Analyze any US home: buy vs rent Monte Carlo, affordability, and ZIP-level appreciation data.
Scored across 6 tools
The tools are mostly distinct: affordability (can I afford this home?), affordable_price (what price can I afford?), analyze_address (area data), buy_vs_rent (buy vs rent decision), compare_areas (rank areas), request_capability (feedback). The only slight overlap is affordability vs affordable_price, but they are clearly described as reverse operations.
Tool names are mostly consistent verb_noun style: affordability, affordable_price, analyze_address, buy_vs_rent, compare_areas, request_capability. 'affordability' and 'affordable_price' are similar but not identical; the pattern is generally clear and predictable.
6 tools is well-scoped for a real-estate analysis server. Each tool covers a distinct user question: affordability, price ceiling, area analysis, buy-vs-rent, area comparison, and capability requests.
The core domain (home affordability, area analysis, buy-vs-rent, comparison) is well covered. Minor gaps: no tool for rental income/landlord analysis, no valuation tool, no move-vs-stay — but request_capability explicitly captures those as future capabilities, and the core workflows are complete.
Can this buyer afford this home? Returns the monthly PITI payment, front-end and back-end debt-to-income ratios (what a lender qualifies on), the income needed at a 28% front-end ratio, estimated after-tax money left over each month, the cash cushion left after closing, and a plain Comfortable / Qualifiable-tight / Stretch verdict.
monthly_debts = recurring debt obligations a lender counts (car, student loan, minimum
credit-card) — NOT living costs; this feeds DTI. monthly_expenses = living costs (food,
utilities, childcare) used ONLY for the 'left over each month' life check, never DTI.
Pass `address` to ground property tax + insurance in the ZIP's real rates. Pass
`liquid_savings` to get the post-closing cash cushion (months of payment covered).
| Name | Required | Description | Default |
|---|---|---|---|
| address | No | Full US street address, or a bare 5-digit ZIP. Pass it whenever it is known: it grounds property tax, insurance and the appreciation forecast in that ZIP's real figures instead of national defaults. | |
| fixed_rate | No | Mortgage interest rate as an annual PERCENT: 6.75 means 6.75%. Not a decimal (not 0.0675). | |
| home_price | Yes | Purchase price in whole US dollars, e.g. 650000 (not 650 or 650k). | |
| hoa_monthly | No | HOA or condo fee in US dollars per month. 0 for most single-family homes. | |
| annual_income | Yes | Gross household income before tax, in whole US dollars per year, e.g. 140000. | |
| monthly_debts | No | Recurring DEBT obligations a lender counts, in dollars per month: car payment, student loan, minimum credit-card payment. This feeds DTI. Do NOT put groceries, utilities or childcare here. | |
| insurance_rate | No | Annual homeowners insurance as a PERCENT of home value: 0.45 means 0.45%/yr. Leave unset to use the regional default. | |
| liquid_savings | No | Cash available for down payment and closing costs, in US dollars. Supplying it adds the post-closing cash cushion and the cash-limited price check. | |
| down_payment_pct | No | Down payment as a PERCENT of price: 20 means 20%. Not a fraction (not 0.20). | |
| monthly_expenses | No | Ordinary living costs in US dollars per month — food, utilities, childcare. Used ONLY for the 'left over each month' life check and NEVER for DTI. Keep these separate from `monthly_debts`, which is the lender-visible figure. | |
| marginal_tax_rate | No | Marginal federal income tax rate as a PERCENT: 24 means 24%. Used only to estimate after-tax take-home for the monthly-slack figure. | |
| property_tax_rate | No | Annual property tax as a PERCENT of home value: 0.55 means 0.55%/yr. Leave unset to use the ZIP's real rate when `address` is given. |
What's the most this buyer can afford? The reverse of affordability — 'what price
can I afford?' instead of 'can I afford this specific home?'. Solves for the maximum
home price under standard lender limits: a front-end DTI cap (default 28% = housing /
gross income) and a back-end cap (default 36% = housing + other debts / gross income).
