Use Zillow parcel hints for CAD lookup

skills/property-assessor/SKILL.md

@@ -197,6 +197,7 @@ This command currently:
 Important rules:
 - listing-site geo IDs are hints only; do **not** treat them as assessor record keys
 - parcel/APN/account identifiers from Zillow/HAR/Redfin are much stronger keys than listing geo IDs
+- if Zillow exposes a parcel/APN/account number on the listing, capture it and feed that identifier into CAD lookup before relying on address-only matching
 - if a direct public-record property page is available, use its data in the assessment and link it explicitly
 - when the helper exposes official CAD owner, legal-description, property-ID/account, value, or exemption data, treat those as primary-source facts in the model's assessment
 - if the jurisdiction can be identified but the property detail page is not directly retrievable, still link the official jurisdiction page and say what could not be confirmed
@@ -210,6 +211,7 @@ Process:
 1. run `locate-public-records` from the subject address
 2. use the returned Texas Comptroller county directory page as the official jurisdiction reference
 3. use the returned CAD website for address / account / parcel lookup
+   - when Zillow exposes the parcel/APN/account number, prefer that over address-only search
 4. when accessible, capture:
    - account number
    - owner name
@@ -221,6 +223,9 @@ Process:
 
 In the final assessment, explicitly label official public-record facts as such.
 
+Nueces-specific note:
+- when searching Nueces CAD by parcel / Geographic ID, format the identifier with a dash after the first 4 digits and after the first 8 digits, for example `123456789012` -> `1234-5678-9012`
+
 ## Minimum data to capture
 
 For the target property, capture when available:

skills/property-assessor/src/assessment.ts

@@ -1,6 +1,7 @@
 import os from "node:os";
 import path from "node:path";
 
+import { extractZillowIdentifierHints } from "../../web-automation/scripts/zillow-identifiers.js";
 import { discoverListingSources, type ListingDiscoveryResult } from "./listing-discovery.js";
 import { extractPhotoData, type PhotoExtractionResult, type PhotoSource } from "./photo-review.js";
 import { resolvePublicRecords, type PublicRecordsResolution } from "./public-records.js";
@@ -36,6 +37,7 @@ interface AssessPropertyDeps {
   renderReportPdfFn?: typeof renderReportPdf;
   discoverListingSourcesFn?: typeof discoverListingSources;
   extractPhotoDataFn?: typeof extractPhotoData;
+  extractZillowIdentifierHintsFn?: typeof extractZillowIdentifierHints;
 }
 
 interface PurposeGuidance {
@@ -195,14 +197,17 @@ function inferSourceFromUrl(rawUrl: string): PhotoSource | null {
   }
 }
 
-async function resolvePhotoReview(
-  options: AssessPropertyOptions,
-  discoverListingSourcesFn: typeof discoverListingSources,
-  extractPhotoDataFn: typeof extractPhotoData
-): Promise<{
+interface ResolvedListingCandidates {
+  attempts: string[];
   listingUrls: Array<{ label: string; url: string }>;
-  photoReview: Record<string, unknown>;
-}> {
+  zillowUrl: string | null;
+  harUrl: string | null;
+}
+
+async function resolveListingCandidates(
+  options: AssessPropertyOptions,
+  discoverListingSourcesFn: typeof discoverListingSources
+): Promise<ResolvedListingCandidates> {
   const attempts: string[] = [];
   const listingUrls: Array<{ label: string; url: string }> = [];
 
@@ -241,9 +246,27 @@ async function resolvePhotoReview(
     addListingUrl("Discovered HAR Listing", harUrl);
   }
 
