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

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
 

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.