Commercial lending - Mireye Earth

A regional bank’s commercial real-estate desk underwrites a $4.2 M warehouse loan on a coastal industrial parcel in Houston. The collateral review needs to confirm the site is buildable, not subject to undisclosed floodplain restrictions, and has working access to power and rail infrastructure. The bank’s auditors will sample the file in 18 months and expect each data point to be re-verifiable.

The query

Address geocodes to lat=29.7604, lng=-95.3698 (downtown Houston). Run the site_selection preset:

curl -s https://api.mireye.com/v1/fetch \
  -H "Authorization: Bearer $MIREYE_API_TOKEN" \
  -H 'content-type: application/json' \
  -d '{
    "lat": 29.7604,
    "lng": -95.3698,
    "preset": "site_selection"
  }' | jq

The response

{
  "lat": 29.7604,
  "lng": -95.3698,
  "fetched_at": "2026-06-12T07:28:18.216670+00:00",
  "fields": {
    "elevation": {
      "value": 14.376572609,
      "unit": "meters",
      "source": "USGS_EPQS",
      "source_url": "https://epqs.nationalmap.gov/v1/json?x=-95.3698&y=29.7604&wkid=4326&units=Meters",
      "confidence": "high",
      "fetched_at": "2026-06-12T07:28:08.209880+00:00",
      "dataset_vintage": "3DEP dynamic service",
      "ttl_seconds": 31536000,
      "notes": null
    },
    "slope_degrees": {
      "value": 0.7228949666023254,
      "unit": "degrees",
      "source": "USGS_3DEP_COG",
      "source_url": "https://www.usgs.gov/3d-elevation-program",
      "confidence": "medium",
      "fetched_at": "2026-06-12T07:28:07.908468+00:00",
      "dataset_vintage": null,
      "ttl_seconds": 31536000,
      "notes": null
    },
    "lcms_class": {
      "value": "Barren or Impervious",
      "unit": null,
      "source": "USFS_LCMS",
      "source_url": "https://developers.google.com/earth-engine/datasets/catalog/USFS_GTAC_LCMS_v2024-10",
      "confidence": "high",
      "fetched_at": "2026-06-12T07:28:08.284669+00:00",
      "dataset_vintage": "2025-11",
      "ttl_seconds": 2592000,
      "notes": null
    },
    "within_floodplain_polygon": {
      "value": false,
      "unit": null,
      "source": "FEMA_NFHL",
      "source_url": "https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/28/query?f=json&geometry=-95.3698%2C29.7604&geometryType=esriGeometryPoint&inSR=4326&spatialRel=esriSpatialRelIntersects&outFields=FLD_ZONE%2CZONE_SUBTY%2CSFHA_TF%2CFLD_AR_ID%2CDFIRM_ID%2CSOURCE_CIT&returnGeometry=false&resultRecordCount=5",
      "confidence": "high",
      "fetched_at": "2026-06-12T07:28:08.222254+00:00",
      "dataset_vintage": "48201C_STUDY1",
      "ttl_seconds": 86400,
      "notes": "FEMA NFHL Flood Hazard Zones intersect, but not an SFHA: Zone X; AREA OF MINIMAL FLOOD HAZARD; SFHA_TF=F; FLD_AR_ID=48201C_9742; SOURCE_CIT=48201C_STUDY1."
    },
    "nearest_major_road_distance_m": {
      "value": 53.541597796999014,
      "unit": "meters",
      "source": "OVERTURE_TRANSPORTATION",
      "source_url": "https://overturemaps.org/documentation/transportation/",
      "confidence": "high",
      "fetched_at": "2026-06-12T07:28:18.213915+00:00",
      "dataset_vintage": "2026-05-20.0",
      "ttl_seconds": 2592000,
      "notes": null
    },
    "nearest_transmission_line_distance_m": {
      "value": 77.48067736145369,
      "unit": "meters",
      "source": "EIA_POWER",
      "source_url": "https://atlas.eia.gov/",
      "confidence": "high",
      "fetched_at": "2026-06-12T07:28:08.282546+00:00",
      "dataset_vintage": null,
      "ttl_seconds": 86400,
      "notes": null
    },
    "nearest_transmission_line_voltage_kv": {
      "value": 138.0,
      "unit": "kilovolts",
      "source": "EIA_POWER",
      "source_url": "https://atlas.eia.gov/",
      "confidence": "high",
      "fetched_at": "2026-06-12T07:28:08.282561+00:00",
      "dataset_vintage": null,
      "ttl_seconds": 86400,
      "notes": null
    },
    "nearest_transmission_line_voltage_class": {
      "value": "100-161",
      "unit": null,
      "source": "EIA_POWER",
      "source_url": "https://atlas.eia.gov/",
      "confidence": "high",
      "fetched_at": "2026-06-12T07:28:08.282587+00:00",
      "dataset_vintage": null,
      "ttl_seconds": 86400,
      "notes": null
    },
    "intersects_conservation_easement": {
      "value": false,
      "unit": null,
      "source": "PAD_US",
      "source_url": "https://www.sciencebase.gov/catalog/item/652ef930d34edd15305a9b03",
      "confidence": "high",
      "fetched_at": "2026-06-12T07:28:08.022457+00:00",
      "dataset_vintage": null,
      "ttl_seconds": 2592000,
      "notes": null
    },
    "parcel_id": {
      "value": null,
      "unit": null,
      "source": "REGRID",
      "source_url": "https://app.regrid.com/api/v2/parcels/point",
      "confidence": "unknown",
      "fetched_at": "2026-06-12T07:28:18.216409+00:00",
      "dataset_vintage": null,
      "ttl_seconds": 86400,
      "notes": "No Regrid parcel at the point or within the bounded radius. Parent path 'parcel.parcel_id' resolved to None."
    }
    /* …12 more site_selection fields (wetland detail, max-voltage-in-radius,
       critical habitat, parcel geometry) — 22 returned in total */
  },
  "partial_failures": [
    {
      "field": "intersects_protected_area",
      "source": "USGS_PADUS",
      "error": "FileNotFoundError: data/padus_fee.gpkg missing. Run: mireye-earth bootstrap --refresh-stale",
      "retryable": false
    },
    {
      "field": "protected_area_gap_status",
      "source": "USGS_PADUS",
      "error": "FileNotFoundError: data/padus_fee.gpkg missing. Run: mireye-earth bootstrap --refresh-stale",
      "retryable": false
    }
  ]
}

