DFX Real Estate Intelligence

Private equity firms (management companies and advisers) as compact cards: the classifier's class with its state, confidence and basis; size band with the evidence it was sized on; fund counts, latest vintage and Form ADV gross assets reported for private equity funds since 2024 (reported gross assets, NOT fund size or dry powder); portfolio and transaction counts (36 and 12 months); team counts; acquisition appetite and investment velocity values. Filter by name, class, class_state, size_band, state or minimum transactions in 36 months. Returns dfx:pe: ids. Funds, people, transactions, scores with their components and counterparties are on get_pe_firm, not on these cards. Not for family offices, independent sponsors or venture firms (search_family_offices, search_independent_sponsors, search_vc_firms).

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 and sold, and the Form ADV gross asset value with its as-of date. adv_gross_asset_value is the gross assets the adviser REPORTED for the fund: it is not fund size, not commitments and not dry powder. Also vintage with basis, ADV fund type, lifecycle state, owner and LP counts. Filter by name, manager, ADV fund type, vintage range, lifecycle or minimum reported gross assets.

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 latest add-on date, current owners with role, status and dates, ownership since, and the platform acquisition activity and exit readiness scores. Filter by name, state, industry text, minimum add-ons in 24 months or owner firm. Returns dfx:pe: company ids for find_pe_addons_for_platform.

Acquisitions, add-ons, recapitalisations, carve-outs, secondary sales and exits on the private equity graph: type, status, announced and closed dates, target with industry and state, platform for an add-on (with the basis for calling it one), control, every party with role, side and attribution, and money (enterprise value, purchase price, equity value, target revenue and EBITDA) ONLY where disclosed, each beside its basis. An undisclosed amount is absent, never estimated. Filter by firm (any party), target, platform, type, target state, since-date, add-ons only, control or target name.

OFFICIAL state records that a skilled nursing facility's ownership, control or operator is changing, before the change takes effect (Kentucky, New York, Rhode Island, New Jersey, Maine): facility, CCN, beds, current and proposed operator, real estate owner where public, the state's own stage, record class (OFFICIAL_PENDING_FILING, DERIVED_STATUS, CONFIRMED_EFFECTIVE_CHANGE, WITHDRAWN_OR_DENIED), first public record date, days pending, planned close, evidence tags with their facts, source URL and last checked. With changed_since, returns what changed (new application, agenda, vote, withdrawal, effective) instead. Not predictions. Each state's audited fields are listed; proposed owners and percentages are not returned as fact.

Investment professionals, principals and family office staff as names with titles, roles, seniority, investment responsibility, organisation and tenure, from public filings and firm pages; with domain=ria, IAPD-registered advisors by name or firm. By name, or by organization_dfx_id, or by role. cross_graph_only=true answers 'which venture people are connected to family offices' in one call. At least one of query, organization_dfx_id, role, investment_responsibility or cross_graph_only is required; a call with none of them is refused with INVALID_ARGUMENT. Contact points are withheld over MCP; the site publishes them per office.

US private companies whose filings (Form 5500 plan history, final filings, ownership changes) show a transition: vertical, plan participants as a size proxy, EBITDA band where derivable, and scores 0 to 100 for opportunity, dealability, transition readiness and urgency, each backed by observations. Filter by vertical, state, NAICS prefix, size and minimum opportunity. Returns dfx:isi: ids.

The capital structure graph behind private markets, built from every BDC's schedule of investments each quarter since 2022. `query` is a name (trigram matched across names and aliases: Ares, Ares Capital and ARCC resolve to the adviser, the BDC and its ticker as distinct rows); without a query, filters list providers (class, state, BDC advisers only) or borrowers (sponsor, industry, minimum BDC lenders, maturity before a date, sort). Every row names its fact class (filed: the BDC's own figure; derived: arithmetic over filed figures, a sum of pieces is a lower bound; carried: from another DFX graph with its source; inferred: an attribution by rule with confidence). A mark below cost is a mark, not impairment; a moved maturity is an observed term change, not an amendment; non-accrual and default are not on the tape and are never inferred.

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 facilities, facilities leaving every schedule, markdowns across lenders, PIK appearing or rising, maturities and spreads moving (observed term changes, not amendments), maturities approaching, sponsor x lender pairs forming and repeating. Routine changes (each new piece, increase, decrease, single-lender mark) only with include_routine.

