RealVest Real Estate MCP Server

# Changelog All notable changes to this project will be documented in this file. The format is based on [Keep a Changelog](https://keepachangelog.com/en/1.0.0/), and this project adheres to [Semantic Versioning](https://semver.org/spec/v2.0.0.html). ## [1.5.0] - 2025-08-04 ### Added - **Capital Gains Tax Calculator** - Comprehensive capital gains tax analysis and optimization strategies - Complete gain/loss calculation with adjusted basis, depreciation recapture, and net proceeds - Federal tax calculations with proper rate application (0%, 15%, 20% for long-term gains) - Depreciation recapture tax at 25% rate for investment properties - Net Investment Income Tax (NIIT) calculation for high earners (3.8% surtax) - Primary residence exclusion analysis with Section 121 qualification requirements - State tax analysis for all 50 states with accurate rate tables - Holding period determination and short-term vs long-term classification - Tax strategy analysis including 1031 exchanges, installment sales, and opportunity zones - Timing optimization with multiple year scenarios and income projections - Tax year comparison tools for strategic timing decisions - Comprehensive recommendations engine with priority-based action items - Support for all property types: primary residence, investment, vacation, commercial - Advanced scenarios: cost segregation, charitable remainder trusts, tax loss harvesting ### Technical - Added comprehensive test suite with 15 test scenarios covering all tax calculations - Enhanced schema validation for complex tax calculation parameters - Updated README with detailed Capital Gains Tax Calculator example showing $20,250 tax optimization - Incremented version to 1.5.0 and updated test count to 177 tests - Added capital gains tax tool to package.json tools list ## [1.3.0] - 2025-08-04 ### Added - **Seller Financing Calculator** - Comprehensive seller financing analysis and optimization - Multiple payment structures: fully amortizing, interest-only, balloon, partial amortization - Detailed financing metrics with payment schedules and effective yield calculations - Seller benefits analysis including interest rate advantages, tax deferral, and marketability - Buyer benefits analysis covering rate savings, qualification advantages, and closing speed - Cash flow analysis for investment properties with CoC returns and DSCR calculations - Risk assessment framework covering credit, market, legal, and payment risks - Scenario comparison tools for different terms, rates, and amortization schedules - Tax implications analysis with capital gains spreading and interest income treatment - Exit strategy analysis including hold-to-maturity, early payoff, and note sale options - Comprehensive recommendations engine for deal structure optimization - Support for all property types and seller/buyer profiles with risk tolerance matching - Legal compliance guidance and documentation requirements ### Technical - Added comprehensive test suite with 13 test scenarios covering all calculator features - Enhanced error handling and validation for seller financing parameters - Updated README with detailed Seller Financing Calculator example - Incremented version to 1.3.0 and updated test count to 147 tests ## [1.2.0] - 2025-08-04 ### Added - **Subject-To Deal Calculator** - Comprehensive subject-to real estate deal analysis - Deal quality scoring system with instant equity and LTV analysis - Cash flow analysis with rental income, vacancy, and management considerations - Risk assessment covering legal, payment, market, insurance, and interest rate risks - Legal compliance scoring for deal structure and transfer methods - Multiple exit strategy analysis (hold & rent, refinance, quick sale, seller financing) - Insurance requirement analysis with liability and coverage recommendations - Long-term projections with 5-year equity growth and return calculations - Comprehensive risk mitigation strategies for due-on-sale and legal compliance - Support for all loan types (conventional, FHA, VA, USDA, portfolio) with risk differentiation - Authorization agreement and deed transfer method analysis ### Technical - Added comprehensive test suite with 11 test scenarios covering all calculator features - Enhanced error handling and validation for subject-to deal parameters - Updated README with detailed Subject-To Deal Calculator example - Incremented version to 1.2.0 and updated test count to 134 tests ## [1.1.0] - 2025-08-04 ### Added - **Wholesale Deal Analyzer** - Comprehensive wholesale