveat printed beside it: vehicles first reported by year (with the managers filing...	free
get_capital_paths	dfx_id, kind?, limit?	Published capital flow paths through one institution: which allocators back this manager and through which fund, which lenders finance this sponsor's borrowers ...	free
get_commitments	dfx_id, include_holdings?, limit?	The commitment tapes, in one call, for any id they reference: the allocator tape (a public plan's own disclosure, with the plan, the fund as printed, the manage...	free
get_borrower_facilities	dfx_id, held_only?, limit?	Every facility a borrower group has on the BDC tape (kind, lien, principal held across lenders as a lower bound, mark on cost, pricing, PIK, maturity with its b...	free
get_sponsor_lenders	dfx_id, limit?, min_borrowers?, sort?	Sponsor by lender pairs counted once per borrower held: borrowers, facilities, principal held, first and latest quarter, new borrowers in the last four quarters...	free
search_capital_changes	dfx_id?, event_type?, graph, include_seeded?, limit?, since	The change tape for the three capital graphs by FIRST SIGHT: the day DFX first saw each row, which is the only order a poller can trust	free
search_entities	active_only?, asset_class?, city?, cursor?, domain?, entity_type?, ...	One search across family offices, independent sponsors and their capital providers, private companies, venture firms, private equity firms and funds, and real e...	free
resolve_name	domain?, entity_type?, limit?, name	Resolve a firm, fund, person or company name to canonical dfx ids from the Data Factory's index of every published name and alias (former names, dbas, legal nam...	free
get_entity	dfx_id, event_limit?, evidence_limit?, include?, relationship_limit?	For any DFX id: the full card, published relationships with sources and dates, recent events, evidence rows (the observation each fact traces to), cross-graph s...	free
search_people	cross_graph_only?, current_only?, domain?, investment_responsibility?, limit?, organization?, ...	Investment professionals, principals and family office staff as names with titles, roles, seniority, investment responsibility, organisation and tenure, from pu...	free
search_relationships	current_only?, dfx_id, limit?, rel_type?	Every published relationship touching one entity (EMPLOYS, PRINCIPAL_OF, INVESTED_IN, CO_INVESTED_WITH, MANAGES, OWNS, BOARD_MEMBER_OF, VEHICLE_OF, ...), each w...	free
relationship_path	from_dfx_id, max_hops?, to_dfx_id	An evidence-backed path between two DFX ids across every graph: each hop is a published relationship with its source, or a SAME_AS identity link by shared CRD/C...	free
search_events	dfx_id?, domain?, event_type?, exclude_routine?, limit?, min_significance?, ...	Dated events across family offices, sponsors, venture, private equity and real estate: investments announced, vehicles formed, Form D and ADV filings, people jo...	free
verify	claim?, object?, object_dfx_id?, predicate?, subject?, subject_dfx_id?, ...	SUPPORTED, PARTIALLY_SUPPORTED, CONTRADICTED or UNKNOWN for a claim, with the observations	free
find_capital_for_opportunity	asset_class?, check_size_usd?, control?, deal_size_usd?, dfx_id?, investor_types?, ...	Investors for a company (dfx_id) or a described opportunity (sector, state, deal size, stage, control): verified independent sponsors with observed acquisitions...	free
find_opportunities_for_capital	dfx_id, limit?	For a family office, sponsor, capital provider or venture firm: the opportunities DFX knows that fit its DEMONSTRATED behaviour: computed matches where the grap...	free
explain_match	dfx_id_a, dfx_id_b	For an investor and an opportunity (either order): MATCH REASONS, BLOCKERS, SUPPORTING OBSERVATIONS, COMPARABLE HISTORY (the investor's dated investments in the...	free
why_now	dfx_id, within_days?	Evidence-backed reasons an entity matters now: recent filings, vehicles formed, deployments, people moves, fundraising, transition signals, loan maturities, eac...	free
who_should_care	dfx_id?, event_id?, limit?	Given an entity or an event id: who is likely to care and why	free
search_documents	dfx_id?, limit?, query	Full-text search over DFX's document index: verbatim passages from the documents the graph already points at (SEC filings and BDC schedules of investments, publ...	free
find_real_estate_lenders	band_max_usd?, band_min_usd?, city?, limit?, property_type, since?, ...	Lenders ranked on the commercial real estate loans they ORIGINATED, from CMBS loan-level filings (SEC ABS-EE): same property type, loans in the states and city ...	free
search_cmbs_loans	cursor?, distress?, dscr_max?, limit?, loan_keys?, maturity_from?, ...	Loans on the ACTIVE CMBS tape (SEC ABS-EE, each loan's latest monthly reading, read within 100 days of the newest period) with the servicer's own fields: paymen...	free
search_signals	affected_dfx_id?, cursor?, domain?, family?, include_audience?, limit?, ...	The governed signal layer the site ranks by (actionable now, public or sellable only): each card names its family, the subject with its dfx id, what changed, wh...	free
search_opportunities	condition_kind?, cursor?, family?, intelligence_class?, limit?, min_rank?, ...	Opportunity summaries: the condition (credit deterioration, refinancing window, lender group change, capital raised, advisor movement, servicing distress ...), ...	free
who_to_contact	dfx_id?, limit?, opportunity_id?, organization?, purpose?	For one organization (dfx_id, or its name in organization, resolved through the identity layer so every graph the institution is on is read) or one opportunit...	free
search_forward_opportunities	contact?, cursor?, entity_dfx_id?, evidence?, limit?, max_economic?, ...	Forward opportunities across DFX: an entity, the event a measured pattern points to (a borrower reaching non-accrual, a pension plan re-upping with a manager, a...	free
get_forward_signal_ledger	cursor?, limit?, signal_key?, status?, vertical?	The ledger behind every forward claim: for each pattern, its definition, population, test period, base rate, rate among entities showing it, lift with its inter...	free
search_cmbs_resolutions	cursor?, limit?, min_loss_usd?, property_type?, resolution?, since?, ...	Every conduit CMBS loan whose servicer reported a foreclosure, REO or deed in lieu workout (SEC ABS-EE), with how it ended: resolved or still pending, the SEC l...	free
get_company_coverage	naics, state?	The Census Bureau's count of firms (Statistics of US Businesses 2022, all firms and firms with 20 or more employees) in one NAICS code (2 to 6 digits) and one s...	free
search_13f_sector_holders	family_capital_only?, limit?, period?, sector?, sic?, state?	Family offices (and, with family_capital_only false, every 13F filer on the family office graph) that hold public positions in a sector per their latest Form 13...	free
search_bdc_language_change	changed_only?, filed_from?, limit?, section?, term	For a term (software, tariffs, AI, healthcare, energy, consumer, office, crypto or any word), every active BDC whose latest 10-K or 10-Q names it, compared sent...	free
rank_sponsor_capital	deal_company?, deal_sponsor?, ebitda_max_usd?, ebitda_min_usd?, group?, limit?, ...	The capital parties named on announced independent sponsor transactions, aggregated	free
get_sponsor_portfolio	dfx_id?, limit?, name?, status?	Every portfolio holding DFX has for one private equity or independent sponsor firm (current and exited): company, state, listed sector, fund, platform or add-on...	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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Beyond real estate: family offices, independent sponsors, venture capital

