property-analyzer

name: property-analyzer description: Analyze rental investment properties from Zillow, Realtor.com, or other listing URLs. Researches comps, crime rates, nearby jobs/universities/transit, HOA fees, apartment management reviews, rental market rates, and calculates profitability (cap rate, cash-on-cash, DSCR, 1% rule). Use when given a property listing URL or address to evaluate as a rental investment.

Property Analyzer

Comprehensive rental property investment analysis. Given a listing URL or address, research everything needed to make a buy/pass decision.

Workflow

Step 1: Extract Property Details

Fetch the listing URL with web_fetch. Extract:

• Address, price, beds/baths, sqft, lot size, year built
• Property type (SFH, condo, townhouse, multi-family)
• Listed property tax, HOA fees, any special assessments
• Days on market, price history, any price drops
• Listing agent notes (motivated seller signals)

If key data is missing (HOA, tax), proceed to Step 2 to research it.

Step 2: Fill Missing Data

HOA fees (if not listed):

• Search: "[community/building name]" HOA fees [city]
• Check HOA management company websites
• Search county records for special assessments
• For condos: search "[building name]" condo fees or check building's own site

Property tax (if not listed):

• Search: [address] property tax [county] appraiser
• Check county property appraiser website directly
• Use web_fetch on county appraiser search results

Insurance estimate (if not available):

• Florida: ~$3,000-$8,000/yr depending on age, location, flood zone
• Use 1.5% of purchase price as rough estimate if no data
• Flood zone: search FEMA flood map for address

Step 3: Neighborhood & Location Analysis

Run these searches in parallel where possible:

Crime:

• Search: [neighborhood/city] crime rate statistics
• Search: [address] crime map or [zip code] crime data
• Check CrimeMapping.com, SpotCrime, NeighborhoodScout
• Compare to city/county average — is it better or worse?

Jobs & employers:

• Search: largest employers near [city/area]
• Note hospitals, universities, military bases, corporate HQs within 15 min
• Stable employer base = stable tenant pool

Universities/colleges:

• Search: universities colleges near [address]
• Student rental demand if within 5 miles of campus
• Note enrollment size — larger = more demand

Transportation:

• Search: [address] public transit or [city] metro bus routes
• Proximity to highways, major roads
• Walk Score / Transit Score from walkscore.com if available

Schools (K-12):

• Good school districts drive family tenant demand
• Search: [address] school ratings

Step 4: Building/Community Research (Condos & Apartments)

Skip for SFH. For condos/apartments:

• Search: "[building name]" reviews
• Search: "[building name]" complaints
• Search: "[HOA/management company]" reviews
• Check Google Maps reviews for the building
• Look for: noise complaints, maintenance issues, special assessments, lawsuits, high turnover
• Search: [building name] special assessment for surprise costs
• Check condo association financial health if docs available

Step 5: Comparable Sales & Market

Recent comps:

• Search: [address] comparable sales or recently sold homes near [address]
• Fetch Zillow/Redfin "recently sold" for the area
• Look for 3-5 similar properties sold in last 6 months within 1 mile
• Note price per sqft vs subject property

Rental comps:

• Search: [beds]br rent [neighborhood/zip] on Zillow, Rentometer, Apartments.com
• Search: [building name] rent for condos
• Get realistic monthly rent estimate (use conservative number)

Market trends:

• Is the area appreciating or declining?
• Search: [city/area] real estate market trends 2026
• Days on market trend — are homes sitting?

Step 6: Profitability Calculation

Run the calculator with all gathered data:

/Users/dex/.openclaw/venv/bin/python \
  /Users/dex/.openclaw/skills/property-analyzer/scripts/profitability_calc.py \
  --price PRICE \
  --rent MONTHLY_RENT \
  --down 20 \
  --rate 7.0 \
  --tax ANNUAL_TAX \
  --insurance ANNUAL_INSURANCE \
  --hoa MONTHLY_HOA \
  --vacancy 8 \
  --maintenance 5 \
  --mgmt 0 \
  --closing 3

Flags:

• --mgmt 10 if Sebastien won't self-manage (10% typical)
• --vacancy 5 for very hot markets, --vacancy 10 for softer ones
• --down 25 for investment property conventional loans (often required)
• --rate use current 30yr investment property rate (typically 0.5-0.75% above primary)
• --json for machine-readable output

Key thresholds:

• Cap rate ≥5% = decent, ≥8% = strong
• Cash-on-cash ≥8% = good, ≥12% = excellent
• 1% rule: monthly rent ≥1% of price (hard in FL but aim for 0.7%+)
• DSCR ≥1.25 = comfortable debt coverage
• Monthly cash flow ≥$200 after ALL expenses

Step 7: Compile Report

Present findings in this structure:

🏠 PROPERTY OVERVIEW
   [Address, price, specs, days on market, price history]

📍 LOCATION SCORE
   Crime: [rating + context]
   Jobs: [major employers, stability]
   Schools: [ratings]
   Transit: [access level]
   Universities: [nearby, enrollment]

🏢 BUILDING/HOA (if applicable)
   HOA fee, management reviews, red flags, special assessments

📊 MARKET ANALYSIS
   Comparable sales (3-5 with price/sqft)
   Rental comps (3-5 with monthly rate)
   Market trend (appreciating/flat/declining)

💰 PROFITABILITY
   [Calculator output]

⚠️ RED FLAGS
   [Anything concerning discovered during research]

✅ GREEN FLAGS
   [Positive signals]

🎯 RECOMMENDATION
   [BUY / PASS / NEGOTIATE with reasoning]
   [If negotiate: suggested offer price and why]

Investment Property Assumptions (Florida)

• Down payment: 25% typical for investment properties
• Interest rate: check current rates, typically 7-8% for investment (2026)
• Insurance: high in FL — budget $3,000-$8,000/yr
• Property tax: FL has no income tax but property tax ~1.5-2% of assessed value
• Flood insurance: required in flood zones, $500-$3,000+/yr
• FL homestead exemption does NOT apply to investment properties
• Condo associations in FL: check reserves (post-Surfside law requires structural inspections)
• Hurricane risk: factor in potential premium increases

Tips

• Always use conservative rent estimates (10th-25th percentile of comps, not median)
• For condos in FL: post-Surfside structural reserve requirements can cause massive special assessments
• If HOA > $500/mo on a condo, the numbers rarely work for rentals
• Check if the HOA/condo allows rentals (some restrict or cap rental units)
• Self-management saves 8-10% but requires being available for tenant issues
• Factor in capex for older properties (roof, HVAC, water heater age)