From reinvestor-toolbox
Analyze real estate deals — cash flow, cap rate, cash-on-cash return, DSCR, creative finance, subject-to, seller finance, BRRRR, multi-family underwriting, financing comparisons, go/no-go recommendation, or any request involving evaluating whether a property deal makes financial sense.
How this skill is triggered — by the user, by Claude, or both
Slash command
/reinvestor-toolbox:rei-deal-analyzer [property address or description] [--price amount] [--rent amount] [--down amount] [--type subto/seller-finance/flip/rental/brrrr] [--terms details][property address or description] [--price amount] [--rent amount] [--down amount] [--type subto/seller-finance/flip/rental/brrrr] [--terms details]This skill is limited to the following tools:
The summary Claude sees in its skill listing — used to decide when to auto-load this skill
> **Disclaimer:** This skill produces financial analysis for informational and planning purposes only. It is not a substitute for advice from a licensed financial advisor, real estate professional, CPA, or lender. All figures should be independently verified by qualified professionals before making investment decisions.
Disclaimer: This skill produces financial analysis for informational and planning purposes only. It is not a substitute for advice from a licensed financial advisor, real estate professional, CPA, or lender. All figures should be independently verified by qualified professionals before making investment decisions.
Analyzes any real estate deal and delivers a comprehensive financial breakdown with a clear go/no-go recommendation — scored against your personal buy box criteria, not just generic benchmarks. Covers cash-on-cash return, cap rate, DSCR, monthly cash flow, GRM, break-even occupancy, 1% rule, and ROI. Supports multiple financing scenarios side by side (conventional, FHA, hard money, creative finance, subject-to, seller finance). Reads saved property research from cloud brain when available.
Use mcp__cloud-brain__search_notes with query REI preferences
If found: Load saved preferences. Display banner with investor name, target markets, strategy focus, and personal thresholds (min CoC, min cash flow/door, target cap rate, min DSCR). Confirm or offer to update. All scoring in this analysis will use these thresholds — not generic defaults.
If not found: Ask in ONE message:
"Before I run this analysis, let me save your investor profile so every deal is scored against your personal targets. Tell me:
- Your name and contact info
- Target markets (city/state)
- Investment strategy focus (LTR, STR, BRRRR, flip, creative finance, mixed)
- Property types (SFR, multifamily, commercial)
- Target price range
- Min monthly cash flow per door (e.g., $200)
- Target cash-on-cash return (e.g., 10%)
- Target cap rate (e.g., 7%)
- Min DSCR (e.g., 1.25)
- Financing preference (conventional, creative, cash)"
Save to brain/preferences/rei-preferences.md via mcp__cloud-brain__write_note. Proceed.
Check for prior property research: Use mcp__cloud-brain__search_notes with the property address slug. If a research dossier exists, load it and note: "Found saved property research from {date} — using that data."
Show ⚙️ Preferences Active banner at top of output.
Parse what the user provided. Required inputs — ask for anything missing:
| Input | Required | Example |
|---|---|---|
| Property address or description | Yes | "123 Main St, Dallas TX" |
| Purchase price | Yes | $150,000 |
| Estimated monthly rent (gross) | Yes | $1,800/mo |
| Financing type | Yes | Conventional, FHA, hard money, seller finance, subject-to, cash |
| Down payment or cash to close | Yes (unless cash) | 20% or $30,000 |
| Interest rate | Yes (unless cash) | 7.5% |
| Loan term | Yes (unless cash) | 30 years |
| Estimated rehab cost | If applicable | $25,000 |
| ARV | If applicable | $200,000 |
If the user provides an address but not comps/rents, use WebSearch to find estimated values.