+  return {
+    attempts,
+    listingUrls,
+    zillowUrl,
+    harUrl,
+  };
+}
+
+async function resolvePhotoReview(
+  listingCandidates: ResolvedListingCandidates,
+  extractPhotoDataFn: typeof extractPhotoData,
+  additionalAttempts: string[] = []
+): Promise<{
+  listingUrls: Array<{ label: string; url: string }>;
+  photoReview: Record<string, unknown>;
+}> {
+  const attempts: string[] = [...listingCandidates.attempts, ...additionalAttempts];
+  const listingUrls = [...listingCandidates.listingUrls];
   const candidates: Array<{ source: PhotoSource; url: string }> = [];
-  if (zillowUrl) candidates.push({ source: "zillow", url: zillowUrl });
-  if (harUrl) candidates.push({ source: "har", url: harUrl });
+  if (listingCandidates.zillowUrl) candidates.push({ source: "zillow", url: listingCandidates.zillowUrl });
+  if (listingCandidates.harUrl) candidates.push({ source: "har", url: listingCandidates.harUrl });
 
   let extracted: PhotoExtractionResult | null = null;
   for (const candidate of candidates) {
@@ -411,21 +434,52 @@ export async function assessProperty(
   const renderReportPdfFn = deps.renderReportPdfFn || renderReportPdf;
   const discoverListingSourcesFn = deps.discoverListingSourcesFn || discoverListingSources;
   const extractPhotoDataFn = deps.extractPhotoDataFn || extractPhotoData;
+  const extractZillowIdentifierHintsFn =
+    deps.extractZillowIdentifierHintsFn || extractZillowIdentifierHints;
+
+  const listingCandidates = await resolveListingCandidates(
+    { ...options, assessmentPurpose: purpose },
+    discoverListingSourcesFn
+  );
+
+  const identifierAttempts: string[] = [];
+  let effectiveParcelId = options.parcelId;
+  if (!effectiveParcelId && listingCandidates.zillowUrl) {
+    try {
+      const hints = await extractZillowIdentifierHintsFn(listingCandidates.zillowUrl);
+      effectiveParcelId = hints.parcelId || hints.apn || effectiveParcelId;
+      if (Array.isArray(hints.notes) && hints.notes.length) {
+        identifierAttempts.push(...hints.notes);
+      }
+    } catch (error) {
+      identifierAttempts.push(
+        `Zillow parcel/APN extraction failed: ${error instanceof Error ? error.message : String(error)}`
+      );
+    }
+  }
+
+  const effectiveListingSourceUrl =
+    options.listingSourceUrl || listingCandidates.zillowUrl || listingCandidates.harUrl || undefined;
 
   const publicRecords = await resolvePublicRecordsFn(options.address, {
-    parcelId: options.parcelId,
+    parcelId: effectiveParcelId,
     listingGeoId: options.listingGeoId,
-    listingSourceUrl: options.listingSourceUrl
+    listingSourceUrl: effectiveListingSourceUrl
   });
 
   const photoResolution = await resolvePhotoReview(
-    { ...options, assessmentPurpose: purpose },
-    discoverListingSourcesFn,
-    extractPhotoDataFn
+    listingCandidates,
+    extractPhotoDataFn,
+    identifierAttempts
   );
 
   const reportPayload = buildAssessmentReportPayload(
-    { ...options, assessmentPurpose: purpose },
+    {
+      ...options,
+      assessmentPurpose: purpose,
+      parcelId: effectiveParcelId,
+      listingSourceUrl: effectiveListingSourceUrl
+    },
     publicRecords,
     photoResolution.listingUrls,
     photoResolution.photoReview

skills/property-assessor/src/public-records.ts

@@ -175,6 +175,16 @@ function buildCadSearchKeywords(address: string, year: number): string {
   return `${collapseWhitespace(address)} Year:${year}`.trim();
 }
 
