Open Country: USDA Section 538 and 515 data

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USDA Section 538 income limits, 538 loans and lenders, 515 rural rentals, 538 loan sizer.

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find_usda_rural_rentals Read-only

Active USDA Section 515 rural rental and 514 farm labor housing properties in one county from USDA's file (as of October 19, 2026): name, address, housing type, bedroom mix, units, rental assistance units, recorded vacancies, accessible units, opening year, restriction end date and management company. Optional town filter; paged.

statestring, required

Two-letter state code, e.g. IA.

countystring, required

County or parish name, e.g. "Jones" or "Jones County".

citystring

Only properties in this town, e.g. "Anamosa".

limitinteger

How many rows to return (1 to 50, default 10).

offsetinteger

Rows to skip, for paging (default 0).

Tools (5)

find_usda_rural_rentals

read-only

Argument	Type	Description
city	string	Only properties in this town, e.g. "Anamosa".
limit	integer	How many rows to return (1 to 50, default 10).
state*	string	Two-letter state code, e.g. IA.
county*	string	County or parish name, e.g. "Jones" or "Jones County".
offset	integer	Rows to skip, for paging (default 0).

Input schema (JSON)

{
  "type": "object",
  "required": [
    "state",
    "county"
  ],
  "properties": {
    "city": {
      "type": "string",
      "maxLength": 80,
      "description": "Only properties in this town, e.g. \"Anamosa\"."
    },
    "limit": {
      "type": "integer",
      "default": 10,
      "maximum": 50,
      "minimum": 1,
      "description": "How many rows to return (1 to 50, default 10)."
    },
    "state": {
      "type": "string",
      "pattern": "^[A-Za-z]{2}$",
      "description": "Two-letter state code, e.g. IA."
    },
    "county": {
      "type": "string",
      "maxLength": 80,
      "minLength": 2,
      "description": "County or parish name, e.g. \"Jones\" or \"Jones County\"."
    },
    "offset": {
      "type": "integer",
      "default": 0,
      "maximum": 5000,
      "minimum": 0,
      "description": "Rows to skip, for paging (default 0)."
    }
  },
  "additionalProperties": false
}

get_538_income_limits

FY2026 USDA Section 538 income limits (115% of area median income, 1 to 8 persons, effective July 13, 2026) for a county or USDA area in one state, with the per-unit rent cap (30% of the limit / 12) and the approximate project-average cap. Without county or area, lists every area in the state, paged.

read-only

Argument	Type	Description
area	string	USDA area name or its start, e.g. "Des Moines" or "Iowa County, IA".
limit	integer	How many rows to return (1 to 50, default 10).
state*	string	Two-letter state code, e.g. IA.
county	string	County or parish name, e.g. "Jones" or "Jones County". Matched to a USDA area through this site's OMB 2023 metro delineation match.
offset	integer	Rows to skip, for paging (default 0).
household_size	integer	Household size used for the rent caps (default 4).

Input schema (JSON)

{
  "type": "object",
  "required": [
    "state"
  ],
  "properties": {
    "area": {
      "type": "string",
      "maxLength": 120,
      "description": "USDA area name or its start, e.g. \"Des Moines\" or \"Iowa County, IA\"."
    },
    "limit": {
      "type": "integer",
      "default": 10,
      "maximum": 50,
      "minimum": 1,
      "description": "How many rows to return (1 to 50, default 10)."
    },
    "state": {
      "type": "string",
      "pattern": "^[A-Za-z]{2}$",
      "description": "Two-letter state code, e.g. IA."
    },
    "county": {
      "type": "string",
      "maxLength": 80,
      "description": "County or parish name, e.g. \"Jones\" or \"Jones County\". Matched to a USDA area through this site's OMB 2023 metro delineation match."
    },
    "offset": {
      "type": "integer",
      "default": 0,
      "maximum": 5000,
      "minimum": 0,
      "description": "Rows to skip, for paging (default 0)."
    },
    "household_size": {
      "type": "integer",
      "default": 4,
      "maximum": 8,
      "minimum": 1,
      "description": "Household size used for the rent caps (default 4)."
    }
  },
  "additionalProperties": false
}

get_538_lender_table

National Section 538 lender table from USDA's public file (as of October 19, 2026): each lender's loan count, total loan amount and latest fiscal year, ranked by loan count, plus the total portfolio and how many loans each state has. Paged.

read-only

Argument	Type	Description
limit	integer	How many rows to return (1 to 50, default 10).
offset	integer	Rows to skip, for paging (default 0).