Use WebSearch to pull:
Use researched data or conservative defaults (note which are assumed):
| Expense | Default | Notes |
|---|---|---|
| Property taxes | 1.2% of purchase price/yr | Adjust from research |
| Insurance | 0.5% of purchase price/yr | Adjust for flood zone, state |
| Vacancy | 8% of gross rent | 5% hot markets, 10%+ soft |
| Maintenance / repairs | 10% of gross rent | Higher for older properties |
| CapEx reserves | 5% of gross rent | Roof, HVAC, water heater |
| Property management | 10% of gross rent | Include even if self-managing |
| HOA | $0 unless specified | Ask if condo/townhouse |
Gross Rent Multiplier (GRM)
GRM = Purchase Price / (Monthly Rent × 12)
Below 8 = Strong | 8–12 = Market dependent | Above 12 = Weak
1% Rule Check
Monthly Rent / Purchase Price ≥ 1%
Net Operating Income (NOI)
NOI = Gross Annual Rent − Vacancy − Operating Expenses (no debt service)
Cap Rate
Cap Rate = NOI / Purchase Price × 100
Debt Service (Monthly P&I)
M = P × [r(1+r)^n] / [(1+r)^n − 1]
Monthly Cash Flow
Cash Flow = Monthly Rent − Vacancy − Monthly Expenses − Monthly Debt Service
Cash-on-Cash Return (CoC)
CoC = Annual Cash Flow / Total Cash Invested × 100
Total Cash Invested = Down Payment + Closing Costs + Rehab (if any)
DSCR
DSCR = NOI / Annual Debt Service
Below 1.0 = Negative | 1.0–1.2 = Tight | 1.2–1.5 = Healthy | 1.5+ = Strong
Break-Even Occupancy
Break-Even = (Operating Expenses + Debt Service) / Gross Potential Rent × 100
Below 75% = Very safe | 75–85% = Acceptable | Above 85% = Tight
Total ROI (Year 1)
ROI = (Cash Flow + Principal Paydown + Appreciation) / Total Cash Invested
| Metric | Conventional 20% | FHA 3.5% | Seller Finance | Subject-To | Cash |
|---|---|---|---|---|---|
| Cash to close | |||||
| Monthly payment | |||||
| Monthly cash flow | |||||
| Cash-on-cash | |||||
| DSCR |
Creative finance notes:
Use the thresholds loaded from preferences (not generic defaults). Score each metric:
| Metric | Your Target | This Deal | Signal |
|---|---|---|---|
| Cash-on-Cash | [saved pref] | X% | 🟢 / 🟡 / 🔴 |
| Monthly Cash Flow/door | [saved pref] | $X | 🟢 / 🟡 / 🔴 |
| Cap Rate | [saved pref] | X% | 🟢 / 🟡 / 🔴 |
| DSCR | [saved pref] | X.X | 🟢 / 🟡 / 🔴 |
| 1% Rule | Meets/Misses | 🟢 / 🔴 | |
| Break-Even Occupancy | X% | 🟢 / 🟡 / 🔴 |
Verdict:
Always include: "What would make this deal work" — the price, rent, or terms needed to hit your target returns.
Path: brain/deal-analyses/{address-slug}-{YYYY-MM-DD}.md
Tool: mcp__cloud-brain__write_note
Tell the user: "Analysis saved. Run rei-investment-calculator for deep financial modeling, rei-rental-analysis for a rental strategy comparison, or rei-offer-generator to draft your LOI."
⚙️ Preferences Active | Investor: [Name] | Strategy: [Focus] | Targets: CoC [X%] | CF $[X]/door | Cap [X%] | DSCR [X.X]
---
# Deal Analysis: {Address}
**Date:** {date}
---
## Property Overview
[Property details table]
## Financing Terms
[Financing table]
## Income & Expenses (Monthly)
| Item | Amount |
|------|--------|
| Gross Rent | |
| − Vacancy (X%) | |
| − Property Tax | |
| − Insurance | |
| − Maintenance | |
| − CapEx Reserve | |
| − Property Management | |
| − HOA | |
| **= Net Operating Income** | |
| − Debt Service | |
| **= Monthly Cash Flow** | |
## Key Metrics vs. Your Buy Box
[Scoring table with personal targets]
## Recommendation
**Verdict: [STRONG BUY / GOOD DEAL / PROCEED WITH CAUTION / PASS]**
[Explanation]
### What Would Make This Deal Work
[If not STRONG BUY — the price, rent, or terms to hit targets]
## Comparable Data
[Comps from research or web search]
---
*REInvestor Toolbox — Deal Analyzer | Saved to brain/deal-analyses/{slug}*
npx claudepluginhub owenmecham/mbg --plugin reinvestor-toolboxProvides UI/UX resources: 50+ styles, color palettes, font pairings, guidelines, charts for web/mobile across React, Next.js, Vue, Svelte, Tailwind, React Native, Flutter. Aids planning, building, reviewing interfaces.
Fetches up-to-date documentation from Context7 for libraries and frameworks like React, Next.js, Prisma. Use for setup questions, API references, and code examples.