PropertyIQ

Private analytics on a synthetic real estate portfolio. Everything runs on this computer.

Demo user

analyst (all funds, 55 properties)⌄

analyst (all funds, 55 properties)

restricted (Synthetic Fund II only)

guest (demo viewer)

admin (security checklist, lockdown)

Password

The demo password is PIQ_DEMO_PASSWORD in the project's .env file.

Portfolio overview

Synthetic Fund I, Synthetic Fund II · trailing 12 months ending the selected quarter

Reporting period 2026-09-30 ⌄

Properties

14 office · 14 retail · 14 industrial · 13 multifamily

Flagged as underperforming

4 of 55

Rule set 2026-10-11.1

NOI budget shortfall (flagged)

$420,000

Below budget, not a forecast loss

TTM NOI vs budget

$178.33M

+$1.43M over $176.90M budget · YoY +0.5%

Underperforming assets

All asset classes ⌄Any rule ⌄

#	Property	Occupancy	NOI YoY	TTM NOI	Budget	Shortfall	Rules triggered

A property is flagged if any rule is triggered. Rules: physical occupancy < 85%; TTM NOI YoY change <= -10%; TTM actual NOI <= 90% of a

Ask PropertyIQ

Answers come from verified calculations. The local model only explains them.

Try a question below. Nothing leaves this computer.

Summarize our underperforming assets.

Why was Westlake flagged?

Show the underlying NOI budget variance.

Give me a portfolio overview.

Ask about the portfolio...

Ask

Debt and covenants

46 synthetic loans in FUND-I and FUND-II · trailing 12 months to 2026-09-30

Reporting period 2026-09-30 ⌄

Outstanding debt

$1.43B

28% floating · 5.02% weighted rate

Portfolio DSCR

1.78×

Total NOI ÷ total debt service

Portfolio LTV

56.0%

Total balance ÷ total value

Covenant breaches

4 more on watch (within 5%)

Covenant watchlist

Breaches first, then loans within 5% of a threshold

Loan	Status	Covenant tests	Balance	Matures

AI Engineering Lab

How PropertyIQ's AI answers are made, checked and kept on this PC. Everything shown is read from the running system.

Overview

Request traces

Model on / off

Models

Tools

Data schema

Offline proof

Traced answers

Kept 30 days

Worded by the local model

2 used the verified summary

Model drafts rejected

A figure didn't match the facts

Response time

14.4 s

median · p95 17.7 s

How a chat answer is made

Everything runs on this PC

1Sign-in and scope

The API checks the signed-in user's token and loads only the funds they're granted (SQL join on user_portfolio_access).

2Deterministic router

Plain code (not the model) picks the answer type, or gives a fixed reply for unsupported questions.

3Vetted function → verified facts

A fixed, parameterized query computes the numbers. The model never sees SQL and never does math.

4Local model words the answer

qwen3:4b-instruct-2507-q4_K_M on Ollama at 127.0.0.1. It gets the question, a verified summary and the minimized facts.

5Number check

Every $ and % in the draft must match the facts; flagged properties must all be named. Otherwise the verified summary is shown.

6Answer with sources

Shown with the facts used, the record IDs, and a link to this trace.

Answer types

Answer type	Facts come from
underperforming_summary	finance.prioritize
portfolio_summary	chat.portfolio_totals
property_why	analytics.monthly_series (trend)

What the model is sent

Stages, IDs and timings only; the question text is never stored. Kept 30 days.

▾ Prompt layout

QUESTION: <the user's question>\n\nVERIFIED_SUMMARY:\n<deterministic summary>

Recent requests

Showing all users (admin)

When	User	Answer type	Answer	Numbers	Model	Total

Same question, model off and on

PropertyIQ answers twice: once with the local model switched off (verified summary only), once with it on. The verified facts must be identical, so the numbers never depend on the model. With the model on, this takes 10–60 seconds.

Which assets are underperforming?

