mcpField
R
real-estate-analyzer

real-estate-analyzer

github.com/travisjneuman其他106400 次安装1 天前更新
代码仓库

关于 real-estate-analyzer

面向投资者和房地产从业者的分析技能，提供估值、回报测算、市场评估和尽职调查框架及清单。

主要功能

  1. 01可比销售估值
  2. 02收益法与成本法
  3. 03投资回报测算
  4. 04市场与社区评估
  5. 05房产尽职调查清单

适用场景

  1. 01估算住宅价值
  2. 02评估出租物业投资回报
  3. 03比较社区市场状况
  4. 04准备房产收购审查

安装

复制下面的命令，在终端中运行。

$npx skills add https://github.com/travisjneuman/.claude --skill real-estate-analyzer

安装后在 Claude Code 中输入/real-estate-analyzer确认已加载。

详细介绍

房地产分析器

提供全面的房产估值、投资分析和市场评估框架。

房产估值方法

可比销售法（CMA）

住宅房产最常用的方法，依据近期类似房产的销售情况。

COMPARABLE SELECTION CRITERIA:
1. Location: Same neighborhood or within 1 mile
2. Recency: Sold within last 6 months (3 months preferred)
3. Size: Within 10-20% of subject GLA (gross living area)
4. Condition: Similar age, updates, and maintenance
5. Style: Same property type (SFH, condo, townhome)
6. Lot: Similar lot size and features

ADJUSTMENT CATEGORIES:
+ / - Location premium/discount
+ / - Size differential ($X per sq ft)
+ / - Bedroom/bathroom count
+ / - Garage, pool, upgrades
+ / - Lot size difference
+ / - Condition adjustment
= Adjusted Comparable Value
可比房产分析模板
因素标的房产可比房产 1调整 1可比房产 2调整 2可比房产 3调整 3
售价--
售出日期--
距离（英里）--
室内建筑面积（平方英尺）
地块面积
建造年份
卧室数
浴室数
车库
状况
泳池/升级项目
调整后价格--
每平方英尺价格--
收益法（资本化率）

商业和多户型投资房产的主要估值方法。

NET OPERATING INCOME (NOI):
Gross Potential Rent (GPR)
+ Other Income (laundry, parking, storage)
= Gross Potential Income (GPI)
- Vacancy & Credit Loss (typically 5-10%)
= Effective Gross Income (EGI)
- Operating Expenses
  - Property taxes
  - Insurance
  - Management fees (8-12%)
  - Maintenance & repairs
  - Utilities (owner-paid)
  - Landscaping
  - Reserves for replacement (3-5%)
= NET OPERATING INCOME (NOI)

PROPERTY VALUE = NOI / Cap Rate
资本化率计算器
房产类型典型资本化率风险等级
A 级多户型住宅4.0-5.5%低
B 级多户型住宅5.5-7.0%低至中等
C 级多户型住宅7.0-9.0%中等
零售物业（NNN）5.0-7.0%中等
办公楼（A 级）5.5-7.5%中等
工业物业5.0-7.0%低至中等
自助仓储5.5-8.0%中等
酒店8.0-12.0%高
成本法

适用于特殊房产、新建房产或保险用途。

COST APPROACH:
Land Value (from comparable land sales)
+ Replacement Cost New (current construction cost)
- Depreciation
  - Physical (age, wear)
  - Functional (outdated features)
  - External/Economic (market decline, location)
= ESTIMATED PROPERTY VALUE

投资回报计算

现金回报率
ANNUAL CASH-ON-CASH RETURN:
Annual Pre-Tax Cash Flow / Total Cash Invested x 100

TOTAL CASH INVESTED:
Down Payment
+ Closing Costs
+ Rehab/Renovation Costs
+ Initial Reserves
= Total Cash Invested

ANNUAL PRE-TAX CASH FLOW:
NOI
- Annual Debt Service (mortgage payments)
= Pre-Tax Cash Flow

Target: 8-12% for buy-and-hold residential
租赁收益率分析
指标公式良好目标值
毛收益率年租金 / 购买价格8-12%
净收益率NOI / 购买价格5-8%
资本化率NOI / 当前市场价值5-10%
现金回报率现金流 / 投入现金8-12%
DSCRNOI / 年债务偿付额1.25x+
房价租金比购买价格 / 年租金10-15x
GRM购买价格 / 年毛收入8-12x
完整投资回报模板
PURCHASE ANALYSIS:
Purchase Price:              $__________
Down Payment (___%):         $__________
Loan Amount:                 $__________
Closing Costs:               $__________
Renovation Budget:           $__________
Total Cash Required:         $__________

MONTHLY INCOME:
Gross Monthly Rent:          $__________
Other Income:                $__________
Vacancy (___% of GMR):     ($__________)
Effective Monthly Income:    $__________

MONTHLY EXPENSES:
Mortgage (P&I):              $__________
Property Tax:                $__________
Insurance:                   $__________
HOA/Condo Fees:              $__________
Property Management:         $__________
Maintenance Reserve:         $__________
Utilities (owner-paid):      $__________
Total Monthly Expenses:      $__________

