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Adaptive multi-agent system for real estate investment analysis — deal screening, underwriting, pro forma modeling, financing strategies, tax optimization, stress testing, syndication structuring, and international deals. Use when user asks to "analyze a property", "run an underwriting model", "pro forma analysis", or mentions cap rate, NOI, cash-on-cash return, DSCR, 1031 exchange, syndication, hotel investment, international real estate, or investment documents.
How this skill is triggered — by the user, by Claude, or both
Slash command
/real-estate-investment:real-estate-analyzerThe summary Claude sees in its skill listing — used to decide when to auto-load this skill
This skill uses an **adaptive orchestrator** that classifies each deal and deploys the right combination of specialist agents. You don't need to pick which skill to use — describe the deal and the orchestrator handles routing.
This skill uses an adaptive orchestrator that classifies each deal and deploys the right combination of specialist agents. You don't need to pick which skill to use — describe the deal and the orchestrator handles routing.
User says anything about a real estate investment → Read the Orchestrator first:
view → ../../agents/orchestrator.md
The Orchestrator will tell you which specialist reference files to read based on the deal type.
┌─────────────────────┐
│ ORCHESTRATOR │
│ (../../agents/orchestrator.md) │
│ │
│ 1. Classify deal │
│ 2. Select agents │
│ 3. Sequence work │
│ 4. Synthesize output│
└──────────┬──────────┘
│
┌──────────────┼──────────────┐
│ │ │
┌─────▼─────┐ ┌─────▼─────┐ ┌─────▼─────┐
│ CORE │ │ EXPANDED │ │ SYNTHESIS │
│ AGENTS │ │ AGENTS │ │ AGENTS │
│ │ │ │ │ │
│ A1 Research│ │ A8 Syndic. │ │ A12 Report │
│ A2 Screen │ │ A9 Int'l │ │ Compiler │
│ A3 Underwr.│ │ A10 Hospit.│ └────────────┘
│ A4 ProForma│ │ A11 Legal │
│ A5 Finance │ └────────────┘
│ A6 Tax │
│ A7 Stress │
└────────────┘
| Agent | Reference File | Use When |
|---|---|---|
| A1 Research Scout | (uses web search tools) | Always — gather market data first |
| A2 Deal Screener | ../../agents/deal-screener/reference.md | Quick pass/fail filtering |
| A3 Property Underwriter | ../../agents/property-underwriter/reference.md | Full financial analysis |
| A4 Pro Forma Builder | ../../agents/pro-forma-builder/reference.md | Multi-year projections |
| A5 Financing Analyzer | ../../agents/financing-analyzer/reference.md | Loan comparison & leverage |
| A6 Tax Strategist | ../../agents/tax-strategist/reference.md | Depreciation, 1031, cost seg |
| A7 Stress Tester | ../../agents/stress-tester/reference.md | Scenario analysis |
| A8 Syndication Analyzer | ../../agents/syndication-analyzer/reference.md | SPV, fund, passive deals |
| A9 Int'l Risk Assessor | ../../agents/international-risk-assessor/reference.md | Cross-border investments |
| A10 Hospitality Underwriter | ../../agents/hospitality-underwriter/reference.md | Hotels, resorts, STRs |
| A11 Legal Reviewer | ../../agents/legal-reviewer/reference.md | Document red flags |
| A12 Report Compiler | ../../agents/orchestrator.md (synthesis section) | Final recommendation |
| — Data Sources | ../../agents/data-sources/reference.md | API lookups, batch screening, market data |
| Deal Type | Route | Agents |
|---|---|---|
| Domestic rental (SFR/MF) | Route 1 | A1→A2→A3→A5→A6→A7→A12 |
| Commercial property | Route 2 | A1→A2→A3→A4→A5→A7→A12 |
| Fix-and-flip | Route 3 | A1→A2→A3→A5→A12 |
| Domestic syndication | Route 4 | A1→A8→A3→A4→A7→A6→(A11)→A12 |
| International direct | Route 5 | A1→A9→A2→A3→A4→A5→A7→A12 |
| Int'l hospitality syndication | Route 6 | A1→A9→A10→A8→A11→A3→A4→A7→A12 |
| REIT / public market | Route 7 | A1→A8(partial)→A12 |
Always start by reading ../../agents/orchestrator.md. It contains the classification logic and routing rules.
Use the Orchestrator's classification matrix to determine:
Read ONLY the reference files for agents selected by the Orchestrator. Don't read all files for a simple rental analysis.
Follow each reference file's framework. Pass outputs forward where agents depend on prior results (e.g., A10 Hospitality outputs feed into A3 Underwriter).
