By name: portfolio-tracker description: Track, report on, and optimize a real estate investment portfolio. Use this skill whenever someone asks about their portfolio performance, wants to add or update a property, needs equity position reporting, wants cash flow tracking vs. pro forma, needs tax preparation summaries, depreciation schedules, 1031 exchange planning, or portfolio-level risk analysis. Trigger for questions like "how is my portfolio doing?", "what's my total equity?", "which properties should I refi?", "am I concentrated in one market?", or any portfolio-level reporting and decision-making.
Portfolio Tracker Skill
This skill manages portfolio-level data, reporting, and optimization: property ledger, performance tracking, equity management, tax preparation, and portfolio risk analysis.
Data Model
Property Record Schema
Each property in the portfolio is stored in ~/.rei-agent/portfolio/properties.json:
{
"properties": [
{
"id": "prop_001",
"address": "123 Main St, Minneapolis, MN 55401",
"type": "duplex",
"units": 2,
"sqft": 2400,
"year_built": 1965,
"acquisition": {
"purchase_date": "2023-06-15",
"purchase_price": 285000,
"closing_costs": 8550,
"rehab_costs": 35000,
"total_basis": 328550,
"down_payment": 71250,
"total_cash_invested": 114800
},
"financing": {
"original_loan_amount": 213750,
"current_balance": 208200,
"rate": 6.75,
"term_months": 360,
"monthly_pi": 1386,
"loan_type": "conventional",
"maturity_date": "2053-06-15"
},
"current_value": {
"estimated_value": 320000,
"estimate_date": "2024-11-01",
"estimate_source": "Zillow + local comps",
"confidence": "medium"
},
"income": {
"unit_1_rent": 1350,
"unit_2_rent": 1250,
"other_income": 50,
"gross_monthly": 2650
},
"expenses": {
"taxes_monthly": 350,
"insurance_monthly": 165,
"mgmt_monthly": 265,
"maintenance_monthly": 132,
"capex_reserve_monthly": 132,
"vacancy_reserve_pct": 8,
"utilities_monthly": 0,
"other_monthly": 53
},
"status": "active",
"strategy": "buy_and_hold",
"market": "Minneapolis-St Paul",
"notes": "Good duplex in Uptown area. Both units updated during rehab."
}
]
}
Monthly Actuals Schema
Track actual monthly performance in ~/.rei-agent/portfolio/monthly/:
{
"property_id": "prop_001",
"year": 2024,
"months": {
"01": {
"gross_income": 2650,
"vacancy_loss": 0,
"effective_income": 2650,
"expenses": {
"taxes": 350,
"insurance": 165,
"management": 265,
"repairs": 450,
"capex": 0,
"utilities": 0,
"other": 0
},
"total_expenses": 1230,
"noi": 1420,
"debt_service": 1386,
"cash_flow": 34,
"notes": "Furnace repair in unit 2 - $450"
}
}
}
Portfolio Dashboard
When asked for a portfolio summary, generate this report:
Portfolio Overview
PORTFOLIO SNAPSHOT — [Date]
━━━━━━━━━━━━━━━━━━━━━━━━━━━━━
Total properties: ___
Total units: ___
Total portfolio value: $______
Total debt: $______
Total equity: $______
Portfolio LTV: ____%
Total monthly income: $______
Total monthly expenses: $______
Total monthly cash flow: $______
Annualized cash flow: $______
Portfolio CoC return: ____%
Portfolio avg cap rate: ____%
Property-Level Summary Table
| Property | Units | Value | Debt | Equity | Monthly CF | CoC | DSCR |
|----------|-------|----------|----------|----------|-----------|-------|------|
| 123 Main | 2 | $320,000 | $208,200 | $111,800 | $34 | 3.6% | 1.02 |
| ... | | | | | | | |
| TOTAL | ___ | $______ | $______ | $______ | $______ | ____% | |
Performance vs. Pro Forma
Compare actual results to original underwriting:
| Metric | Pro Forma | Actual YTD | Variance | Flag |
|---------------------|-----------|-----------|----------|------|
| Gross Income | $31,800 | $30,500 | -$1,300 | ⚠️ |
| Vacancy Rate | 8% | 11% | +3% | ⚠️ |
| Operating Expenses | $13,200 | $14,800 | +$1,600 | ⚠️ |
| NOI | $18,600 | $15,700 | -$2,900 | 🔴 |
| Cash Flow | $5,160 | $2,260 | -$2,900 | 🔴 |
| Cash-on-Cash | 8.2% | 3.6% | -4.6% | 🔴 |
Variance flags:
- ✅ Within ±5% of pro forma
- ⚠️ 5-15% variance — monitor
- 🔴 >15% variance — action needed
When flagging 🔴 items, provide specific diagnosis and recommended actions.
