@jhustle44 / jcr-guide-pro
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1 ---
2 name: real-estate-analyzer
3 description: Evaluate properties, investment returns, mortgage affordability, and rent vs. buy decisions.
4 ---
5
6 # Real Estate Analyzer
7
8 Analyze properties, neighborhoods, and real estate investment opportunities for home buyers and investors. Evaluate listings, estimate fair value, assess neighborhoods, model investment returns, compute mortgage affordability, compare renting vs. buying, analyze HOAs, model exit scenarios, and assess market conditions.
9
10 ## When to Use
11
12 - User wants to evaluate a property listing for purchase
13 - User asks about neighborhood quality, schools, or safety
14
15 - User wants to compare properties or neighborhoods
16 - User needs help estimating if a home is fairly priced
17
18 - User wants to analyze a property as an investment (rental yield, appreciation)
19 - User asks about mortgage affordability, monthly payments, or how much house they can afford
20
21 - User wants to understand PITI breakdown, DTI ratios, or down payment scenarios
22 - User asks "should I rent or buy?" or wants to compare owning vs. renting
23
24 - User asks about selling a property, net proceeds, or when to sell ("how much will I net if I sell?")
25 - User has HOA-related questions (fees too high, special assessments, reserve fund status)
26
27 - User asks about house flipping, BRRRR strategy, or fix-and-flip analysis
28 - User asks about housing market timing ("is it a good time to buy?", "is the market going up or down?")
29
30 - User asks about closing costs, what they need to close, or total cash required to buy
31 - User asks about flood zones, insurance costs, or whether a property needs flood insurance
32
33 ## When NOT to Use
34
35 - Legal review of purchase agreements (use legal-contract skill)
36
37 ## Methodology
38
39 ### Step 0: Verify Listing Status & Asking Price (CRITICAL — Do This First)
40
41 Before any analysis, confirm the property's listing status and asking price. **Never assume a property is off-market.** Never run financial analysis based solely on an algorithm-generated estimate when an actual asking price may exist.
42
43 #### Verification procedure
44
45 1. **Attempt to fetch the listing URL** provided by the user using `webFetch`. Try with`renderJs: true` first, then without.
46 2. **If the listing page fails to render** (common with Zillow, Redfin, Realtor.com which block scraping), search for the property across multiple sources:
47
48 - `webSearch` the full address + "price" + "listing"
49 - Try Redfin, Zillow, Realtor.com, and local MLS aggregators
50
51 1. **If search results conflict or are ambiguous**about whether the property is active, pending, sold, or off-market —**ask the user to confirm**:
52
53 - "I'm having trouble pulling the listing details. Can you confirm: Is this property currently listed for sale? If so, what's the asking price?"
54
55 1. **If the user provided a listing URL**, treat the property as actively listed unless you have strong evidence otherwise. Listing URLs from Zillow, Redfin, or Realtor.com imply the user is looking at an active listing.
56
57 ##### What to confirm before proceeding
58
59 - Listing status: Active, Pending, Contingent, Sold, or Off-Market
60 - Asking price (if active)
61
62 - Basic details: beds, baths, sqft, year built, HOA (if applicable)
63
64 **If web scraping fails for all sources**, ask the user directly:
65
66 > "I wasn't able to pull the listing details automatically. Could you share the key details from the listing page? I need: asking price, beds/baths, square footage, year built, and HOA fees (if any)."
67
68 ###### Pricing hierarchy — which price to use for analysis
69
70 1. **Asking price** — always use the actual listing price when available. This is what the seller is asking and what a buyer will negotiate against.
71 2. **Pending/contract price** — if under contract, note this and use the last known asking price.
72
73 3. **Estimated value** — only use algorithm estimates (Zestimate, Redfin Estimate) when the property is genuinely off-market with no asking price. Always label estimates clearly as estimates, not asking prices.
74
75 **Throughout the entire report**, clearly distinguish between asking price and estimated value. Label every price reference with its source: "Asking: $629,000" vs. "Redfin Estimate: $661,000". Never present an estimate as if it were a listing price.
