Contract Clock MCP

A free, read-only MCP server providing access to HUD Section 8 HAP contract expiration data, below-FMR rent screens, and property lookups by state. It allows AI assistants to query expiring contracts, analyze rent ratios against Fair Market Rent, and retrieve specific property details using HUD public records.

Visit Janover Capital LLC

Endpoint and access

No sign-in to connect and list tools. Individual tools may still need a vendor account, credentials, or permissions; check the documented prerequisites.

Vendor evidenceStreamable HTTPNo sign-inEndpoint checked 2026-11-01Operated by Janover Capital LLC

You need:Free, read-only, no keyNo sign-in is needed

MCP endpoint (Streamable HTTP)

https://multifamily.deals/mcp

Vendor documentation

What its tools do

4 tools, grouped by the hints the server advertises. Hints are self-declared, not verified behavior.

4 of 4 have a description · 4 of 4 declare behavior hints · 4 of 4 with parameters document them all

Checks and signals

Each line is separate evidence, not a trust score.

Passed Endpoint answered the live check · Nov 1, 2026, 10:15 PM UTC
Passed Official MCP Registry namespace is tied to multifamily.deals · Nov 1, 2026, 10:13 PM UTC
Passed Endpoint is on the registry namespace domain · Nov 1, 2026, 10:13 PM UTC
Availability 1 of 1 checks passed in 30 days

What you can do with it

Find Section 8 contracts expiring in a specific state within a date window
Identify properties with contract rents below Fair Market Rent
Retrieve details for a specific property by contract number or HUD ID
Get state-level counts of active and expiring Section 8 contracts

Source and maintenance

Vendor evidenceRegistry 1.2026.1101.1

mcp-registry: deals.multifamily/multifamily-deals@1.2026.1101.1 Project website

Protocol and capabilities

Server: multifamily-deals 1.0.0
MCP protocol negotiated in check: 2025-06-18
Tools: 4 advertised
Resources: Not advertised
Resource templates: Not advertised
Prompts: Not advertised

Server-advertised capabilities

{
  "tools": {
    "listChanged": false
  }
}

Server-provided instructions

Untrusted server output shown for inspection. It is not Koskamo guidance and is excluded from knowledge search.

Contract Clock (multifamily.deals) answers questions about HUD project-based Section 8 and assistance contracts (HAP, PRAC, RAC, PAC, COOP) on apartment properties: which contracts reach their overall or current expiration in a date window, which HAP contracts pay under Fair Market Rent, one property with all its contracts, and counts by state. The data is HUD's Multifamily Assistance & Section 8 Database (https://www.hud.gov/hud-partners/multifamily-assist-section8-database); every result gives the file's as-of date and the HUD link, so cite them. The overall expiration date is the end of the contract term; the current expiration date ends the currently funded piece and is usually renewed. HUD describes the rent-to-FMR ratio as a guide only; renewal rents come from a rent comparability study, and the 90% line is the site's, not HUD's. Nothing here is a listing, an appraisal, a loan offer or advice, and inclusion does not mean a property is for sale. Owner and management agent names and contacts are not republished. The site is published by Janover Capital LLC and is not affiliated with HUD. Downloads and field definitions: https://multifamily.deals/data/

Tools

4 advertised

expiring_contracts — Section 8 contracts expiring in a state

Advertised by the server during the last successful anonymous check.

Advertised read-only

Active HUD project-based Section 8 and assistance contracts (HAP, PRAC, RAC, PAC) in one state whose overall or current expiration date falls in a date window, with property name, city, county, assisted units, program, both expiration dates, rent-to-FMR ratio and FHA number. Filter by county, city, contract type and size; page through results.

expiring_contracts input schema

{
  "type": "object",
  "required": [
    "state"
  ],
  "properties": {
    "city": {
      "type": "string",
      "maxLength": 60,
      "minLength": 2,
      "description": "Optional city name, e.g. \"Cleveland\"."
    },
    "from": {
      "type": "string",
      "pattern": "^\\d{4}-\\d{2}-\\d{2}$",
      "description": "Optional window start, YYYY-MM-DD (default: the HUD file's as-of date)."
    },
    "sort": {
      "enum": [
        "date",
        "assisted_units"
      ],
      "type": "string",
      "default": "date",
      "description": "Soonest first (default) or largest first."
    },
    "limit": {
      "type": "integer",
      "default": 10,
      "maximum": 20,
      "minimum": 1,
      "description": "Rows to return, 1 to 20 (default 10); page with offset for more."
    },
    "state": {
      "type": "string",
      "pattern": "^[A-Za-z]{2}$",
      "description": "Two-letter state or territory code, e.g. OH."
    },
    "county": {
      "type": "string",
      "maxLength": 60,
      "minLength": 2,
      "description": "Optional county name as HUD spells it, e.g. \"Cuyahoga\"."
    },
    "offset": {
      "type": "integer",
      "default": 0,
      "maximum": 100000,
      "minimum": 0,
      "description": "Rows to skip, for paging."
    },
    "through": {
      "type": "string",
      "pattern": "^\\d{4}-\\d{2}-\\d{2}$",
      "description": "Optional window end, YYYY-MM-DD."
    },
    "date_field": {
      "enum": [
        "overall",
        "current"
      ],
      "type": "string",
      "default": "overall",
      "description": "\"overall\" = end of the contract term (default); \"current\" = end of the currently funded piece, which is often renewed."
    },
    "contract_type": {
      "enum": [
        "HAP",
        "PRAC",
        "RAC",
        "PAC",
        "COOP"
      ],
      "type": "string",
      "description": "Optional HUD contract document type."
    },
    "within_months": {
      "type": "integer",
      "default": 24,
      "maximum": 120,
      "minimum": 1,
      "description": "Window length in months, measured from the HUD file's as-of date (default 24, as on the deal screen). Ignored when \"through\" is given."
    },
    "min_assisted_units": {
      "type": "integer",
      "maximum": 5000,
      "minimum": 0,
      "description": "Optional minimum assisted units on the contract."
    }
  },
  "additionalProperties": false
}

