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; an asking price or arv, if known, anchors the price-based defaults, and with neither those defaults (taxes, insurance, closing) follow each price tested. 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

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 — an asking price or ARV anchors the price-derived defaults; without either, those defaults follow each price the solver tests.
`targets`	No	Return targets the price must still satisfy. Omit to use each strategy's defaults.
`strategy`	Yes

Output 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 changedOct 21, 2026

changedInput schema / properties / inputs / description

Previous 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."New value: +"Deal inputs in camelCase engine keys. Anything omitted gets a documented default, listed back under assumptions.estimated_fields. price is optional here — an asking price or ARV anchors the price-derived defaults; without either, those defaults follow each price the solver tests."

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/non-destructive, and the description adds real behavioral context: returns MAO plus the binding constraint and per-target ceilings, omitted inputs get documented defaults surfaced in assumptions.estimated_fields, fraction convention for all rates, and 'Free, no key.' This goes meaningfully 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?

Front-loads the core definition in the first clause, then layers constraints, strategy list, input guidance and conventions. Dense but nearly every sentence carries needed information; a few clauses (e.g. repeating the fraction rule for the targets object) are mildly redundant.

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?

For a nested, multi-strategy solver with an output schema, the description supplies everything an agent needs: strategies, required vs optional inputs, defaulting behavior, anchoring semantics, target overrides, rate convention, and a summary of what is returned.

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 67% and the description adds value on top: it clarifies the fraction convention, states that price is optional and anchors price-derived defaults, explains that the targets object overrides strategy defaults, and lists valid strategies. That compensates for the undocumented parameter fraction.

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?

States a specific verb and resource with scope: 'Reverse-solve the Maximum Allowable Offer: the highest purchase price that still meets every return target.' The word 'reverse-solve' implicitly contrasts with the analyze direction, letting an agent distinguish it from analyze_deal without opening schemas.

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?

Gives clear operating guidance: 'Provide the deal inputs WITHOUT committing to a price,' with the note that an asking price or ARV anchors defaults. It does not explicitly name an alternative such as analyze_deal or state when NOT to use this tool, so it stops short of the top score.

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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