RealVest Real Estate MCP Server

# @realvest/mcp-server An MCP (Model Context Protocol) server that provides AI assistants with direct access to RealVest.ai's comprehensive suite of **31 professional real estate investment calculators** and educational resources. Perfect for integrating professional-grade real estate analysis capabilities into Claude and other AI assistants. [](https://www.npmjs.com/package/@realvest/mcp-server) [](https://opensource.org/licenses/MIT) ## 🚀 Features ### 31 Professional Calculators #### Basic Analysis Tools (5) - **calculate_affordability** - Home affordability based on income and debts - **analyze_brrrr_deal** - BRRRR (Buy, Rehab, Rent, Refinance, Repeat) analysis - **evaluate_house_hack** - House hacking strategy calculator - **project_portfolio_growth** - 20-year portfolio projection - **analyze_syndication** - Syndication investment evaluation #### Lending & Qualification Tools (3) - **calculate_mortgage_affordability** - Advanced mortgage qualification with dual income - **analyze_debt_to_income** - DTI analysis for different loan types - **compare_loans** - Side-by-side comparison of up to 4 loan scenarios #### Investment Analysis Tools (6) - **calculate_irr** - Internal Rate of Return with sensitivity analysis - **analyze_fix_flip** - Fix and flip profitability calculator - **calculate_npv** - Net Present Value with inflation adjustment - **calculate_cocr** - Cash-on-Cash Return with 5-year projections - **calculate_dscr** - Debt Service Coverage Ratio for investment loans - **analyze_breakeven** - Breakeven analysis for rental properties #### Advanced Analysis Tools (15) - **analyze_sensitivity** - Multi-variable sensitivity analysis - **run_monte_carlo** - Monte Carlo risk simulation (10,000+ scenarios) - **calculate_tax_benefits** - Tax benefits and depreciation calculator - **compare_properties** - Compare up to 5 properties side-by-side - **analyze_refinance** - Refinance analysis with break-even and NPV calculations - **analyze_airbnb_str** - Airbnb/STR income analysis with seasonal variations - **analyze_1031_exchange** - 1031 like-kind exchange tax analysis and qualification - **analyze_market_comps** - Market analysis with comparable property analysis and CMA - **analyze_construction_loan** - Construction loan analysis with draw schedules and permanent financing - **analyze_wholesale_deal** - Wholesale deal analysis with assignment fees and exit strategies - **analyze_subject_to_deal** - Subject-to deal analysis with existing mortgage takeover - **analyze_seller_financing** - Seller financing analysis with terms optimization and risk assessment - **analyze_hard_money_loan** - Hard money loan analysis with project viability and risk assessment - **calculate_capital_gains_tax** - Capital gains tax calculator with optimization strategies - **analyze_rent_vs_buy** - Compare costs and benefits of renting vs buying with comprehensive financial analysis - **track_deal_pipeline** - Track and analyze multiple deals through various stages with performance metrics - **analyze_joint_venture** - Analyze joint venture partnerships with profit splitting and risk assessment - **analyze_property_management** - Compare self-management vs professional property management - **track_property_expenses** - Track and analyze property expenses with benchmarking and tax analysis ### Educational Resources - **insights_articles** - 35+ educational articles and market insights - **state_assistance_programs** - Down payment assistance by state - **market_data** - Current mortgage rates and market conditions - **calculator_examples** - Example scenarios for each calculator ## 📦 Installation ### NPM Global Install (Recommended) ```bash npm install -g @realvest/mcp-server ``` ### NPM Local Install ```bash npm install @realvest/mcp-server ``` ### From Source ```bash git clone https://github.com/sigaihealth/realvestmcp.git cd realvestmcp npm install ``` ## 🔧 Configuration ### With Claude Desktop Add to your Claude Desktop configuration: **macOS**: `~/Library/Application Support/Claude/claude_desktop_config.json` **Windows**: `%APPDATA%\Claude\claude_desktop_config.json` ```json { "mcpServers": { "realvest": { "command": "npx", "args": ["@realvest/mcp-server"], "description": "RealVest.ai real estate investment tools" } } } ``` Or if installed globally: ```json { "mcpServers": { "realvest": { "command": "realvest-mcp", "description": "RealVest.ai real estate investment tools" } } } ``` ## 📚 Complete Usage Examples ### 🏠 Basic Calculators #### Affordability Calculator ``` Human: I make $95,000/year with $800 in monthly debts. I have $30,000 saved. What house can I afford? Claude: I'll calculate what you can afford using the RealVest affordability calculator. [Uses calculate_affordability] Based on your finances: - Maximum home price: $385,000 - Monthly payment: $2,534 - Down payment: 7.8% ($30,000) - Cash needed at closing: $37,850 - Front-end DTI: 32.1% - Back-end DTI: 42.2% ``` #### BRRRR Calculator ``` Human: Analyzing a BRRRR deal: $120k purchase, $40k rehab, $210k ARV, $1,600/mo rent Claude: I'll analyze this BRRRR opportunity for you. [Uses analyze_brrrr_deal] BRRRR Analysis Results: - Total investment: $160,000 - Cash out at refinance: $2,500 (98.4% capital returned!) - Monthly cash flow: $287 - Annual ROI: 39.4% - Cash-on-cash return: 11.5% - This is an excellent BRRRR deal! ``` #### House Hacking Calculator ``` Human: I'm buying a $450,000 triplex, living in one unit. Other units rent for $1,500 each. Claude: Let me calculate your house hacking savings. [Uses evaluate_house_hack] House Hacking Analysis: - Your effective housing cost: -$523/month (you're getting paid to live there!) - Compared to renting: Save $2,023/month - Annual savings: $24,276 - Plus you're building equity and getting tax benefits! ``` #### Portfolio Growth Projector ``` Human: Starting with $75k, saving $20k/year, buying a property every 18 months. 