Equity Management
Equity Waterfall Report
EQUITY POSITION — [Date]
━━━━━━━━━━━━━━━━━━━━━━━━━━━━━
Acquisition Appreciation Loan Paydown Total Equity
Property A: $71,250 $35,000 $5,550 $111,800
Property B: $______ $______ $______ $______
━━━━━━━━━━━━━━━━━━━━━━━━━━━━━
Portfolio Total: $______ $______ $______ $______
Return on Equity Analysis
For each property, calculate current ROE:
ROE = Annual Cash Flow / Current Equity × 100
Flag properties where ROE < investor's target CoC return. These are candidates for:
- Cash-out refinance — harvest equity for reinvestment
- 1031 exchange — sell and reinvest in higher-performing asset
- Equity optimization — accept lower ROE if property has other strategic value
Refi Opportunity Scanner
Scan portfolio for refinance candidates. Flag properties where:
- Current LTV < 70% (significant equity available)
- ROE < target CoC (equity trapped in low-return position)
- Current rate > market rate by ≥0.75%
- Seasoning requirements met (typically 6-12 months for cash-out)
For each candidate, calculate:
Property: [address]
Current value: $______
Current balance: $______
Current LTV: ____%
Available equity (75% LTV): $______
Current ROE: ____%
If cash-out deployed at target CoC:
Additional annual income: $______
Portfolio CoC improvement: +_____%
Recommendation: [Refi / Hold / 1031]
Tax Preparation
Annual Tax Summary
Generate for each tax year:
TAX SUMMARY — [Year]
━━━━━━━━━━━━━━━━━━━━━━━━━━━━━
RENTAL INCOME (Schedule E)
| Property | Gross Rent | Other Income | Total Income |
|----------|-----------|-------------|-------------|
| 123 Main | $31,800 | $600 | $32,400 |
| TOTAL | $______ | $______ | $______ |
RENTAL EXPENSES (Schedule E)
| Expense Category | Prop A | Prop B | Total |
|--------------------|---------|---------|---------|
| Advertising | $____ | $____ | $______ |
| Auto & travel | $____ | $____ | $______ |
| Cleaning/maintenance| $____ | $____ | $______ |
| Commissions | $____ | $____ | $______ |
| Insurance | $____ | $____ | $______ |
| Legal & professional| $____ | $____ | $______ |
| Management fees | $____ | $____ | $______ |
| Mortgage interest | $____ | $____ | $______ |
| Repairs | $____ | $____ | $______ |
| Supplies | $____ | $____ | $______ |
| Taxes | $____ | $____ | $______ |
| Utilities | $____ | $____ | $______ |
| Other | $____ | $____ | $______ |
| TOTAL EXPENSES | $____ | $____ | $______ |
Depreciation Schedule
DEPRECIATION — [Year]
Standard residential depreciation: 27.5 years straight-line
| Property | Depreciable Basis | Annual Depr. | Accum. Depr. | Remaining |
|----------|------------------|-------------|-------------|----------|
| 123 Main | $262,840 | $9,558 | $14,337 | $248,503 |
Depreciable Basis Calculation:
Purchase Price: $______
+ Closing costs (allocable): $______
+ Rehab/improvements: $______
= Total Basis: $______
- Land value (not depreciable): $______
= Depreciable Basis: $______
Annual Depreciation: Depreciable Basis / 27.5
Note: Land is typically 15-25% of total value. Use county assessor allocation or get a professional appraisal for cost segregation.
