FactLot

Period-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 cents that foot: interest is rounded each period, the final payment repays the whole balance, and the totals are the row sums. Deterministic: use this instead of doing the math yourself; cite formula calc.amortization_schedule@1 and the returned steps, and surface any warnings.

Reconcile 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), base year or expense stop, partial-year occupancy (move-in/move-out prorates share, cap, and base by days), and estimates paid. Returns balance due and a full trace with order-of-operations warnings. Deterministic: use this instead of doing the math yourself; cite formula calc.cam_reconciliation@2 and the returned steps, and surface any warnings.

Reconcile 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_cam_reconciliation for that tenant, with its trace and warnings) and a building reconciliation: total billed against the recoverable pool, the unrecovered amount, and why (unleased or vacant share, lease exclusions, gross-up, caps, base years and stops, admin fees, zero floor, rounding). Deterministic: use this instead of doing the math yourself; cite formula calc.cam_reconciliation_batch@1 and the returned steps, and surface any warnings.

Recoverable 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 demonstrated cost savings (with or without carry-forward); and allocate each year to tenants by pro rata share. Every assumption is echoed with an optional lease clause citation. Deterministic: use this instead of doing the math yourself; cite formula calc.capex_recovery@1 and the returned steps, and surface any warnings.

Rank 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 perspective) or discounted net effective rent after landlord-borne opex and optional pre-commencement downtime (landlord perspective). Cash flows monthly in advance at annual rate ÷ 12; warns when the usable-SF ranking differs and when terms differ. schedule.unit (kw, mw, unit, acre, key, room, space, the same for every proposal) ranks per kW, MW, unit, acre, key, room, or space instead of per SF. Deterministic: use this instead of doing the math yourself; cite formula calc.compare_proposals@2 and the returned steps, and surface any warnings.

Property-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, leasing commissions, and new-tenant downtime, rounded to whole months); market rent growth, general vacancy and credit loss, operating expenses, management fee, and capital reserves. Returns the annual cash-flow table (NOI and cash flow before debt) for the hold plus one year, the exit value at a cap rate on forward (or trailing) NOI less selling costs, the value (PV at the discount rate, end-of-year or mid-year), and with a purchase price the NPV, unlevered IRR, and equity multiple, with every lease event and convention stated. Deterministic: use this instead of doing the math yourself; cite formula calc.dcf_pro_forma@1 and the returned steps, and surface any warnings.

Size 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 constraint, LTV, DSCR, debt yield per scenario) and the refinance shortfall against an existing loan balance. Deterministic: use this instead of doing the math yourself; cite formula calc.debt_sizing@3 and the returned steps, and surface any warnings.

Value 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 the below-the-line costs. Records the NOI basis (trailing, forward, stabilized). Deterministic: use this instead of doing the math yourself; cite formula calc.direct_cap@1 and the returned steps, and surface any warnings.

Split 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 per-period LP and GP contributions and distributions (with the GP's promote) that foot to the cent, and LP, GP, and project IRRs and multiples, with the conventions to confirm against the operating agreement. Deterministic: use this instead of doing the math yourself; cite formula calc.equity_waterfall@1 and the returned steps, and surface any warnings.

Not 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 boot, mortgage boot, debt replacement, and trade-down of an exchange, with the boot-limited gain when the basis is given. Deterministic: use this instead of doing the math yourself; cite formula calc.exchange_1031@1 and the returned steps, and surface any warnings.

Occupancy, 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: use this instead of doing the math yourself; cite formula calc.hotel_metrics@1 and the returned steps, and surface any warnings.

Periodic 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 can be missed). Errors when the flows do not change sign or no root lies between -99.99% and 1000% per period. Deterministic: use this instead of doing the math yourself; cite formula calc.irr@2 and the returned steps, and surface any warnings.

Remeasure 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 842-20-35-4), and the per-period amortization table (operating: straight-line single lease cost; finance: interest plus amortization) in cents that foots: every row rolls forward exactly, totals are the row sums, and the final period trues up liability and ROU asset to zero. Warns where judgment is needed. Deterministic: use this instead of doing the math yourself; cite formula calc.lease_remeasurement_asc842@2 and the returned steps, and surface any warnings.

Compare 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, with the year-by-year tables and the break-even residual value at which owning equals leasing. Deterministic: use this instead of doing the math yourself; cite formula calc.lease_vs_own@2 and the returned steps, and surface any warnings.

Analyze 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 amortised straight-line over each lease term, effective rent income, physical and economic occupancy, effective rent per unit and per SF, a lease expiration schedule by month, and a per-unit-type summary. Single-lease mode (lease instead of units) returns the effective monthly rent after a weeks-free or months-free concession. Deterministic: use this instead of doing the math yourself; cite formula calc.multifamily_rent_roll@1 and the returned steps, and surface any warnings.