expiring_contracts annotations

{
  "title": "Section 8 contracts expiring in a state",
  "readOnlyHint": true,
  "openWorldHint": false,
  "idempotentHint": true,
  "destructiveHint": false
}

screen_below_fmr — Section 8 HAP contracts paying under Fair Market Rent

Advertised by the server during the last successful anonymous check.

Advertised read-only

The deal screen's rent test for one state: active Section 8 HAP contracts whose rent-to-FMR ratio in HUD's file is above zero and under a threshold (default 90%), with property, assisted units, ratio, both expiration dates and a prefilled offer-calculator link. Optional filters: county, city, minimum assisted units, overall expiration within N months.

screen_below_fmr input schema

{
  "type": "object",
  "required": [
    "state"
  ],
  "properties": {
    "city": {
      "type": "string",
      "maxLength": 60,
      "minLength": 2,
      "description": "Optional city name, e.g. \"Cleveland\"."
    },
    "sort": {
      "enum": [
        "rent_to_fmr",
        "assisted_units",
        "expiration"
      ],
      "type": "string",
      "default": "rent_to_fmr",
      "description": "Lowest ratio first (default), largest first, or soonest overall expiration first."
    },
    "limit": {
      "type": "integer",
      "default": 10,
      "maximum": 20,
      "minimum": 1,
      "description": "Rows to return, 1 to 20 (default 10); page with offset for more."
    },
    "state": {
      "type": "string",
      "pattern": "^[A-Za-z]{2}$",
      "description": "Two-letter state or territory code, e.g. OH."
    },
    "county": {
      "type": "string",
      "maxLength": 60,
      "minLength": 2,
      "description": "Optional county name as HUD spells it, e.g. \"Cuyahoga\"."
    },
    "offset": {
      "type": "integer",
      "default": 0,
      "maximum": 100000,
      "minimum": 0,
      "description": "Rows to skip, for paging."
    },
    "max_rent_to_fmr": {
      "type": "number",
      "default": 90,
      "maximum": 150,
      "minimum": 1,
      "description": "Keep contracts whose rent-to-FMR ratio is under this percent (default 90, the deal screen's line)."
    },
    "min_assisted_units": {
      "type": "integer",
      "maximum": 5000,
      "minimum": 0,
      "description": "Optional minimum assisted units (the state page table uses 20)."
    },
    "expiring_within_months": {
      "type": "integer",
      "maximum": 120,
      "minimum": 1,
      "description": "Optional: only contracts whose overall expiration falls within this many months of the HUD file date."
    }
  },
  "additionalProperties": false
}

screen_below_fmr annotations

{
  "title": "Section 8 HAP contracts paying under Fair Market Rent",
  "readOnlyHint": true,
  "openWorldHint": false,
  "idempotentHint": true,
  "destructiveHint": false
}

get_property — Section 8 property and its contracts

Advertised by the server during the last successful anonymous check.

Advertised read-only

One HUD Section 8 or assistance property with every contract on it: address, county, total units, HUD property category and financing type, FHA number, and per contract the number, program, status, effective date, both expiration dates, term, assisted units and rent-to-FMR ratio. Look up by contract number, HUD property ID, or property name within a state.

get_property input schema

{
  "type": "object",
  "properties": {
    "city": {
      "type": "string",
      "maxLength": 60,
      "minLength": 2,
      "description": "Optional city, to narrow a name search."
    },
    "name": {
      "type": "string",
      "maxLength": 80,
      "minLength": 3,
      "description": "Property name or part of it, e.g. \"Carvel Gardens\" (needs \"state\")."
    },
    "state": {
      "type": "string",
      "pattern": "^[A-Za-z]{2}$",
      "description": "Two-letter state code. Optional with a contract number."
    },
    "property_id": {
      "type": "integer",
      "maximum": 9999999999,
      "minimum": 1,
      "description": "HUD property ID, e.g. 800003809 (needs \"state\")."
    },
    "contract_number": {
      "type": "string",
      "pattern": "^[A-Za-z0-9]{11}$",
      "description": "HUD contract number, 11 characters, e.g. DE26M000010."
    }
  },
  "additionalProperties": false
}

get_property annotations

{
  "title": "Section 8 property and its contracts",
  "readOnlyHint": true,
  "openWorldHint": false,
  "idempotentHint": true,
  "destructiveHint": false
}

state_contract_summary — Section 8 contract counts by state

Advertised by the server during the last successful anonymous check.

