One property.
One operating record.

A real operating layer, not a feature pile

More information. Less mess.

1. Chicago / Cook County. Exact parcel identity, assessment stages, assessor-implied residential value context, published deed sale, improvement characteristics, tax code, geography and published flood context. The current tax bill and rate stay UNKNOWN.
2. Orlando / Orange County. Exact situs matching can return parcel ID; assessed, appraiser-market, land, building and taxable values; published total taxes; adjusted sale; living area; beds and baths; year built; zoning, pool, coordinates and publisher edit time. The derived taxes-to-taxable-value ratio is not statutory millage; tax year and payment status stay UNKNOWN unless separately sourced.
3. Market facts stay authorization-bound. Sale/rent status, list/asking price, days on market, market value and valuation/listing timestamps enter only as normalized caller-authorized facts. A deed sale never impersonates an active listing.
4. Owner economics stay private. Acquisition and basis inputs, income, expenses, debt service, cash invested, potential income, achieved rent, occupancy, tax, insurance, utilities and maintenance come from dated owner or authorized-operator records—not guesses from public data.

Bring facts. Keep the keys out.

Private composition is explicit and ephemeral.

After a successful private delivery, submit normalized facts—not provider credentials—bound to the exact delivered property_id. Credential-shaped keys, credential-bearing URLs, future clocks and unmatched property IDs are rejected. Caller authorization remains subject to the source provider's terms and is not independently verified by CivicDataForge.

The composed response is marked persisted:false. It does not rewrite the stored paid packet, and weekly monitoring does not silently retain or reapply private market or owner inputs.

Market input schema · Owner input schema

No hidden math

Every derived metric names its ingredients.

• Adjusted basis = acquisition + capitalized closing costs + improvements + other adjustments − depreciation.
• NOI = gross operating income − operating expenses.
• Cap rate = NOI ÷ the disclosed selected market-value lane.
• Cash-on-cash = (income − expenses − debt service) ÷ cash invested.
• Break-even occupancy = fixed operating costs ÷ gross potential income.
• DSCR = NOI ÷ debt service.

Missing inputs, incompatible currency or periods, and invalid denominators leave a metric UNKNOWN. These are disclosed arithmetic organizers, not tax, appraisal, investment or underwriting decisions.

The contract travels with the data

Answer, provenance and limits remain one object.

1. Field-level evidence. Each field is marked observed, derived, conflicted or unknown. Absent, null, empty and populated values remain different states.
2. Three clocks, not one “updated” badge. Observation time, publisher time and coverage time stay separate. A fresh fetch cannot impersonate fresh government data.
3. Source and rights posture. The named publisher, source link, access class and controlling-use boundary travel beside the value. We do not turn unreviewed rights into a commercial-use claim.
4. Integrity that agents can verify. Each field contract, property record and workspace carries a deterministic SHA-256 receipt.

The interface is readable for a person; the same structure is available in JSON for software and AI agents.

Three steps beyond a lookup

From connected listing to reusable evidence.

1. Skip retyping. Load received listings from your private Hospitable connection, select properties and review the unit and jurisdiction before checkout. Manual entry remains available.
2. See the property and reach the right office. Where an official parcel record supplies valid coordinates, the operating record creates direct satellite and nearby Street View links. Jurisdiction records also carry current official contact routes for licensing, permits, assessment and property-tax questions.
3. Keep the evidence moving. Export the workspace as JSON or CSV, print a report, or read it through the private fulfillment API. Monthly customers retain weekly checks and source-change history.

Map imagery remains provider-controlled and is not a current condition inspection. Connecting does not start a payment. A purchased portfolio is fixed; subsequent provider listing changes do not silently add addresses or increase your bill.

Built for your tools, too.

The same private fulfillment response contains property_workspace. Its hash binds the organized record, while the original permit-decision receipts remain intact. Legacy packets are not silently rewritten.

Read the workspace contract → · Patch an existing property database →

Keep private access links and downloaded files secure. Anyone holding a delivery link can read that delivery. Connecting in a different browser does not recover the original private session.

Need another layer or another place?

Tell us the location, the decision you need to make and the information you keep having to assemble. We welcome collaborators who can put this evidence to work.