+function formatNuecesGeographicId(parcelId: string | null | undefined): string | null {
+  const normalized = collapseWhitespace(parcelId).replace(/[^0-9]/g, "");
+  if (!normalized) return null;
+  if (normalized.length <= 4) return normalized;
+  if (normalized.length <= 8) {
+    return `${normalized.slice(0, 4)}-${normalized.slice(4)}`;
+  }
+  return `${normalized.slice(0, 4)}-${normalized.slice(4, 8)}-${normalized.slice(8)}`;
+}
+
 function parseAddressForCadSearch(address: string): {
   rawAddress: string;
   streetNumber: string | null;
@@ -327,6 +337,7 @@ function pickBestCadResult(
 async function enrichNuecesCadPropertyDetails(
   address: string,
   appraisalDistrictWebsite: string,
+  parcelId: string | null | undefined,
   fetchText: FetchLike
 ): Promise<PropertyDetailsResolution | null> {
   const parsedAddress = parseAddressForCadSearch(address);
@@ -341,10 +352,12 @@ async function enrichNuecesCadPropertyDetails(
   if (!searchToken) return null;
 
   const searchYear = parseCurrentYearFromSearchHome(searchHomeHtml);
+  const formattedGeographicId = formatNuecesGeographicId(parcelId);
   const searchKeywords =
-    parsedAddress.streetNumber && parsedAddress.streetName
+    formattedGeographicId ||
+    (parsedAddress.streetNumber && parsedAddress.streetName
       ? `StreetNumber:${parsedAddress.streetNumber} StreetName:"${parsedAddress.streetName}"`
-      : buildCadSearchKeywords(address, searchYear);
+      : buildCadSearchKeywords(address, searchYear));
 
   const fetchSearchPage = async (page: number): Promise<any> => {
     const searchResultsUrl = `${normalizedPropertySearchUrl}/search/SearchResults?keywords=${encodeURIComponent(searchKeywords)}`;
@@ -478,6 +491,7 @@ async function enrichNuecesCadPropertyDetails(
 
 async function tryEnrichPropertyDetails(
   address: string,
+  parcelId: string | null | undefined,
   appraisalDistrictWebsite: string | null,
   fetchText: FetchLike
 ): Promise<PropertyDetailsResolution | null> {
@@ -487,7 +501,7 @@ async function tryEnrichPropertyDetails(
   const normalizedWebsite = normalizeUrl(website).toLowerCase();
   try {
     if (normalizedWebsite.includes("nuecescad.net") || normalizedWebsite.includes("ncadistrict.com")) {
-      return await enrichNuecesCadPropertyDetails(address, website, fetchText);
+      return await enrichNuecesCadPropertyDetails(address, website, parcelId, fetchText);
     }
   } catch {
     return null;
@@ -729,6 +743,7 @@ export async function resolvePublicRecords(
     taxAssessorCollector = offices.taxAssessorCollector;
     propertyDetails = await tryEnrichPropertyDetails(
       address,
+      options.parcelId,
       typeof offices.appraisalDistrict?.Website === "string"
         ? offices.appraisalDistrict.Website
         : null,

skills/property-assessor/tests/assessment.test.ts

@@ -146,6 +146,47 @@ test("assessProperty auto-discovers listing sources, runs Zillow photos first, a
   assert.deepEqual(result.reportPayload?.recipientEmails, []);
 });
 
+test("assessProperty uses parcel/APN hints extracted from Zillow before CAD lookup when parcel ID was not provided", async () => {
+  const seenPublicRecordOptions: Array<Record<string, unknown>> = [];
+
+  const result = await assessProperty(
+    {
+      address: "6702 Everhart Rd APT T106, Corpus Christi, TX 78413",
+      assessmentPurpose: "college housing for daughter attending TAMU-CC"
+    },
+    {
+      resolvePublicRecordsFn: async (_address, options) => {
+        seenPublicRecordOptions.push({ ...options });
+        return samplePublicRecords;
+      },
+      discoverListingSourcesFn: async () => ({
+        attempts: ["Zillow discovery located a property page from the address."],
+        zillowUrl:
+          "https://www.zillow.com/homedetails/6702-Everhart-Rd-APT-T106-Corpus-Christi-TX-78413/2067445642_zpid/",
+        harUrl: null
+      }),
+      extractZillowIdentifierHintsFn: async () => ({
+        parcelId: "1234567890",
+        notes: ["Zillow listing exposed parcel/APN number 1234567890."]
+      }),
+      extractPhotoDataFn: async (source, url) => ({
+        source,
+        requestedUrl: url,
+        finalUrl: url,
+        expectedPhotoCount: 29,
+        complete: true,
+        photoCount: 29,
+        imageUrls: ["https://photos.example/1.jpg"],
+        notes: [`${source} extractor succeeded.`]
+      })
+    }
+  );
+
+  assert.equal(result.ok, true);
+  assert.equal(seenPublicRecordOptions.length, 1);
+  assert.equal(seenPublicRecordOptions[0]?.parcelId, "1234567890");
+});
+
 test("assessProperty asks for recipient email only when PDF render is explicitly requested", async () => {
   const result = await assessProperty(
     {