20-year projection? Claude: I'll project your portfolio growth over 20 years. [Uses project_portfolio_growth] 20-Year Portfolio Projection: - Properties owned: 13 - Portfolio value: $4.2 million - Total equity: $2.3 million - Monthly cash flow: $11,400 - Annual passive income: $136,800 - Total ROI: 485% ``` #### Syndication Analyzer ``` Human: Evaluating a syndication: $100k investment, 8% preferred, 70/30 split, 17% projected IRR Claude: I'll analyze this syndication opportunity. [Uses analyze_syndication] Syndication Analysis: - Total projected return: $217,000 - Cash-on-cash average: 9.8% - Equity multiple: 2.17x - Risk-adjusted return: Good - The 8% preferred return provides solid downside protection ``` ### 💰 Lending & Qualification Tools #### Mortgage Affordability Calculator ``` Human: Dual income: $85k + $65k, $1,200 monthly debts, $50k down. Include closing costs. Claude: I'll calculate your mortgage affordability with both incomes. [Uses calculate_mortgage_affordability] Mortgage Affordability Analysis: - Combined income: $150,000/year - Maximum purchase price: $625,000 - Maximum loan amount: $575,000 - Monthly payment (PITI): $4,125 - Total monthly with debts: $5,325 - Front-end DTI: 33.0% - Back-end DTI: 42.6% - Closing costs estimate: $17,250 ``` #### Debt-to-Income Calculator ``` Human: Income $120k, debts: $400 car, $200 credit cards, $150 student loans. Check all loan types. Claude: I'll analyze your DTI for different loan types. [Uses analyze_debt_to_income] DTI Analysis Results: - Current DTI: 7.5% - With mortgage: 35.8% Loan Type Qualification: ✅ Conventional: Qualified (max 45%) ✅ FHA: Qualified (max 57%) ✅ VA: Qualified (max 41%) ✅ USDA: Qualified (max 41%) ⚠️ Jumbo: Borderline (prefer <35%) Maximum loan amounts by type vary from $485k-$625k ``` #### Loan Comparison Tool ``` Human: Compare: 1) 6.5% 30yr conventional, 2) 5.9% 15yr, 3) 6.2% FHA, 4) 5.8% 5/1 ARM Claude: I'll compare these four loan options for you. [Uses compare_loans] Loan Comparison Results: Best for monthly payment: FHA ($2,847/mo) Best for total interest: 15-year ($158,420) Best for equity building: 15-year Best overall value: Conventional 30-year ARM Risk: Payment could increase to $3,425/mo FHA PMI: $312/mo for 11 years Break-even on points: 42 months ``` ### 📊 Investment Analysis Tools #### IRR Calculator ``` Human: Initial investment $150k, cash flows: Y1 $12k, Y2 $15k, Y3 $18k, Y4 $22k, Y5 $25k + $200k sale Claude: I'll calculate the IRR for this investment. [Uses calculate_irr] IRR Analysis: - IRR: 19.7% - NPV at 10%: $63,482 - Total return: 128% - Payback period: 4.2 years Sensitivity Analysis: - If rents drop 10%: IRR falls to 15.3% - If exit value drops 10%: IRR falls to 16.8% - Break-even sale price: $147,000 ``` #### Fix & Flip Calculator ``` Human: Purchase $180k, rehab $65k, ARV $320k, 6-month timeline, hard money loan Claude: I'll analyze this fix and flip project. [Uses analyze_fix_flip] Fix & Flip Analysis: - Total investment: $245,000 - Net profit: $52,350 - ROI: 21.4% - Profit margin: 16.4% - MAO (70% rule): $159,000 ✅ Good deal! Financing costs: $14,700 Break-even sale price: $259,700 Safety cushion: $60,300 ``` #### NPV Calculator ``` Human: Evaluating a 10-year hold: -$200k initial, $24k/year cash flow, $400k sale, 8% discount rate Claude: I'll calculate the NPV for this investment. [Uses calculate_npv] NPV Analysis: - Nominal NPV: $128,745 - IRR: 13.8% - Profitability Index: 1.64 - Payback period: 8.3 years With 3% inflation: - Real NPV: $142,380 - Real discount rate: 4.85% - This investment significantly outpaces inflation! ``` #### Cash-on-Cash Return Calculator ``` Human: $350k property, 25% down, $3,200 rent, $1,400 expenses, 6.8% rate Claude: I'll calculate your cash-on-cash return. [Uses calculate_cocr] Cash-on-Cash Analysis: - Cash invested: $87,500 - Monthly cash flow: $642 - Annual cash flow: $7,704 - Cash-on-cash return: 8.8% - Cap rate: 7.7% 5-Year Projection: - Total cash flow: $42,168 - Property value: $405,963 - Total return: 86.4% - Average annual: 17.3% ``` #### DSCR Calculator ``` Human: Investment property: $2,800 rent, 5% vacancy, $800 expenses, $350k loan at 7.25% Claude: I'll calculate the DSCR for loan qualification. [Uses calculate_dscr] DSCR Analysis: - Net Operating Income: $25,200/year - Annual debt service: $28,644 - DSCR: 0.88 ❌ Below 1.0 Loan Qualification: Not qualified - Need DSCR ≥ 1.0 for most loans - Maximum loan at 1.0 DSCR: $306,000 - Or increase rent to $3,200 to qualify Stress test: 20% vacancy would drop DSCR to 0.71 ``` #### Breakeven Calculator ``` Human: 4-unit building: $500k price, $6k/mo total rent, $2k expenses, $400k loan Claude: I'll calculate your breakeven points. [Uses analyze_breakeven] Breakeven Analysis: - Breakeven occupancy: 