real estate deal analysis - Deal quality grading system with A-D ratings based on profit margins and spreads - End buyer analysis with 70% rule compliance checking and ROI calculations - Assignment fee optimization with profitability analysis and timeline estimation - Multiple exit strategy comparison (wholesale assignment, double close, fix & flip, lease option) - Market timing analysis with seasonal factors and neighborhood grading - Risk assessment covering property, market, deal, seller, time, and repair risks - Buyer deal analysis with financing scenarios and cash-on-cash returns - Comprehensive recommendations for deal optimization and risk mitigation - Support for all property types and condition levels - Assignment timeline estimation based on buyer list size and deal grade ### Technical - Added comprehensive test suite with 11 test scenarios covering all analyzer features - Enhanced error handling and validation for wholesale deal parameters - Updated README with detailed Wholesale Deal Analyzer example - Incremented version to 1.1.0 and updated test count to 123 tests ## [1.0.0] - 2025-08-04 ### Added - **Construction Loan Calculator** - Comprehensive construction financing analysis - Project cost breakdown with hard costs, soft costs, and contingency analysis - Customizable draw schedule with 5-phase default or user-defined phases - Interest-only payment calculations during construction period - Permanent financing conversion analysis with loan-to-value calculations - Profitability analysis with gross profit, profit margin, and ROI calculations - Risk assessment covering timeline, cost, financing, leverage, and market risks - Cash flow requirements tracking month-by-month out-of-pocket needs - Scenario comparison for different financing structures (70%, 80%, 90% LTC) - Stress testing for cost overruns, timeline delays, and market value changes - Comprehensive recommendations for budget, timeline, and risk mitigation - Support for single-family, multi-family, commercial, custom, and spec homes ### Technical - Added comprehensive test suite with 11 test scenarios covering all calculator features - Enhanced error handling and validation for construction loan parameters - Updated README with detailed Construction Loan Calculator example - Incremented version to 1.0.0 to mark stable release milestone ## [0.9.0] - 2025-08-04 ### Added - **Market Analysis Tool** - Comprehensive market analysis with comparable property analysis - CMA (Comparative Market Analysis) with property scoring algorithm - Comparable property adjustments for size, condition, age, and location differences - Market metrics calculation (average/median prices, days on market, absorption rates) - Neighborhood analysis with market strength and liquidity scoring - Investment analysis with rental comparables and cap rate estimation - Price recommendations for listing, investment offers, and quick sales - Market insights with trend analysis and risk identification - Support for single-family, multi-family, and condo property types - Professional-grade valuation methodology used by real estate appraisers ### Changed - Expanded MCP tools from 21 to 22 calculators - Updated package.json version to 0.9.0 - Increased test coverage to 102 tests ## [0.8.0] - 2025-08-04 ### Added - **1031 Exchange Calculator** - Comprehensive like-kind exchange analysis - Tax liability calculation with depreciation recapture - Exchange qualification requirements analysis - Like-kind property verification - Timing requirement compliance (45-day/180-day rules) - Boot calculation and partial exchange handling - Cash flow impact analysis with and without exchange - Long-term tax deferral benefits calculation - Risk assessment with mitigation strategies - Alternative scenario comparisons (taxable sale, installment sale, opportunity zones) - Professional guidance recommendations ### Changed - Expanded MCP tools from 20 to 21 calculators - Updated package.json version to 0.8.0 - Increased test coverage to 92 tests ## [0.7.0] - 2025-08-04 ### Added - **Airbnb/STR Income Calculator** - Comprehensive short-term rental analysis - Seasonal variation analysis with peak/low season rates - Traditional rental vs STR comparison - Multi-year revenue and expense projections - Risk assessment with stress testing scenarios - Break-even occupancy analysis - Startup cost analysis with furniture/renovation budgets - Platform fee and management cost calculations - RevPAR and profit margin metrics - Intelligent recommendations for STR optimization ### Changed - Expanded