real-estate-analyzer

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# Real Estate Analyzer

Comprehensive frameworks for property valuation, investment analysis, and market assessment.

## Property Valuation Methods

### Comparable Sales Approach (CMA)

The most common method for residential properties. Relies on recent sales of similar properties.

```
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
```

### Comparable Property Analysis Template

| Factor           | Subject | Comp 1 | Adj 1 | Comp 2 | Adj 2 | Comp 3 | Adj 3 |
| ---------------- | ------- | ------ | ----- | ------ | ----- | ------ | ----- |
| Sale Price       | --      |        |       |        |       |        |       |
| Sale Date        | --      |        |       |        |       |        |       |
| Distance (mi)    | --      |        |       |        |       |        |       |
| GLA (sq ft)      |         |        |       |        |       |        |       |
| Lot Size         |         |        |       |        |       |        |       |
| Year Built       |         |        |       |        |       |        |       |
| Bedrooms         |         |        |       |        |       |        |       |
| Bathrooms        |         |        |       |        |       |        |       |
| Garage           |         |        |       |        |       |        |       |
| Condition        |         |        |       |        |       |        |       |
| Pool/Upgrades    |         |        |       |        |       |        |       |
| **Adj. Price**   | --      |        |       |        |       |        |       |
| **Price/Sq Ft**  | --      |        |       |        |       |        |       |

### Income Approach (Cap Rate)

Primary method for commercial and multi-family investment properties.

```
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
```

### Cap Rate Calculator

| Property Type      | Typical Cap Rate | Risk Profile |
| ------------------ | ---------------- | ------------ |
| Class A Multifamily | 4.0-5.5%        | Low          |
| Class B Multifamily | 5.5-7.0%        | Low-Medium   |
| Class C Multifamily | 7.0-9.0%        | Medium       |
| Retail (NNN)       | 5.0-7.0%        | Medium       |
| Office (Class A)   | 5.5-7.5%        | Medium       |
| Industrial         | 5.0-7.0%        | Low-Medium   |
| Self-Storage       | 5.5-8.0%        | Medium       |
| Hotels             | 8.0-12.0%       | High         |

### Cost Approach

Used for unique properties, new construction, or insurance purposes.

```
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
```

## Investment Return Calculations

### Cash-on-Cash Return

```
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

From travisjneuman/.claude, MIT.

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