Dated events over US properties and parcels, with provenance and a human-readable headline. Covers LIHTC compliance period endings (the Year 15 recapitalisation trigger, 11,956 of them), HUD subsidy contract expiries (4,721), scheduled loan maturities (3,395) now national rather than Massachusetts, CMBS distress and workout reporting (163 delinquency flags across 26 states, 123 foreclosures across 21), issued building permits and demolition filings (Boston only), and recorded sales (43,680, 2 states). 9,368 events fall inside the next 548 days, measured 2026-09-20. Filter by event type, state and days ahead. An unrecognised event type is REFUSED with the served vocabulary, never answered with an empty list. Free. ORDER: results are sorted by `occurred_at`. A family whose events lie AHEAD is returned soonest first, so the first row is the next thing to happen. A family whose events have already happened is returned NEWEST first, so the first row is the most recent thing that did. The tie-break is stable, so paging never reorders what you have already seen. FORWARD, soonest first: COMPLIANCE_PERIOD_ENDING, LEASE_EXPIRING, LOAN_MATURITY_SCHEDULED, SUBSIDY_CONTRACT_EXPIRING. HISTORICAL, newest first: BANKRUPTCY_EVENT, CERTIFICATE_OF_OCCUPANCY, DEMOLITION_FILED, DISTRESS_FLAG_RAISED, FORECLOSURE_EVENT, LOAN_MODIFIED, PERMIT_ISSUED, PORTFOLIO_CONTRACTED, PORTFOLIO_EXPANDED, PROPERTY_SOLD, USE_CONVERSION_PERMITTED. Measured 2026-09-20. Passing `within_days` asks about a future whatever the family, so it sorts soonest first. PAGING: a full page carries `next_cursor`. Supplied as `cursor` with every other argument unchanged, it continues the traversal; `next_cursor` is null on the last page, and that is the only signal the traversal has ended. The cursor carries the sort it was issued under, so a cursor replayed against a different `event_type` is REFUSED rather than quietly paging you back through rows you have seen. The counts above are therefore all reachable.

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 assets under management, the summed gross asset value of its non-feeder, non-quarantined real estate vehicles with its size band, vehicles current and ever, strategy class with its state and basis, operator model, property types and markets with their bases, validated property bindings and their loans, and the public plans that disclose commitments. Filter by state, strategy class, size band, operator model, gross asset value, vehicles, property type, holdings or public LPs. Gross asset value is a fund's assets on a filing date: never fund size, never commitments, never dry powder, and a quarantined reading enters no sum. The sworn tape runs 2011 to 2024, so a first report is a first sighting and nothing here is a 2025 fact. Holdings, properties and loans appear only where a binding passed its blind labels.

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 latest, first and peak with the filing date, years reported, vintage with its basis, owners and minimum investment, the Form D file number, lifecycle state with the components behind it, and the public plans that disclosed a commitment. `query` takes a name, an 805- fund id or an 021- Form D number. Feeders are excluded unless asked for (a feeder's assets are its master's, counted twice). Gross asset value is a fund's assets on a filing date: never fund size, never commitments, never dry powder, and a quarantined reading enters no sum. The sworn tape runs 2011 to 2024, so a first report is a first sighting and nothing here is a 2025 fact. Holdings, properties and loans appear only where a binding passed its blind labels.

Every published relationship touching one entity (EMPLOYS, PRINCIPAL_OF, INVESTED_IN, CO_INVESTED_WITH, MANAGES, OWNS, BOARD_MEMBER_OF, VEHICLE_OF, ...), each with role, dates, currency, confidence, evidence class and source. Plus same_as links to the same entity on other graphs.

Registered investment advisers (Form ADV: RAUM, clients by type, employees, advisors on IAPD, private funds, class such as INDEPENDENT_WEALTH or WIREHOUSE), registered advisors (IAPD: current firm, registration history counts, exams, designations) and the private funds advisers report, as compact cards with dfx:ria: ids. `query` takes a name, a firm CRD number, an SEC file number (801-...), an individual CRD (with entity_type=advisor) or an SEC private fund id (805-...). Filter firms by state, class, wealth managers only, RAUM band, advisor headcount or private funds; advisors by firm CRD or state; funds by firm CRD or type. Every row names its fact class (reported: filed on Form ADV; fact_from_registration: IAPD registration dates; derived: a rule or arithmetic over filed inputs). RAUM double counts affiliates; no advisor book size exists or is estimated; the IAPD tape is survivor-biased before 2026-09-15. Nothing here is predictive. Not for private equity or venture managers as investors (search_pe_firms, search_vc_firms), though the same adviser may appear on both graphs (get_entity same_as).

