PROP-OS MCP

AI-native zoning, permitting & compliance intelligence for California CRE.

10 tools for any AI agent — from single-property analysis to full autonomous deal pipelines.

Install in 30 seconds

Claude Code (recommended):

claude mcp add prop-os -- npx -y @prop-os-mcp/mcp

Claude Desktop — add to claude_desktop_config.json:

{
  "mcpServers": {
    "prop-os": {
      "command": "npx",
      "args": ["-y", "@prop-os-mcp/mcp"]
    }
  }
}

Any MCP-compatible agent:

npx @prop-os-mcp/mcp

What it does

PROP-OS gives any AI agent access to California's regulatory layer — the data that determines whether a deal pencils, how long it takes to build, and what legislation just changed the rules overnight.

Real live data from:

• CA HCD Housing Element compliance (all 539 CA cities — Builder's Remedy risk)
• CA Statewide Zoning via OPR GIS (parcel-level zoning, all CA jurisdictions)
• SF Building Permits via SF Open Data
• LA Building & Safety Permits
• Oakland, San Jose, San Diego, Sacramento permit records

AI-reasoned for:

• Entitlement timelines and fee estimates (non-SF cities)
• CEQA pathway determination
• Legislation applicability analysis

Tools

analyze_zoning

Zoning + regulatory intelligence for any CA city or address.

Returns: HCD compliance status, Builder's Remedy risk, zoning classification, opportunity score (0–100), deal flags for AB-130/SB-79/SB-9/conversion eligibility, and an AI compliance verdict.

"Check zoning compliance for 1234 Broadway, Oakland"
"What's the regulatory risk for this SF property at 555 California St?"
"Is this city non-compliant with HCD? What's the Builder's Remedy exposure?"

get_entitlement_roadmap

The core PROP-OS tool. Takes a plain-English project description → full entitlement roadmap.

Returns: approval pathway (ministerial/discretionary/hybrid), CEQA determination, step-by-step approval process with agencies + timelines + fees, key risks, applicable legislation, recommended first actions, Builder's Remedy eligibility, political risk rating.

"Generate an entitlement roadmap for converting a vacant 3-story office to 40 units in San Francisco"
"What does it take to build 12 units on an RH-2 lot in Oakland? What are the risks?"
"How long will it take to entitle a 200-unit mixed-income project at 555 California St SF?"

scan_portfolio

Compliance + opportunity audit across up to 50 properties in a single call.

Returns: each property ranked by risk level, compliance scores (0–100), open violations, Builder's Remedy exposure per property, deal flags, top opportunities, portfolio health summary ("HEALTHY" / "NEEDS ATTENTION" / "AT RISK"), immediate action items.

"Scan my 8-property Bay Area portfolio for compliance risk"
"Which of these 20 Oakland properties has Builder's Remedy exposure?"
"Run a compliance audit on all properties in my deal pipeline"

find_opportunities

Scans a city for development opportunities unlocked by specific CA legislation.

Returns: ranked parcels in eligible zones, Claude-synthesized opportunity analysis, market signals from recent permit activity. Supports: SB-9, SB-79, AB-2011, AB-893, AB-130, PDR_CONVERSION.

"Find SB-9 lot split opportunities in San Francisco"
"Which SF parcels are eligible for AB-2011 commercial-to-residential conversion?"
"Find AB-130 CEQA-exempt infill sites in Oakland zoned RM or UMU"

watch_parcel

Register any property for autonomous monitoring — hourly permit + violation checks, instant email alerts.

Actions: register (start watching), unwatch (stop), list (show active watches).

"Watch 555 California St SF for new permits or violations, alert [email protected]"
"List all properties I'm currently watching"
"Stop watching the Oakland warehouse"

lookup_property

Property intelligence via ATTOM — land use, year built, lot size, assessed value, market value, tax history, last sale.

"Look up the property data for 1234 Broadway Oakland CA 94612"

get_market_rates

Live SOFR and 10-Year Treasury yield — benchmark financing costs and cap rate spreads.

"What are current market rates for deal underwriting?"

analyze_deal

Full deal intelligence: property data + zoning analysis + live rates + financial metrics (cap rate, LTV, DSCR) in one call.

"Analyze this deal: 1234 Broadway Oakland, purchase price $2.1M, NOI $115,000"

source_deals

Scan a market for commercial properties matching investment criteria using OpenStreetMap.

"Source multifamily deals in Oakland under $3M"
"Find industrial assets in San Jose 20,000+ sqft"

run_pipeline

Full autonomous deal pipeline: source candidates → enrich with property data → check zoning/compliance → score → email IC memo of top 3 deals.

"Run the full pipeline for Oakland multifamily deals and email the IC memo to [email protected]"

Agent-to-Agent Patterns

PROP-OS is designed for chaining. Tools compose into autonomous workflows:

Due diligence pipeline:

analyze_zoning → get_entitlement_roadmap → watch_parcel

Market scan pipeline:

find_opportunities → scan_portfolio → get_entitlement_roadmap

Full deal pipeline (one call):

run_pipeline (triggers: source_deals → lookup_property → analyze_zoning → analyze_deal → email)

Example agent prompt:

1. Find SB-9 lot split opportunities in San Francisco
2. Scan the top 10 results for compliance risk
3. Generate an entitlement roadmap for the highest-opportunity parcel
4. Register the top property for permit monitoring and alert [email protected]

Data Coverage

| Feature | Coverage | |---------|----------| | HCD compliance (Builder's Remedy risk) | All 539 CA cities | | Zoning codes + classification | All CA cities (via OPR GIS) | | Live permit history | SF, LA, Oakland, San Jose, San Diego, Sacramento | | Parcel-level zoning by address | SF (live), all other CA cities (geocoded) | | Entitlement timelines | AI-reasoned (SF most accurate) | | Fee estimates | AI-reasoned (not official fee schedules) |

Example Output

analyze_zoning for 555 California St, San Francisco:

{
  "opportunityScore": 85,
  "zoning": { "zoneCode": "C-3-O", "zoneLabel": "Downtown Office", "isSF": true },
  "compliance": { "isCompliant": false, "builderRemedyRisk": true },
  "dealFlags": [
    { "level": "HIGH", "category": "Builder's Remedy", "message": "NON-COMPLIANT..." },
    { "level": "HIGH", "category": "Downtown Density", "message": "C-3-O zone — maximum density eligible..." },
    { "level": "HIGH", "category": "AB-130", "message": "Check infill CEQA exemption eligibility..." }
  ],
  "aiVerdict": "555 California Street sits in a C-3-O Downtown Office zone..."
}

Built by Ownership Theory

ownershiptheory.com — AI-native infrastructure for California CRE.

Questions, bugs, or data requests: [email protected]