If liquid_savings is given, also caps by the cash available for down payment + closing
and reports which limit binds. Returns the affordable price, the PITI and DTIs at that
price, and the cash to close. Pass address to ground property tax + insurance in the
ZIP's real rates.
This is a lender-limit ceiling, not a comfort recommendation — feed the result into
`affordability` (or buy_vs_rent) to check monthly slack and whether buying pencils.
| Name | Required | Description | Default |
|---|---|---|---|
| address | No | Full US street address, or a bare 5-digit ZIP. Pass it whenever it is known: it grounds property tax, insurance and the appreciation forecast in that ZIP's real figures instead of national defaults. | |
| fixed_rate | No | Mortgage interest rate as an annual PERCENT: 6.75 means 6.75%. Not a decimal (not 0.0675). | |
| hoa_monthly | No | HOA or condo fee in US dollars per month. 0 for most single-family homes. | |
| annual_income | Yes | Gross household income before tax, in whole US dollars per year, e.g. 140000. | |
| monthly_debts | No | Recurring DEBT obligations a lender counts, in dollars per month: car payment, student loan, minimum credit-card payment. This feeds DTI. Do NOT put groceries, utilities or childcare here. | |
| insurance_rate | No | Annual homeowners insurance as a PERCENT of home value: 0.45 means 0.45%/yr. Leave unset to use the regional default. | |
| liquid_savings | No | Cash available for down payment and closing costs, in US dollars. Supplying it adds the post-closing cash cushion and the cash-limited price check. | |
| back_end_dti_pct | No | Back-end DTI cap as a PERCENT: housing plus other debts, divided by gross income. The lender standard is 36. Only change it if the user names a different limit. | |
| down_payment_pct | No | Down payment as a PERCENT of price: 20 means 20%. Not a fraction (not 0.20). | |
| front_end_dti_pct | No | Front-end DTI cap as a PERCENT: housing cost divided by gross income. The lender standard is 28. Only change it if the user names a different limit. | |
| property_tax_rate | No | Annual property tax as a PERCENT of home value: 0.55 means 0.55%/yr. Leave unset to use the ZIP's real rate when `address` is given. |
Look up a US address (or bare 5-digit ZIP): ZIP-level home-price appreciation forecast (FHFA data back to 1975), estimated market rent, and neighborhood signals (schools, walkability, water quality, grocery/dining/outdoors proximity).
For a full street address this also returns sub-ZIP `nbhd*` fields describing the
specific census tract - how its prices, incomes and build era compare to the rest of
the ZIP. That is POSITION, not a neighborhood forecast; see _units.
property_type: sfr | condo | townhome | multi
| Name | Required | Description | Default |
|---|---|---|---|
| address | Yes | Full US street address, or a bare 5-digit ZIP. Pass it whenever it is known: it grounds property tax, insurance and the appreciation forecast in that ZIP's real figures instead of national defaults. | |
| bedrooms | No | Bedroom count, used to select the matching market-rent estimate for the ZIP. Defaults to 2. | |
| property_type | No | One of: sfr (single-family), condo, townhome, multi. | sfr |
Should someone buy this home or keep renting? Runs the TerraVue engine: a deterministic 30-year simulation plus a 500-scenario Monte Carlo over correlated market paths. Returns the probability buying wins, the breakeven hold period, and net-worth outcomes.
monthly_rent = what the person would pay to rent THE SAME HOME to live in — an
owner-occupant buy-vs-rent decision, NOT rental income they'd collect as a landlord
(this tool does not model rental cash flow; that lens lives on terravue.app). A rent
far out of line with home_price is almost certainly a misunderstanding — confirm it
before trusting the verdict. If `address` is given, the ZIP's real appreciation forecast
and regional tax/insurance defaults are used (explicit parameters still win).