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 (WIREHOUSE_TO_RIA, IBD_TO_RIA, RIA_TO_RIA, ...). Filter by from firm, to firm, advisor, move type and date window. Bulk corporate re-registrations (an acquirer re-registering a roster on one day, 99,737 rows) are EXCLUDED unless include_bulk; departures with no registered destination are excluded unless include_departures. A move is two dates on IAPD, never a statement about why. Not a prediction of who will move.

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 prior value, peer median, percentile, robust deviations (median absolute deviation, floored), the filing date, a sentence saying why it triggered, a confidence and a severity. Families: STATIC (2nd/98th percentile and 3 robust deviations), TEMPORAL (a change between the last two annual amendments beyond a base-size threshold and in the top or bottom decile of peer changes), COMBINATION (two changes together: RAUM down with advisors stable, a control person gone and departures doubled, a firm absorbed and its advisors gone within a year), DATA_QUALITY (likely filing errors, excluded unless asked for). Filter by family, anomaly_type, class, state, severity, minimum RAUM, firm CRD or date. A place to look, never a conclusion; there is no master score.

The RIA event tape by OBSERVATION time: advisor firm changes and departures, team lift-outs and absorptions, successions, RAUM and headcount changes, control persons joining or leaving, first ADV filings, roster exits, each with occurred_at (the registration or filing date), observed_at (when DFX wrote it), fact class, magnitude, previous and new state, evidence and source. `since` is an ISO timestamp; poll with the `next_since` the answer returns. The historical backfill was written on 2026-09-15, so a `since` before that day returns history in bulk; the Data Factory's first-seen accrual for RIA begins when its event arm exists. Filter by event type, signal family (people, ownership, firm, consolidation) or subject id.

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 size or commitments), owners, minimum investment, ownership percentages, 3(c)(1) or 3(c)(7), master or feeder, first and last reported, status (reported or dropped) and the Form D file number where the adviser gave one. With include_custodians, each fund's custodians (question 25) with city, state, SEC number and LEI. Filter by adviser (dfx:ria: id or CRD), name, type, status, state, Form D number or minimum gross assets. Fund reporting after 2024-12-31 is roster counts only.

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 one other firm (absorbed, a rule over registration dates); and firms that left the SEC adviser roster (roster_exit; the reason is not stated). Each row carries the target and, where there is one, the acquirer as dfx:ria: ids, the date, headline, advisor count or RAUM as magnitude, and the source. Filter by kind, acquirer or target CRD, firm id, date window or minimum advisors. No press, no rumours, no predictions.

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 the office who own a newly registered adviser), or size, with advisors today and 12 and 36 month flows. Filter by firm CRD, state, class and minimum advisors. From branch city and state with registration dates; street addresses are never read.

SEC-registered advisers screened on the practice layer: by archetype (HNW_WEALTH_MANAGER, UHNW_PRIVATE_WEALTH, MASS_AFFLUENT_RIA, INSTITUTIONAL_ASSET_MANAGER, RETIREMENT_PLAN_ADVISER, MULTI_FAMILY_OFFICE_LIKE, RIA_WITH_PRIVATE_FUNDS, RIA_WITH_HEAVY_ALTERNATIVES, BANK_AFFILIATED, BROKER_DEALER_AFFILIATED, PE_BACKED, CONSOLIDATOR, INDEPENDENT_BOUTIQUE, MULTI_OFFICE_GROWTH_PLATFORM, SOLO_SMALL_TEAM, OCIO_INSTITUTIONAL_ADVISORY, DUAL_WEALTH_AND_ASSET_MANAGER, WRAP_PROGRAM_SPONSOR, PLANNING_LED_PRACTICE; each a printed rule), class, RAUM band, advisors, one-year RAUM growth, RAUM per advisor, private-client and HNW shares, private funds, and flags (PE owner on Schedule A, bank owner, custody, performance fees, wrap, pension consulting, financial planning), sorted by RAUM, growth, RAUM per advisor, advisors, clients per advisor, average HNW client or headcount growth. Every metric is derived from filed fields with its formula in get_ria_practice; no book size, no revenue.