63.3% (2.5 units) - Current margin: $1,302/month - Can withstand: - 21.7% rent decrease - 65% expense increase Sensitivity: Most vulnerable to vacancy changes 5-year average breakeven: 61.2% Risk level: Low (good margin of safety) ``` ### 🧮 Advanced Analysis Tools #### Sensitivity Analysis ``` Human: How sensitive is my investment to interest rates, rents, and purchase price changes? Claude: I'll perform a multi-variable sensitivity analysis. [Uses analyze_sensitivity] Sensitivity Analysis Results: Most Impactful Variables (by elasticity): 1. Interest Rate: 1.82 elasticity - +1% rate → -8.2% returns 2. Rental Income: 1.45 elasticity - -10% rent → -14.5% returns 3. Purchase Price: 0.93 elasticity - +10% price → -9.3% returns Critical Values: - Break-even interest rate: 8.7% - Minimum viable rent: $2,150 - Maximum purchase price: $385,000 Tornado diagram shows interest rate risk dominates ``` #### Monte Carlo Simulator ``` Human: Run 10,000 simulations: rent $2,000-2,500, expenses $12-18k, appreciation 2-5% Claude: I'll run a Monte Carlo simulation with your parameters. [Uses run_monte_carlo] Monte Carlo Results (10,000 simulations): Expected Returns: - Mean IRR: 14.3% - Median IRR: 13.8% - Standard deviation: 3.2% Risk Analysis: - Probability of loss: 4.2% - Value at Risk (95%): 8.1% - Best case (95th percentile): 20.4% Success Probabilities: - IRR > 10%: 89.3% - IRR > 15%: 42.7% - Positive cash flow: 94.6% Recommendation: Strong risk-adjusted returns ``` #### Tax Benefits Calculator ``` Human: $400k property, $80k land, $48k rental income, $150k other income, married filing jointly Claude: I'll calculate your tax benefits from depreciation. [Uses calculate_tax_benefits] Tax Benefits Analysis: Depreciation Schedule: - Annual depreciation: $11,636 - First-year tax savings: $3,723 - 10-year total savings: $37,230 Tax Impact: - Taxable rental income: $24,187 - After depreciation: $12,551 - Effective tax rate on rental: 19.8% Strategies: - Consider cost segregation for $15k+ first year - Passive loss limited to $12,449 due to income - 1031 exchange to defer $29,090 recapture ``` #### Property Comparison Tool ``` Human: Compare 3 properties: A) $300k SFH $2,500 rent, B) $400k duplex $3,600 rent, C) $350k condo $2,800 rent Claude: I'll compare these three investment properties. [Uses compare_properties] Property Comparison Results: Rankings (Weighted Score): 1. Duplex (84.2/100) ⭐ 2. Condo (76.8/100) 3. SFH (71.5/100) Best for Different Goals: - Highest cash flow: Duplex ($847/mo) - Best cap rate: Duplex (8.1%) - Lowest risk: Condo (65% breakeven) - Best appreciation: SFH (location score 8.5) 5-Year Projections: - Duplex: 92% total return - Condo: 78% total return - SFH: 71% total return Recommendation: Duplex offers best overall returns ``` #### Refinance Calculator ``` Human: Should I refinance? Current: $350k balance at 7.25%, 23 years left. New offer: 6.5% for 30 years Claude: I'll analyze whether refinancing makes financial sense for you. [Uses analyze_refinance] Refinance Analysis Results: Current vs New Loan: - Monthly payment: $2,683 → $2,324 (save $359/mo) - Total interest remaining: $391,564 → $486,640 - Closing costs: $7,000 Break-Even Analysis: - Simple break-even: 19.5 months - NPV at 7% discount rate: $42,815 - IRR: 26.3% Decision: ✅ Refinance Recommended (High Confidence) - Primary reason: Significant rate reduction with reasonable break-even - Monthly savings of $359 provide excellent cash flow improvement - Even with extended term, NPV is strongly positive Recommendations: 1. Proceed with refinance - the 0.75% rate reduction justifies costs 2. Consider investing the $359 monthly savings for compound growth 3. Alternative: 20-year term saves $168,000 in interest vs 30-year Risk Factors: - You'll pay more total interest due to term extension - Consider if you plan to keep property more than 2 years ``` #### Seller Financing Calculator ``` Human: Analyzing seller financing: $400k property, $80k down, 7.5% rate, 20-year term, motivated seller Claude: I'll analyze this seller financing opportunity for you. [Uses analyze_seller_financing] Seller Financing Analysis Results: Deal Summary: - Property value: $400,000 - Down payment: $80,000 (20%) - Seller note: $320,000 - Interest rate: 7.5% - Monthly payment: $2,583 - LTV ratio: 80% Financing Metrics: - Total payments to seller: $619,920 - Total interest earned: $299,920 - Effective annual yield: 7.5% - Payment type: Fully amortizing Seller Benefits: Excellent Rating (Score: 78/100) - Higher Interest Rate: Earning 7.5% vs 6.5% market rate - Annual advantage: $3,200 - Tax Deferral: Spread capital gains over 20 years - Estimated annual tax savings: $2,400 - Enhanced Marketability: Seller financing attracts more buyers - Property value enhancement: $8,000 - Commission Savings: Potential full-price sale without realtor - Commission savings: $24,000 Buyer Benefits: Very Good Rating (Score: 65/100) - Below Market Interest Rate: 7.5% vs 8.2% conventional loans - Annual savings: $2,240 - Easier Qualification: Bypass strict bank requirements - Faster Closing: 2-3 weeks vs 30-45 days - Lower Down Payment: 20% vs typical 25% for investment Cash Flow Analysis (Investment Property): - Gross monthly rent: $3,200 - Operating expenses: $800 - Net operating income: $2,400 - Monthly payment: $2,583 - Monthly cash flow: -$183 - Cash-on-cash return: -2.7% - DSCR: 0.93 (below 1.0) Risk Assessment: Medium Risk (Score: 35/100) - Legal Risk: MEDIUM - Comprehensive documentation needed - Credit Risk: LOW - Buyer has 720 credit score - Market Risk: LOW - 80% LTV provides equity cushion Tax Analysis: - Capital gain recognition: $5,000/year (vs $100k lump sum) - Interest income: $24,000/year - Estimated annual taxes: $7,200 - Tax advantages: Spread gains, avoid large tax hit Exit Strategies: 1. ✅ Hold to Maturity (Recommended) - Timeline: 20 years - Total return: $299,920 interest 2. Early Payoff Incentive - Timeline: 7-10 years - Offer 3% discount for early payoff 3. Sell Note to Investor - Timeline: Any time - Expect 70-80% of remaining balance Recommendations: ✅ Highly Recommended - Strong mutual benefits for both parties - Seller earns above-market returns with tax advantages - Buyer gets easier qualification and competitive rate - Implement comprehensive legal documentation - Use experienced real estate attorney - Consider mortgage servicing company for payments Key Success Factors: - Comprehensive promissory note and deed of trust - Automatic payment processing - Property insurance requirements - Clear default procedures - Regular payment monitoring ``` #### Capital Gains Tax Calculator ``` Human: Selling investment property I bought 3 years ago: Purchase $280k, Sale $420k, $35k improvements, $18k depreciation taken, married filing jointly, $150k income Claude: I'll calculate your capital gains tax liability and provide optimization strategies. [Uses calculate_capital_gains_tax] Capital Gains Tax Analysis Results: Transaction Summary: - Sale price: $420,000 - Purchase price: $280,000 - Holding period: 3 years (Long-term) - Property type: Investment Property - Total gain: $140,000 Gain/Loss Analysis: - Original basis: $280,000 - Capital improvements: $35,000 - Total depreciation taken: $18,000 - Adjusted basis: $297,000 - Net proceeds: $420,000 - Gross capital gain: $123,000 Tax Breakdown: - Depreciation recapture: $18,000 (taxed at 25%) - Capital gain after recapture: $105,000 (long-term rates) - Depreciation recapture tax: $4,500 - Capital gains tax: $15,750 (15% rate) - Net Investment Income Tax: $0 (income below threshold) - Total federal tax liability: $20,250 Tax Rates Applied: - Ordinary tax rate: 22% - Long-term capital gains rate: 15% - Depreciation recapture rate: 25% - Effective tax rate: 16.5% After-Tax Proceeds: $399,750 State Tax Analysis (if applicable): - Varies by state (0% to 13.3%) - Texas/Florida: $0 additional tax - California: ~$16,359 additional tax Tax Optimization Strategies: 1. ✅ 1031 Like-Kind Exchange (Best Strategy) - Tax savings: $20,250 (100% deferral) - Requirements: Identify replacement within 45 days - Timeline: Complete exchange within 180 days - Suitability: Highly Suitable 2. Installment Sale - Tax savings: ~$6,075 (spread over multiple years) - Requirements: Payments over multiple tax years - Benefits: Lower tax brackets, steady income 3. Tax Loss Harvesting - Requirements: Realize losses in same tax year - Benefits: Offset gains with losses Recommendations: ✅ Highly Recommended: 1031 Exchange - Defer entire $20,250 tax liability - Build wealth through continued property ownership - Step-up basis for heirs upon death - Requires qualified intermediary and strict timelines ⚠️ Consider Professional Help - Complex transaction with significant tax impact - Multiple strategies available for optimization - State tax implications vary significantly - Proper documentation essential for tax benefits Key Action Items: - Review all available tax strategies - Consider timing optimization - Evaluate 1031 exchange opportunity - Plan for estimated tax payments if not deferring - Document all qualifying expenses and improvements ``` #### Airbnb/STR Income Calculator ``` Human: Analyzing a beach condo for Airbnb: $350k purchase, 2BR/2BA, $180/night average, 65% occupancy Claude: I'll analyze the Airbnb potential for your beach condo investment. [Uses analyze_airbnb_str] Airbnb/STR Analysis Results: Investment Summary: - Total investment: $117,500 (25% down + startup costs) - Annual gross revenue: $42,705 (256 occupied nights) - Operating expenses: $18,450 (43% expense ratio) - Annual cash flow: $4,890 Performance Metrics: - Cash-on-cash return: 4.2% - Cap rate: 6.9% - Revenue per night: $167 (including cleaning fees) - Profit margin: 11.4% vs Traditional Rental: - STR monthly cash flow: $408 - Traditional rental: $285/month - STR advantage: $123/month (+43%) Seasonal Analysis: - Peak season (4 months): $220/night, 80% occupancy - Low season (4 months): $140/night, 45% occupancy - Shoulder season: $180/night, 65% occupancy Risk Analysis: Medium Risk - Tourism dependency creates income volatility - 20% occupancy drop = -$8,500 annual cash flow - High expense ratio limits profit margins Break-Even Analysis: - Break-even occupancy: 52% - Current margin of safety: 13 percentage points - Minimum 190 nights/year needed to break even Recommendations: 1. ✅ Proceed - STR significantly outperforms traditional rental 2. Focus on peak season optimization and guest experience 3. Budget for 3-6 months of expenses as reserves 4. Consider professional management for 256+ bookings/year 5. Diversify marketing across seasons and guest types Key Success Factors: - Maintain above 60% occupancy