GeoAVM MCP

Geospatial automated valuation model (AVM) server over the Model Context Protocol. Four MCP tools (health, distance_km, select_comps, value_parcel) and a matching CLI, with JSON in/out for scripting.

Status

Stages 1–8 complete, documentation in progress (v0.1.0).

• 56 tests, 99% statement coverage of src/, enforced at a 95% floor in CI on Python 3.10–3.14, plus a wheel build and installed-wheel smoke test.

• No live data providers. Comps come from a JSON file you supply, with distance_km already measured. The .env.example geocoder keys are reserved, not read — see Reality check.

• Valuation is transparent but narrow: inverse-distance weighting with no time or attribute adjustments. Read docs/AVM_METHOD.md before trusting a number.

Related MCP server: assessor-lookup-mcp

Install

uv venv && uv pip install -e ".[dev]"      # or: python -m venv .venv && .venv\Scripts\activate

Two entry points, same CLI: geoavm and geoavm-mcp.

MCP client setup

stdio is the default and works everywhere. Install the package into an environment your client can reach, then point the client at the console script.

Claude Desktop (claude_desktop_config.json):

{
  "mcpServers": {
    "geoavm": { "command": "geoavm-mcp", "args": ["serve"] }
  }
}

opencode (opencode.json):

{
  "mcp": {
    "geoavm": { "type": "local", "command": ["geoavm-mcp", "serve"], "enabled": true }
  }
}

If the script is not on the client's PATH, use the interpreter instead:

{ "command": "/path/to/.venv/bin/python", "args": ["-m", "geoavm_mcp", "serve"] }

HTTP instead of stdio:

geoavm serve --transport streamable-http --host 127.0.0.1 --port 8000
# endpoint: http://127.0.0.1:8000/mcp

--transport sse serves /sse for older clients. Both bind 127.0.0.1:8000 by default (GEOAVM_HOST / GEOAVM_PORT override). There is no auth layer — do not expose the HTTP transports to an untrusted network.

CLI

geoavm serve                      # stdio MCP server (default)
geoavm info                       # version + defaults
geoavm distance "30.2504,-97.7601" "30.2672,-97.7431"

2.4811 km

Comps: query.json is a CompsQuery, candidates.json a ComparableSale[].

geoavm comps query.json candidates.json            # table
geoavm comps query.json candidates.json --json     # machine-readable

                         Comps (3 of 4)
+--------------------------------------------------------------+
| apn | sale_date  | distance_km | sale_price | adjusted_price |
|-----+------------+-------------+------------+----------------|
| A-1 | 2025-11-04 | 0.420       | 715,000    | -              |
| A-2 | 2026-02-19 | 1.150       | 830,000    | -              |
| A-3 | 2025-08-27 | 1.620       | 655,000    | -              |
+--------------------------------------------------------------+

Valuation: parcel.json is a Parcel.

geoavm value parcel.json candidates.json --currency USD
geoavm value parcel.json candidates.json --json

         AVM 0205-0004-0031
+----------------------------------+
| Key          | Value             |
|--------------+-------------------|
| estimate     | 829,959 USD       |
| 90% interval | 662,717 - 997,202 |
| confidence   | 0.70              |
| method       | idw_ppsf          |
| comps used   | 4                 |
+----------------------------------+

Either file argument may be - to read from stdin, so a pipeline works:

curl -s https://example.com/comps.json | geoavm comps query.json -

Invalid input exits non-zero with the pydantic message; missing files and bad JSON are reported by path. python -m geoavm_mcp is equivalent to geoavm.

Example payloads for both commands are in docs/TOOLS.md.

Tools

Full signatures, field tables, JSON examples, and gotchas: docs/TOOLS.md.

How it values

select_comps filters by radius/type/date/area and sorts by distance (newest breaks ties); value_parcel weights the comps by 1 / (distance_km + 0.25), scales $/sqft to the subject when areas are known, and reports a weighted 90% interval plus data-quality warnings. No time adjustment, no attribute adjustment, no outlier rejection — the details and the caveats are in docs/AVM_METHOD.md.

Reality check

Honest limits, in the order they bite:

1. You supply the comps and their distance_km. Nothing geocodes, fetches MLS data, or measures subject-to-comp distance for you. select_comps trusts the field.

2. No market-time adjustment. Recent and stale sales weigh the same.

3. The interval is a normal approximation, not a calibrated confidence interval. Treat confidence as a heuristic.

4. Coordinates are metadata. A parcel without location still values.

Layout

src/geoavm_mcp/
  __init__.py      # public surface + __version__
  types.py         # pydantic models (Coordinates, BoundingBox, Parcel, ComparableSale, ...)
  geo.py           # pure geospatial math
  comps.py         # comp filtering + ranking (select_comps)
  valuation.py     # weighted valuation -> ValuationEstimate
  server.py        # create_mcp_server() factory + MCP tools
  cli.py           # click CLI (serve / info / distance / comps / value)
docs/
  TOOLS.md         # MCP tool reference
  AVM_METHOD.md    # valuation maths and limits
tests/             # types, comps, valuation, server tools, CLI, scaffold

Development

python -m pytest -q
python -m pytest -q --cov=geoavm_mcp --cov-report=term-missing --cov-fail-under=95
ruff check .
python -m build        # wheel + sdist

CI (.github/workflows/ci.yml) runs lint, the matrix above, and a wheel smoke test that imports the package, checks py.typed and entry points, then runs geoavm-mcp info and geoavm-mcp distance.

Config

Copy .env.example to .env. Secrets stay in the environment, never in the repo. Only GEOAVM_HOST and GEOAVM_PORT are read today; the rest is reserved for future provider stages.

License

MIT — see LICENSE. Changes: CHANGELOG.md.