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 from firm's headcount that day and the share that left (an estimate on a survivor-biased tape), whether a succession was filed, and the kind as a printed rule: TEAM_LIFT_OUT (2 to 49), LARGE_TRANSFER (50 or more), FIRM_ABSORBED (half or more of the firm, or a succession naming it), CHANNEL_CHANGE (the two CRDs are one enterprise: same name, same 75%+ owner around the move, or one name a prefix of the other; enterprise_evidence says which; left out unless asked for by kind). Filter by from or to firm, kind, move type, state, minimum members or date; include_members lists the people. A team is a rule over dates, never a claim about intent.

SBICs, mezzanine and private equity funds, and family offices observed providing capital to independent sponsors: provider type, strategy, fund style, fund size and average investment (kept apart), vintage, SBIC licence, whether making new investments, mandate summary. Filter by state, type, sector text, SBIC status or fund size.

Announced acquisitions, recapitalisations and exits by independent sponsors: sponsor, target, dates, enterprise value range where disclosed, structure, parties and source. Filter by sponsor, target, type, state, since-date or name text.

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, facilities, principal held, first and latest quarter, new borrowers in the last four quarters against the prior four, quarters since the last new borrower, and the weakest sponsor attribution basis in the pair. Filter by sponsor or lender id.

Search HUD's project-level Picture of Subsidized Households: 29,455 subsidised projects nationally, one row per project and programme, with units AVAILABLE (HUD's subsidised units available, which excludes units offline for rehab or disposition; occupancy is measured against these, so 100% of 20 available can be 20 of 50 built), occupied units, occupancy percent, MONTHS ON THE WAITING LIST, average rent, average household income, average tenure and what HUD pays per unit per month. Filter by state, city, programme (Public Housing, Section 8 NC/SR, Section 236, 202/PRAC, 811/PRAC, Mod Rehab), minimum waiting list, occupancy range and minimum units. Ordered by waiting list, deepest queue first. Every row carries the canonical property dfx_id. Free. ONE ANNUAL CAPTURE, effective 2025-12-31, stated on every row: this is a snapshot of demand, not a change over time. A NULL waiting list is an absent disclosure (housing authorities report it, private owners under a HAP contract mostly do not), never an empty queue; min_waiting_months EXCLUDES such rows and the answer states how many projects in the same place report one. Tenant composition is not published here.

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, behaviour summary and divergence from the stated thesis), funds with the latest vintage and Form D, people and partner counts. Filter by sector, stage, state, active or raising, emerging manager. Returns dfx:vc: ids. Funds, people and individual deals are not on these cards.

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 basis, lifecycle state, investor counts, LP count. Filter by manager, lifecycle, vintage range, strategy or Form D sold.

Investor-by-investor participations in rounds: investor, company, fund, the partner attributed (with attribution level), role (lead or participant), new or follow-on, board seat, round type, stage and amount (the round's, never the check), and the source quote. Filter by investor, company, partner, stage, state, since-date or lead only.

SUPPORTED, PARTIALLY_SUPPORTED, CONTRADICTED or UNKNOWN for a claim, with the observations. Give a sentence ('Family Office X invested in Company Y in 2025', 'Z is a family office') or a structured subject / predicate / object / year. DFX contradicts only what its own record contradicts; absence of evidence is UNKNOWN, never CONTRADICTED. Its predicates cover investment, acquisition, co-investment, employment and identity claims; property facts are outside them.

Takes an objective in natural language and returns whether DFX can help, the tool name and arguments that answer it, and a free sample of the result. Says no clearly when the answer is no. Accepts objectives that do not yet map to a specific query. READ ONLY, and the annotation means it: nothing is created, nothing you or anyone else can read back is changed. The question itself is kept in DFX's own interaction ledger, as every call on this server is, and unmet asks are what decide what DFX builds next.

Given an entity or an event id: who is likely to care and why. A company transition names sponsors, capital providers and family offices with the observed reason; a family office names its co-investors and fitting opportunities; a venture firm names its co-investors; a property names its owner, lender and the next query for exposed lenders and real estate offices. Needs an entity or event id; a description of a situation without an id is not accepted.

Evidence-backed reasons an entity matters now: recent filings, vehicles formed, deployments, people moves, fundraising, transition signals, loan maturities, each dated with its source. Empty means DFX observed no change in the window, not that nothing is happening.