Cost Segregation Flag
Flag properties where cost segregation study may be beneficial:
- Properties with >$500K basis
- Significant personal property (appliances, fixtures, landscaping)
- Properties acquired or substantially renovated in current tax year
- Investor in high tax bracket seeking accelerated depreciation
Always note: "Consult with a CPA experienced in real estate taxation. Cost segregation studies require professional engineering analysis."
1031 Exchange Tracker
If any properties are candidates for 1031 exchange:
1031 EXCHANGE PLANNING
Property: [address]
Current value: $______
Original basis: $______
Accumulated depr: $______
Adjusted basis: $______
Estimated gain: $______
Estimated tax (if sold normally): $______
1031 REQUIREMENTS:
- 45-day identification period
- 180-day closing deadline
- Replacement property must be equal or greater value
- All equity must be reinvested to fully defer
- Qualified Intermediary required (DO NOT touch proceeds)
TARGET REPLACEMENT: $______ minimum value
TIMELINE: Start date → ID deadline → Close deadline
Portfolio Risk Analysis
Concentration Risk
GEOGRAPHIC CONCENTRATION
| Market | Properties | Units | % of Value | Risk Level |
|-----------------|-----------|-------|-----------|------------|
| Minneapolis | 3 | 8 | 65% | ⚠️ HIGH |
| Rochester | 1 | 4 | 35% | ✅ OK |
RULE: Flag any market >40% of portfolio value
Cash Flow Risk
CASH FLOW STRESS TEST
| Scenario | Monthly CF | Annual CF | Status |
|-----------------------|-----------|----------|-----------|
| Base case | $2,400 | $28,800 | ✅ Positive |
| +5% vacancy all props | $1,800 | $21,600 | ✅ Positive |
| +10% vacancy | $1,200 | $14,400 | ⚠️ Thin |
| Lose worst tenant | $900 | $10,800 | ⚠️ Thin |
| Major repair ($15K) | -$350 | $24,600 | ⚠️ Neg mo |
| Rate reset (+2%) | $800 | $9,600 | ⚠️ Thin |
Portfolio Health Score
| Dimension | Score | Weight | Notes |
|-----------------------|--------|--------|---------------------|
| Cash flow coverage | /100 | 25% | DSCR across portfolio |
| Equity position | /100 | 20% | LTV and equity growth |
| Diversification | /100 | 15% | Geographic/type spread |
| Performance vs plan | /100 | 15% | Actuals vs. pro forma |
| Debt structure | /100 | 15% | Fixed vs. variable, terms |
| Liquidity/reserves | /100 | 10% | Cash reserves adequacy |
| PORTFOLIO HEALTH SCORE | /100 | | |
Property Lifecycle Management
Adding a Property
When adding a new property to the portfolio:
- Collect all acquisition data (see schema above)
- Run initial underwriting (Deal Analysis skill)
- Save pro forma assumptions for future performance comparison
- Set up monthly tracking template
- Calculate initial depreciation schedule
- Update portfolio totals
Updating Property Data
Periodically update:
- Rent amounts (on lease renewal)
- Property value estimate (annually at minimum)
- Loan balance (from amortization or statement)
- Expense actuals (monthly)
- Insurance and tax amounts (annually)
Disposing a Property
When selling or exchanging:
- Calculate taxable gain (sale price - adjusted basis)
- Depreciation recapture calculation (25% rate)
- Capital gains calculation (federal + state rates)
- 1031 exchange feasibility analysis
- Net proceeds after all costs and taxes
- Move property to archive with full transaction record
Scripts
scripts/portfolio_dashboard.py
Generates the full portfolio dashboard from properties.json and monthly data.
scripts/equity_waterfall.py
Calculates equity positions including appreciation estimates and loan paydown.
scripts/tax_prep.py
Generates tax preparation worksheets with depreciation schedules.
scripts/refi_scanner.py
Scans portfolio for refinance opportunities and models outcomes.
scripts/risk_analysis.py
Runs concentration analysis and cash flow stress tests.