76
77 ### Step 1: Property Assessment
78
79 Gather and evaluate listing details:
80
81 #### Basic Details
82
83 - Address, price, square footage, lot size
84 - Bedrooms, bathrooms, year built
85
86 - Property type (single-family, condo, townhouse, multi-family)
87 - Days on market, price history, price reductions
88
89 ##### Price History (required — pull the full timeline)
90
91 Do not just note the current asking price. Reconstruct the full pricing timeline:
92
93 - Original list price and original list date
94 - Every price reduction: date, old price, new price, percentage drop
95
96 - Any delisting/relisting history (taken off market and relisted = reset of DOM clock — a red flag)
97 - Previous sale price and date (county assessor or Zillow "Price & tax history")
98
99 - Calculate: total price change from original list to current ask (e.g., "Listed at $729K, cut twice to $629K = 13.7% total reduction over 4 months")
100
101 **Why this matters:** A property at $629K that started at $629K signals confidence. A property at $629K that started at $800K and has been cut three times signals a motivated seller and potential overpricing — and gives the buyer leverage to negotiate further. Delist/relist patterns often indicate the seller is trying to reset days-on-market to hide stale inventory.
102
103 ###### How to find price history
104
105 - Zillow: scroll to "Price and tax history" section on the listing page
106 - Redfin: "Property History" tab
107
108 - `webSearch "{address} price history"`or`"{address} price reduced"`
109 - County assessor for previous sale price and tax assessment history
110
111 ###### Condition Indicators
112
113 - Age of major systems (roof, HVAC, water heater, electrical)
114 - Recent renovations or updates
115
116 - Foundation type and condition
117 - Photos analysis — look for staging tricks, unflattering angles, missing rooms
118
119 ###### Red Flags
120
121 - Significantly below market price (could indicate undisclosed issues)
122 - Frequent ownership changes (flipped too fast?)
123
124 - "As-is" or "investor special" language
125 - Missing disclosures or incomplete listing info
126
127 - High DOM (days on market) without price reduction
128 - Multiple price reductions in quick succession (seller chasing a falling market)
129
130 - Delist/relist patterns (resetting DOM to hide stale inventory)
131
132 ###### HOA Deep Dive (required for all condos, townhouses, and HOA communities)
133
134 HOA fees are often the single largest recurring cost after the mortgage — and the one most likely to increase unpredictably. Never accept the listing's HOA figure at face value. Investigate thoroughly.
135
136 ###### What to gather
137
138 - **Exact monthly HOA fee** and what it covers (water, sewer, trash, cable/internet, building insurance master policy, reserves, amenities)
139 - **What's NOT covered** — if the master policy doesn't include HO6 interior coverage, the buyer still needs a separate condo insurance policy ($50-150/mo)
140
141 - **Fee history over the past 5 years** — webSearch `"{building name} HOA fee increase"` or ask the user. Annual increases of 3-5% are normal; 10%+ signals trouble.
142 - **Reserve fund status** — is the reserve fund fully funded (>70% of recommended), underfunded (40-70%), or critically underfunded (<40%)? Underfunded reserves = future special assessments.
143
144 - **Recent or pending special assessments** — one-time charges for major repairs (roof, elevator, structural, plumbing). These can be $5K-$100K+ per unit. In Florida post-Surfside, milestone structural inspections (at 25 and 30 years) are mandatory and frequently trigger large assessments.
145 - **Rental restrictions** — does the HOA limit rentals (e.g., "no rentals in first 2 years," "max 20% of units rented at any time," "no short-term rentals under 6 months")? This directly impacts investment viability.
146
147 - **Litigation status** — is the HOA currently involved in or threatening litigation? webSearch `"{building name} lawsuit"`or`"{building name} litigation"`.
148 - **Owner-occupancy ratio** — high investor/renter ratio (>50%) can make financing harder (some lenders require >50% owner-occupied) and signals different community dynamics.
149
150 ###### How to find HOA details
151
152 - The listing itself (Zillow/Redfin often show monthly HOA amount)
153 - `webSearch "{building name} HOA" OR "{building name} condo association"`
154
155 - Building's own website (if any) — often has meeting minutes, financials, rules
156 - Florida: `myfloridalicense.com` for condo association filings
157
158 - Ask the user: "Can you check the listing for the HOA amount and what it includes? Also, does the listing mention any special assessments?"
159
160 ###### Financial impact modeling
161
162 - Project HOA fees forward 5 and 10 years at both the building's historical increase rate AND at 8-10% annual growth (stressed scenario)
163 - Include HOA in the monthly payment breakdown prominently — for condos, total monthly cost = PITI + HOA + HO6 insurance
164
165 - Special assessments: if any are pending or rumored, add them to the total cash required at closing
166
167 ### Step 2: Valuation Analysis
168
169 #### Pull comps — specific sources
170
171 - `webFetch`Redfin sold filter:`redfin.com/city/{id}/filter/include=sold-6mo` — recently sold within 0.5mi, ±20% sqft, same beds
172 - Zillow Research (`zillow.com/research/data/`) — free CSV downloads of ZHVI (home value index) and ZORI (rent index) by ZIP, monthly back to 1996
173
174 - County assessor website — webSearch `"{county name} property assessor {address}"` for tax-assessed value, last sale price, permit history. Assessed value is typically 70-90% of market value.
