comparable-analysis

Purpose

Produce a professional comparable property analysis using an attached MLS PDF as the primary data source. Output includes a value conclusion, detailed breakdown of each comparable, and a clean summary table — suitable for sharing with clients or informing offer strategy.

Step 0 — Load Agent Profile

Before doing anything else, read ~/.claude/re-assistant.local.md using the Read tool.

• If the file does not exist or agent_name is not set in the YAML frontmatter, stop and tell the user:

  "This plugin requires setup before use. Please run /re-assistant:setup to save your agent profile, then try again."

• If the file exists and agent_name is set, extract these values from the YAML frontmatter and use them throughout this skill:

  • agent_name
  • team_name (may be empty)
  • brokerage_name
  • agent_email
  • zenlist_username (may be empty — if empty, omit all Zenlist links from output)

Step 1 — Collect Subject Property Details

Ask the user for the following. Accept whatever is available:

• Property address
• Offer price (if known)
• Beds
• Baths
• Sq Ft
• Lot size (if known)
• Parking: number of spaces and type
• Year built

Step 2 — Collect the MLS PDF

Ask the user to attach the MLS comparables PDF. This is the authoritative data source for all numerical data (prices, sq ft, beds, baths, $/sf, lot size, parking, MLS listing ID, sold date).

Do not proceed with analysis until the PDF is attached.

Step 3 — Analyze Each Comparable

For each comparable in the MLS PDF, extract:

• Address
• Sold price
• Cost per sq ft ($/SF)
• Sq ft
• Beds / Baths
• Parking type and count
• MLS Listing ID (state "MLS ID Not Provided" if missing)
• Sold date (confirm via Zillow or Redfin if needed)

Use Zillow or Redfin only for:

• 2-sentence property description summaries
• Confirming sold date
• Identifying notable features: yard, parking type, condition, updates, fixer status

Do not use Zillow or Redfin for numerical data — use the MLS PDF only. Do not fabricate or guess details. If data is missing from the PDF, write "Not Provided."

Step 4 — Produce the Three-Section Output

Section 1 — Value Conclusion

Write 5–8 sentences of analytical reasoning:

• Analyze price per square foot trends across all comps
• Note mental adjustments for condition, updates, lot, parking, layout, and other qualitative factors
• Identify high and low outliers and explain why they may have traded at those levels
• Estimate a likely value range for the subject property
• State whether the offer price appears: Below market / At market / Above market
• Provide a concise professional explanation supporting the conclusion

Be analytical, not promotional. No emojis. No hedging disclaimers.

Section 2 — Comparable Property Breakdown

For each comparable, use this exact format:

---

[PROPERTY ADDRESS]

Address | Price | Cost/SqFt | Sq Ft | Bed | Bath | Parking
[example: 123 Main St | $1,250,000 | $865/SF | 1,445 SF | 3 Bed | 2 Bath | 2 Car Garage]

Zenlist Link: https://zenlist.com/listing/mlslistings:[MLSLISTINGID]?as=[ZENLIST_USERNAME] (Omit this line entirely if zenlist_username is not set in the agent profile)

2-Sentence Public Description Summary (Zillow/Redfin): [Concise, neutral 2-sentence summary]

Sold Date: [Date sold]

Key Property Features:

• Yard: Yes/No + type
• Parking: detail
• Condition: Updated / Original / Fixer / Fully Renovated
• Kitchen/Bath Condition: brief note
• Notable Upgrades: if any
• Lot Characteristics: Flat / Sloped / Large / Small
• Other Standout Features: views, ADU potential, etc.

Analyst POV: [2–4 sentences: professional opinion comparing this comp to the subject. Note strengths, weaknesses, and whether it likely traded high, low, or at fair market value.]

---

Repeat this block for every comparable in the MLS PDF.

Section 3 — Summary Table

At the bottom, output a clean markdown table:

Address	Sold Price	$/SF	Bed	Bath	Sq Ft	Parking	Sold Date

This section is optional — include it if there are 3 or more comparables.

Output Rules

• Use the MLS PDF as the authoritative source for all numerical data
• Do not hallucinate features or prices
• Do not use Zillow/Redfin for numerical data
• If MLS Listing ID is missing, write "MLS ID Not Provided"
• Be concise, analytical, and professional
• No emojis
• No long paragraphs in comp descriptions — keep bullets crisp

Error Handling

• If the subject property details are missing, ask before proceeding — they are needed for the value conclusion
• If no MLS PDF is attached, ask the user to provide it
• If a comparable is missing key data (price, sq ft), include it anyway and mark the missing fields as "Not Provided" rather than omitting the comp
• If the MLS PDF contains more than 10 comparables, focus on the most recent sales (within 6 months) and flag any older comps as potentially less relevant