Real Estate Analyzer

Analyze a real-estate deal

analyze_deal

Underwrite a real-estate investment deal and get a 0-100 score, verdict, cash flow, cap rate, DSCR, stress tests, break-even thresholds, and a shareable report link. Strategies: ltr (long-term rental), str (short-term rental), brrr, multifamily, flip (fix-n-flip), newc (new construction). All rates/percents are FRACTIONS (0.0675 = 6.75%). Omitted operating inputs are filled with documented defaults and listed in assumptions.estimated_fields. Output is a software estimate, not financial, investment, tax or legal advice — figures are projections to verify, not recommendations. Free, no key; the response includes a shareable report_url.

Input Schema

TableJSON Schema

Name	Required	Description	Default
`inputs`	Yes	Deal inputs in camelCase engine keys. Anything omitted gets a documented default, listed back under assumptions.estimated_fields. Minimum: price + the strategy's income driver (marketRent / adr+occupancy / units / arv / land+build). Call list_strategies for the full per-strategy schema.
`strategy`	Yes	Investment strategy to analyze.

Output Schema

TableJSON Schema

Name	Required	Description
`score`	Yes	0-100 deal score.
`levers`	No	Top input changes that would each add ~$1,000/yr cash flow (STR).
`stress`	No	Stress scenarios, each with a verdict.
`metrics`	Yes	Headline metrics for this strategy.
`summary`	Yes	Deterministic one-paragraph summary.
`upfront`	No	Cash-into-the-deal / project-cost stack rows {label, amount, kind}.
`verdict`	Yes	Strong / Solid / Thin / Weak.
`strategy`	Yes
`breakdown`	No	Ordered cash-flow / profit waterfall rows {label, amount, kind}; outflows are negative.
`data_note`	No	REIzer data tools that can refine this analysis (needs an API key).
`disclaimer`	No	Not financial advice — software estimate only.
`report_url`	No	Shareable public report page (30 days).
`thresholds`	No
`assumptions`	No	estimated_fields lists every input REIzer defaulted.
`inputs_used`	No	The resolved input set the analysis ran on — caller values plus documented defaults.
`sensitivity`	No	Which input drivers move the result most — {driver, range, low_impact, high_impact, swing}, sorted by swing (STR).

Schema Changelog

Changes observed during successful MCP inspections.

Changed4 schema fields changedAug 9, 2026

addedOutput schema / properties / breakdown

Added value: +{
+  "description": "Ordered cash-flow / profit waterfall rows {label, amount, kind}; outflows are negative.",
+  "items": {
+    "additionalProperties": true,
+    "type": "object"
+  },
+  "type": "array"
+}

addedOutput schema / properties / levers

Added value: +{
+  "description": "Top input changes that would each add ~$1,000/yr cash flow (STR).",
+  "items": {
+    "additionalProperties": true,
+    "type": "object"
+  },
+  "type": "array"
+}

addedOutput schema / properties / sensitivity

Added value: +{
+  "description": "Which input drivers move the result most — {driver, range, low_impact, high_impact, swing}, sorted by swing (STR).",
+  "items": {
+    "additionalProperties": true,
+    "type": "object"
+  },
+  "type": "array"
+}

addedOutput schema / properties / upfront

Added value: +{
+  "description": "Cash-into-the-deal / project-cost stack rows {label, amount, kind}.",
+  "items": {
+    "additionalProperties": true,
+    "type": "object"
+  },
+  "type": "array"
+}

Changed1 schema field changedAug 9, 2026

addedOutput schema / properties / inputs_used

Added value: +{
+  "additionalProperties": true,
+  "description": "The resolved input set the analysis ran on — caller values plus documented defaults.",
+  "type": "object"
+}

Changed1 schema field changedAug 7, 2026

addedOutput schema / properties / data_note

Added value: +{
+  "description": "REIzer data tools that can refine this analysis (needs an API key).",
+  "type": "string"
+}

Changed1 schema field changedAug 6, 2026

addedOutput schema / properties / disclaimer

Added value: +{
+  "description": "Not financial advice — software estimate only.",
+  "type": "string"
+}

Changed4 schema fields changedAug 6, 2026

addedInput schema / properties / inputs / additionalProperties
```
Added value: +true
```

changedInput schema / properties / inputs / description

Previous value: -"Deal inputs (camelCase engine keys — call list_strategies for each strategy's schema). Minimum: price + the income driver (marketRent / adr+occupancy / units / arv / land+build)."New value: +"Deal inputs in camelCase engine keys. Anything omitted gets a documented default, listed back under assumptions.estimated_fields. Minimum: price + the strategy's income driver (marketRent / adr+occupancy / units / arv / land+build). Call list_strategies for the full per-strategy schema."