The same connection answers across three more DFX graphs, with one id scheme (dfx:fo:, dfx:isi:, dfx:vc:, and the real estate ids above), one response contract, and cross-graph identity by shared CRD, CIK or EIN only. A same-name entity on another graph is returned as a candidate, never merged.

Family offices. 2,559 offices on the graph (693 candidates, 156 confirmed multi-family, 333 probable single-family, 139 outsourced), 4,238 foundations, 748 offices with 13F positions, 394 with observed direct investments. A candidate is a name, never a class; AUM, RAUM and 13F value are three numbers and are never substituted for one another.

Independent sponsors. 4,167 sponsors, 10,660 capital providers, 97,287 private companies with Department of Labor plan-filing history of which 17,064 carry a transition signal, 317,710 computed company-to-sponsor matches with reasons and blockers, 2,397 announced transactions. A plan-filing signal is one year lagged.

Venture capital. None firms (None with a fund raising in the last 18 months), 76,936 funds with every fund amount kept apart (54,574 with Form D sold), 113,590 people, 47,455 companies and 30,805 rounds. Stated sectors are populated on None firms today, so a sector filter on firms answers NOT_COVERED rather than an empty list; a round is never a check.

Across all of them: search_entities, get_entity (everything on one id: card, relationships, events, evidence, cross-graph links), search_people, search_relationships, relationship_path (how X connects to Y, every hop an evidenced edge), search_events, verify (SUPPORTED, PARTIALLY_SUPPORTED, CONTRADICTED or UNKNOWN, with the observations), and the economic tools find_capital_for_opportunity, find_opportunities_for_capital, explain_match (reasons and blockers, never a bare score), why_now and who_should_care.