skills/property-assessor/tests/public-records.test.ts

@@ -291,3 +291,90 @@ test("resolvePublicRecords enriches official CAD property facts when a supported
     fetchedUrls.some((url) => url.includes("esearch.nuecescad.net/property/view/14069438"))
   );
 });
+
+test("resolvePublicRecords uses formatted Nueces Geographic ID search when a parcel ID is available", async () => {
+  const fetchedUrls: string[] = [];
+  const enrichedFetchText = async (url: string): Promise<string> => {
+    fetchedUrls.push(url);
+
+    if (url.includes("geocoding.geo.census.gov")) {
+      return JSON.stringify(geocoderPayload);
+    }
+    if (url.endsWith("/county-directory/")) {
+      return countyIndexHtml;
+    }
+    if (url.endsWith("/county-directory/nueces.php")) {
+      return countyPageHtml.replace(
+        "http://www.ncadistrict.com/",
+        "https://nuecescad.net/"
+      );
+    }
+    if (url === "https://nuecescad.net/") {
+      return `
+        <html>
+          <body>
+            <a href="https://esearch.nuecescad.net/">Property Search</a>
+          </body>
+        </html>
+      `;
+    }
+    if (url === "https://esearch.nuecescad.net/") {
+      return `
+        <html>
+          <head>
+            <meta name="search-token" content="token-value|2026-03-28T00:00:00Z" />
+          </head>
+          <body>
+            Property Search
+          </body>
+        </html>
+      `;
+    }
+    if (url.includes("/search/SearchResults?")) {
+      assert.match(url, /keywords=1234-5678-9012/);
+      return JSON.stringify({
+        success: true,
+        resultsList: [
+          {
+            propertyId: "200016970",
+            ownerName: "NGUYEN TRANG THUY",
+            ownerId: "677681",
+            address: "6702 Everhart Rd Apt T106, Corpus Christi, TX 78413",
+            legalDescription: "UNIT T106 EXAMPLE CONDO",
+            appraisedValueDisplay: "$128,876",
+            detailUrl: "/property/view/200016970?year=2026"
+          }
+        ]
+      });
+    }
+    if (url === "https://esearch.nuecescad.net/property/view/200016970?year=2026") {
+      return `
+        <html>
+          <body>
+            <div class="property-summary">
+              <div>Owner Name</div><div>NGUYEN TRANG THUY</div>
+              <div>Account Number</div><div>200016970</div>
+              <div>Situs Address</div><div>6702 Everhart Rd Apt T106, Corpus Christi, TX 78413</div>
+              <div>Legal Description</div><div>UNIT T106 EXAMPLE CONDO</div>
+              <div>Land Value</div><div>$20,000</div>
+              <div>Improvement Value</div><div>$108,876</div>
+              <div>Market Value</div><div>$128,876</div>
+              <div>Assessed Value</div><div>$128,876</div>
+            </div>
+          </body>
+        </html>
+      `;
+    }
+    throw new Error(`Unexpected URL: ${url}`);
+  };
+
+  const payload = await resolvePublicRecords("6702 Everhart Rd APT T106, Corpus Christi, TX 78413", {
+    parcelId: "123456789012",
+    fetchText: enrichedFetchText
+  });
+
+  assert.equal(payload.propertyDetails?.propertyId, "200016970");
+  assert.ok(
+    fetchedUrls.some((url) => url.includes("keywords=1234-5678-9012"))
+  );
+});