Compute 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 annual rate ÷ 12. schedule.unit (kw, mw, unit, acre, key, room, space) reports $/kW/yr, $/acre/yr and so on instead of $/SF/yr. Deterministic: use this instead of doing the math yourself; cite formula calc.net_effective_rent@1 and the returned steps, and surface any warnings.

NPV 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: use this instead of doing the math yourself; cite formula calc.npv@1 and the returned steps, and surface any warnings.

Percentage (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: use this instead of doing the math yourself; cite formula calc.percentage_rent@1 and the returned steps, and surface any warnings.

Prepayment 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 percentage, or defeasance (cost of the securities portfolio that funds the remaining payments plus stated costs). Deterministic: use this instead of doing the math yourself; cite formula calc.prepayment_and_defeasance@1 and the returned steps, and surface any warnings.

Compare 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 year-by-year cash flows. Deterministic: use this instead of doing the math yourself; cite formula calc.renew_vs_relocate@2 and the returned steps, and surface any warnings.

Build 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, totals, expiration date, and a calculation trace. Optional unit (kw, mw, unit, acre, key, room, space) relabels area and $/SF for data-center, ground, yard, residential, hotel, or parking leases without changing any number. Deterministic: use this instead of doing the math yourself; cite formula calc.rent_schedule@1 and the returned steps, and surface any warnings.

Weighted 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: use this instead of doing the math yourself; cite formula calc.walt@1 and the returned steps, and surface any warnings.

Current-state lease abstract from a lease and its amendments, with amendment precedence. 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 pages only the value against its quote is rechecked, marked quote_on_page: false). The original applies first, then amendments by effective_date (in the order given if any is undated); a later document's value for a predicate controls, and the earlier one moves to history and is linked through supersedes. Each field gives its value, the controlling document, page, quote and fact, the superseded history, conflicts (one document stating two different values) and open_items (a candidate for that predicate in the controlling or a later document that needs review or was rejected, so the value may not be final). FactLot only orders what you extracted: it does not find terms you missed, and an amendment that changes a term without restating it ("extended by 24 months") needs the resulting value extracted with that sentence as its quote, which the quote check will hold for review if the date is not written there.

Check 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 restriction is a potential conflict when it shares a use category with the proposed use (FactLot's published use-category vocabulary, matched on keywords, the category given and NAICS codes) or shares words with it (two or more, or every significant word of the restriction). Each hit is labelled "potential conflict — needs human review" and returns the controlling quote and citation, the categories and words that matched, and the exclusive's carve-outs, flagging those that mention the proposed use. FactLot does not interpret the lease, decide whether a carve-out applies, or give legal conclusions; an empty result does not mean there is no conflict. Superseded facts are ignored.

Compare 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 ambiguous_in_lease (two current lease facts disagree), with the controlling lease citation (document, page, quote). Values compare exactly as JSON: numbers by value, strings exactly (a name written differently is a mismatch), and for an object only the fields you assert. Facts another fact supersedes are ignored. The lease facts must pass fact_validate; FactLot does not re-read the lease, so pass the facts its document tools returned.

Local server only. Read a PDF on this machine (a path, or its bytes as base64) into the document input of the doc_* tools: the text layer of each page, OCR through a backend you name (e.g. tesseract) for pages without one, the file's sha256 so document_id is fl:document:sha256-<sha256> (the same ID id_document gives the file), and ocr_pages, the pages whose text came from OCR (facts cited to them carry ocr: true). Needs the FactLot Python SDK with pypdf (pip install 'factlot[pdf]'). Nothing leaves the machine.

Spread 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, amount, quote, page}, optionally your category, a period column, and for a subtotal the indexes of the lines it sums; give the statement's own totals (effective_gross_income, total_operating_expenses, net_operating_income, ebitda, ...) as lines with that total as category. Each line is checked: the quote is on the page, the amount (as a number, any common written form; (1,200) and -1,200 read as negative) and the label are written in it; a line that fails is excluded with the reason. The label is mapped to the chart by keywords: your category is used when it is in the chart, and an exception flags it for review when the dictionary maps the label elsewhere; an ambiguous or unknown label without a category is excluded. Vacancy, concessions, credit loss and other contra lines are always subtracted. Returns per period the sections, the computed totals (EGI, operating expenses, NOI, capital items, net cash flow; for hotels departmental profit, GOP, EBITDA and NOI after the replacement reserve), whether each total and subtotal the statement states foots (within 0.5 per line added, or your tolerance), every line with its citation (document, page, quote, span) and status, statistics (units, occupancy, ADR), and exceptions to review. Not checked: whether the agent missed lines, and meaning beyond the written amount and label.