through strong marketing - Optimize pricing for seasonal demand patterns - Excellent guest experience for positive reviews ``` #### 1031 Exchange Calculator ``` Human: Analyzing 1031 exchange: Selling rental for $500k, bought for $300k, $80k depreciation taken. Buying $600k replacement. Claude: I'll analyze your 1031 like-kind exchange opportunity. [Uses analyze_1031_exchange] 1031 Exchange Analysis Results: Property Analysis: - Sale price: $500,000 - Adjusted basis: $270,000 (cost + improvements - depreciation) - Total gain: $200,000 - Depreciation recapture: $80,000 - Capital gain: $120,000 Tax Impact Without Exchange: - Depreciation recapture tax: $20,000 (25% rate) - Capital gains tax: $24,000 (20% rate) - Estimated state tax: $10,000 - Total tax liability: $54,000 1031 Exchange Benefits: - Immediate tax savings: $54,000 - QI fees: $3,000 - Net tax benefit: $51,000 Exchange Requirements: ✅ FULLY QUALIFIED - Value test: PASS ($600k > $470k net proceeds) - Debt test: PASS (no mortgage boot) - Like-kind test: PASS (both investment properties) - Zero boot: Perfect exchange structure Cash Flow Impact: - With 1031: $51,000 more available for investment - Additional borrowing capacity from tax savings - Can acquire higher-value replacement property Qualification Analysis: 100% Qualified ✅ Like-kind properties (both investment real estate) ✅ 45-day identification rule ✅ 180-day exchange completion rule ✅ Investment/business use requirement met Risk Analysis: Low Risk - Success probability: 85% - Main risks: Timing constraints, financing approval - Mitigation: Pre-qualify financing, identify backup properties Long-Term Benefits (10-year hold): - Tax deferral benefit: $42,000 NPV - Effective tax rate reduction: 15% - Compounding effect of deferred taxes Alternative Scenarios: 1. Taxable Sale: $54k immediate tax, $416k net proceeds 2. Installment Sale: Spread tax over 5 years 3. Opportunity Zone: 85% tax elimination potential if held 10+ years Recommendations: 1. ✅ Proceed with 1031 exchange - saves $51k immediately 2. Engage qualified intermediary before listing 3. Pre-arrange replacement property financing 4. Identify 2-3 backup replacement properties 5. Consider long-term exit strategy for replacement property Timeline Requirements: - Day 0: Close on relinquished property - Day 1-45: Identify replacement property - Day 1-180: Complete acquisition of replacement property ``` #### Market Analysis Tool ``` Human: Analyze this property with 3 comparable sales: 1800 sqft, 3BR/2BA, built 2010, good condition Claude: I'll analyze the market for your property using comparable sales data. [Uses analyze_market_comps] Market Analysis Results: CMA Analysis: - Estimated market value: $425,000 - Price per square foot: $236 - Confidence level: High (comparable score average: 87%) Comparable Properties Analysis: 1. 125 Main St: $430k (95% similarity score) - Adjustments: +$5k (condition), -$3k (age) - Adjusted value: $432k 2. 456 Oak Ave: $415k (82% similarity score) - Adjustments: +$8k (size), +$2k (lot) - Adjusted value: $425k 3. 789 Pine Rd: $440k (85% similarity score) - Adjustments: -$12k (condition), -$5k (location) - Adjusted value: $423k Market Metrics: - Average days on market: 23 days - Price per sqft range: $225-$245 - Market absorption rate: Strong Neighborhood Analysis: - Market strength score: 78/100 (Good) - Liquidity score: 82/100 (Excellent) - Investment grade: B+ - Price momentum: Moderate appreciation Investment Analysis: - Estimated monthly rent: $2,400 - Gross rental yield: 6.8% - Price-to-rent ratio: 177 (Favorable) - Cap rate estimate: 5.2% Price Recommendations: - List price range: $415,000 - $435,000 - Investment max offer: $405,000 (assuming 1% rule) - Quick sale price: $410,000 Market Insights: - Market conditions: Balanced market - Best listing strategy: Price competitively at $425k - Investment outlook: Good cash flow potential - Risk factors: Seasonal demand variations Recommendations: 1. ✅ List at $425,000 for optimal market response 2. Price 2-3% below $440k recent sale to attract buyers 3. Highlight condition advantages over comps 4. For investors: Strong rental market fundamentals 5. Expected time on market: 20-25 days ``` #### Construction Loan Calculator ``` Human: Analyzing construction loan for $300k build, $75k land, $500k finished value, 6-month timeline Claude: I'll analyze your construction loan financing structure. [Uses analyze_construction_loan] Construction Loan Analysis Results: Project Overview: - Total project cost: $456,000 (includes soft costs and contingency) - Construction loan: $364,800 (80% LTC) - Out-of-pocket needed: $91,200 - Estimated completion: 6 months Draw Schedule (5 phases): 1. Foundation (15%): $54,720 - Month 1 2. Framing (20%): $72,960 - Month 2 3. MEP Rough (20%): $72,960 - Month 3 4. Drywall/Interior (25%): $91,200 - Month 4 5. Final/Completion (20%): $72,960 - Month 5 Interest-Only Payments: - Average monthly payment: $1,139 - Total construction interest: $6,834 - Peak monthly payment: $1,902 Profitability Analysis: - Total investment: $462,898 - Gross profit: $37,102 - Profit margin: 7.4% - Annualized ROI: 16.1% Risk Assessment: Medium Risk - 6-month timeline is manageable - 10% contingency adequate for single-family - 80% LTC provides reasonable leverage - Profit margin acceptable but not high Permanent Financing (if converting): - Max permanent loan: $400,000 (80% of $500k) - Monthly P&I payment: $2,847 (30-year at 6.5%) - Cash needed at conversion: $0 (full conversion) Recommendations: 1. ✅ Proceed - solid fundamentals with acceptable returns 2. Consider locking material costs early 3. Build 2-week buffer into timeline 4. Maintain 15% cost contingency reserve 5. Pre-qualify for permanent financing now Break-Even Analysis: - Minimum sale price: $462,898 - Can absorb 15% cost overrun and remain profitable - Timeline delays of 2+ months reduce profitability significantly ``` #### Wholesale Deal Analyzer ``` Human: Analyzing wholesale deal: $80k contract price, $150k ARV, $25k repairs, $12k assignment fee Claude: I'll analyze this wholesale deal opportunity for you. [Uses analyze_wholesale_deal] Wholesale Deal Analysis Results: Deal Metrics: - Contract price: $80,000 - Assignment fee: $12,000 - Buyer acquisition cost: $92,000 - ARV: $150,000 - Estimated repair costs: $25,000 - Deal grade: B Buyer Analysis: - Total investment: $117,000 (acquisition + repairs) - Gross profit potential: $33,000 - Profit margin: 22.0% - ROI: 28.2% - 70% Rule compliance: ✅ PASS - Max allowable offer: $80,000 (70% of $150k - $25k repairs) - Actual offer: $92,000 (within acceptable range) Wholesale Profitability: - Gross profit: $12,000 (assignment fee) - Marketing costs: $1,200 - Holding costs (20 days): $500 - Net profit: $10,300 - Profit margin: 85.8% - Estimated assignment time: 20 days - Annualized ROI: 187.5% - Rating: Very Good Risk Assessment: Medium Risk - Property condition: Fair (manageable repair scope) - Market trend: Stable - Seller motivation: High - Deal margin: $25,000 spread provides good buffer - No major red flags identified Exit Strategies: 1. ✅ Wholesale Assignment (Recommended) - Profit: $12,000 - Timeline: 15-30 days - Risk: Medium 2. Double Close - Profit: $18,000 - Timeline: 30-45 days - Risk: High (capital requirement) 3. Fix & Flip - Profit: $28,000 - Timeline: 4-6 months - Risk: High (construction/market risk) Market Timing: Good (Score: 7/10) - Spring season supports buyer activity - Fresh listing (45 days on market) - B-grade neighborhood has consistent demand Recommendations: 1. ✅ Proceed with wholesale assignment 2. Pre-market to investor buyer list immediately 3. Ensure repair estimates are conservative 4. Have backup double-close option ready 5. Target fix-and-flip investors as primary buyers Success Probability: 85% (based on deal quality and market conditions) ``` #### Subject-To Deal Calculator ``` Human: Analyzing subject-to deal: $180k value, $150k mortgage balance, $1200/mo payment, seller 2 months behind Claude: I'll analyze this subject-to acquisition opportunity for you. [Uses analyze_subject_to_deal] Subject-To Deal Analysis Results: Deal Metrics: - Market value: $180,000 - Existing mortgage balance: $150,000 - Total cash invested: $8,000 (cash to seller + closing costs) - Instant equity: $22,000 - Equity percentage: 12.2% - Current LTV: 83.3% - Deal quality score: 72/100 (Good) Cash Flow Analysis: - Gross monthly rent: $1,500 - Effective rent (5% vacancy): $1,425 - Monthly expenses: - Mortgage payment: $1,200 - Management fee (8%): $114 - Maintenance reserves: $75 - Total expenses: $1,389 - Net monthly cash flow: $36 - Cash-on-cash return: 5.4% - Coverage ratio: 1.19x - Rating: Fair Risk Assessment: High Risk - Legal Risk: HIGH - Conventional loan with due-on-sale clause - Payment Risk: MEDIUM - Seller 2 months behind ($2,400 arrears) - Market Risk: MEDIUM - High 83% LTV provides limited equity buffer - Insurance Risk: LOW - Authorization agreements in place - Overall risk score: 8/15 - Legal compliance score: 65/100 Exit Strategies: 1. ✅ Hold and Rent (Recommended) - Timeline: Long-term (5+ years) - 5-year return: $89,000 - Monthly cash flow: $36 2. Refinance and Legitimize - Timeline: 3-6 months - New payment: ~$1,320 (7% rate) - Eliminates due-on-sale risk 3. Quick Sale - Timeline: 1-3 months - Sale price: $153,000 (15% discount) - Net profit: $5,000 Long-Term Projections (5 years): - Property value: $208,700 (3% appreciation) - Remaining mortgage: $125,400 - Projected equity: $83,300 - Total cash flow: $2,160 - Total return: $85,460 - Average annual ROI: 213% Recommendations: 1. ⚠️ Proceed with caution - High risk but good returns 2. Cure arrears immediately ($2,400) to prevent foreclosure 3. Implement comprehensive risk mitigation strategies 4. Consider LLC structure for liability protection 5. Maintain low profile to avoid triggering due-on-sale clause 6. Build 6-month payment reserves ($7,200) 7. Secure authorization agreements and power of attorney 8. Plan for potential refinance in 12-24 months Risk Mitigation Strategies: - Obtain comprehensive title and liability insurance - Use authorization agreements for payment management - Structure through LLC for legal protection - Maintain automatic payment systems - Keep detailed documentation of all agreements - Monitor market conditions and refinance opportunities Legal Compliance: 65/100 (Needs Improvement) - Warranty deed transfer: ✅ Good - Authorization agreements: ✅ Good - Conventional loan: ⚠️ Higher due-on-sale risk - Consider attorney consultation for optimization ``` #### Rent vs Buy Calculator ``` Human: Should I rent for $2,500/month or buy a $450k home? I have $90k down payment saved and