Compare

Which assets are underperforming?Why was Westlake flagged?Give me a portfolio overview

Installed local models

Ollama 0.40.3 at http://127.0.0.1:11434

Model	Role	Family	Parameters	Quantization	Size	Allowlisted	In memory	Digest
qwen3:4b-instruct-2507-q4_K_M tools, thinking, completion	chat (in use)	qwen3	4.0B	Q4_K_M	2.50 GB	✓ Yes	No	0edcdef34593
nomic-embed-text:latest embedding	embeddings (reserved for document search)	nomic-bert	137M	F16	0.27 GB	✓ Yes	No	0a109f422b47
qwen3:4b completion, tools, thinking	installed, not used	qwen3	4.0B	Q4_K_M	2.50 GB	✓ Yes	No	359d7dd4bcda

Allowlist: qwen3:4b-instruct-2507-q4_K_M, qwen3:4b, qwen3:8b, nomic-embed-text. The API refuses any model not on it, any cloud model, and any address that isn't on this PC or the local network.

Vetted functions

Read from the running code

The model can't call these. The router picks one, it runs with the user's scope, and only its minimized output reaches the model.

Function	Kind	Returns	Scope	Used by

Tables in schema piq

31 tables

Table	What it holds	Columns	Rows	Links to

Is PropertyIQ cut off from the internet?

Lockdown off

Listening

API 127.0.0.1:8000, web 127.0.0.1:3000, Postgres 127.0.0.1:5432, Ollama 127.0.0.1:11434 (checked live on the Admin page)

AI service calls

Only Ollama on 127.0.0.1. No hosted AI libraries are installed; the model adapter refuses non-local addresses.

Answers so far

4 worded by the local model, 2 by the verified summary

To prove it: an admin turns on lockdown on the Admin page (Windows asks for permission), then asks the chat or runs “Model on / off”. The lockdown saves before/after evidence below, and the Admin checklist makes a real outside connection test.

Lockdown evidence

When	Step	Mode	Test connection to the internet	Outside connections	From PropertyIQ programs

Security and lockdown

Every check below is run live on this PC each time the page loads. Secret values are never shown.

Internet lockdown

Off

Each change opens a Windows permission prompt on this PC's screen. Someone at the PC (or on a remote session that shows the prompt) must click Yes. Changes stay in place after a restart until turned off.

Block PropertyIQ from the internet

Ollama, the API (Python), the web app (Node.js) and Docker Desktop can't reach the internet. They still talk to each other on this PC. Everything else on the computer, including remote access, keeps working.

Turn on

Block the whole computer from the internet

Blocks all outbound internet traffic from this PC. Your local network and PropertyIQ keep working.

Warning: Remote-access sessions (AnyViewer) will disconnect, and only someone at this PC can undo it, using the “PropertyIQ - Restore internet” shortcut on the desktop.

Turn on

Turn lockdown off

Removes every PropertyIQ firewall rule and puts the firewall back exactly as it was.

Active now

Security checklist

✓ 34 pass! 2 warning✕ 0 faili 6 infoRun again

Checked 2026-10-13 14:31:24

NETWORK

Result	Check	Evidence
✓ Pass	PropertyIQ API listens on this PC only	Port 8000 listens on 127.0.0.1 only (loopback).
✓ Pass	PropertyIQ web app listens on this PC only	Port 3000 listens on 127.0.0.1 only (loopback).
✓ Pass	Postgres (Docker) listens on this PC only	Port 5432 listens on 127.0.0.1 only (loopback).
✓ Pass	Ollama (local model) listens on this PC only	Port 11434 listens on 127.0.0.1 only (loopback).

FIREWALL AND INTERNET

Result	Check	Evidence
✓ Pass	Lockdown status	On: PropertyIQ programs blocked. 7 PropertyIQ firewall rules; since 2026-10-13T14:31:58.
! Warning	Windows Firewall is the firewall in charge	McAfee is registered as the active firewall, so it may override Windows Firewall rules. The connection tests below show whether blocking really works.
✓ Pass	The PropertyIQ API (Python) can't reach the internet	Test connection to 1.1.1.1:443: blocked.
✓ Pass	The database container can't reach the internet	Test connection to 1.1.1.1:443: blocked.
i Info	Remote-access software	Running: AnyViewer. 'Whole computer' lockdown will disconnect remote sessions; 'PropertyIQ programs' lockdown won't.

Scripted loop recreated from PropertyIQ screenshots. All data is synthetic.