@realvest/mcp-server

An MCP (Model Context Protocol) server that provides AI assistants with direct access to RealVest.ai's comprehensive suite of 31 professional real estate investment calculators and educational resources. Perfect for integrating professional-grade real estate analysis capabilities into Claude and other AI assistants.

🚀 Features

31 Professional Calculators

Basic Analysis Tools (5)

- calculate_affordability - Home affordability based on income and debts - analyze_brrrr_deal - BRRRR (Buy, Rehab, Rent, Refinance, Repeat) analysis - evaluate_house_hack - House hacking strategy calculator - project_portfolio_growth - 20-year portfolio projection - analyze_syndication - Syndication investment evaluation

Lending & Qualification Tools (3)

- calculate_mortgage_affordability - Advanced mortgage qualification with dual income - analyze_debt_to_income - DTI analysis for different loan types - compare_loans - Side-by-side comparison of up to 4 loan scenarios

Investment Analysis Tools (6)

- calculate_irr - Internal Rate of Return with sensitivity analysis - analyze_fix_flip - Fix and flip profitability calculator - calculate_npv - Net Present Value with inflation adjustment - calculate_cocr - Cash-on-Cash Return with 5-year projections - calculate_dscr - Debt Service Coverage Ratio for investment loans - analyze_breakeven - Breakeven analysis for rental properties

Advanced Analysis Tools (15)

- analyze_sensitivity - Multi-variable sensitivity analysis - run_monte_carlo - Monte Carlo risk simulation (10,000+ scenarios) - calculate_tax_benefits - Tax benefits and depreciation calculator - compare_properties - Compare up to 5 properties side-by-side - analyze_refinance - Refinance analysis with break-even and NPV calculations - analyze_airbnb_str - Airbnb/STR income analysis with seasonal variations - analyze_1031_exchange - 1031 like-kind exchange tax analysis and qualification - analyze_market_comps - Market analysis with comparable property analysis and CMA - analyze_construction_loan - Construction loan analysis with draw schedules and permanent financing - analyze_wholesale_deal - Wholesale deal analysis with assignment fees and exit strategies - analyze_subject_to_deal - Subject-to deal analysis with existing mortgage takeover - analyze_seller_financing - Seller financing analysis with terms optimization and risk assessment - analyze_hard_money_loan - Hard money loan analysis with project viability and risk assessment - calculate_capital_gains_tax - Capital gains tax calculator with optimization strategies - analyze_rent_vs_buy - Compare costs and benefits of renting vs buying with comprehensive financial analysis - track_deal_pipeline - Track and analyze multiple deals through various stages with performance metrics - analyze_joint_venture - Analyze joint venture partnerships with profit splitting and risk assessment - analyze_property_management - Compare self-management vs professional property management - track_property_expenses - Track and analyze property expenses with benchmarking and tax analysis

Educational Resources

- insights_articles - 35+ educational articles and market insights - state_assistance_programs - Down payment assistance by state - market_data - Current mortgage rates and market conditions - calculator_examples - Example scenarios for each calculator

📦 Installation

NPM Global Install (Recommended)

npm install -g @realvest/mcp-server

NPM Local Install

npm install @realvest/mcp-server

From Source

git clone https://github.com/sigaihealth/realvestmcp.git
cd realvestmcp
npm install

🔧 Configuration

With Claude Desktop

Add to your Claude Desktop configuration:

macOS: ~/Library/Application Support/Claude/claude_desktop_config.json
Windows: %APPDATA%\Claude\claude_desktop_config.json

{
  "mcpServers": {
    "realvest": {
      "command": "npx",
      "args": ["@realvest/mcp-server"],
      "description": "RealVest.ai real estate investment tools"
    }
  }
}

Or if installed globally:

{

  "mcpServers": {

    "realvest": {

      "command": "realvest-mcp",

      "description": "RealVest.ai real estate investment tools"

    }

  }

}

📚 Complete Usage Examples

🏠 Basic Calculators

Affordability Calculator

Human: I make $95,000/year with $800 in monthly debts. I have $30,000 saved. What house can I afford?
Claude: I'll calculate what you can afford using the RealVest affordability calculator.
[Uses calculate_affordability]
Based on your finances:

- Maximum home price: $385,000

- Monthly payment: $2,534

- Down payment: 7.8% ($30,000)

- Cash needed at closing: $37,850

- Front-end DTI: 32.1%

- Back-end DTI: 42.2%

BRRRR Calculator

Human: Analyzing a BRRRR deal: $120k purchase, $40k rehab, $210k ARV, $1,600/mo rent
Claude: I'll analyze this BRRRR opportunity for you.
[Uses analyze_brrrr_deal]
BRRRR Analysis Results:

- Total investment: $160,000

- Cash out at refinance: $2,500 (98.4% capital returned!)