175 - Adjust comps: ±$15-40/sqft for size delta, ±$5-15k per bedroom, ±10-20% for condition
176
177 **Always compare asking price to estimated fair value.** Present both side-by-side:
178
179 - Asking price and $/sqft
180 - Comp-derived fair value and $/sqft
181
182 - Percentage difference (overpriced / underpriced / fairly priced)
183 - Automated estimates (Zestimate, Redfin Estimate) as secondary reference points
184
185 ##### Affordability math (compute, don't estimate)
186
187 ```python
188
189 # PITI at 30yr fixed — webSearch current rates (use Freddie Mac PMMS)
190
191 # PMMS reports percentage (e.g. 6.76), so divide by 100 first
192
193 P, r, n = loan_amount, annual_rate/100/12, 360
194
195 monthly_PI = P * (r*(1+r)**n) / ((1+r)**n - 1)
196
197 # + property tax (county rate × assessed value / 12)
198
199 # + homeowners insurance (~$150-250/mo, varies wildly by state)
200
201 # + PMI if <20% down (~0.5-1.0% of loan/yr)
202
203 ```
204
205 - 28/36 rule: PITI <28% gross income, total debt <36%. Lenders stretch to 43% DTI — don't.
206 - Closing costs: 2-5% of purchase. Maintenance reserve: 1-2% of home value/yr.
207
208 ### Step 3: Neighborhood Analysis
209
210 #### webSearch/webFetch targets (name the source, don't be vague)
211
212 - Schools: `greatschools.org/{state}/{city}` — rating ≥7 protects resale value even if user has no kids
213 - Crime: `crimemapping.com`or`spotcrime.com/{city}` — check 6-month trend, not just snapshot. NeighborhoodScout for demographic overlay.
214
215 - Walk/Transit/Bike Score: `walkscore.com/score/{address}`
216 - Flood: `msc.fema.gov/portal/search` — Zone A/AE/V = mandatory flood insurance ($400-3,000+/yr, often kills deals)
217
218 - Market velocity: Redfin Data Center — median DOM, sale-to-list ratio, months of supply. <3 months supply = seller's market.
219 - Future development: webSearch `"{city} planning commission agenda"`+`"{city} zoning map"` — a highway expansion or apartment rezoning next door changes everything
220
221 ### Step 4: Investment Analysis — Run the Numbers
222
223 **All investment calculations must use the asking price (or confirmed purchase price), not algorithm estimates.** If the property is off-market, use the estimated value but label it clearly.
224
225 #### Quick-filter rules (kill deals fast)
226
227 - **1% rule**: monthly rent ≥ 1% of purchase price. Dead in coastal/HCOL markets — there, 0.5-0.7% is realistic and you're betting on appreciation, not cash flow.
228 - **50% rule**: operating expenses (NOT mortgage) eat ~50% of gross rent. Vacancy + repairs + management + taxes + insurance + capex reserve. Beginners always underestimate this.
229
230 - **70% rule (flips/BRRRR)**: max offer = (ARV × 0.70) − rehab cost. ARV = after-repair value from renovated comps.
231
232 ##### Full underwriting (build in Python)
233
234 ```text
235
236 Gross rent (use Rentometer or Zillow ZORI for the ZIP)
237
238 − Vacancy (5-8% typical; 10% conservative)
239
240 − Property management (8-10% of collected rent)
241
242 − Repairs/maintenance (~8% of rent)
243
244 − CapEx reserve (~5% — roof/HVAC/water heater sinking fund)
245
246 − Taxes + insurance
247
248 = NOI (Net Operating Income)
249
250 Cap rate = NOI / purchase price
251
252 → <4%: you're buying appreciation, not cash flow
253
254 → 4-6%: typical for A/B-class in growth metros
255
256 → 6-8%: solid cash flow, B/C-class
257
258 → >10%: either a great deal or a war zone — verify crime data
259
260 NOI − annual debt service (P+I) = annual cash flow
261
262 Cash-on-cash = annual cash flow / total cash in (down pmt + closing + rehab)
263
264 → Target 8%+ CoC. Below that, an index fund wins with zero tenants.