Input schema (JSON)

{
  "type": "object",
  "properties": {
    "limit": {
      "type": "integer",
      "default": 10,
      "maximum": 50,
      "minimum": 1,
      "description": "How many rows to return (1 to 50, default 10)."
    },
    "offset": {
      "type": "integer",
      "default": 0,
      "maximum": 5000,
      "minimum": 0,
      "description": "Rows to skip, for paging (default 0)."
    }
  },
  "additionalProperties": false
}

list_538_loans

USDA's public Section 538 guaranteed loans in one state (file as of October 19, 2026): count, total amount, apartments, tax credit deals, median loan-to-cost and lenders, then loan rows (project, city, lender, closing date, amount, loan-to-cost, units, rents) newest first, paged and filterable by lender or fiscal year.

read-only

Argument	Type	Description
limit	integer	How many rows to return (1 to 50, default 10).
state*	string	Two-letter state code, e.g. CA.
lender	string	Only loans whose lender name contains this text, e.g. "Bonneville".
offset	integer	Rows to skip, for paging (default 0).
min_fiscal_year	integer	Only loans obligated in this USDA fiscal year or later.

Input schema (JSON)

{
  "type": "object",
  "required": [
    "state"
  ],
  "properties": {
    "limit": {
      "type": "integer",
      "default": 10,
      "maximum": 50,
      "minimum": 1,
      "description": "How many rows to return (1 to 50, default 10)."
    },
    "state": {
      "type": "string",
      "pattern": "^[A-Za-z]{2}$",
      "description": "Two-letter state code, e.g. CA."
    },
    "lender": {
      "type": "string",
      "maxLength": 80,
      "description": "Only loans whose lender name contains this text, e.g. \"Bonneville\"."
    },
    "offset": {
      "type": "integer",
      "default": 0,
      "maximum": 5000,
      "minimum": 0,
      "description": "Rows to skip, for paging (default 0)."
    },
    "min_fiscal_year": {
      "type": "integer",
      "maximum": 2030,
      "minimum": 1990,
      "description": "Only loans obligated in this USDA fiscal year or later."
    }
  },
  "additionalProperties": false
}

size_538_loan

Sizes a USDA Section 538 loan the way the site's loan sizer does: the 90% (for-profit) or 97% (nonprofit or public) cap on the lower of cost or value against the DSCR cap (1.15x default), with NOI, debt service, loan-to-cost and the 2026 guarantee fees. Arithmetic on your inputs, not a quote.

read-only

Argument	Type	Description
dscr	number	Minimum DSCR (default 1.15; 1.11 for the first 200 preservation pilot loans).
units*	integer	Apartment units (538 requires at least 5).
borrower	string	for_profit = 90% leverage cap; nonprofit_or_public = 97%.
vacancy_pct	number	Vacancy and collection loss on rent, percent (default 5).
fee_category	string	standard = 65 bp initial / 35 bp annual; reduced = 60 / 25 (workforce, 515 preservation or Opportunity Zone).
appraised_value*	number	Appraised value in dollars.
interest_rate_pct*	number	Your lender's quoted fixed rate in percent, e.g. 6.25.

{ "type": "object", "required": [ "units", "rent_per_unit_month", "opex_per_unit_year", "total_development_cost", "appraised_value", "interest_rate_pct" ], "properties": { "dscr": { "type": "number", "default": 1.15, "maximum": 2, "minimum": 1, "description": "Minimum DSCR (default 1.15; 1.11 for the first 200 preservation pilot loans)." }, "units": { "type": "integer", "maximum": 2000, "minimum": 5, "description": "Apartment units (538 requires at least 5)." }, "borrower": { "enum": [ "for_profit", "nonprofit_or_public" ], "type": "string", "default": "for_profit", "description": "for_profit = 90% leverage cap; nonprofit_or_public = 97%." }, "vacancy_pct": { "type": "number", "default": 5, "maximum": 100, "minimum": 0, "description": "Vacancy and collection loss on rent, percent (default 5)." }, "fee_category": { "enum": [ "standard", "reduced" ], "type": "string", "default": "standard", "description": "standard = 65 bp initial / 35 bp annual; reduced = 60 / 25 (workforce, 515 preservation or Opportunity Zone)." }, "appraised_value": { "type": "number", "maximum": 1000000000, "minimum": 1, "description": "Appraised value in dollars." }, "interest_rate_pct": { "type": "number", "maximum": 20, "minimum": 0.01, "description": "Your lender's quoted fixed rate in percent, e.g. 6.25." }, "amortization_years": { "type": "integer", "default": 40, "maximum": 40, "minimum": 25, "description": "Amortization in years, 25 to 40 (default 40)." }, "opex_per_unit_year": { "type": "number", "maximum": 100000, "minimum": 0, "description": "Operating expenses per unit per year incl. taxes, insurance, management and reserves." }, "rent_per_unit_month": { "type": "number", "maximum": 20000, "minimum": 0, "description": "Average rent per unit per month in dollars." }, "total_development_cost": { "type": "number", "maximum": 1000000000, "minimum": 1, "description": "Total development cost in dollars." }, "other_income_per_unit_month": { "type": "number", "default": 0, "maximum": 5000, "minimum": 0, "description": "Other income per unit per month (default 0)." } }, "additionalProperties": false }

Open Country: USDA Section 538 and 515 data

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find_usda_rural_rentals Read-only

Open Country: USDA Section 538 and 515 data

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find_usda_rural_rentals Read-only

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Tools (5)

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