MCP tools from 19 to 20 calculators - Updated package.json version to 0.7.0 - Increased test coverage to 82 tests ## [0.6.0] - 2025-08-04 ### Added - **Refinance Calculator** - Comprehensive mortgage refinance analysis - Break-even analysis with simple and NPV-based calculations - Current vs new loan detailed comparison - Cash-out refinance support and scenarios - Tax-adjusted effective interest rates - LTV analysis with PMI detection - Multiple scenario comparisons (different terms, rates) - NPV and IRR calculations for refinance decision - Planning horizon impact analysis - Intelligent recommendations based on multiple factors ### Changed - Expanded MCP tools from 18 to 19 calculators - Updated package.json version to 0.6.0 - Increased test coverage to 72 tests ## [0.5.0] - 2025-08-04 ### Added - **Sensitivity Analysis Calculator** - Multi-variable sensitivity analysis for real estate investments - Analyze impact of changes in key variables (price, rent, expenses, rates) - Tornado diagram visualization of most impactful variables - Two-way sensitivity analysis for variable interactions - Critical value identification (break-even points) - Risk assessment with elasticity calculations - **Monte Carlo Simulator** - Risk analysis through probabilistic simulation - Support for normal, uniform, and triangular distributions - 10,000+ scenario simulations with customizable parameters - Value at Risk (VaR) and Conditional VaR calculations - Probability analysis for target metrics - Correlation analysis between inputs and outputs - Confidence intervals and scenario identification - **Tax Benefits Calculator** - Comprehensive tax analysis for real estate investments - Depreciation schedule calculation (27.5/39 year) - Cost segregation analysis with bonus depreciation - Federal and state tax savings calculations - Passive activity loss analysis and limitations - Tax strategies and planning recommendations - Effective tax rate calculations - **Property Comparison Tool** - Side-by-side analysis of multiple properties - Compare 2-5 properties across all key metrics - Weighted scoring system with customizable criteria - Risk-return efficiency analysis - Sensitivity comparison across properties - Best option identification for different goals - Investment timeline projections ### Changed - Expanded MCP tools from 14 to 18 calculators - Updated package.json version to 0.5.0 ### Testing - Added comprehensive test suite for all advanced calculators - 62 total tests with 100% pass rate - Full coverage of edge cases and advanced scenarios ## [0.4.0] - 2025-08-04 ### Added - **IRR Calculator** - Calculate Internal Rate of Return for real estate investments - Cash flow analysis with NPV calculations - Performance rating system - Sensitivity analysis for key variables - Break-even rate calculations - Target IRR comparison - **Fix & Flip Calculator** - Analyze profitability of fix and flip investments - Support for multiple financing types (cash, hard money, conventional, private) - Detailed cost breakdown with contingencies - MAO (Maximum Allowable Offer) 70% rule analysis - Risk assessment with mitigation strategies - Project timeline with phase breakdown - Break-even and safety cushion analysis - **Loan Comparison Tool** - Compare up to 4 mortgage scenarios side by side - Support for conventional, FHA, VA, USDA, jumbo, and ARM loans - Points analysis with break-even calculations - PMI calculations and removal timeline - ARM risk analysis with max payment scenarios - Best option identification across multiple metrics - Side-by-side comparison tables - **NPV Calculator** - Calculate Net Present Value for real estate investments - Nominal and real (inflation-adjusted) NPV calculations - Modified IRR and profitability index metrics - Payback period analysis (simple and discounted) - Sensitivity analysis with break-even discount rate - Opportunity cost comparison - Detailed cash flow schedule with present values - **Cash-on-Cash Return Calculator** - Analyze cash returns on real estate investments - Complete investment and expense breakdown - Performance rating system across multiple metrics - Vacancy and expense scenario analysis - 5-year projection with appreciation - Monthly cash flow breakdown - Debt coverage ratio calculations - **DSCR Calculator** - Calculate Debt Service Coverage Ratio for investment loans - Comprehensive NOI and debt service analysis - Loan qualification assessment by loan type - Maximum loan amount calculations - Stress testing with multiple scenarios - Break-even occupancy analysis - Resilience