Advertised read-only

Deal-screen counts for one state, or every state ranked: properties, active contracts and assisted units, contracts reaching final (overall) expiration within two years of the HUD file date with their assisted units, and HAP contracts paying under 90% of Fair Market Rent. Omit state for the national ranking.

state_contract_summary input schema

{
  "type": "object",
  "properties": {
    "limit": {
      "type": "integer",
      "default": 15,
      "maximum": 30,
      "minimum": 1,
      "description": "States to list in the ranking, 1 to 30 (default 15)."
    },
    "state": {
      "type": "string",
      "pattern": "^[A-Za-z]{2}$",
      "description": "Two-letter state code, e.g. CA. Omit for all states."
    },
    "rank_by": {
      "enum": [
        "expiring",
        "below_fmr",
        "assisted_units"
      ],
      "type": "string",
      "default": "expiring",
      "description": "National ranking order (ignored with \"state\")."
    }
  },
  "additionalProperties": false
}

state_contract_summary annotations

{
  "title": "Section 8 contract counts by state",
  "readOnlyHint": true,
  "openWorldHint": false,
  "idempotentHint": true,
  "destructiveHint": false
}

Prompts

Not advertised

No prompt definitions available.

Resources

Not advertised

No resource definitions available.

90-day uptime

A lightweight connection check about every six hours, sampled on hosts with many listings. It shows the server answered, not that its tools work.

Too few checks for a percentage yet (4 of 4 answered).

2026-11-02: 3 of 3 checks answered
2026-11-03: 1 of 1 checks answered

30-day availability

Aggregated from read-only remote checks; this is not a tool-execution or security guarantee.

Successful checks: 1 of 1 (100%)
Average latency: 468 ms
95th percentile latency: 468 ms

Maintenance history

Public check and source-refresh events. Editorial and ownership records remain private.

Nov 1, 2026, 10:15 PM UTC · probe · passed · 468 ms · metadata changed · 4 tool(s)

Connect from your client

Each snippet registers the same endpoint; pick the client you use.

This server is operated by the named third party. Listing and endpoint checks are not an endorsement or a security audit. Review the operator's permissions, terms, and data handling before connecting. How listings are checked and corrected.

Claude Code

Run this once in a terminal. It registers the remote server. Use --scope project to write .mcp.json for the repo.

Claude Code configuration

claude mcp add --transport http contract-clock-mcp https://multifamily.deals/mcp

Codex

Run this once. Codex stores MCP servers in ~/.codex/config.toml (or .codex/config.toml in a trusted project).

Codex configuration

codex mcp add contract-clock-mcp --url https://multifamily.deals/mcp

Cursor

Merge this server into .cursor/mcp.json in your project, then enable contract-clock-mcp in your MCP settings.

Cursor configuration

{
  "mcpServers": {
    "contract-clock-mcp": {
      "url": "https://multifamily.deals/mcp"
    }
  }
}

Cline

Merge this into cline_mcp_settings.json (Cline → MCP Servers → Configure).

Cline configuration

{
  "mcpServers": {
    "contract-clock-mcp": {
      "type": "streamableHttp",
      "url": "https://multifamily.deals/mcp",
      "disabled": false
    }
  }
}

VS Code

Merge this server into .vscode/mcp.json. Use MCP: List Servers to start contract-clock-mcp and inspect its tools.

VS Code configuration

{
  "servers": {
    "contract-clock-mcp": {
      "type": "http",
      "url": "https://multifamily.deals/mcp"
    }
  }
}

Gemini CLI

Run this once. It writes .gemini/settings.json in the current project; pass --scope user for ~/.gemini/settings.json.

Gemini CLI configuration

gemini mcp add --transport http contract-clock-mcp https://multifamily.deals/mcp

Claude Desktop

Merge this into claude_desktop_config.json (macOS: ~/Library/Application Support/Claude/, Windows: %APPDATA%\Claude\), then restart Claude Desktop.

Claude Desktop configuration

{
  "mcpServers": {
    "contract-clock-mcp": {
      "url": "https://multifamily.deals/mcp"
    }
  }
}

Windsurf

Merge this into ~/.codeium/windsurf/mcp_config.json, then refresh MCP in Cascade. Windsurf remote servers use serverUrl, not url.

Windsurf configuration

{
  "mcpServers": {
    "contract-clock-mcp": {
      "serverUrl": "https://multifamily.deals/mcp"
    }
  }
}

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Contract Clock MCP

Endpoint and access

What its tools do

Read-only (4)

Checks and signals

What you can do with it

Source and maintenance

Protocol and capabilities

Server-provided instructions

Tools

Prompts

Resources

90-day uptime

30-day availability

Maintenance history

Connect from your client

Claude Code

Codex

Cursor

Cline

VS Code

Gemini CLI

Claude Desktop

Windsurf

Let your agent find its tools

Other data and analytics servers

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