- Monthly cash flow: $287

- Annual ROI: 39.4%

- Cash-on-cash return: 11.5%

- This is an excellent BRRRR deal!

House Hacking Calculator

Human: I'm buying a $450,000 triplex, living in one unit. Other units rent for $1,500 each.
Claude: Let me calculate your house hacking savings.
[Uses evaluate_house_hack]
House Hacking Analysis:

- Your effective housing cost: -$523/month (you're getting paid to live there!)

- Compared to renting: Save $2,023/month

- Annual savings: $24,276

- Plus you're building equity and getting tax benefits!

Portfolio Growth Projector

Human: Starting with $75k, saving $20k/year, buying a property every 18 months. 20-year projection?
Claude: I'll project your portfolio growth over 20 years.
[Uses project_portfolio_growth]
20-Year Portfolio Projection:

- Properties owned: 13

- Portfolio value: $4.2 million

- Total equity: $2.3 million

- Monthly cash flow: $11,400

- Annual passive income: $136,800

- Total ROI: 485%

Syndication Analyzer

Human: Evaluating a syndication: $100k investment, 8% preferred, 70/30 split, 17% projected IRR
Claude: I'll analyze this syndication opportunity.
[Uses analyze_syndication]
Syndication Analysis:

- Total projected return: $217,000

- Cash-on-cash average: 9.8%

- Equity multiple: 2.17x

- Risk-adjusted return: Good

- The 8% preferred return provides solid downside protection

💰 Lending & Qualification Tools

Mortgage Affordability Calculator

Human: Dual income: $85k + $65k, $1,200 monthly debts, $50k down. Include closing costs.
Claude: I'll calculate your mortgage affordability with both incomes.
[Uses calculate_mortgage_affordability]
Mortgage Affordability Analysis:

- Combined income: $150,000/year

- Maximum purchase price: $625,000

- Maximum loan amount: $575,000

- Monthly payment (PITI): $4,125

- Total monthly with debts: $5,325

- Front-end DTI: 33.0%

- Back-end DTI: 42.6%

- Closing costs estimate: $17,250

Debt-to-Income Calculator

Human: Income $120k, debts: $400 car, $200 credit cards, $150 student loans. Check all loan types.
Claude: I'll analyze your DTI for different loan types.
[Uses analyze_debt_to_income]
DTI Analysis Results:

- Current DTI: 7.5%

- With mortgage: 35.8%
Loan Type Qualification:

✅ Conventional: Qualified (max 45%)

✅ FHA: Qualified (max 57%)

✅ VA: Qualified (max 41%)

✅ USDA: Qualified (max 41%)

⚠️ Jumbo: Borderline (prefer <35%)
Maximum loan amounts by type vary from $485k-$625k

Loan Comparison Tool

Human: Compare: 1) 6.5% 30yr conventional, 2) 5.9% 15yr, 3) 6.2% FHA, 4) 5.8% 5/1 ARM
Claude: I'll compare these four loan options for you.
[Uses compare_loans]
Loan Comparison Results:
Best for monthly payment: FHA ($2,847/mo)

Best for total interest: 15-year ($158,420)

Best for equity building: 15-year 

Best overall value: Conventional 30-year
ARM Risk: Payment could increase to $3,425/mo

FHA PMI: $312/mo for 11 years

Break-even on points: 42 months

📊 Investment Analysis Tools

IRR Calculator

Human: Initial investment $150k, cash flows: Y1 $12k, Y2 $15k, Y3 $18k, Y4 $22k, Y5 $25k + $200k sale
Claude: I'll calculate the IRR for this investment.
[Uses calculate_irr]
IRR Analysis:

- IRR: 19.7%

- NPV at 10%: $63,482

- Total return: 128%

- Payback period: 4.2 years
Sensitivity Analysis:

- If rents drop 10%: IRR falls to 15.3%

- If exit value drops 10%: IRR falls to 16.8%

- Break-even sale price: $147,000

Fix & Flip Calculator

Human: Purchase $180k, rehab $65k, ARV $320k, 6-month timeline, hard money loan
Claude: I'll analyze this fix and flip project.
[Uses analyze_fix_flip]
Fix & Flip Analysis:

- Total investment: $245,000

- Net profit: $52,350

- ROI: 21.4%

- Profit margin: 16.4%

- MAO (70% rule): $159,000 ✅ Good deal!
Financing costs: $14,700

Break-even sale price: $259,700

Safety cushion: $60,300

NPV Calculator

Human: Evaluating a 10-year hold: -$200k initial, $24k/year cash flow, $400k sale, 8% discount rate
Claude: I'll calculate the NPV for this investment.
[Uses calculate_npv]
NPV Analysis:

- Nominal NPV: $128,745

- IRR: 13.8%

- Profitability Index: 1.64

- Payback period: 8.3 years
With 3% inflation:

- Real NPV: $142,380

- Real discount rate: 4.85%

- This investment significantly outpaces inflation!

Cash-on-Cash Return Calculator

Human: $350k property, 25% down, $3,200 rent, $1,400 expenses, 6.8% rate
Claude: I'll calculate your cash-on-cash return.
[Uses calculate_cocr]
Cash-on-Cash Analysis:

- Cash invested: $87,500

- Monthly cash flow: $642

- Annual cash flow: $7,704

- Cash-on-cash return: 8.8%

- Cap rate: 7.7%
5-Year Projection:

- Total cash flow: $42,168

- Property value: $405,963

- Total return: 86.4%

- Average annual: 17.3%

DSCR Calculator

Human: Investment property: $2,800 rent, 5% vacancy, $800 expenses, $350k loan at 7.25%
Claude: I'll calculate the DSCR for loan qualification.
[Uses calculate_dscr]
DSCR Analysis:

- Net Operating Income: $25,200/year

- Annual debt service: $28,644

- DSCR: 0.88 ❌ Below 1.0
Loan Qualification: Not qualified

- Need DSCR ≥ 1.0 for most loans

- Maximum loan at 1.0 DSCR: $306,000

- Or increase rent to $3,200 to qualify
Stress test: 20% vacancy would drop DSCR to 0.71

Breakeven Calculator

Human: 4-unit building: $500k price, $6k/mo total rent, $2k expenses, $400k loan
Claude: I'll calculate your breakeven points.
[Uses analyze_breakeven]
Breakeven Analysis:

- Breakeven occupancy: 63.3% (2.5 units)

- Current margin: $1,302/month

- Can withstand: 

  - 21.7% rent decrease

  - 65% expense increase

  

Sensitivity: Most vulnerable to vacancy changes

5-year average breakeven: 61.2%

Risk level: Low (good margin of safety)

🧮 Advanced Analysis Tools

Sensitivity Analysis

Human: How sensitive is my investment to interest rates, rents, and purchase price changes?
Claude: I'll perform a multi-variable sensitivity analysis.
[Uses analyze_sensitivity]
Sensitivity Analysis Results:
Most Impactful Variables (by elasticity):

1. Interest Rate: 1.82 elasticity

   - +1% rate → -8.2% returns

2. Rental Income: 1.45 elasticity  

   - -10% rent → -14.5% returns

3. Purchase Price: 0.93 elasticity

   - +10% price → -9.3% returns
Critical Values:

- Break-even interest rate: 8.7%

- Minimum viable rent: $2,150

- Maximum purchase price: $385,000
Tornado diagram shows interest rate risk dominates

Monte Carlo Simulator

Human: Run 10,000 simulations: rent $2,000-2,500, expenses $12-18k, appreciation 2-5%
Claude: I'll run a Monte Carlo simulation with your parameters.
[Uses run_monte_carlo]
Monte Carlo Results (10,000 simulations):
Expected Returns:

- Mean IRR: 14.3%

- Median IRR: 13.8%

- Standard deviation: 3.2%
Risk Analysis:

- Probability of loss: 4.2%

- Value at Risk (95%): 8.1%

- Best case (95th percentile): 20.4%
Success Probabilities:

- IRR > 10%: 89.3%

- IRR > 15%: 42.7%

- Positive cash flow: 94.6%
Recommendation: Strong risk-adjusted returns

Tax Benefits Calculator

Human: $400k property, $80k land, $48k rental income, $150k other income, married filing jointly
Claude: I'll calculate your tax benefits from depreciation.
[Uses calculate_tax_benefits]
Tax Benefits Analysis:
Depreciation Schedule:

- Annual depreciation: $11,636

- First-year tax savings: $3,723

- 10-year total savings: $37,230
Tax Impact:

- Taxable rental income: $24,187

- After depreciation: $12,551

- Effective tax rate on rental: 19.8%
Strategies:

- Consider cost segregation for $15k+ first year

- Passive loss limited to $12,449 due to income

- 1031 exchange to defer $29,090 recapture

Property Comparison Tool

Human: Compare 3 properties: A) $300k SFH $2,500 rent, B) $400k duplex $3,600 rent, C) $350k condo $2,800 rent
Claude: I'll compare these three investment properties.
[Uses compare_properties]
Property Comparison Results:
Rankings (Weighted Score):

1. Duplex (84.2/100) ⭐

2. Condo (76.8/100)

3. SFH (71.5/100)
Best for Different Goals:

- Highest cash flow: Duplex ($847/mo)

- Best cap rate: Duplex (8.1%)

- Lowest risk: Condo (65% breakeven)

- Best appreciation: SFH (location score 8.5)
5-Year Projections:

- Duplex: 92% total return

- Condo: 78% total return  

- SFH: 71% total return
Recommendation: Duplex offers best overall returns

Refinance Calculator

Human: Should I refinance? Current: $350k balance at 7.25%, 23 years left. New offer: 6.5% for 30 years
Claude: I'll analyze whether refinancing makes financial sense for you.
[Uses analyze_refinance]
Refinance Analysis Results:
Current vs New Loan:

- Monthly payment: $2,683 → $2,324 (save $359/mo)

- Total interest remaining: $391,564 → $486,640

- Closing costs: $7,000
Break-Even Analysis:

- Simple break-even: 19.5 months

- NPV at 7% discount rate: $42,815

- IRR: 26.3%
Decision: ✅ Refinance Recommended (High Confidence)

- Primary reason: Significant rate reduction with reasonable break-even

- Monthly savings of $359 provide excellent cash flow improvement

- Even with extended term, NPV is strongly positive
Recommendations:

1. Proceed with refinance - the 0.75% rate reduction justifies costs

2. Consider investing the $359 monthly savings for compound growth

3. Alternative: 20-year term saves $168,000 in interest vs 30-year
Risk Factors:

- You'll pay more total interest due to term extension

- Consider if you plan to keep property more than 2 years

Seller Financing Calculator

Human: Analyzing seller financing: $400k property, $80k down, 7.5% rate, 20-year term, motivated seller
Claude: I'll analyze this seller financing opportunity for you.
[Uses analyze_seller_financing]
Seller Financing Analysis Results:
Deal Summary:

- Property value: $400,000

- Down payment: $80,000 (20%)

- Seller note: $320,000

- Interest rate: 7.5%

- Monthly payment: $2,583

- LTV ratio: 80%
Financing Metrics:

- Total payments to seller: $619,920

- Total interest earned: $299,920

- Effective annual yield: 7.5%

- Payment type: Fully amortizing
Seller Benefits: Excellent Rating (Score: 78/100)

- Higher Interest Rate: Earning 7.5% vs 6.5% market rate

  - Annual advantage: $3,200

- Tax Deferral: Spread capital gains over 20 years

  - Estimated annual tax savings: $2,400

- Enhanced Marketability: Seller financing attracts more buyers

  - Property value enhancement: $8,000

- Commission Savings: Potential full-price sale without realtor

  - Commission savings: $24,000
Buyer Benefits: Very Good Rating (Score: 65/100)

- Below Market Interest Rate: 7.5% vs 8.2% conventional loans

  - Annual savings: $2,240

- Easier Qualification: Bypass strict bank requirements

- Faster Closing: 2-3 weeks vs 30-45 days

- Lower Down Payment: 20% vs typical 25% for investment
Cash Flow Analysis (Investment Property):