scoring and recommendations - **Breakeven Analysis Calculator** - Determine property break-even points - Occupancy-based breakeven calculations - Revenue vs expense analysis - Multi-unit property support - Target cash flow analysis - Sensitivity analysis for rent and cost changes - Risk assessment with mitigation strategies ### Changed - Expanded MCP tools from 7 to 14 calculators - Updated package.json version to 0.4.0 - Added new tool entries to package.json mcp.tools array ### Fixed - Fixed recursive call stack overflow in COCR calculator scenario analysis - Fixed recursive call stack overflow in DSCR stress testing - Fixed NPV inflation test expectation (real NPV > nominal NPV when inflation positive) - Fixed null reference errors in DSCR recommendations ### Testing - Added comprehensive test suite for all new calculators - 50 total tests with 100% pass rate - Full coverage of edge cases and scenarios ## [0.3.0] - 2025-08-04 ### Added - **Mortgage Affordability Calculator** - Advanced mortgage affordability analysis with: - Dual income support (primary borrower + co-borrower) - Comprehensive DTI (Debt-to-Income) analysis - PMI (Private Mortgage Insurance) calculations - Alternative scenarios and recommendations - Support for various down payment percentages - **Debt-to-Income Calculator** - DTI analysis for mortgage qualification with: - Support for multiple loan types (Conventional, FHA, VA, USDA) - Front-end and back-end ratio calculations - Qualification status determination - Improvement strategies and recommendations - Maximum affordable payment calculations ### Changed - Expanded MCP tools from 5 to 7 calculators - Updated package.json version to 0.3.0 ### Testing - Added comprehensive test suite for new calculators - 14 total tests with 100% pass rate - Edge case coverage for high debt scenarios, dual income, and PMI calculations ## [0.2.4] - 2025-08-01 ### Documentation - Add full URLs to all educational resource examples - Show article titles, summaries, and clickable links - Clarify that users receive direct links to articles ## [0.2.3] - 2025-08-01 ### Fixed - Remove broken link to non-existent /docs directory in README ## [0.2.2] - 2025-08-01 ### Added - Comprehensive usage examples covering all calculators and resources - Detailed use cases document with 50+ examples - Quick reference guide with all parameters - FAQ section in README - Development setup instructions - Troubleshooting guide ### Documentation - Expanded README with real-world examples for every feature - Added conversational examples showing AI assistant interactions - Created parameter reference for all tools - Added tips for optimal usage ## [0.2.1] - 2025-08-01 ### Changed - Moved to dedicated repository at https://github.com/sigaihealth/realvestmcp - Updated all documentation links to point to new repository ## [0.2.0] - 2025-08-01 ### Added - Real data from RealVest.ai website for insights articles (30 articles) - Comprehensive state assistance programs data for 10 states - Current market data with mortgage rates, home prices, and trends - Realistic calculator examples with multiple scenarios per calculator - Federal assistance programs (FHA, VA, USDA, Good Neighbor) - Market analysis by location functionality - Investor metrics and cap rates by property class ### Changed - Insights resource now loads from actual article data - State assistance includes income limits and contact info - Market data includes historical context and forecasts - Calculator examples expanded from 3 to 15+ scenarios ### Fixed - Resource loading with proper error handling - Data persistence using JSON files ## [0.1.0] - 2025-08-01 ### Added - Initial release of RealVest MCP Server - Affordability calculator with comprehensive DTI analysis - BRRRR deal analyzer with success metrics - House hacking calculator - Portfolio growth simulator - Syndication investment analyzer - Educational insights resource - State assistance programs resource - Current market data resource - Example scenarios for all calculators - Full MCP protocol implementation - NPM package configuration ### Features - Calculate home affordability based on income, debts, and down payment - Analyze BRRRR deals with detailed ROI metrics - Evaluate house hacking opportunities - Project portfolio growth over 20 years - Analyze syndication investments - Access educational articles and resources - Get state-specific down payment assistance information - Retrieve current mortgage rates and market data [0.1.0]: https://github.com/sigaihealth/realvestai/releases/tag/v0.1.0