addedInput schema / properties / inputs / properties

Added value: +{
+  "adr": {
+    "description": "Average nightly rate in dollars. Required for str.",
+    "type": "number"
+  },
+  "arv": {
+    "description": "After-repair value in dollars. Required for brrr and flip.",
+    "type": "number"
+  },
+  "btsArv": {
+    "description": "Finished build-to-sell value in dollars. Required for newc.",
+    "type": "number"
+  },
+  "buildPsf": {
+    "description": "Build cost per square foot in dollars. Required for newc.",
+    "type": "number"
+  },
+  "downPct": {
+    "description": "Down payment. Expressed as a FRACTION (0.0675 = 6.75%), never a percent. Optional — a documented default applies.",
+    "type": "number"
+  },
+  "insurance": {
+    "description": "Annual insurance in dollars. Optional.",
+    "type": "number"
+  },
+  "landPrice": {
+    "description": "Land acquisition cost in dollars. Required for newc.",
+    "type": "number"
+  },
+  "livingSqft": {
+    "description": "Heated living area in square feet. Required for newc.",
+    "type": "number"
+  },
+  "marketRent": {
+    "description": "Expected monthly rent in dollars. Required for ltr and brrr.",
+    "type": "number"
+  },
+  "occupancy": {
+    "description": "Expected occupancy. Expressed as a FRACTION (0.0675 = 6.75%), never a percent. Required for str.",
+    "type": "number"
+  },
+  "price": {
+    "description": "Purchase price in dollars. Required for every strategy except newc.",
+    "type": "number"
+  },
+  "rate": {
+    "description": "Annual interest rate. Expressed as a FRACTION (0.0675 = 6.75%), never a percent. Optional.",
+    "type": "number"
+  },
+  "rehabBudget": {
+    "description": "Renovation budget in dollars. Required for brrr and flip.",
+    "type": "number"
+  },
+  "taxes": {
+    "description": "Annual property taxes in dollars. Optional.",
+    "type": "number"
+  },
+  "term": {
+    "description": "Loan term in years. Optional.",
+    "type": "number"
+  },
+  "units": {
+    "description": "Multifamily rent roll — {unitCount, avgRent, marketRent?} or an array of unit objects. Required for multifamily.",
+    "type": "object"
+  },
+  "vacancyPct": {
+    "description": "Vacancy allowance. Expressed as a FRACTION (0.0675 = 6.75%), never a percent. Optional.",
+    "type": "number"
+  }
+}

changedOutput schema / (root)

Previous value: -nullNew value: +{
+  "additionalProperties": true,
+  "properties": {
+    "assumptions": {
+      "additionalProperties": true,
+      "description": "estimated_fields lists every input REIzer defaulted.",
+      "type": "object"
+    },
+    "metrics": {
+      "additionalProperties": true,
+      "description": "Headline metrics for this strategy.",
+      "type": "object"
+    },
+    "report_url": {
+      "description": "Shareable public report page (30 days).",
+      "type": "string"
+    },
+    "score": {
+      "description": "0-100 deal score.",
+      "type": "number"
+    },
+    "strategy": {
+      "type": "string"
+    },
+    "stress": {
+      "description": "Stress scenarios, each with a verdict.",
+      "items": {
+        "additionalProperties": true,
+        "type": "object"
+      },
+      "type": "array"
+    },
+    "summary": {
+      "description": "Deterministic one-paragraph summary.",
+      "type": "string"
+    },
+    "thresholds": {
+      "additionalProperties": true,
+      "type": [
+        "object",
+        "null"
+      ]
+    },
+    "verdict": {
+      "description": "Strong / Solid / Thin / Weak.",
+      "type": "string"
+    }
+  },
+  "required": [
+    "strategy",
+    "score",
+    "verdict",
+    "metrics",
+    "summary"
+  ],
+  "type": "object"
+}

First observedAug 3, 2026

TDQS

A4.5/5.0

Behavior4/5

Does the description disclose side effects, auth requirements, rate limits, or destructive behavior?

The description goes beyond the sparse annotations (all false hints) by disclosing that the output is a non-authoritative 'software estimate,' that omitted inputs get documented defaults, that rates must be fractions, and that a shareable report_url is returned. This adds meaningful behavioral context not captured in the structured fields.

Agents need to know what a tool does to the world before calling it. Descriptions should go beyond structured annotations to explain consequences.

Conciseness5/5

Is the description appropriately sized, front-loaded, and free of redundancy?

The description is a single, well-organized paragraph that front-loads the purpose, then covers strategies, the fraction rule, defaults, disclaimer, and free access. Every sentence adds distinct information with no redundancy, making it efficient for an agent to parse quickly.

Shorter descriptions cost fewer tokens and are easier for agents to parse. Every sentence should earn its place.

Completeness5/5

Given the tool's complexity, does the description cover enough for an agent to succeed on first attempt?

Given the tool's complexity (2 params, one deeply nested inputs object, output schema present), the description covers the main purpose, available strategies, input defaults, output nature, and the report URL. It doesn't need to detail the output schema since that is provided separately, but it gives enough context for correct invocation and expectation-setting.

Complex tools with many parameters or behaviors need more documentation. Simple tools need less. This dimension scales expectations accordingly.

Parameters4/5

Does the description clarify parameter syntax, constraints, interactions, or defaults beyond what the schema provides?

Schema coverage is 100%, and each parameter already has a description in the schema. The description adds a global rule that all rates/percents are fractions and reinforces the default-filling behavior. While much of this is repeated from the schema, the cross-cutting emphasis on fractions is valuable and may prevent common input errors.

Input schemas describe structure but not intent. Descriptions should explain non-obvious parameter relationships and valid value ranges.

Purpose5/5

Does the description clearly state what the tool does and how it differs from similar tools?

The description opens with a specific verb ('Underwrite') and resource ('real-estate investment deal'), then lists concrete outputs (score, verdict, cash flow, cap rate, DSCR, stress tests, break-even thresholds, report link). It also enumerates the supported strategies, making its scope clear and distinguishing it from siblings like list_strategies and solve_max_offer.

Agents choose between tools based on descriptions. A clear purpose with a specific verb and resource helps agents select the right tool.

Usage Guidelines4/5

Does the description explain when to use this tool, when not to, or what alternatives exist?

The description clearly implies usage when you have a deal and a strategy in mind, and it names the strategies you can pass. It lacks explicit exclusions or references to alternatives (e.g., 'use best_use to pick a strategy'), but the context is strong enough that an agent would know when to invoke this tool.

Agents often have multiple tools that could apply. Explicit usage guidance like "use X instead of Y when Z" prevents misuse.

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