expect to stay 7 years. Claude: I'll analyze the rent vs buy decision for your situation. [Uses analyze_rent_vs_buy] Rent vs Buy Analysis (7-year timeline): Buying Scenario: - Purchase price: $450,000 - Down payment: $90,000 (20%) - Monthly payment: $2,847 (P&I + taxes + insurance) - Total monthly cost: $3,247 (including maintenance) - 7-year total cost: $287,536 Renting Scenario: - Monthly rent: $2,500 - Annual rent increases: 3% - 7-year total cost: $217,840 Break-Even Analysis: - Years to break even: 4.2 years - You'll stay 7 years ✅ Buying wins - Net advantage of buying: $69,696 over 7 years Wealth Building: - Equity after 7 years: $142,500 - Property value: $547,200 (3.5% appreciation) - Net proceeds if sold: $485,300 - Renter investment balance: $198,400 (invested saved down payment) - Homeowner advantage: $286,900 Recommendation: ✅ Buy (High Confidence) - 7-year timeline exceeds 4.2-year break-even - Strong wealth building advantage ($286k) - Favorable home price-to-rent ratio - Tax advantages for your income bracket ``` #### Deal Pipeline Tracker ``` Human: Track my 5 active deals: 2 under contract, 2 in due diligence, 1 being analyzed Claude: I'll set up your deal pipeline tracking system. [Uses track_deal_pipeline] Deal Pipeline Analysis Results: Pipeline Overview: - Total active deals: 5 - Pipeline value: $2,100,000 - Expected closings: 3 deals (60% close rate) - Average days in pipeline: 45 days Deal Status Breakdown: 1. 123 Main St - Under Contract (Day 38) - Purchase price: $285,000 - Close probability: 85% - Expected close: 12 days 2. 456 Oak Ave - Under Contract (Day 22) - Purchase price: $420,000 - Close probability: 75% - Expected close: 18 days Performance Metrics: - Average deal size: $420,000 - Conversion rate: 75% (analysis → contract) - Average time to close: 52 days - Success rate: 68% historically Recommendations: 1. ✅ Strong pipeline with good diversification 2. Consider adding 2-3 new prospects for Q2 3. Monitor financing contingencies closely Pipeline Health Score: 78/100 (Good) ``` #### Joint Venture Calculator ``` Human: Analyzing JV partnership: I bring $150k cash, partner brings $200k and does all work. 50/50 profit split on $600k flip project. Claude: I'll analyze this joint venture partnership structure for fairness and returns. [Uses analyze_joint_venture] Joint Venture Analysis Results: Partnership Structure: - Total project value: $600,000 - Your contribution: $150,000 cash (42.9% of capital) - Partner contribution: $200,000 cash + sweat equity - Profit split: 50/50 Capital Analysis: - Total cash required: $350,000 - Your share: $150,000 (42.9%) - Partner's share: $200,000 (57.1%) - Your capital premium: -7.1% Sweat Equity Valuation: - Project management: $15,000 - Construction oversight: $25,000 - Permit/compliance work: $8,000 - Total sweat equity value: $48,000 Fairness Analysis: Very Good (Score: 78/100) - Partner's sweat equity properly compensates for capital imbalance - 50/50 split actually favors you when accounting for sweat equity Financial Projections: - Estimated gross profit: $125,000 - Your 50% share: $62,500 - Your ROI: 41.7% - Your IRR: 67.2% (9-month project) Recommendation: ✅ Favorable partnership structure This JV provides good returns while leveraging partner's expertise ``` #### Property Management Calculator ``` Human: Should I self-manage my 4-unit building or hire a property manager? Current rent is $6,400/month total. Claude: I'll analyze self-management vs professional property management for your 4-unit building. [Uses analyze_property_management] Property Management Analysis Results: Property Overview: - Property type: Small multifamily (4 units) - Monthly rental income: $6,400 - Annual rental income: $76,800 Self-Management Analysis: - Monthly time commitment: 8-12 hours - Annual opportunity cost: $4,200 - Out-of-pocket expenses: $1,200/year - Total annual cost: $5,400 (7.0% of rent) Professional Management Analysis: - Management fee: 8% of rent ($512/month) - Annual management cost: $6,144 - Additional services: $1,000/year - Total annual cost: $7,144 (9.3% of rent) Annual Cost Comparison: - Self-management: $5,400 - Professional management: $7,144 - Annual savings with self-management: $1,744 Suitability Score: - Self-management suitability: 72/100 (Good fit) - Property size is ideal for self-management - Manageable time commitment Recommendation: ✅ Self-Management - Annual savings of $1,744 are significant - Good learning opportunity for future properties - Property size (4 units) is manageable ``` #### Property Expense Tracker ``` Human: Track expenses for my duplex: $1,800 maintenance, $600 property taxes, $300 insurance, $2,400 capital improvements this month. Claude: I'll analyze and track your duplex property expenses. [Uses track_property_expenses] Property Expense Analysis Results: Property Summary: - Property type: Duplex - Total units: 2 - Total expenses: $5,100 Expense Breakdown: - Operating expenses: $1,800 (35.3%) - Fixed expenses: $900 (17.6%) - Capital expenses: $2,400 (47.1%) - Expense per unit: $2,550 Benchmark Comparison: - Industry benchmark: $3,200/unit annually - Your annualized expense: $30,600/unit - Variance: +856% (due to capital improvements) - Performance rating: High expenses this month Tax Deduction Analysis: - Annual deductible expenses: $54,000 - Capital expenses: $2,500 immediately deductible - Estimated tax savings: $15,820 Recommendations: 1. ⚠️ High capital expense month - verify if one-time 2. Separate routine maintenance from improvements 3. Consider monthly budgeting vs annual tracking 4. Strong tax deduction potential with proper categorization ``` ### 💡 Real-World Scenarios #### Complete First-Time Investor Analysis ``` Human: I have $50k to invest and make $90k/year. Should I house hack or buy a rental? Claude: I'll analyze both strategies for your situation. 