Contact points are withheld over MCP on every graph. Call what_can_dfx_answer with domain set to any of family_office, independent_sponsor, venture_capital or real_estate for that domain's entity types, event families, rights, freshness and limitations.

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What is actually in here (real estate)

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.	292,039
property	National. Federal programme multifamily: HUD, LIHTC and FHA.	100,277
organization	Owners, managers, lenders and servicers.	not counted separately

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

Recorded sales

the District of Columbia, Massachusetts and New York: 95,562 instruments over 118,733 property links.

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

• municipal recorder extract: 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.

• municipal recorder extract: 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.

• statewide assessor roster: 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.

Event coverage, measured

133,404 publishable events across 19 types, written by 20 sources on a published allowlist of 16.

Event type	States	Published
PROPERTY_SOLD	3	47,479
TAX_LIEN_LISTED	1	29,368
PERMIT_ISSUED	3	13,847
COMPLIANCE_PERIOD_ENDING	56	11,956
SUBSIDY_CONTRACT_EXPIRING	54	4,721
LEASE_EXPIRING	56	4,153
FORECLOSURE_FILED	1	4,054
PORTFOLIO_EXPANDED	53	3,528
LOAN_MATURITY_SCHEDULED	52	3,281
CERTIFICATE_OF_OCCUPANCY	2	3,273
PORTFOLIO_CONTRACTED	54	3,181
DISTRESS_FLAG_RAISED	26	1,430
DEMOLITION_FILED	2	1,347
USE_CONVERSION_PERMITTED	1	923
VACANT_FORECLOSURE_REGISTERED	0	711
FORECLOSURE_EVENT	21	123
PERMIT_STATUS_CHANGED	0	13
LOAN_MODIFIED	5	12
BANKRUPTCY_EVENT	4	4

USE_CONVERSION_PERMITTED are Massachusetts only. TAX_LIEN_LISTED are New York only. FORECLOSURE_FILED are Pennsylvania 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 (21), LOAN_MODIFIED (5), BANKRUPTCY_EVENT (4), PERMIT_ISSUED (3), PROPERTY_SOLD (3), CERTIFICATE_OF_OCCUPANCY (2), DEMOLITION_FILED (2). PERMIT_STATUS_CHANGED, VACANT_FORECLOSURE_REGISTERED carries rows that resolve to no state at all, so a state filter cannot reach it.

---

The loan tape: debt_maturity_schedule

Free, like everything else on this server. For one US state and one forward window, up to 200 loans per call, one row per loan, ordered by maturity date:

• maturity_date and maturity_basis
• original_principal_usd, current_principal_usd, interest_rate_pct, 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 the dates can be trusted. 19,821 loans carry a maturity date and 19,821 of 19,821 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.

search_property_events returns the event: a date, a headline, an address. The loan tape 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 19,821 loans on the tape are reached here while 3,281 maturity events are reachable through the event search.

How the loans spread. Of the 19,821 loans, 1,765 mature inside the default 548-day window, and they are not evenly spread. Measured 2026-09-30:

State	Loans maturing in the next 548 days
CA	328
NY	196
TX	119
FL	99
OH	66
GA	60
MI	56
PA	55
IL	54
NJ	50
VA	40
NV	39
IN	35
WA	33
NC	32
AZ	28
CO	28
LA	24
MD	21
SC	21
MO	20

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

1. Widen within_days to reach further out; each call returns up to 200 loans.

145 of those 1,765 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 get_property_record.

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.

---

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.

---

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 73 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. 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?: 3,281 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?: 1,430 DISTRESS_FLAG_RAISED, 123 FORECLOSURE_EVENT, 12 LOAN_MODIFIED, 26 states.
• What did this property sell for, and who owns it?: 47,479 PROPERTY_SOLD, 3 states.
• Which commercial leases are approaching expiry, and who occupies a building?: 4,153 LEASE_EXPIRING, 56 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.

---

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.

What is behind the rows

16 registered feeds pass the rights filter and serve this endpoint, in 5 families:

• County and municipal records (9): The property layer: assessment, recorded instruments, permits, code enforcement and tax status.
• Federal program and statistical data (4): Federal programme registers and statistical series: who is funded, insured, assisted or measured.
• Federal regulator filings (1): What firms, funds and plans are required to tell a federal regulator, on the regulator's own schedule.
• Securitised debt reporting (1): Loan-level and servicer reporting on debt that has been securitised, month by month.
• Public records (1): Public records that do not sit in one of the families above.

Every returned row names its own source, the date it was effective and the date DFX read it. Which individual feeds sit inside a family is not published.

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