Real Estate Analyzer

Solve the maximum offer

solve_max_offer

Read-onlyIdempotent

Reverse-solve the Maximum Allowable Offer: the highest purchase price that still meets every return target (defaults: CoC 8%, DSCR 1.20, cash flow ≥ 0; flip: 10% after-tax margin + 15% annualized ROI). Returns the MAO, the binding constraint, and per-target price ceilings. Strategies: ltr, str, brrr, multifamily, flip. Provide the deal inputs WITHOUT committing to a price (use arv or an asking price as reference). Override targets via the targets object. All rates/percents are FRACTIONS (0.0675 = 6.75%). Omitted operating inputs are filled with documented defaults and listed in assumptions.estimated_fields. Free, no key.

Input Schema

TableJSON Schema

Name	Required	Description
`inputs`	Yes	Deal inputs in camelCase engine keys. Anything omitted gets a documented default, listed back under assumptions.estimated_fields. price is optional here — the asking price or ARV anchors the price-derived defaults while the solver searches.
`targets`	No	Return targets the price must still satisfy. Omit to use each strategy's defaults.
`strategy`	Yes

Output Schema

TableJSON Schema

Name	Required	Description
`mao`	Yes	Maximum allowable offer in dollars.
`summary`	Yes
`strategy`	No
`disclaimer`	No	Not financial advice — software estimate only.
`metrics_at_mao`	No
`binding_constraint`	No
`ceilings_per_target`	No

Schema Changelog

Changes observed during successful MCP inspections.

Changed1 schema field changedAug 6, 2026

addedOutput schema / properties / disclaimer

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

Changed7 schema fields changedAug 6, 2026

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

changedInput schema / properties / inputs / description

Previous value: -"Deal inputs (price optional — arv/asking anchors the defaults)."New value: +"Deal inputs in camelCase engine keys. Anything omitted gets a documented default, listed back under assumptions.estimated_fields. price is optional here — the asking price or ARV anchors the price-derived defaults while the solver searches."

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"
+  }
+}

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

changedInput schema / properties / targets / description

Previous value: -"Optional target overrides, e.g. {\"cocReturn\": 0.10, \"dscr\": 1.25}."New value: +"Return targets the price must still satisfy. Omit to use each strategy's defaults."

addedInput schema / properties / targets / properties

Added value: +{
+  "afterTaxAnnualROI": {
+    "description": "Flip: minimum annualized after-tax ROI. Expressed as a FRACTION (0.0675 = 6.75%), never a percent.",
+    "type": "number"
+  },
+  "afterTaxMargin": {
+    "description": "Flip: minimum after-tax profit margin. Expressed as a FRACTION (0.0675 = 6.75%), never a percent.",
+    "type": "number"
+  },
+  "capitalRecovery": {
+    "description": "BRRRR: minimum share of invested cash returned at refi. Expressed as a FRACTION (0.0675 = 6.75%), never a percent.",
+    "type": "number"
+  },
+  "cocReturn": {
+    "description": "Minimum cash-on-cash return. Expressed as a FRACTION (0.0675 = 6.75%), never a percent.",
+    "type": "number"
+  },
+  "dscr": {
+    "description": "Minimum debt-service coverage ratio, e.g. 1.25.",
+    "type": "number"
+  },
+  "monthlyCF": {
+    "description": "Minimum monthly cash flow in dollars.",
+    "type": "number"
+  }
+}

changedOutput schema / (root)

Previous value: -nullNew value: +{
+  "additionalProperties": true,
+  "properties": {
+    "binding_constraint": {
+      "additionalProperties": true,
+      "type": "object"
+    },
+    "ceilings_per_target": {
+      "additionalProperties": true,
+      "type": "object"
+    },
+    "mao": {
+      "description": "Maximum allowable offer in dollars.",
+      "type": "number"
+    },
+    "metrics_at_mao": {
+      "additionalProperties": true,
+      "type": "object"
+    },
+    "strategy": {
+      "type": "string"
+    },
+    "summary": {
+      "type": "string"
+    }
+  },
+  "required": [
+    "mao",
+    "summary"
+  ],
+  "type": "object"
+}

First observedAug 3, 2026

TDQS

A4.4/5.0

Behavior4/5

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

Annotations already declare readOnly, idempotent, and non-destructive. The description adds valuable behavioral context: it fills omitted inputs with the listed defaults, returns the binding constraint, and notes 'Free, no key.' This goes beyond the annotation safety profile.

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

Conciseness4/5

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

The description is dense but each sentence adds a distinct piece of information: purpose, output, strategies, input usage, targets, fraction convention, default fill behavior, and cost. It is front-loaded with the primary purpose and avoids filler.

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 complexity of the tool (multiple strategies, nested inputs, targets, defaults), the description covers purpose, usage, parameter conventions, default behavior, and output. The presence of an output schema means return-value details are captured there, so the description is complete for invocation.

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?

The schema already covers many parameter descriptions, but the description adds cross-cutting semantics: all rates are fractions, inputs without a price anchor use ARV/asking price, and the targets object can override defaults. This helps the agent set the correct parameter values, especially the nested objects.

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 an explicit verb and resource: 'Reverse-solve the Maximum Allowable Offer: the highest purchase price that still meets every return target.' It further specifies the output (MAO, binding constraint, per-target price ceilings) and lists supported strategies, clearly distinguishing it from siblings like analyze_deal.

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 gives clear context for when to use the tool ('Provide the deal inputs WITHOUT committing to a price') and explains how to override targets. It does not explicitly name alternative sibling tools, but the usage context is unambiguous enough for an agent to select it appropriately.

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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