1. House Hacking Analysis: [Uses evaluate_house_hack] - $300k duplex, live in one side - Your cost: $450/month - Save $1,050/month vs renting 2. Traditional Rental: [Uses calculate_cocr] - $200k property, $1,800 rent - Cash flow: $375/month - CoC return: 9.2% 3. 10-Year Projection: [Uses project_portfolio_growth] - House hack → rental → 5 properties - Projected portfolio: $1.8M - Monthly cash flow: $4,200 Recommendation: Start with house hacking for maximum capital efficiency ``` #### Professional Investor Portfolio Analysis ``` Human: I have a $2M portfolio with 8 properties. Analyze my refinance and expansion options. Claude: I'll provide a comprehensive portfolio analysis. 1. Current Portfolio Metrics: - Total equity: $875,000 - Monthly cash flow: $7,200 - Average CoC: 11.3% 2. Refinance Analysis: [Multiple loan comparisons] - Can access $425,000 in capital - Maintain 1.25 DSCR minimum 3. Expansion Scenarios: [Monte Carlo simulation] - 82% probability of reaching $5M in 5 years - Optimal: Add 2 properties/year 4. Tax Optimization: [Tax benefits analysis] - $72,000 annual depreciation - Consider cost segregation on newer properties ``` #### Market Downturn Stress Test ``` Human: How would my portfolio survive a 2008-style crash? Properties worth $1.5M, $800k in loans Claude: I'll stress test your portfolio for a severe downturn. 1. Sensitivity Analysis: [Uses analyze_sensitivity] - 30% value drop: Still $450k equity - 25% rent drop: $1,200/mo negative flow - Combined: Need $85k reserves 2. Monte Carlo Crash Simulation: [Uses run_monte_carlo] - Survival probability: 73% - Critical factor: Cash reserves - Recovery timeline: 4-6 years 3. Risk Mitigation: - Build 12-month reserves ($144k) - Lock in long-term tenants - Consider selling 1 property for liquidity 4. Historical Context: [Uses insights_articles] - 2008 recovery patterns - Strategies that worked ``` ## 📖 Educational Resources ### Market Insights ``` Human: What are the best markets for cash flow in 2024? Claude: I'll search for current market analysis. [Uses insights_articles and market_data] Top Cash Flow Markets Analysis: 1. "Hidden Gem Markets for Cash Flow Investors" 2. "Why Midwest Markets Dominate Returns" 3. Current mortgage rates by market Key Findings: - Best cash flow: Memphis, Cleveland, Birmingham - Best appreciation: Austin, Raleigh, Phoenix - Best balanced: Kansas City, Indianapolis ``` ### Investment Strategies ``` Human: Explain the BRRRR strategy for beginners Claude: I'll find educational content on BRRRR investing. [Uses insights_articles and calculator_examples] BRRRR Education Package: 1. "The Bootstrap Investor's Guide to BRRRR" 2. Step-by-step BRRRR calculator tutorial 3. Real BRRRR deal examples Plus I'll walk you through a practice BRRRR analysis... ``` ## 🛠️ Advanced Features ### Custom Scenarios The MCP server supports complex, multi-step analyses: ``` Human: I'm considering three strategies: 1. Buy 3 rentals cash 2. Buy 6 with leverage 3. Invest in 2 syndications Which builds more wealth over 10 years? Claude: I'll model all three strategies for comparison. [Runs multiple calculators and simulations] 10-Year Wealth Building Analysis: 1. Cash purchases: $1.2M net worth, $4,500/mo income 2. Leveraged rentals: $2.1M net worth, $6,800/mo income 3. Syndications: $1.5M net worth, $0/mo income Leveraged rentals win for total wealth and cash flow, but highest risk... [Detailed risk-return analysis follows] ``` ### API Integration Examples ```javascript // Example: Programmatic usage const results = await mcp.calculate_affordability({ annual_income: 95000, monthly_debts: 500, down_payment: 25000, interest_rate: 6.85, loan_term: 30, property_tax_rate: 1.2, home_insurance_annual: 1200 }); // Chain multiple calculations const brrrr = await mcp.analyze_brrrr_deal({...}); if (brrrr.success_metrics.cash_on_cash_return > 10) { const projection = await mcp.project_portfolio_growth({...}); } ``` ## 🤝 Contributing We welcome contributions! See [CONTRIBUTING.md](CONTRIBUTING.md) for guidelines. ### Development ```bash git clone https://github.com/sigaihealth/realvestmcp.git cd realvestmcp npm install npm test # Run all 241 tests ``` ### Adding Calculators 1. Create calculator in `src/calculators/` 2. Add comprehensive tests 3. Update README with examples 4. Submit PR ## 📄 License MIT © RealVest ## 🆘 Support - **Documentation**: [realvest.ai/docs](https://www.realvest.ai/docs) - **Issues**: [GitHub Issues](https://github.com/sigaihealth/realvestmcp/issues) - **Email**: support@realvest.ai - **Discord**: [Join our community](https://discord.gg/realvest) ## 📈 Stats - **Calculators**: 31 - **Test Coverage**: 100% (241 tests) - **Resources**: 100+ articles & guides - **Active Users**: 1,000+ - **Calculations/Day**: 10,000+ --- Built with ❤️ by RealVest to democratize real estate investing through AI