| Name | Required | Description | Default |
|---|---|---|---|
| address | No | Full US street address, or a bare 5-digit ZIP. Pass it whenever it is known: it grounds property tax, insurance and the appreciation forecast in that ZIP's real figures instead of national defaults. | |
| fixed_rate | No | Mortgage interest rate as an annual PERCENT: 6.75 means 6.75%. Not a decimal (not 0.0675). | |
| home_price | Yes | Purchase price in whole US dollars, e.g. 650000 (not 650 or 650k). | |
| hoa_monthly | No | HOA or condo fee in US dollars per month. 0 for most single-family homes. | |
| monthly_rent | Yes | What this person would pay per month, in US dollars, to rent THE SAME HOME to live in. This is an owner-occupant comparison — it is NOT rental income they would collect as a landlord. | |
| analysis_years | No | Hold period in years. Use the horizon the person actually stated — if they say 'about five years', pass 5. Only default to 30 when no horizon was given. | |
| down_payment_pct | No | Down payment as a PERCENT of price: 20 means 20%. Not a fraction (not 0.20). | |
| property_tax_rate | No | Annual property tax as a PERCENT of home value: 0.55 means 0.55%/yr. Leave unset to use the ZIP's real rate when `address` is given. | |
| home_appreciation_rate | No | Annual home appreciation as a PERCENT: 3.5 means 3.5%/yr. Prefer leaving this unset and passing `address` instead, so the ZIP's FHFA-derived forecast is used rather than a guess. | |
| investment_return_rate | No | Annual return the renter earns on invested cash, as a PERCENT: 9.5 means 9.5%/yr, roughly long-run equities. This assumption drives the result more than any other — drop it to about 4.5 if the alternative is savings rather than the market, or if the person sounds risk-averse, and present both runs. |
Analyze and RANK 2-12 ZIPs or addresses side by side on the signals TerraVue has: home-price appreciation forecast (and how each compares to the national average), school rating, walkability, education level, and water quality. Returns the correct city name per ZIP, so locations are never guessed or mislabeled.
Use for "which areas have the best appreciation / schools / upside." TerraVue has no
listing inventory and cannot discover ZIPs on its own — to scan a metro, pass that
metro's ZIP codes (the ranking then covers exactly what you passed).
| Name | Required | Description | Default |
|---|---|---|---|
| bedrooms | No | Bedroom count, used to select the matching market-rent estimate for the ZIP. Defaults to 2. | |
| addresses | Yes | 2 to 12 US addresses or bare 5-digit ZIPs to rank side by side. TerraVue has no listing inventory and cannot discover ZIPs on its own — to scan a metro, pass that metro's ZIP codes explicitly, and the ranking covers exactly what you passed. |
Record a question TerraVue could not answer, so it can be built. Call this whenever
a user asks for something outside the current tools' coverage (rental metrics, Airbnb
modeling, valuations, move-vs-stay, non-US, anything else), then tell the user their
request was captured. Keep description to the capability needed — no names, emails,
or other personal details.
category: rental_metrics | str_airbnb | valuation | move_vs_stay | data_coverage | other
| Name | Required | Description | Default |
|---|---|---|---|
| category | No | One of: rental_metrics, str_airbnb, valuation, move_vs_stay, data_coverage, other. | other |
| description | Yes | What the user asked for that TerraVue could not do, in one or two sentences. The capability only — never names, emails, addresses or other personal details. |
Recent tool additions, removals, and schema changes observed during successful MCP inspections.
