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.

Related MCP server: MCP Real Estate Intelligence Server

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).

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.