265
266 ```
267
268 ###### DSCR (what lenders check for investment loans)
269
270 - DSCR = NOI / annual debt service. Lenders want ≥1.20-1.25× (2025 standard). <1.0 means rent doesn't cover the mortgage.
271 - DSCR loans (2025): ~6.5-7.5% rate, qualify on property income not W-2, typical max 75% LTV. How investors scale past 10 conventional mortgages.
272
273 **BRRRR stack**: Buy distressed (hard money, 7-14 day close) → Rehab → Rent → Refinance at 75% of new ARV into DSCR loan → pull most capital out → Repeat. Only works if `ARV × 0.75 ≥ purchase + rehab + holding costs`.
274
275 **Rent comps:** webSearch Rentometer free tier, or pull Zillow rentals for the ZIP and compute median $/sqft for same bed count.
276
277 ### Step 5: Sensitivity Analysis & Breakeven Returns
278
279 Always include sensitivity analysis in every property report. This section stress-tests the investment under multiple scenarios and identifies the exact breakeven thresholds where the deal flips from loss to gain.
280
281 **All scenarios must use the asking price as the anchor point.** The sensitivity matrix should include the asking price as one of the columns, with discount scenarios below it and premium scenarios above if relevant.
282
283 #### Three-Scenario Comparison (required)
284
285 Model three scenarios side-by-side — Base Case, Stressed, and Worst Case. Vary the following inputs across scenarios:
286
287 | Input | Base Case | Stressed | Worst Case |
288
289 |---|---|---|---|
290
291 | Monthly Rent | Market median | 5-10% below median | 15-20% below median |
292
293 | Vacancy Rate | 8% | 10% | 12% |
294
295 | Repairs/Maintenance | 8% of gross rent | 10% | 12% |
296
297 | CapEx Reserve | 5% | 5% | 6% |
298
299 | Tax + Insurance | Current estimates | +10% increase | +20% increase |
300
301 | HOA (if applicable) | Current | +8% increase | +15% increase |
302
303 For each scenario, compute and display:
304
305 - Effective Gross Income
306 - Total Operating Expenses
307
308 - Net Operating Income (NOI)
309 - Cap Rate
310
311 - Annual Cash Flow (after debt service)
312 - Cash-on-Cash Return
313
314 - DSCR
315
316 ##### Breakeven Analysis (required)
317
318 Compute and present these breakeven thresholds:
319
320 ```text
321
322 Breakeven Rent = monthly rent needed for $0 annual cash flow
323
324 → Formula: (annual_debt_service + fixed_opex) / ((1 - vacancy) * (1 - mgmt_pct) * 12 - variable_opex_pct * 12)
325
326 → Compare to current market rent and show the gap
327
328 Rent for 8% Cash-on-Cash = monthly rent needed for target CoC return
329
330 → target_cash_flow = 0.08 * total_cash_invested
331
332 → target_NOI = target_cash_flow + annual_debt_service
333
334 → solve for rent using same formula
335
336 Breakeven Purchase Price = price at which cap rate hits 4% and 5%
337
338 → price_at_5pct_cap = NOI / 0.05
339
340 → price_at_4pct_cap = NOI / 0.04
341
342 → show discount needed from asking price
343
344 Breakeven Mortgage Rate = rate at which NOI covers debt service
345
346 → iterate rates from 1% to 10% in 0.1% steps
347
348 → find rate where annual P&I ≤ NOI
349
350 Annual Appreciation Needed = appreciation rate to offset annual cash losses
351
352 → (total_annual_costs - effective_rental_income) / purchase_price
353
354 → compare to local long-term average appreciation (typically 3-6%)
355
356 ```
357
358 ###### Sensitivity Matrix (required)
359
360 Build a rent vs. purchase price grid showing monthly cash flow at each intersection. Use 4-6 rent levels (from below-market to well-above-market) and 3-4 purchase prices. **The asking price must be one of the columns.** Include discount scenarios (e.g., 5% and 10% below asking) and at least one below-market price to show where the deal starts working. Color-code: green = positive cash flow, red = negative.