affordability12 fields changedInput schema / properties / address / descriptionAdded value: +"Full US street address, or a bare 5-digit ZIP. Pass it whenever it is known: it grounds property tax, insurance and the appreciation forecast in that ZIP's real figures instead of national defaults."Input schema / properties / annual_income / descriptionAdded value: +"Gross household income before tax, in whole US dollars per year, e.g. 140000."Input schema / properties / down_payment_pct / descriptionAdded value: +"Down payment as a PERCENT of price: 20 means 20%. Not a fraction (not 0.20)."Input schema / properties / fixed_rate / descriptionAdded value: +"Mortgage interest rate as an annual PERCENT: 6.75 means 6.75%. Not a decimal (not 0.0675)."Input schema / properties / hoa_monthly / descriptionAdded value: +"HOA or condo fee in US dollars per month. 0 for most single-family homes."Input schema / properties / home_price / descriptionAdded value: +"Purchase price in whole US dollars, e.g. 650000 (not 650 or 650k)."Input schema / properties / insurance_rate / descriptionAdded value: +"Annual homeowners insurance as a PERCENT of home value: 0.45 means 0.45%/yr. Leave unset to use the regional default."Input schema / properties / liquid_savings / descriptionAdded value: +"Cash available for down payment and closing costs, in US dollars. Supplying it adds the post-closing cash cushion and the cash-limited price check."Input schema / properties / marginal_tax_rate / descriptionAdded value: +"Marginal federal income tax rate as a PERCENT: 24 means 24%. Used only to estimate after-tax take-home for the monthly-slack figure."Input schema / properties / monthly_debts / descriptionAdded value: +"Recurring DEBT obligations a lender counts, in dollars per month: car payment, student loan, minimum credit-card payment. This feeds DTI. Do NOT put groceries, utilities or childcare here."Input schema / properties / monthly_expenses / descriptionAdded value: +"Ordinary living costs in US dollars per month — food, utilities, childcare. Used ONLY for the 'left over each month' life check and NEVER for DTI. Keep these separate from `monthly_debts`, which is the lender-visible figure."Input schema / properties / property_tax_rate / descriptionAdded value: +"Annual property tax as a PERCENT of home value: 0.55 means 0.55%/yr. Leave unset to use the ZIP's real rate when `address` is given."affordable_price11 fields changedInput schema / properties / address / descriptionAdded value: +"Full US street address, or a bare 5-digit ZIP. Pass it whenever it is known: it grounds property tax, insurance and the appreciation forecast in that ZIP's real figures instead of national defaults."Input schema / properties / annual_income / descriptionAdded value: +"Gross household income before tax, in whole US dollars per year, e.g. 140000."Input schema / properties / back_end_dti_pct / descriptionAdded value: +"Back-end DTI cap as a PERCENT: housing plus other debts, divided by gross income. The lender standard is 36. Only change it if the user names a different limit."Input schema / properties / down_payment_pct / descriptionAdded value: +"Down payment as a PERCENT of price: 20 means 20%. Not a fraction (not 0.20)."Input schema / properties / fixed_rate / descriptionAdded value: +"Mortgage interest rate as an annual PERCENT: 6.75 means 6.75%. Not a decimal (not 0.0675)."Input schema / properties / front_end_dti_pct / descriptionAdded value: +"Front-end DTI cap as a PERCENT: housing cost divided by gross income. The lender standard is 28. Only change it if the user names a different limit."Input schema / properties / hoa_monthly / descriptionAdded value: +"HOA or condo fee in US dollars per month. 0 for most single-family homes."Input schema / properties / insurance_rate / descriptionAdded value: +"Annual homeowners insurance as a PERCENT of home value: 0.45 means 0.45%/yr. Leave unset to use the regional default."Input schema / properties / liquid_savings / descriptionAdded value: +"Cash available for down payment and closing costs, in US dollars. Supplying it adds the post-closing cash cushion and the cash-limited price check."Input schema / properties / monthly_debts / descriptionAdded value: +"Recurring DEBT obligations a lender counts, in dollars per month: car payment, student loan, minimum credit-card payment. This feeds DTI. Do NOT put