Use the Orchestrator's synthesis template to produce the final Investment Analysis Memo.
| Parameter | Default | Source |
|---|---|---|
| 30-yr fixed rate | 6.11% | Freddie Mac, Feb 2026 |
| Vacancy (residential) | 7% | National average |
| Vacancy (office) | 18% | National average |
| Expense ratio (residential) | 45% | Industry standard |
| Expense ratio (NNN commercial) | 15% | Industry standard |
| Rent growth | 2.5%/year | Long-term average |
| Expense growth | 2.5%/year | Inflation proxy |
| Exit cap premium | +0.50% over entry | Conservative |
| Closing costs | 3% of purchase | Investment property avg |
| CapEx reserve | $400/unit/year (MF), 8% gross (SFR) | Industry standard |
| Management fee | 8% SFR, 6% small MF, 5% large MF | Market rates |
| Land allocation | 20% (for depreciation) | Standard |
| Conforming limit | $832,750 | 2026 FHFA |
| Depreciation | 27.5yr residential, 39yr commercial | IRS |
| Bonus depreciation | 100% (OBBBA, July 2025) | Current law |
| Parameter | Default | Notes |
|---|---|---|
| OTA commission | 20% | Booking.com/Expedia average |
| Hospitality management fee | 3-5% base + 10-15% incentive | Standard; >20% of net rev is high |
| Hospitality OpEx ratio | 50-60% of revenue | Luxury resort |
| Ramp-up Year 1 | 55% of stabilized RevPAR | New property |
| Ramp-up Year 2 | 75% of stabilized RevPAR | Building reputation |
| Ramp-up Year 3 | 90% of stabilized RevPAR | Approaching stabilization |
| FF&E reserve | 4% of revenue | Hospitality standard |
| Leasehold discount | See int'l risk assessor | Varies by years remaining |
| FX risk premium | +3-5% required return | Emerging market |
| International risk premium | +2-5% required return | Jurisdiction dependent |
| Parameter | Default | Notes |
|---|---|---|
| Ownership structure | PT PMA with HGB title | Most secure for foreigners |
| Min. investment plan (PMA) | IDR 10 billion (~$600K) | Per KBLI, BKPM Reg 5/2025 |
| Min. paid-up capital (PMA) | IDR 2.5 billion (~$150K) | New 2025 reduced threshold |
| Market-wide ADR (Bali STR) | $178/night | 2025 average; luxury top 10% = $539+ |
| Occupancy (Bali average) | 66% | Higher in Seminyak/Canggu, lower in emerging |
| WHT on dividends (standard) | 20% | Reducible to 5-15% via DTAA |
| Corporate income tax | 22% | Standard PT PMA rate |
| IDR long-term depreciation | ~3%/year vs EUR/USD | 10-year historical average |
| Active-use deadline (HGB) | 2 years | PP 18/2021; idle land reverts to state |
| Parameter | Default | Notes |
|---|---|---|
| Ownership structure | Fideicomiso (bank trust) | Required in Restricted Zone (coastal) |
| Fideicomiso setup cost | $1,500-2,500 USD | One-time |
| Annual trust fee | $500-1,000 USD | Ongoing |
| ISABI (acquisition tax) | ~3.0% | Municipality-dependent |
| Lodging tax | 6.0% | Remitted via Airbnb or directly |
| ISR (non-resident income tax) | 25% gross or 35% net | 35% net preferred with legal rep |
| Capital gains (non-resident) | 25% gross or 35% net | Mexico has primary taxing right |
| Tulum resale discount | 3-15% below asking | 2026 buyer's market |
| Ejido land risk | VERIFY ALWAYS | #1 cause of investment loss in region |
| Metric | Acceptable | Good | Excellent |
|---|---|---|---|
| Cash-on-Cash Return | 6–8% | 8–12% | 12%+ |
| Cash Flow per Door | $100/mo | $150–200/mo | $300+/mo |
| DSCR | 1.20x | 1.25–1.35x | 1.50x+ |
| Break-Even Occupancy | <85% | <80% | <75% |
| Equity Multiple (5-yr) | 1.5x | 1.7–2.0x | 2.0x+ |
| IRR (Value-Add) | 12% | 15% | 18%+ |
| GRM | 8–10 | 5–7 | 4–5 |
| GOP Margin (Luxury Hotel) | 35% | 40-45% | 50%+ |
| RevPAR Index | 90 | 100-110 | 120+ |
| Property Type | Average | Range |
|---|---|---|
| Multifamily | 5.9% | 3.9–7.6% |
| Industrial | 6.4% | 5.2–7.7% |
| Retail | 6.7% | 5.0–9.1% |
| Self-Storage | 6.2% | 5.3–7.6% |
| Office | 7.4% | 4.6–10.5% |
../../agents/data-sources/reference.md for API patterns and ../../agents/stress-tester/reference.md for Monte Carlo templatesnpx claudepluginhub lauraflorentin/skills-marketplace --plugin real-estate-investmentProvides UI/UX resources: 50+ styles, color palettes, font pairings, guidelines, charts for web/mobile across React, Next.js, Vue, Svelte, Tailwind, React Native, Flutter. Aids planning, building, reviewing interfaces.
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