What the credit memo says

The relationship manager files a one-page collateral summary:

Site characteristics (Mireye Earth, fetched 2026-06-12T07:28Z)

Elevation 14.4 m (USGS EPQS / 3DEP) — above the local storm-surge plane.

Slope 0.7° (USGS 3DEP COG) — buildable as-is, no grading required.

Land cover “Barren or Impervious” (USFS LCMS) — already hardscaped urban ground; no greenfield conversion.

Not in a FEMA Special Flood Hazard Area (FEMA NFHL). NOTE: this is the NFHL SFHA polygon check, not a regulated flood-zone determination — the bank’s flood-insurance determination still needs a certified determination product.

Nearest major road 54 m (Overture Transportation).

Nearest transmission line 77 m at 138 kV, class 100–161 kV (EIA Energy Atlas) — service feasible without trunk extension.

No conservation easement intersection (PAD-US).

Parcel record: none at this point on the Regrid free tier (parcel_id: null, confidence unknown) — parcel geometry deferred to the title package.

Protected-area status unavailable this fetch — surfaced in partial_failures, recorded as a data gap rather than assumed clear.

The auditor in 2027 can click any source_url, plug the lat/lng into the agency’s own viewer (e.g. https://atlas.eia.gov/), and see the transmission line that was 77 m away on the underwrite date.

The honesty pattern matters here

It already did its job in the response above: the two protected-area fields arrived in partial_failures with retryable: false instead of silently reading as clear. The memo records the gap and the desk decides whether to re-pull later or resolve it another way. The retryable flag drives the runbook. A transient upstream failure (e.g. an EIA Atlas timeout) comes back retryable: true — the underwriting system retries with backoff. A retryable: false failure means the source has no data at this coordinate or is missing an upstream asset; retrying won’t help, so the gap goes in the memo: “protected-area status unavailable at underwrite time; deferred.” Either way, the bank never makes a credit decision on a value that silently substituted a stale or approximate number.

Protected-land encumbrances: a worked rejection

Same desk, different parcel. The borrower offers lat=37.8651, lng=-119.5383 (a parcel in the Sierra Nevada) as collateral for a $1.8 M loan. The borrower’s broker swears the land is clear of restrictions. The desk pulls the encumbrance fields:

curl -s https://api.mireye.com/v1/fetch \
  -H "Authorization: Bearer $MIREYE_API_TOKEN" \
  -H 'content-type: application/json' \
  -d '{"lat": 37.8651, "lng": -119.5383, "fields": ["intersects_conservation_easement", "easement_holder", "intersects_critical_habitat", "critical_habitat_status"]}' | jq

{
  "fields": {
    "intersects_conservation_easement": {
      "value": false,
      "source": "PAD_US",
      "confidence": "high"
    },
    "easement_holder": {
      "value": null,
      "source": "PAD_US",
      "confidence": "high"
    },
    "intersects_critical_habitat": {
      "value": true,
      "source": "USFWS_CRITHAB",
      "confidence": "high"
    },
    "critical_habitat_status": {
      "value": "Final",
      "source": "USFWS_CRITHAB",
      "confidence": "high"
    }
  }
}

No conservation easement — the broker was right about that — but the parcel intersects final designated USFWS critical habitat. That is a federal Endangered Species Act overlay: Section 7 consultation applies to any federally permitted work, which changes the development story the loan was priced on. The loan goes back for renegotiation or pricing adjustment. (When a parcel does intersect a PAD-US easement, intersects_conservation_easement flips true and easement_holder names the holding organization for the title follow-up.)

Why this works for lending

Per-source citations survive auditor sampling. No vendor lookup required years later.
partial_failures honesty prevents silent substitutions that would otherwise contaminate the underwriting record.
Federal-only sources sidestep contractual issues with proprietary data on long-tenor loans where the data license might expire before the loan does.
ttl_seconds hints to the bank’s data warehouse how often each source is worth re-fetching — Census/Overture boundaries once a year, EIA daily.

What it does NOT do

Not a certified flood-zone determination. within_floodplain_polygon checks the FEMA National Flood Hazard Layer SFHA polygons directly, but a regulated flood-insurance determination (SFHDF) must come from a certified determination vendor.
Not an appraisal. Building values, comparable sales, and cap rates live elsewhere.
Not a title search. Conservation easements are surfaced via PAD-US; private easements, liens, and access agreements require a title search.

​The query

​The response

​What the credit memo says

​The honesty pattern matters here

​Protected-land encumbrances: a worked rejection

​Why this works for lending

​What it does NOT do