361
362 Example structure (for a $629K asking price):
363
364 ```text
365
366 $500K $565K $600K $629K
367
368 $3,800/mo -$XXX -$XXX -$XXX -$XXX
369
370 $4,200/mo -$XXX -$XXX -$XXX -$XXX
371
372 $4,600/mo +$XXX -$XXX -$XXX -$XXX
373
374 $5,000/mo +$XXX +$XXX -$XXX -$XXX
375
376 $5,500/mo +$XXX +$XXX +$XXX -$XXX
377
378 $6,500/mo +$XXX +$XXX +$XXX +$XXX
379
380 ```
381
382 ###### Key Takeaway (required)
383
384 Summarize what the sensitivity analysis reveals — how far current conditions are from breakeven, whether any realistic combination of rent and price produces positive returns, and what would need to change for the deal to work.
385
386 ### Step 6: Own vs. Rent Comparison
387
388 Always include an own-vs-rent comparison when analyzing a property the user might live in (not purely investment). Even for investment properties, this section helps frame the decision for potential tenants.
389
390 #### Monthly cost comparison (required)
391
392 Build a side-by-side table:
393
394 ```text
395
396 Own Rent Equivalent
397
398 Mortgage (P&I) $X,XXX —
399
400 Property Tax $XXX —
401
402 Homeowners Insurance $XXX —
403
404 HOA / Condo Fee $X,XXX —
405
406 Flood Insurance $XXX —
407
408 Maintenance Reserve $XXX —
409
410 Monthly Rent — $X,XXX
411
412 Renter's Insurance — $XX
413
414 ─────────────────────────────────────────────────
415
416 Total Monthly Cost $X,XXX $X,XXX
417
418 Monthly Delta (Own - Rent) +$X,XXX / -$X,XXX
419
420 ```
421
422 Use the market-rate rent for a comparable unit in the same building or neighborhood (same beds/baths/sqft). Source from Zillow/Rentometer rent comps.
423
424 ##### Equity build vs. opportunity cost (required)
425
426 The monthly payment difference isn't the whole story. Model two parallel paths over 5, 10, and 30 years:
427
428 ```text
429
430 Path A — Buy:
431
432 - Home equity built (principal paydown from amortization schedule)
433 - Home appreciation (model at 3%, 5%, and local historical average)
434
435 - Tax benefits: mortgage interest deduction + property tax deduction (up to $10K SALT cap)
436 - Minus: closing costs at purchase (~3-5% of price)
437
438 - Minus: selling costs at exit (~5-6% of sale price)
439 - Minus: maintenance and repair costs over holding period (1-2% of value/year)
440
441 Path B — Rent + Invest the Difference:
442
443 - Take the difference: (down_payment + closing_costs) + (monthly_own - monthly_rent) each month
444 - Invest in a diversified index fund at 7% real return (10% nominal - 3% inflation)
445
446 - No selling costs, no maintenance, no property tax
447 - Minus: rent increases (model at 3-4% annual growth)
448
449 ```
450
451 ###### Breakeven timeline (required)
452
453 Compute the crossover point — the number of years at which Path A's total wealth exceeds Path B's total wealth. Present for multiple appreciation scenarios:
454
455 ```text
456
457 Appreciation Rate Breakeven Year Notes
458
459 2% (pessimistic) XX years Renting wins for most hold periods
460
461 3% (national avg) XX years Breakeven in mid-range
462
463 5% (growth market) XX years Buying wins after X years
464
465 Local historical XX years Based on ZIP-level ZHVI data
466
467 ```
468
469 If the breakeven exceeds 10 years or never occurs at realistic appreciation, state this clearly: "At current prices and rates, renting and investing the difference outperforms buying for any hold period under X years."
470
471 ###### Key output line (always include in the verdict)
472
473 > "Owning costs $X,XXX/month more than renting an equivalent unit. To justify buying, you need the property to appreciate at X.X% annually — [above/below/in line with] the local historical average of X.X%."
474
475 ### Step 7: Exit Scenario Modeling
476
477 Always include exit scenarios in every property report. Buyers need to understand their actual financial outcome when they sell — not just the monthly cash flow while they hold.
