---
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`.