- Gross monthly rent: $3,200

- Operating expenses: $800

- Net operating income: $2,400

- Monthly payment: $2,583

- Monthly cash flow: -$183

- Cash-on-cash return: -2.7%

- DSCR: 0.93 (below 1.0)
Risk Assessment: Medium Risk (Score: 35/100)

- Legal Risk: MEDIUM - Comprehensive documentation needed

- Credit Risk: LOW - Buyer has 720 credit score

- Market Risk: LOW - 80% LTV provides equity cushion
Tax Analysis:

- Capital gain recognition: $5,000/year (vs $100k lump sum)

- Interest income: $24,000/year

- Estimated annual taxes: $7,200

- Tax advantages: Spread gains, avoid large tax hit
Exit Strategies:

1. ✅ Hold to Maturity (Recommended)

   - Timeline: 20 years

   - Total return: $299,920 interest

   

2. Early Payoff Incentive

   - Timeline: 7-10 years

   - Offer 3% discount for early payoff

   

3. Sell Note to Investor

   - Timeline: Any time

   - Expect 70-80% of remaining balance
Recommendations:

✅ Highly Recommended

- Strong mutual benefits for both parties

- Seller earns above-market returns with tax advantages

- Buyer gets easier qualification and competitive rate

- Implement comprehensive legal documentation

- Use experienced real estate attorney

- Consider mortgage servicing company for payments
Key Success Factors:

- Comprehensive promissory note and deed of trust

- Automatic payment processing

- Property insurance requirements

- Clear default procedures

- Regular payment monitoring

Capital Gains Tax Calculator

Human: Selling investment property I bought 3 years ago: Purchase $280k, Sale $420k, $35k improvements, $18k depreciation taken, married filing jointly, $150k income
Claude: I'll calculate your capital gains tax liability and provide optimization strategies.
[Uses calculate_capital_gains_tax]
Capital Gains Tax Analysis Results:
Transaction Summary:

- Sale price: $420,000

- Purchase price: $280,000

- Holding period: 3 years (Long-term)

- Property type: Investment Property

- Total gain: $140,000
Gain/Loss Analysis:

- Original basis: $280,000

- Capital improvements: $35,000

- Total depreciation taken: $18,000

- Adjusted basis: $297,000

- Net proceeds: $420,000

- Gross capital gain: $123,000
Tax Breakdown:

- Depreciation recapture: $18,000 (taxed at 25%)

- Capital gain after recapture: $105,000 (long-term rates)

- Depreciation recapture tax: $4,500

- Capital gains tax: $15,750 (15% rate)

- Net Investment Income Tax: $0 (income below threshold)

- Total federal tax liability: $20,250
Tax Rates Applied:

- Ordinary tax rate: 22%

- Long-term capital gains rate: 15%

- Depreciation recapture rate: 25%

- Effective tax rate: 16.5%
After-Tax Proceeds: $399,750
State Tax Analysis (if applicable):

- Varies by state (0% to 13.3%)

- Texas/Florida: $0 additional tax

- California: ~$16,359 additional tax
Tax Optimization Strategies:

1. ✅ 1031 Like-Kind Exchange (Best Strategy)

   - Tax savings: $20,250 (100% deferral)

   - Requirements: Identify replacement within 45 days

   - Timeline: Complete exchange within 180 days

   - Suitability: Highly Suitable
2. Installment Sale

   - Tax savings: ~$6,075 (spread over multiple years)

   - Requirements: Payments over multiple tax years

   - Benefits: Lower tax brackets, steady income
3. Tax Loss Harvesting

   - Requirements: Realize losses in same tax year

   - Benefits: Offset gains with losses
Recommendations:

✅ Highly Recommended: 1031 Exchange

- Defer entire $20,250 tax liability

- Build wealth through continued property ownership

- Step-up basis for heirs upon death

- Requires qualified intermediary and strict timelines
⚠️ Consider Professional Help

- Complex transaction with significant tax impact

- Multiple strategies available for optimization

- State tax implications vary significantly

- Proper documentation essential for tax benefits
Key Action Items:

- Review all available tax strategies

- Consider timing optimization

- Evaluate 1031 exchange opportunity

- Plan for estimated tax payments if not deferring

- Document all qualifying expenses and improvements

Airbnb/STR Income Calculator

Human: Analyzing a beach condo for Airbnb: $350k purchase, 2BR/2BA, $180/night average, 65% occupancy
Claude: I'll analyze the Airbnb potential for your beach condo investment.
[Uses analyze_airbnb_str]
Airbnb/STR Analysis Results:
Investment Summary:

- Total investment: $117,500 (25% down + startup costs)

- Annual gross revenue: $42,705 (256 occupied nights)

- Operating expenses: $18,450 (43% expense ratio)

- Annual cash flow: $4,890
Performance Metrics:

- Cash-on-cash return: 4.2%

- Cap rate: 6.9%

- Revenue per night: $167 (including cleaning fees)

- Profit margin: 11.4%
vs Traditional Rental:

- STR monthly cash flow: $408

- Traditional rental: $285/month

- STR advantage: $123/month (+43%)
Seasonal Analysis:

- Peak season (4 months): $220/night, 80% occupancy

- Low season (4 months): $140/night, 45% occupancy

- Shoulder season: $180/night, 65% occupancy
Risk Analysis: Medium Risk

- Tourism dependency creates income volatility

- 20% occupancy drop = -$8,500 annual cash flow

- High expense ratio limits profit margins
Break-Even Analysis:

- Break-even occupancy: 52%

- Current margin of safety: 13 percentage points

- Minimum 190 nights/year needed to break even
Recommendations:

1. ✅ Proceed - STR significantly outperforms traditional rental

2. Focus on peak season optimization and guest experience

3. Budget for 3-6 months of expenses as reserves

4. Consider professional management for 256+ bookings/year

5. Diversify marketing across seasons and guest types
Key Success Factors:

- Maintain above 60% occupancy through strong marketing

- Optimize pricing for seasonal demand patterns

- Excellent guest experience for positive reviews

1031 Exchange Calculator

Human: Analyzing 1031 exchange: Selling rental for $500k, bought for $300k, $80k depreciation taken. Buying $600k replacement.
Claude: I'll analyze your 1031 like-kind exchange opportunity.
[Uses analyze_1031_exchange]
1031 Exchange Analysis Results:
Property Analysis:

- Sale price: $500,000

- Adjusted basis: $270,000 (cost + improvements - depreciation)

- Total gain: $200,000

- Depreciation recapture: $80,000

- Capital gain: $120,000
Tax Impact Without Exchange:

- Depreciation recapture tax: $20,000 (25% rate)

- Capital gains tax: $24,000 (20% rate)

- Estimated state tax: $10,000

- Total tax liability: $54,000
1031 Exchange Benefits:

- Immediate tax savings: $54,000

- QI fees: $3,000

- Net tax benefit: $51,000
Exchange Requirements: ✅ FULLY QUALIFIED

- Value test: PASS ($600k > $470k net proceeds)

- Debt test: PASS (no mortgage boot)

- Like-kind test: PASS (both investment properties)

- Zero boot: Perfect exchange structure
Cash Flow Impact:

- With 1031: $51,000 more available for investment

- Additional borrowing capacity from tax savings

- Can acquire higher-value replacement property
Qualification Analysis: 100% Qualified

✅ Like-kind properties (both investment real estate)

✅ 45-day identification rule

✅ 180-day exchange completion rule

✅ Investment/business use requirement met
Risk Analysis: Low Risk

- Success probability: 85%

- Main risks: Timing constraints, financing approval

- Mitigation: Pre-qualify financing, identify backup properties
Long-Term Benefits (10-year hold):

- Tax deferral benefit: $42,000 NPV

- Effective tax rate reduction: 15%

- Compounding effect of deferred taxes
Alternative Scenarios:

1. Taxable Sale: $54k immediate tax, $416k net proceeds

2. Installment Sale: Spread tax over 5 years

3. Opportunity Zone: 85% tax elimination potential if held 10+ years
Recommendations:

1. ✅ Proceed with 1031 exchange - saves $51k immediately

2. Engage qualified intermediary before listing

3. Pre-arrange replacement property financing

4. Identify 2-3 backup replacement properties

5. Consider long-term exit strategy for replacement property
Timeline Requirements:

- Day 0: Close on relinquished property

- Day 1-45: Identify replacement property

- Day 1-180: Complete acquisition of replacement property

Market Analysis Tool

Human: Analyze this property with 3 comparable sales: 1800 sqft, 3BR/2BA, built 2010, good condition
Claude: I'll analyze the market for your property using comparable sales data.
[Uses analyze_market_comps]
Market Analysis Results:
CMA Analysis:

- Estimated market value: $425,000

- Price per square foot: $236

- Confidence level: High (comparable score average: 87%)
Comparable Properties Analysis:

1. 125 Main St: $430k (95% similarity score)

   - Adjustments: +$5k (condition), -$3k (age)

   - Adjusted value: $432k
2. 456 Oak Ave: $415k (82% similarity score)  

   - Adjustments: +$8k (size), +$2k (lot)

   - Adjusted value: $425k
3. 789 Pine Rd: $440k (85% similarity score)

   - Adjustments: -$12k (condition), -$5k (location)

   - Adjusted value: $423k
Market Metrics:

- Average days on market: 23 days

- Price per sqft range: $225-$245

- Market absorption rate: Strong
Neighborhood Analysis:

- Market strength score: 78/100 (Good)

- Liquidity score: 82/100 (Excellent)

- Investment grade: B+

- Price momentum: Moderate appreciation
Investment Analysis:

- Estimated monthly rent: $2,400

- Gross rental yield: 6.8%

- Price-to-rent ratio: 177 (Favorable)

- Cap rate estimate: 5.2%
Price Recommendations:

- List price range: $415,000 - $435,000

- Investment max offer: $405,000 (assuming 1% rule)

- Quick sale price: $410,000
Market Insights:

- Market conditions: Balanced market

- Best listing strategy: Price competitively at $425k

- Investment outlook: Good cash flow potential

- Risk factors: Seasonal demand variations
Recommendations:

1. ✅ List at $425,000 for optimal market response

2. Price 2-3% below $440k recent sale to attract buyers

3. Highlight condition advantages over comps

4. For investors: Strong rental market fundamentals

5. Expected time on market: 20-25 days

Construction Loan Calculator

Human: Analyzing construction loan for $300k build, $75k land, $500k finished value, 6-month timeline
Claude: I'll analyze your construction loan financing structure.
[Uses analyze_construction_loan]
Construction Loan Analysis Results:
Project Overview:

- Total project cost: $456,000 (includes soft costs and contingency)

- Construction loan: $364,800 (80% LTC)

- Out-of-pocket needed: $91,200

- Estimated completion: 6 months
Draw Schedule (5 phases):

1. Foundation (15%): $54,720 - Month 1

2. Framing (20%): $72,960 - Month 2  

3. MEP Rough (20%): $72,960 - Month 3

4. Drywall/Interior (25%): $91,200 - Month 4

5. Final/Completion (20%): $72,960 - Month 5
Interest-Only Payments:

- Average monthly payment: $1,139

- Total construction interest: $6,834

- Peak monthly payment: $1,902
Profitability Analysis:

- Total investment: $462,898

- Gross profit: $37,102

- Profit margin: 7.4%

- Annualized ROI: 16.1%
Risk Assessment: Medium Risk

- 6-month timeline is manageable

- 10% contingency adequate for single-family

- 80% LTC provides reasonable leverage

- Profit margin acceptable but not high
Permanent Financing (if converting):

- Max permanent loan: $400,000 (80% of $500k)

- Monthly P&I payment: $2,847 (30-year at 6.5%)

- Cash needed at conversion: $0 (full conversion)
Recommendations:

1. ✅ Proceed - solid fundamentals with acceptable returns

2. Consider locking material costs early

3. Build 2-week buffer into timeline

4. Maintain 15% cost contingency reserve

5. Pre-qualify for permanent financing now
Break-Even Analysis:

- Minimum sale price: $462,898

- Can absorb 15% cost overrun and remain profitable

- Timeline delays of 2+ months reduce profitability significantly

Wholesale Deal Analyzer

Human: Analyzing wholesale deal: $80k contract price, $150k ARV, $25k repairs, $12k assignment fee
Claude: I'll analyze this wholesale deal opportunity for you.
[Uses analyze_wholesale_deal]
Wholesale Deal Analysis Results:
Deal Metrics:

- Contract price: $80,000

- Assignment fee: $12,000

- Buyer acquisition cost: $92,000

- ARV: $150,000

- Estimated repair costs: $25,000

- Deal grade: B
Buyer Analysis:

- Total investment: $117,000 (acquisition + repairs)

- Gross profit potential: $33,000

- Profit margin: 22.0%

- ROI: 28.2%

- 70% Rule compliance: ✅ PASS

  - Max allowable offer: $80,000 (70% of $150k - $25k repairs)

  - Actual offer: $92,000 (within acceptable range)
Wholesale Profitability:

- Gross profit: $12,000 (assignment fee)

- Marketing costs: $1,200

- Holding costs (20 days): $500

- Net profit: $10,300

- Profit margin: 85.8%

- Estimated assignment time: 20 days

- Annualized ROI: 187.5%

- Rating: Very Good
Risk Assessment: Medium Risk

- Property condition: Fair (manageable repair scope)

- Market trend: Stable

- Seller motivation: High

- Deal margin: $25,000 spread provides good buffer

- No major red flags identified
Exit Strategies:

1. ✅ Wholesale Assignment (Recommended)

   - Profit: $12,000

   - Timeline: 15-30 days

   - Risk: Medium

   

2. Double Close

   - Profit: $18,000

   - Timeline: 30-45 days  

   - Risk: High (capital requirement)

   

3. Fix & Flip

   - Profit: $28,000

   - Timeline: 4-6 months

   - Risk: High (construction/market risk)
Market Timing: Good (Score: 7/10)

- Spring season supports buyer activity

- Fresh listing (45 days on market)

- B-grade neighborhood has consistent demand
Recommendations:

1. ✅ Proceed with wholesale assignment

2. Pre-market to investor buyer list immediately

3. Ensure repair estimates are conservative

4. Have backup double-close option ready

5. Target fix-and-flip investors as primary buyers
Success Probability: 85% (based on deal quality and market conditions)

Subject-To Deal Calculator

``` Human: Analyzing subject-to deal: $180k value, $150k mortgage balance, $1200/mo payment, seller 2 months behind

Claude: I'll analyze this subject-to acquisition opportunity for you.

[Uses analyze_subject_to_deal]

Subject-To Deal Analysis Results:

Deal Metrics:
- Market value: $180,000
- Existing mortgage balance: $150,000
- Total cash invested: $8,000 (cash to seller + closing costs)
- Instant equity: $22,000
- Equity percentage: 12.2%
- Current LTV: 83.3%
- Deal quality score: 72/100 (Good)

Cash Flow Analysis:
- Gross monthly rent: $1,500
- Effective rent (5% vacancy): $1,425
- Monthly expenses:
- Mortgage payment: $1,200
- Management fee (8%): $114
- Maintenance reserves: $75
- Total expenses: $1,389
- Net monthly cash flow: $36
- Cash-on-cash return: 5.4%
- Coverage ratio: 1.19x
- Rating: Fair

Risk Assessment: High Risk
- Legal Risk: HIGH - Conventional loan with due-on-sale clause
- Payment Risk: MEDIUM - Seller 2 months behind ($2,400 arrears)
- Market Risk: MEDIUM - High 83% LTV provides limited equity buffer
- Insurance Risk: LOW - Authorization agreements in place
- Overall risk score: 8/15
- Legal compliance score: 65/100

Exit Strategies:
1. ✅ Hold and Rent (Recommended)
- Timeline: Long-term (5+ years)
- 5-year return: $89,000
- Monthly cash flow: $36

2. Refinance and Legitimize
- Timeline: 3-6 months
- New payment: ~$1,320 (7% rate)
- Eliminates due-on-sale risk

3. Quick Sale
- Timeline: 1-3 months
- Sale price: $153,000 (15% discount)
- Net profit: $5,000

Long-Term Projections (5 years):
- Property value: $208,700 (3% appreciation)
- Remaining mortgage: $125,400
- Projected equity: $83,300
- Total cash flow: $2,160
- Total return: $85,460
- Average annual ROI: 213%

…