478
479 **Model exit at 3, 5, 7, and 10 years from purchase.** For each exit horizon, compute the complete financial picture:
480
481 ```text
482
483 For each year (3, 5, 7, 10):
484
485 Projected Sale Price = purchase_price × (1 + annual_appreciation)^years
486
487 → Model at three appreciation rates: pessimistic (2%), base (3-4%), optimistic (5-6%)
488
489 → Use local ZIP-level ZHVI historical average as the "base" rate
490
491 Selling Costs = projected_sale_price × 5.5%
492
493 → Agent commissions (2.5-3% buyer + 2.5-3% seller, post-NAR settlement)
494
495 → Closing costs (title, transfer tax, doc stamps — varies by state)
496
497 → Florida doc stamps: $0.70 per $100 of sale price (seller pays)
498
499 Remaining Loan Balance = compute from amortization schedule at month (years × 12)
500
501 → Use the standard amortization formula, not an estimate
502
503 Net Proceeds = projected_sale_price - selling_costs - remaining_loan_balance
504
505 Total Cash Invested = down_payment + closing_costs_at_purchase + cumulative_negative_cash_flow (if investment)
506
507 → For primary residence: down_payment + closing_costs + (monthly_own - monthly_rent) × months
508
509 Total Return = net_proceeds - total_cash_invested
510
511 Annualized ROI = ((net_proceeds / total_cash_invested)^(1/years) - 1) × 100
512
513 ```
514
515 #### Present as a table (required)
516
517 ```text
518
519 Exit Scenario: 3% Annual Appreciation
520
521 Year 3 Year 5 Year 7 Year 10
522
523 Sale Price $XXX,XXX $XXX,XXX $XXX,XXX $XXX,XXX
524
525 Selling Costs -$XX,XXX -$XX,XXX -$XX,XXX -$XX,XXX
526
527 Loan Balance -$XXX,XXX -$XXX,XXX -$XXX,XXX -$XXX,XXX
528
529 Net Proceeds $XX,XXX $XX,XXX $XX,XXX $XX,XXX
530
531 Total Invested $XXX,XXX $XXX,XXX $XXX,XXX $XXX,XXX
532
533 Profit/Loss +/-$XX,XXX +/-$XX,XXX +/-$XX,XXX +/-$XX,XXX
534
535 Annualized ROI X.X% X.X% X.X% X.X%
536
537 ```
538
539 Generate this table for at least two appreciation rates (pessimistic and base case). If the property is negative cash flow, include the cumulative cash flow loss as part of total cash invested.
540
541 ##### Breakeven hold period (required)
542
543 For each appreciation scenario, compute the minimum number of years the buyer must hold before net proceeds exceed total cash invested (including selling costs). State clearly:
544
545 > "At 3% appreciation, you need to hold at least X years to break even after selling costs. At 2% appreciation, you would lose $XX,XXX even after holding 10 years."
546
547 ###### Early exit risk (flag if applicable)
548
549 If the breakeven hold period exceeds 5 years, flag this as a risk: the buyer is locked in. Job loss, divorce, relocation, or market downturns within the breakeven window result in a realized loss. This is especially relevant for condos in volatile markets.
550
551 ### Step 8: Due Diligence Checklist
552
553 Before making an offer:
554
555 - [ ] Pre-approval letter from lender
556 - [ ] Professional home inspection ($300-500)
557
558 - [ ] Pest/termite inspection
559 - [ ] Title search for liens or encumbrances
560
561 - [ ] Survey (if boundaries unclear)
562 - [ ] Flood zone check (FEMA maps)
563
564 - [ ] Environmental concerns (radon, lead paint for pre-1978 homes)
565 - [ ] HOA review (financials, rules, pending assessments)
566
567 - [ ] Property tax history and assessment
568
569 ### Step 9: Multi-Property Comparison (when analyzing 2+ properties)
570
571 When the user asks to evaluate multiple properties — or when presenting alternatives to a property that doesn't pencil — generate a side-by-side comparison. This is the most efficient way for a buyer to compare options.