groceries, utilities or childcare here."Input schema / properties / property_tax_rate / descriptionAdded value: +"Annual property tax as a PERCENT of home value: 0.55 means 0.55%/yr. Leave unset to use the ZIP's real rate when `address` is given."analyze_address3 fields changedInput schema / properties / address / descriptionAdded value: +"Full US street address, or a bare 5-digit ZIP. Pass it whenever it is known: it grounds property tax, insurance and the appreciation forecast in that ZIP's real figures instead of national defaults."Input schema / properties / bedrooms / descriptionAdded value: +"Bedroom count, used to select the matching market-rent estimate for the ZIP. Defaults to 2."Input schema / properties / property_type / descriptionAdded value: +"One of: sfr (single-family), condo, townhome, multi."buy_vs_rent10 fields changedInput schema / properties / address / descriptionAdded value: +"Full US street address, or a bare 5-digit ZIP. Pass it whenever it is known: it grounds property tax, insurance and the appreciation forecast in that ZIP's real figures instead of national defaults."Input schema / properties / analysis_years / descriptionAdded value: +"Hold period in years. Use the horizon the person actually stated — if they say 'about five years', pass 5. Only default to 30 when no horizon was given."Input schema / properties / down_payment_pct / descriptionAdded value: +"Down payment as a PERCENT of price: 20 means 20%. Not a fraction (not 0.20)."Input schema / properties / fixed_rate / descriptionAdded value: +"Mortgage interest rate as an annual PERCENT: 6.75 means 6.75%. Not a decimal (not 0.0675)."Input schema / properties / hoa_monthly / descriptionAdded value: +"HOA or condo fee in US dollars per month. 0 for most single-family homes."Input schema / properties / home_appreciation_rate / descriptionAdded value: +"Annual home appreciation as a PERCENT: 3.5 means 3.5%/yr. Prefer leaving this unset and passing `address` instead, so the ZIP's FHFA-derived forecast is used rather than a guess."Input schema / properties / home_price / descriptionAdded value: +"Purchase price in whole US dollars, e.g. 650000 (not 650 or 650k)."Input schema / properties / investment_return_rate / descriptionAdded value: +"Annual return the renter earns on invested cash, as a PERCENT: 9.5 means 9.5%/yr, roughly long-run equities. This assumption drives the result more than any other — drop it to about 4.5 if the alternative is savings rather than the market, or if the person sounds risk-averse, and present both runs."Input schema / properties / monthly_rent / descriptionAdded value: +"What this person would pay per month, in US dollars, to rent THE SAME HOME to live in. This is an owner-occupant comparison — it is NOT rental income they would collect as a landlord."Input schema / properties / property_tax_rate / descriptionAdded value: +"Annual property tax as a PERCENT of home value: 0.55 means 0.55%/yr. Leave unset to use the ZIP's real rate when `address` is given."compare_areas2 fields changedInput schema / properties / addresses / descriptionAdded value: +"2 to 12 US addresses or bare 5-digit ZIPs to rank side by side. TerraVue has no listing inventory and cannot discover ZIPs on its own — to scan a metro, pass that metro's ZIP codes explicitly, and the ranking covers exactly what you passed."Input schema / properties / bedrooms / descriptionAdded value: +"Bedroom count, used to select the matching market-rent estimate for the ZIP. Defaults to 2."request_capability2 fields changedInput schema / properties / category / descriptionAdded value: +"One of: rental_metrics, str_airbnb, valuation, move_vs_stay, data_coverage, other."Input schema / properties / description / descriptionAdded value: +"What the user asked for that TerraVue could not do, in one or two sentences. The capability only — never names, emails, addresses or other personal details."affordabilityaffordable_priceanalyze_addressbuy_vs_rentcompare_areasrequest_capabilityU.S. real-estate data: property records, AVM value + rent estimates, sale/rental listings.
US real estate data: home prices, rents, and market trends
Search real-estate deals, rank top areas, run rental/BRRRR/flip analysis, pull sold comps.
Cited, receipt-backed US home-buying data & calculators — education-only, every number sourced.
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