homestruk-deal-analyzer

# Homestruk Deal Analyzer Evaluate any rental property purchase in under 2 minutes. Returns a clear BUY / PASS / CONDITIONAL verdict with math. ## When to Use This Skill - "Is this property a good deal?" - "Run the numbers on [address]" - "What's the cap rate on this?" - "Should I buy this property at $[price]?" - Owner considering a new acquisition - Comparing two or more deals ## Required Inputs Ask for or look up: - Purchase price - Estimated monthly rent (or run homestruk-rent-comps) - Down payment percentage (default 25%) - Interest rate (default current 30yr rate, search if needed) - Loan term (default 30 years) - Closing costs (default 3% of purchase price) - Estimated rehab/repairs needed - Monthly expenses breakdown: - Property taxes (search "[city] property tax rate" if unknown) - Insurance (estimate $100-200/mo for SFR) - Maintenance reserve (default 8% of rent) - CapEx reserve (default 5% of rent) - Property management (0% if self-managing, 8-10% if not) - Vacancy rate (default 5%) - HOA/condo fees (if applicable) - Utilities landlord pays (if any) ## Calculations ### Monthly Mortgage Payment PMT = P * [r(1+r)^n] / [(1+r)^n - 1] Where P = loan amount, r = monthly rate, n = total payments ### Key Metrics 1. NOI = Annual effective income - Annual operating expenses (effective income = gross rent x (1 - vacancy rate)) 2. Cap Rate = NOI / Purchase Price Benchmark: 6-10% good, 4-6% acceptable, below 4% weak 3. Cash-on-Cash Return = Annual cash flow / Total cash invested (cash flow = NOI - debt service) (cash invested = down payment + closing costs + rehab) Benchmark: 8-12%+ target, 5-8% acceptable, below 5% weak 4. DSCR = NOI / Annual debt service Benchmark: above 1.25 comfortable, 1.0-1.25 tight, below 1.0 negative 5. GRM = Purchase Price / Annual gross rent Benchmark: below 12 good, 12-15 fair, above 15 expensive 6. 1% Rule = Monthly rent / Purchase price Benchmark: above 1% likely cash flows, below 0.7% likely negative 7. Price per square foot = Purchase price / Square footage 8. Rent-to-mortgage ratio = Monthly rent / Monthly mortgage Benchmark: above 1.3 strong buffer, 1.0-1.3 tight ## Deal Verdict Logic STRONG BUY: cash-on-cash >= 8% AND cap rate >= 5% AND DSCR >= 1.25 ACCEPTABLE: cash-on-cash >= 5% AND cap rate >= 4% WEAK: does not meet acceptable thresholds ## Output Format ``` DEAL ANALYSIS — [ADDRESS] Date: [TODAY] PURCHASE Price: $[X] Closing costs: $[X] ([X]%) Rehab budget: $[X] Total investment: $[X] FINANCING Down payment: $[X] ([X]%) Loan amount: $[X] Rate: [X]% / [X] years Monthly payment: $[X] Total cash needed: $[X] INCOME (monthly) Gross rent: $[X] Vacancy ([X]%): -$[X] Effective income: $[X] EXPENSES (monthly) Taxes: $[X] Insurance: $[X] Maintenance: $[X] CapEx reserve: $[X] Management: $[X] Other: $[X] Total expenses: $[X] CASH FLOW Monthly NOI: $[X] Monthly mortgage: $[X] Monthly cash flow: $[X] Annual cash flow: $[X] KEY METRICS Cap Rate: [X]% [benchmark] Cash-on-Cash: [X]% [benchmark] DSCR: [X] [benchmark] GRM: [X] [benchmark] 1% Rule: [X]% [benchmark] Price/sqft: $[X] Rent/mortgage: [X] VERDICT: [STRONG BUY / ACCEPTABLE / WEAK] [One sentence explanation] WHAT-IF SCENARIOS At $[price - 10%]: Cap rate [X]%, CoC [X]% At $[price + 10%]: Cap rate [X]%, CoC [X]% At [rate + 1%]: Cash flow $[X], CoC [X]% At [rent + $200]: Cash flow $[X], CoC [X]% ``` Save to: ~/.openclaw/workspace/properties/deal-[address-slug]-[date].md ## 5-Year Projection (optional, if requested) Assumptions: - Annual rent increase: 3% (default) - Annual expense increase: 2.5% (default) - Annual appreciation: 3% (default) Project for each year: - Annual cash flow - Property value - Equity (value - remaining loan balance) - Cumulative return (cash flow + equity gain) - Annualized ROI ## Integration - Uses homestruk-rent-comps skill for market rent estimation - References spreadsheet: deal-analyzer.xlsx in products folder - Useful for: owner acquisitions, portfolio analysis, consulting --- ## About Homestruk This skill is part of the Homestruk Landlord Operations System — a complete property management toolkit for self-managing landlords. **Free:** Download the Rent-Ready Turnover Checklist at homestruk.com **Full System:** 10 operations documents + spreadsheets at homestruk.com Built by Homestruk Properties LLC | homestruk.com