feat: add property assessor skill and web automation approvals docs

skills/property-assessor/SKILL.md

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+---
+name: property-assessor
+description: Assess a real property from an address or listing URL and produce a decision-grade summary. Use when a user wants fair value, comps, rental or STR viability, carry-cost review, HOA or insurance risk analysis, or offer guidance for a condo, house, townhouse, or similar residential property. Prefer when the task should discover and reconcile multiple listing sources from a street address first, then give a buy/pass/only-below-X verdict.
+---
+
+# Property Assessor
+
+Start from the property address when possible. Treat listing URLs as supporting evidence, not the only source of truth.
+
+## Inputs
+
+Accept any of:
+- a street address
+- one or more listing URLs
+- an address plus user constraints such as investment only, owner-occupant, long-term rental, STR, or distance to a target location
+
+## Core workflow
+
+1. Normalize the address and property type.
+2. Discover accessible listing or public-record sources for the same property.
+3. Establish a baseline fact set from the best available source.
+4. Cross-check the same property on other sites.
+5. Pull same-building comps for condos or nearby comps for houses/townhomes.
+6. Underwrite carrying cost with taxes, HOA, insurance, and realistic friction.
+7. Flag risk drivers before giving a verdict.
+8. End with a specific recommendation: `buy`, `pass`, or `only below X`.
+
+## Source order
+
+Prefer this order unless the user says otherwise:
+1. Zillow
+2. Redfin
+3. Realtor.com
+4. HAR / Homes.com / brokerage mirror pages
+5. county or appraisal pages
+
+Use the `web-automation` skill for rendered pages and anti-bot-heavy sites.
+Use `web_search` sparingly to discover alternate URLs, then return to `web-automation` for extraction.
+
+## Minimum data to capture
+
+For the target property, capture when available:
+- address
+- ask price or last known list price
+- property type
+- beds / baths
+- sqft
+- lot size if relevant
+- year built
+- HOA fee and included services
+- taxes
+- days on market
+- price history
+- parking
+- waterfront / flood clues
+- subdivision / building name when applicable
+- same-building or nearby active inventory
+
+## Underwriting rules
+
+Always show a simple carrying-cost view with at least:
+- principal and interest if available from the listing
+- taxes per month
+- HOA per month if applicable
+- insurance estimate or note uncertainty
+- realistic effective carry range after maintenance, vacancy, and property-specific risk
+
+Treat these as strong caution flags:
+- high HOA relative to price or expected rent
+- older waterfront or coastal exposure
+- unknown reserve / assessment history for condos
+- many active units in the same building or micro-area
+- stale days on market with weak price action
+- no clear rent support
+
+## Output format
+
+Keep the answer concise but decision-grade:
+
+1. Snapshot
+2. What I like
+3. What I do not like
+4. Comp view
+5. Underwriting / carry view
+6. Risks and diligence items
+7. Verdict with fair value range and offer guidance
+
+## Reuse notes
+
+When condos are involved, same-building comps and HOA economics usually matter more than neighborhood averages.
+For detailed heuristics and the reusable memo template, read `references/underwriting-rules.md`.

skills/property-assessor/references/underwriting-rules.md

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+# Property Assessor Underwriting Rules
+
+## Goal
+
+Turn messy property data into a fast investor or buyer decision without pretending precision where the data is weak.
+
+## Practical heuristics
+
+### 1. Use the most comparable comp set first
+- For condos: same-building active and sold comps first.
+- For houses or townhomes: same subdivision or immediate micro-area first.
+- Expand outward only when the close comp set is thin.
+
+### 2. Fixed carrying costs can kill a deal
+High HOA, insurance, taxes, or unusual maintenance burden can make a property unattractive even when price-per-sqft looks cheap.
+
+### 3. Waterfront, coastal, older, or unusual properties deserve extra skepticism
+Assume elevated insurance, maintenance, and assessment risk until proven otherwise.
+
+### 4. DOM and price cuts are negotiation signals, not automatic value
+Long market time helps the buyer, but a stale listing can still be a mediocre deal if the economics are weak.
+
+### 5. Unknowns must stay visible
+If reserve studies, bylaws, STR rules, assessment history, lease restrictions, or condition details are missing, list them explicitly as unresolved diligence items.
+
+## Minimum comp stack
+
+For each property, aim to collect:
+- target listing facts
+- same-building or same-micro-area active listings
+- sold listings if available
+- nearby similar properties
+- rent or lease signals when investment analysis matters
+
+## Carry framework
+
+At minimum, estimate:
+- P&I
+- taxes monthly
+- HOA monthly if applicable
+- insurance assumption or uncertainty note
+- effective carry range after maintenance / vacancy / property friction
+
+If the listing already provides an estimated payment, use it as the starting point, then explain what it leaves out.
+
+## STR / rental notes
+
+Never assume STR viability from location alone. Confirm or explicitly mark as unknown:
+- HOA restrictions
+- minimum stay rules
+- city or building constraints
+- whether the micro-location is truly tourist-driven or just adjacent to something attractive
+
+## Verdict language
+
+Use one of these:
+- `Buy` — pricing and risk support action now
+- `Pass` — weak economics or too much unresolved risk
+- `Only below X` — decent candidate only if bought at a materially lower basis
+
+## Suggested memo template
+
+### Snapshot
+- Address
+- Source links checked
+- Price / type / beds / baths / sqft / HOA / taxes / DOM
+
+### Market read
+- Same-building or same-area active inventory
+- Nearby active comps
+- Any sold signals
+
+### Economics
+- Base carry
+- Effective carry range
+- Rent / STR comments when relevant
+
+### Risk flags
+- HOA or fixed-cost burden
+- insurance / waterfront / age
+- reserves / assessments / restrictions if relevant
+- liquidity / DOM
+
+### Recommendation
+- Fair value range
+- Opening offer
+- Ceiling offer
+- Final verdict