A
licenseA
qualityB
maintenanceMultifamily real estate deal analysis — analyze deals, score properties, calculate max offer prices, and look up market data. Four tools for underwriting 2-200 unit apartment properties.
4
144 npm
4
MIT
Sizing Sheet: FHA multifamily program chooser and loan sizer
Server Details
FHA multifamily program chooser and loan sizer on HUD's 2026 limits, ratios, MIP and fees.
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- Status
- Healthy
- Uptime
- 100.0% over the last 24 hours
- Last Tested
- Transport
- Streamable HTTP · MCP 2025-11-25
- URL
- ChatGPT
- –
- Claude
- –
TDQS
A4/5.0
Scored across 3 tools
Disambiguation5/5
Each tool occupies a distinct stage of the workflow: choose_program selects a program, get_limits_and_costs supplies the reference data, and size_loan performs the calculation. An agent can easily tell which one to invoke based on whether it needs a decision, data, or a number.
Naming Consistency5/5
All three names are snake_case and follow a verb_noun pattern (choose_program, get_limits_and_costs, size_loan). The convention is predictable and readable throughout.
Tool Count4/5
Three tools is on the low end but each covers a clearly separate function in a narrow domain (program chooser, limits reference, loan sizer). The set is well-scoped rather than padded, though it leaves little room for auxiliary operations.
Completeness4/5
The surface covers the core workflow end to end: pick a program, look up limits/costs, and size a 223(f) or 221(d)(4) loan. Minor gaps exist—sizing is not offered for 223(a)(7) or 241(a), which choose_program can return, and there is no way to refresh or compare scenarios.
Available Tools
3 toolschoose_programWhich FHA multifamily program fitsARead-onlyIdempotentInspect
Runs the three-question FHA multifamily program chooser from fhamultifamily.loan/chooser: returns the likely program (223(f), 221(d)(4) new construction or substantial rehab, 223(a)(7), 241(a), or "not FHA yet"), the reason, and the program page to read next.
| Name | Required | Description | Default |
|---|---|---|---|
| need | No | Only when has_fha_loan is true: what the owner needs. Default lower_rate_no_cash_out. | |
| built | No | Only when has_fha_loan is false: is the property built and operating (false = land or a construction project)? Default true. | |
| condition | No | Only when has_fha_loan is false and built is true. heavy_renovation means more than about $55,096 a unit of work. Default stabilized_3_plus_years. | |
| has_fha_loan | Yes | Does the property already have an FHA-insured mortgage? |
get_limits_and_costs2026 FHA multifamily limits, ratios, MIP and feesARead-onlyIdempotentInspect
HUD's 2026 FHA multifamily rulebook as the site publishes it: per-unit statutory limits by bedroom (Section 207/223(f)/220, 221(d)(4) or 231; elevator and non-elevator) with the high-cost amount for a state, loan-to-value and coverage ratios by tier, large-loan ratios, MIP, HUD fees and loan terms, each with its source.
| Name | Required | Description | Default |
|---|---|---|---|
| state | No | Optional two-letter state code, to apply its high-cost percentage (405% in AK, HI, GU, VI; 270% elsewhere). | |
| section | No | Limits table: 207_223f_220 (Section 207, 207 pursuant to 223(f), and 220), 221d4, or 231. Default 207_223f_220. | 207_223f_220 |
size_loanSize an FHA 223(f) or 221(d)(4) loanARead-onlyIdempotentInspect
Estimates the maximum FHA 223(f) or 221(d)(4) loan the way HUD Form 92264-A does, with the fhamultifamily.loan sizer: statutory limit (2026 per-unit limits x high-cost %), loan to value or cost, debt service coverage with 0.25% MIP, the 223(f) cash-out or acquisition test, large-loan ratios at $130M+. Returns each test, the one that controls, payment, MIP, fees, DSCR and LTV.
| Name | Required | Description | Default |
|---|---|---|---|
| noi | Yes | Underwritten annual net operating income in dollars. | |
| rate | No | Note rate in percent. Default 5.54, the median note rate on apartment loans HUD endorsed in the year to September 30, 2026 (not a quote). | |
| tier | No | Rents: market (87% / 1.15), affordable (tax credit or Section 8 rents at least 10% below market), assisted (90%+ of units with rental assistance), middle (221(d)(4) only; on 223(f) it sizes as market). Default market. | market |
| price | No | 223f_purchase only: price plus repairs and closing costs, for the acquisition cost test. | |
| state | Yes | Two-letter state or territory code, e.g. TX. AK, HI, GU and VI use the 405% high-cost percentage; all others 270%. | |
| units | Yes | Unit count by bedroom, e.g. {"br1": 48, "br2": 60, "br3": 12}. Keys: studio, br1, br2, br3, br4 (four or more bedrooms). Omitted keys are 0. | |
| value | Yes | 223(f): property (or appraised) value in dollars. 221(d)(4): total replacement cost in dollars. | |
| payoff | No | 223f_refinance only: existing debt plus closing costs, for the cash-out test. | |
| program | Yes | 223f_refinance, 223f_purchase, 221d4_new_construction or 221d4_substantial_rehab. | |
| elevator | No | Elevator building (higher per-unit limits). Default false. | |
| build_months | No | 221(d)(4) only: construction period in months, for the upfront MIP. Default 20 (the sizer page default). |
Tool Schema Changelog
Recent tool additions, removals, and schema changes observed during successful MCP inspections.
3 tool updates
- First observed
choose_program - First observed
get_limits_and_costs - First observed
size_loan
Related MCP Connectors
Size an apartment loan under Fannie Mae, Freddie Mac and HUD published limits, side by side.
FHA-insured apartment loans from HUD's active file, plus HUD multifamily program rules and limits.
HUD Section 232 program chooser, weekly ORCF queue, closing times and note rates.
HUD RAD conversions, housing authority records, 2026 RAD rents, program facts and debt sizing.
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