572
573 #### Comparison table (required when 2+ properties are analyzed)
574
575 ```text
576
577 Property A Property B Property C
578
579 Address 41 SE 5th St \#1116 XXX Example Ave XXX Other Blvd
580
581 Asking Price $629,000 $XXX,XXX $XXX,XXX
582
583 $/sqft $488 $XXX $XXX
584
585 Beds / Baths 2/2 X/X X/X
586
587 Sqft 1,289 X,XXX X,XXX
588
589 Year Built 2006 XXXX XXXX
590
591 HOA $1,277 $XXX $XXX
592
593 Monthly Payment (PITI+HOA) $5,799 $X,XXX $X,XXX
594
595 Est. Monthly Rent $4,200 $X,XXX $X,XXX
596
597 Cap Rate 0.52% X.XX% X.XX%
598
599 Cash-on-Cash -23.8% X.X% X.X%
600
601 DSCR 0.09x X.XXx X.XXx
602
603 Breakeven Rent $8,XXX $X,XXX $X,XXX
604
605 Own vs. Rent Delta +$1,599/mo +/-$XXX +/-$XXX
606
607 Exit Breakeven (yrs) XX years @ 3% XX years XX years
608
609 Walk Score 98 XX XX
610
611 Flood Zone AE (mandatory) X X
612
613 Recommendation Pass (investment) XXX XXX
614
615 ```
616
617 ##### Ranking & narrative (required)
618
619 After the table, rank the properties and explain why:
620
621 1. **Best for investment:** Property X — highest cap rate, positive cash flow at market rent
622 2. **Best for primary residence:** Property Y — lowest total monthly cost, best location scores
623
624 3. **Best risk-adjusted:** Property Z — best balance of cost, appreciation potential, and downside protection
625
626 ###### When to proactively suggest comparisons
627
628 If a single property analysis reveals a clear "Pass" verdict, suggest the user provide 1-2 alternative properties for comparison. This transforms a rejection into actionable next steps:
629
630 > "This property doesn't pencil as an investment. Want to share 1-2 other listings you're considering? I can run the same analysis and show them side-by-side so you can compare."
631
632 ## Output Format
633
634 Always present key findings and recommendations as a plaintext summary in chat, even when also generating files. The user should be able to understand the results without opening any files.
635
636 ### Every report — whether chat summary, PDF, or web app — must include all sections below
637
638 #### Every report must clearly state the asking price (or note it as off-market) and label all price references with their source throughout
639
640 ```text
641
642 # Property Analysis: [Address]
643
644 ## Summary
645
646 - Listing Status: [Active / Pending / Off-Market]
647 - Asking Price: $XXX,XXX (or "Off-Market — Estimated Value: $XXX,XXX")
648
649 - Estimated Fair Value: $XXX,XXX — [Over/Under/Fair priced by X%]
650 - Recommendation: [Strong Buy / Buy / Hold / Pass]
651
652 ## Property Details
653
654 [Key facts table — always include asking price prominently]
655
656 [Full price history: original list, reductions, delist/relist, previous sale]
657
658 ## Valuation
659
660 [Comps analysis, asking price vs. comp-derived value, price per sqft comparison]
661
662 ## HOA Analysis (condos/townhouses)
663
664 [Fee breakdown, what's covered, fee history, reserve status, special assessments, rental restrictions]
665
666 ## Neighborhood
667
668 [Schools, safety, livability scores]
669
670 ## Financial Analysis
671
672 [Monthly payment breakdown based on ASKING PRICE, investment returns if applicable]
673
674 ## Own vs. Rent Comparison
675
676 [Monthly cost side-by-side, equity build vs. opportunity cost, breakeven timeline]
677
678 ## Sensitivity Analysis & Breakeven Returns
679
680 [Three-scenario comparison table]
681
682 [Breakeven thresholds: rent, purchase price, mortgage rate, appreciation]
683
684 [Sensitivity matrix: rent vs. purchase price cash flow grid — anchored to asking price]
685
686 [Key takeaway summarizing what the numbers reveal]
687
688 ## Exit Scenarios
689
690 [Net proceeds at 3, 5, 7, 10 year horizons at multiple appreciation rates]
691
692 [Breakeven hold period, early exit risk assessment]
693
694 ## Risks & Concerns
695
696 [Red flags, upcoming expenses, market risks]
697
698 ## Due Diligence Checklist
699
700 [Pre-offer verification items]
701
702 ## Multi-Property Comparison (when 2+ properties analyzed)
703
704 [Side-by-side table, ranking, and narrative]
705
706 ## Verdict
707
708 [2-3 sentence recommendation informed by all analysis sections]
709
710 [Include own-vs-rent key line and exit scenario context]
711
712 ```
713
714 ## Best Practices
715
716 1. **Verify the asking price first** — never skip Step 0. If scraping fails, ask the user. Never run an entire analysis on an algorithm estimate when the user gave you a listing URL that implies an active listing with a real asking price.
717 2. **Pull the full price history** — original list price, every reduction, delist/relist events, and previous sale. Price trajectory tells you more about seller motivation than the current asking price alone.
718
719 3. **Asking price is marketing** — only sold comps within 6 months matter for determining fair value, but all financial calculations must use the asking price (or negotiated price) as the basis.
720 4. **Clearly separate asking price from estimates** — every price reference in the report should be labeled. "Asking: $629K" and "Redfin Estimate: $661K" are different numbers with different meanings. Never conflate them.