MONTHLY CASH FLOW:           $__________
ANNUAL CASH FLOW:            $__________
CASH-ON-CASH RETURN:         ____%

5-YEAR PROJECTION:
Year 1 Cash Flow:            $__________
Cumulative CF (5 yr):        $__________
Equity Built (5 yr):         $__________
Appreciation (___/yr):       $__________
Total Return (5 yr):         $__________
Annualized ROI:              ____%

抵押贷款还款框架

MONTHLY PAYMENT (P&I):
M = P [ r(1+r)^n ] / [ (1+r)^n - 1 ]

Where:
  M = Monthly payment
  P = Loan principal
  r = Monthly interest rate (annual / 12)
  n = Total number of payments (years x 12)

AMORTIZATION SNAPSHOT (Year 1 vs Year 15 vs Year 30):
| Period  | Payment | Principal | Interest | Balance   |
| ------- | ------- | --------- | -------- | --------- |
| Month 1 |         |           |          |           |
| Year 5  |         |           |          |           |
| Year 10 |         |           |          |           |
| Year 15 |         |           |          |           |
| Year 30 |         |           |          |           |

市场分析框架

市场基本面评估
因素指标数据来源信号
人口增长年变化百分比Census, BLS> 1% = 良好
就业增长就业人数同比变化BLS, 本地数据> 2% = 良好
收入中位数增长同比变化Census ACS> 3% = 良好
供应管线已签发许可证数量Census, HUD监测
空置率空置单元百分比Census, CoStar< 5% = 良好
在售天数平均 DOMMLS 数据< 30 = 热门
房价收入比房价中位数 / 收入中位数Zillow, Census< 4x = 可负担
租金收入比月租金 / 月收入HUD, 本地数据< 30% = 可持续
社区评分矩阵
类别权重评估因素评分（1-10）
就业25%就业多样性、主要雇主、增长
学校20%评级、距离、学区声誉
安全15%犯罪统计、趋势、感知
基础设施15%公共交通、道路、步行便利性、互联网
配套设施10%零售、餐饮、公园、医疗保健
增长趋势10%新开发、重新规划、投资
可负担性5%相对于都市区的价格、租金趋势
总分100%

投资房产评分卡

PROPERTY SCORECARD:
Score each factor 1-5, multiply by weight.

| Factor               | Weight | Score | Weighted |
| -------------------- | ------ | ----- | -------- |
| Location Quality     | 20%    |       |          |
| Cash Flow Potential  | 20%    |       |          |
| Appreciation Outlook | 15%    |       |          |
| Condition / CapEx    | 15%    |       |          |
| Tenant Demand        | 10%    |       |          |
| Financing Terms      | 10%    |       |          |
| Management Burden    | 10%    |       |          |
| TOTAL                | 100%   |       | __ / 5.0 |

RATING:
4.0-5.0  Strong Buy
3.0-3.9  Buy / Hold
2.0-2.9  Hold / Caution
< 2.0    Pass

尽职调查清单

出价前
  • 进行可比销售分析（3-6 笔近期可比交易）
  • 核实租金收入（索取租金清单和租约）
  • 计算 NOI、资本化率和现金回报率
  • 检查分区规定和允许用途
  • 查看社区犯罪统计数据
  • 确认洪水区及保险要求
  • 估算翻新／维修费用
签约后
  • 委托专业检查（结构、屋顶、HVAC、管道、电气）
  • 委托估价
  • 查看产权报告和土地测量图
  • 核实房产税和估值历史
  • 获取保险报价
  • 查看 HOA 文件（如适用）
  • 确认公用事业费用（12 个月的历史记录）
  • 环境评估（商业房产需进行 Phase I 评估）
  • 核实过往翻新工程的所有许可证
  • 查看租户租约和租约确认书
交割前
  • 进行最终实地检查
  • 确认融资条款和交割费用
  • 安排物业管理（如需）
  • 过户公用事业账户并转移保险
  • 为空置单元准备租约

1031 置换概述

1031 LIKE-KIND EXCHANGE:
Defer capital gains tax by reinvesting proceeds into "like-kind" property.

KEY RULES:
- 45-day identification period (ID up to 3 properties)
- 180-day closing deadline
- Must use Qualified Intermediary (QI)
- Equal or greater value and debt required
- Same taxpayer name on both transactions
- Cannot receive "boot" (cash or unlike property)

IDENTIFICATION RULES:
1. Three Property Rule: ID up to 3 properties of any value
2. 200% Rule: ID any number, but FMV cannot exceed 200% of relinquished
3. 95% Rule: ID any number if you acquire 95%+ of identified value

COMMON PITFALLS:
- Missing the 45-day or 180-day deadline
- Touching proceeds (must go through QI)
- Attempting related-party exchanges
- Not matching debt levels (creates taxable boot)
- Mixing personal use with investment use

快速参考：1% 和 2% 规则

1% RULE (screening test):
Monthly Rent >= 1% of Purchase Price
$200,000 property should rent for >= $2,000/month

2% RULE (strong cash flow):
Monthly Rent >= 2% of Purchase Price
Rarely achievable in appreciating markets

50% RULE (expense estimate):
Operating expenses = ~50% of gross rent (excluding mortgage)
Quick NOI estimate = Gross Rent x 0.50

70% RULE (for flips):
Max Purchase = (ARV x 70%) - Repair Costs
ARV = After Repair Value

另请参阅

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