From b13f272e480dd3fc1f4c4a67fcbab1bb3de1d977 Mon Sep 17 00:00:00 2001 From: Stefano Fiorini Date: Fri, 27 Mar 2026 10:36:42 -0500 Subject: [PATCH] feat: add photo and make-ready analysis to property assessor --- skills/property-assessor/SKILL.md | 30 +++++++++++++++++++ .../references/underwriting-rules.md | 22 ++++++++++++++ 2 files changed, 52 insertions(+) diff --git a/skills/property-assessor/SKILL.md b/skills/property-assessor/SKILL.md index 000ffaf..5687253 100644 --- a/skills/property-assessor/SKILL.md +++ b/skills/property-assessor/SKILL.md @@ -55,6 +55,36 @@ For the target property, capture when available: - waterfront / flood clues - subdivision / building name when applicable - same-building or nearby active inventory +- listing photos and visible condition cues +- included appliances and obvious missing appliances +- flooring mix, especially whether carpet is present + +## Photo and condition review + +Always look at the listing photos when they are available. Do not rate a property only from structured text. + +At minimum, note: +- overall finish level: dated, average, lightly updated, fully updated +- kitchen condition: cabinets, counters, backsplash, appliance quality +- bathroom condition: vanity, tile, surrounds, fixtures +- flooring: tile, vinyl, laminate, hardwood, carpet +- whether carpet appears in bedrooms, stairs, or living areas +- obvious make-ready issues: paint, damaged trim, old fixtures, mismatched finishes, worn surfaces +- visible missing items: refrigerator, washer/dryer, range hood, dishwasher, etc. +- any signs of deferred maintenance or water intrusion visible in photos + +If photos are weak or incomplete, say so explicitly and lower confidence. + +## Normalization / make-ready adjustment + +Estimate a rough make-ready budget when condition is not turnkey. The goal is not contractor precision; the goal is apples-to-apples comparison. + +Use simple buckets and state them as rough ranges: +- light make-ready: paint, fixtures, minor hardware, patching +- medium make-ready: flooring replacement in some rooms, appliance replacement, bathroom refresh +- heavy make-ready: major kitchen/bath work, widespread flooring, obvious deferred maintenance + +Call out carpet separately. If carpet is present, estimate replacement or removal cost as part of the make-ready note. ## Underwriting rules diff --git a/skills/property-assessor/references/underwriting-rules.md b/skills/property-assessor/references/underwriting-rules.md index b9ef113..065f3f0 100644 --- a/skills/property-assessor/references/underwriting-rules.md +++ b/skills/property-assessor/references/underwriting-rules.md @@ -32,6 +32,27 @@ For each property, aim to collect: - nearby similar properties - rent or lease signals when investment analysis matters +## Condition normalization + +Listings with similar asking prices can have very different real basis once make-ready work is included. + +Assess photos for: +- flooring condition and carpet presence +- appliance package completeness and age +- kitchen and bath refresh level +- paint and trim condition +- lighting, fans, doors, and visible wear +- any obvious repair or moisture concerns + +Use a rough make-ready range such as: +- Light: cosmetic cleanup / paint / fixtures +- Medium: flooring plus partial appliance or bath refresh +- Heavy: major interior updates or visible deferred maintenance + +When carpet is present, note it explicitly and include an estimated removal or replacement adjustment in the make-ready range. + +When major appliances are missing, note the likely replacement burden rather than pretending the asking price is fully comparable to turnkey units. + ## Carry framework At minimum, estimate: @@ -40,6 +61,7 @@ At minimum, estimate: - HOA monthly if applicable - insurance assumption or uncertainty note - effective carry range after maintenance / vacancy / property friction +- make-ready burden when condition is not turnkey If the listing already provides an estimated payment, use it as the starting point, then explain what it leaves out.