Property Due Diligence: Zoning, Flood & Site Report

Give it a US street address. Get back one JSON report that tells you what the zoning allows, whether the site floods, who lives nearby, what's being built around it, and a GO / CONDITIONAL / NO-GO call with the evidence behind it.

Reach for this when you need to answer "can I build here?", "is this in a flood zone?", or "should I buy this site?" without opening ten government portals by hand.

• Input: { "address": "600 Congress Ave, Austin, TX", "tier": "full" }
• Returns: JSON in roughly 10 to 25 seconds.

Coverage (be honest about this)

• Full zoning interpretation: Austin, Fort Worth, and Dallas — raw code resolved to allowed uses, overlays, confidence, and a narrative.
• Cited zone codes: 10 more DFW-area cities where records exist. The code is returned; the full allowed-use interpretation is not yet authored.
• Parcel boundaries: the 5 DFW counties (Tarrant, Dallas, Denton, Collin, Rockwall) plus Travis, Bexar, Comal, and Hays.
• Nationwide: flood, demographics, elevation, walkability, and schools work for any US address.
• Everywhere else: the zoning section comes back null and the report tells you why, instead of guessing. Permits are Austin-only today.

Input

Output (schema v0.1)

One JSON report. Every field is always present, null when it can't be resolved, so you never have to guard for missing keys.

• address - input, matched address, lat/lng, FIPS codes.
• coverage - enhanced (deep local data) or national, plus which sections resolved.
• zoning - a category enum (e.g. commercial-core, residential-low, unzoned), the raw jurisdiction code, allowed uses, confidence, and a narrative.
• hazards.flood - flood zone, SFHA flag, risk level.
• context - demographics, walkability, traffic, schools, permits, parcel.
• assessment (tier=full only) - recommendation (GO/CONDITIONAL/NO-GO), reasons, next steps, and a section-by-section narrative.
• meta - timestamps, disclaimer, cache flag.

Citations use generic labels like [Zoning Records], [Flood Data], [Demographics]. The report does not name the underlying data providers.

Pricing (pay-per-event)

An address that can't be geocoded returns 404 and is never charged.

Standby mode (HTTP API)

The Actor also runs in standby mode as a real-time API:

• POST /assess body {"address": "...", "tier": "full"} → report JSON
• GET /assess?address=...&tier=... → same
• GET / → health/usage text (never billed)

Example output (truncated)

{
  "schema_version": "0.1",
  "address": { "matched": "1205 W 6TH ST, AUSTIN, TX, 78703", "lat": 30.27, "lng": -97.76 },
  "coverage": { "level": "enhanced", "jurisdiction": "Austin, TX" },
  "zoning": { "raw_code": "CS-MU-V-CO-NP", "category": "commercial-core",
              "residential_allowed": true, "commercial_allowed": true,
              "rezoning_required_for_commercial": false, "confidence": "high" },
  "hazards": { "flood": { "zone": "X", "in_sfha": false, "risk": "minimal" } },
  "assessment": { "recommendation": "GO",
                  "reasons": ["Zoning permits commercial use by right [Zoning Records]",
                              "Outside the Special Flood Hazard Area [Flood Data]"] }
}

What it does not do

• It is not legal advice or a survey. The zoning read is a strong starting point; confirm anything you're about to spend money on with the jurisdiction.
• Full zoning interpretation is Austin, Fort Worth, and Dallas only. Ten more DFW-area cities return cited zone codes without the full allowed-use read. Everywhere else you get the national sections and a null zoning section, not a guess.
• The GO / NO-GO is a screen, not a substitute for site diligence.

Telemetry

This Actor sends an anonymous coverage signal (county-level only, never the address, the report, or your identity) so we can see where to add coverage next.

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