PropToIt Engine
Self-hosted deal analysis engine for real-estate investors — bring your data, plug in your AI.
PropToIt runs on your machine, indexes public-records property data, and exposes it to
your AI assistant over MCP — 20 tools (19 read-only
plus save_agent_memory, which writes agent notes to your local database). No cloud,
no phone-home. Pro features (deal scoring, ARV, bulk triage) unlock with a
one-time license; the free tier needs no key.
Quickstart (10 minutes)
Requires Docker and Python 3.10+.
git clone https://github.com/PhillipG96/proptoit-engine
cd proptoit-engine
pip install -e . # installs the proptoit CLI + MCP server (from the repo root)
proptoit init # writes .env with fresh random secrets (never overwrites an existing one)
make dev # boots postgres :5437 + meilisearch :7707, applies schema, loads the 250-parcel Hamilton County sample
proptoit index # indexes the sample into meilisearch
Then point Claude Desktop (or any MCP client) at it — free tier, no key:
{
"mcpServers": {
"proptoit": {
"command": "proptoit",
"args": ["serve-mcp"],
"env": {
"PROPTOIT_LICENSE_KEY": "PTOIT1.…"
}
}
}
}
Omit the env block entirely for the free tier. With Pro, ask:
"Score my Hamilton County lead list — tax-delinquent single-family under $250k."
A real recorded session (unkeyed denial → offline license → scored leads) is in
docs/demo/demo.gif.
Free vs Pro
19 of the 20 MCP tools are read-only — the exception is save_agent_memory,
which writes agent notes to your local database. Free tools work with no license; the four Pro
tools stay discoverable but return a license_required error until
PROPTOIT_LICENSE_KEY is set (verification is fully offline, Ed25519 —
no network calls, ever).
| Tools | |
|---|---|
| Free (16) | search_properties, get_property_detail, list_foreclosures, get_distress_signals, list_fsbo, assemble_context, save_agent_memory, compare_properties, list_distressed_with_coords, get_system_stats, search_by_category, get_foreclosure_stats, meilisearch_search, get_market_context, get_comps, list_counties |
| Pro (4) | score_leads, get_deal_analysis, get_top_deals, get_arv |
| Pro CLI | proptoit triage — bulk-load an assessor CSV into skip-trace results (fail-closed, dry-run by default) |
Pro is a one-time license: proptoit.com/pricing.
To self-issue a dev license: python3 scripts/license_keygen.py keygen writes an
Ed25519 keypair (private key to ~/.hermes/secrets/proptoit-engine/, mode 0600,
never committed), paste the public key into pro/license.py, then
python3 scripts/license_keygen.py sign --tier personal --email you@example.com --exp 2027-12-31
prints a license key. Set it via export PROPTOIT_LICENSE_KEY=… — rotatable
without restarting the MCP server.
Bring your own county
hamilton (TN) ships as the reference county adapter:
proptoit/adapters/hamilton/hamilton.yaml,
loaded through proptoit/county_config.py. Adding a
county means adding an adapter package with its own YAML (parcel table, assessor
endpoints, field maps) — no collector code changes. The 250-parcel sample dataset
is PII-safe by construction; see sample/README.md.
Source of truth for the tool split: api/mcp_server.py
(free tools) and the _pro_license_gate wiring (Pro tools). License contract:
pro/license.py.
License
MIT — see LICENSE. The four Pro tools are gated by a one-time license key at runtime; the code itself is MIT.