721
722 5. **HOA is a deal-breaker you can't ignore** — for condos, the HOA deep dive is mandatory. Fee history, reserve fund status, special assessments, and rental restrictions can each independently kill a deal. A $1,277/mo HOA that's been rising 8% annually will be $1,875/mo in 5 years.
723 6. **Model three scenarios** — base case, stressed (10% vacancy + higher repairs), and worst case (below-market rent + 12% vacancy + inflated costs). The worst case should represent "tenant trashes it year 1" severity.
724
725 7. **Always compute breakevens** — never present investment analysis without showing exactly what rent, price, or rate would make the deal work. Breakevens turn a "pass" into actionable intelligence.
726 8. **Anchor the sensitivity matrix to the asking price** — the asking price must always be one of the columns. Discount scenarios show what happens if the buyer negotiates down.
727
728 9. **Always compare owning to renting** — the own-vs-rent comparison with opportunity cost modeling is essential for primary residence decisions. "Can I afford it?" is the wrong question. "Am I better off buying or renting and investing the difference?" is the right one.
729 10. **Model the exit before the entry** — never recommend buying without showing what happens when the buyer sells at 3, 5, 7, and 10 years. Selling costs (5-6%) wipe out years of appreciation for short holds. If the breakeven hold exceeds 5 years, flag the lock-in risk prominently.
730
731 11. **Offer comparisons, not just verdicts** — when a property is a "Pass," proactively suggest the user share alternative listings for side-by-side comparison. A rejection without alternatives is not helpful.
732 12. **Permit history is free alpha** — county assessor site shows pulled permits. No permits on an "updated kitchen" = unpermitted work = your liability.
733
734 13. **Price/sqft is a blunt tool** — lot size, corner lots, and basement finish skew it hard. Use for screening, not for offers.
735 14. **Cap rate without appreciation** — in a flat market, if cap rate < your mortgage rate, you're paying to own it.
736
737 15. **Sensitivity matrix is non-negotiable** — always include the rent vs. price grid so the user can visually identify the conditions under which the deal works.
738 16. **When in doubt, ask the user** — if you cannot confirm a critical data point (asking price, listing status, HOA fees), ask rather than guess. A wrong assumption cascades through the entire analysis.
739
740 ## Interactive Map — Web App Visualization
741
742 After analyzing properties, **build a web app** that displays properties and relevant neighborhood data on an interactive map.
743
744 ### Property Markers
745
746 - **Color-coded by recommendation**: green = Strong Buy, blue = Buy, yellow = Hold, red = Pass
747 - **Popup on each marker** showing: address, asking price, estimated fair value, beds/baths, sqft, price/sqft, and recommendation
748
749 - **Click to expand** with key details: comp-adjusted value, cap rate (if investment), flood zone, school rating
750
751 ### Neighborhood Context Layers
752
753 Display relevant context around the properties:
754
755 - **Sold comps** — recent comparable sales as smaller markers, with sale price and date
756 - **School locations** with GreatSchools ratings (color-coded: green ≥7, yellow 4-6, red <4)
757
758 - **Flood zones** if any properties are in or near FEMA Zone A/AE/V
759 - **Nearby amenities** — transit, grocery, parks when walkability matters to the user
760
761 ### Geocoding
762
763 Use the free Nominatim API (OpenStreetMap) to convert addresses to lat/lng — no API key required:
764
765 ```text
766
767 https://nominatim.openstreetmap.org/search?q={url_encoded_address}&format=json&limit=1
768
769 ```
770
771 Rate limit: max 1 request/second. Batch geocode all addresses before building the map.
772
773 Always generate the map alongside the text-based analysis — the map is a visual complement, not a replacement for the detailed evaluation.
774
775 ## Limitations & Disclaimer
776
777 - **This is NOT real estate, legal, or financial advice.** Informational analysis only. Always engage a licensed realtor, real estate attorney, and professional inspector before purchasing.
778 - Cannot access MLS — Redfin/Zillow public data lags and misses pocket listings
779
780 - Real estate listing sites frequently block automated scraping — listing details may need to be confirmed with the user
781 - Cannot provide appraisals (licensed appraiser required for lending)
782
783 - Cannot physically inspect — photos hide foundation cracks, mold, and grading issues
784 - Market snapshot only — rates and comps move weekly
785
786 - Algorithm estimates (Zestimate, Redfin Estimate) are not appraisals and can differ significantly from actual market value or asking price