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feat: add photo and make-ready analysis to property assessor

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Stefano Fiorini
2026-03-27 10:36:42 -05:00
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skills/property-assessor/SKILL.md
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@@ -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

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