Check one claim against a document page: {predicate, value} (anything doc_verify_facts accepts) or a short claim sentence, plus the verbatim quote and page it rests on. Returns supported (the quote is on the page and every checked number, date and name in the claim is written in it), contradicted (the quote is on the page and states other numbers or dates of the same kind, listed in quote_states), or unverifiable (the quote is not on the page, nothing in the claim can be checked, or the quote states no value of that kind), with the evidence (document_id, page, quote, span) and each part checked. Textual, not semantic: for a sentence only its numbers and dates are compared, never its meaning, and a quote that mentions the right number for a different term still supports it.

Check 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.expiration_date YYYY-MM-DD, lease.pro_rata_share in (0, 1], ordered lease.base_rent_schedule steps; any other dotted predicate needs a non-empty value); (2) the quote, at least 12 characters, is on the cited page, where only whitespace, line breaks, letter case and typographic quotes and dashes may differ (a word hyphenated across a line must keep its hyphen; a quote found on exactly one other page is accepted with the page corrected); (3) every number, date and party name in the value is written in the quote, in any common form: 1250000 matches "$1,250,000.00", 0.03 matches "3%" or "three percent", 2031-06-30 matches "June 30, 2031" or "6/30/2031"; (4) a confidence you give below 0.8 holds it for review. Returns verified (FactLot facts: method extracted, citing document_id, page, quote and character span, plus which value parts were and were not checked), needs_review (the quote is on the page but does not state the value, or low confidence) and rejected (wrong shape; quote missing, too short, or on several pages), each with a reason to act on. Not checked: enums and free-text summaries, meaning (a quote stating the number in another context passes), and whether the pages came from the file whose sha256 you give.

Bundle 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. Returns the unsigned package, its digest, and signing_message, the exact text to sign. FactLot never holds private keys: to sign, the holder signs signing_message with their own Ed25519 key on their own machine (factlot.sign_fact_package in Python, signFactPackage in @factlot/tools, or fact_package_sign in the local MCP server). Deterministic: no clock time is added (pass created_at), and the same facts always give the same digest.

Local server only. Sign a package from fact_package_create with your own Ed25519 private key, read from the file named by the FACTLOT_SIGNING_KEY_FILE environment variable (PKCS#8 PEM); the key never passes through the conversation and nothing leaves the machine. Returns the package with signature {algorithm, public_key, value} and the public key to share for fact_package_verify.

Verify 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 public_key you pass (base64url, the signer's key you trust) or, without one, only against the key inside the package (which proves nothing about who signed); and, given the source documents' pages, check every quote is on its cited page. Returns valid plus each check's details. Not checked: that the pages you pass are the original files (pass sha256 to tie them to the file hash), or what the facts mean.

Check 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 fact cites the evidence it was inferred from); a computed fact names its formula or cites a source; valid_from is not after valid_to; a source span does not end before it starts. For Ingest predicates (lease.expiration_date, lease.rentable_area_sf, lease.base_rent_schedule, ...) the value must have the predicate's shape and every source quote must state the value, by the same written-form rules as doc_verify_facts (a quote saying "2,500 square feet" does not support 1000). Not checked: that the quote is in the document, that the document or sha256 exists, that supersedes IDs exist, and quotes for other predicates; doc_verify_facts with the document's pages checks the quote. Returns { valid, issues }. Call before storing or sharing facts.

Fetch 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 redistribution rights, file name and size.

Deterministic 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.

Content-addressed FactLot ID (SHA-256) for a document such as a lease, amendment, or estoppel.

Deterministic 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).

Deterministic 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 different IDs; in a county with a documented fixed-width format the variants of one APN converge (NYC BBL "3-1234-56" = "3012340056").

Validate a FactLot URN and return its kind, components, and short ID.

FactLot 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.

Check 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, commencement, term or expiration, starting or current rent, escalation, free rent, TI, leasing commissions, expense basis, confirming party, verification), an expiration after commencement, a term that matches the dates, free rent within the term, no email, phone or ID number in the text. A comp names no person or company. With the default share profile it also needs the deal's starting rent, escalations, free rent, TI, property type, an expense basis other than unknown, and stated rights. When valid and a starting rent is given, ner.fact is a computed lease.net_effective_rent fact (formula calc.net_effective_rent@1, straight-line and discounted at discount_rate_annual, on the comp's own expense basis; no conversion between full service and net). Returns { valid, issues, warnings, ner }. Call before sharing a comp.

Deadline 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. Returns the statute citations and the rule's verification status. Verification status: verified. Cite rule rules.tx.property_tax_protest_deadline@1 and its statutes.

Return the FactLot data model (Fact, Provenance, SourceRef, Rights, Relationship) as JSON Schema.

Search 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.