- version
- 1.0.0
- name
- homestruk-deal-analyzer
- description
- Analyze rental property investment deals by calculating key metrics including cap rate, cash-on-cash return, DSCR, GRM, and the 1% rule. Use when evaluating a property purchase, comparing deals, running what-if scenarios on price or financing, or when an owner asks whether a deal makes financial sense. Produces a deal verdict and 5-year projection.
- user-invocable
- true
- tags
Homestruk Deal Analyzer
Evaluate any rental property purchase in under 2 minutes. Returns a clear BUY / PASS / CONDITIONAL verdict with math.
When to Use This Skill
- "Is this property a good deal?"
- "Run the numbers on [address]"
- "What's the cap rate on this?"
- "Should I buy this property at $[price]?"
- Owner considering a new acquisition
- Comparing two or more deals
Required Inputs
Ask for or look up:
- Purchase price
- Estimated monthly rent (or run homestruk-rent-comps)
- Down payment percentage (default 25%)
- Interest rate (default current 30yr rate, search if needed)
- Loan term (default 30 years)
- Closing costs (default 3% of purchase price)
- Estimated rehab/repairs needed
- Monthly expenses breakdown:
- Property taxes (search "[city] property tax rate" if unknown) - Insurance (estimate $100-200/mo for SFR) - Maintenance reserve (default 8% of rent) - CapEx reserve (default 5% of rent) - Property management (0% if self-managing, 8-10% if not) - Vacancy rate (default 5%) - HOA/condo fees (if applicable) - Utilities landlord pays (if any)
Calculations
Monthly Mortgage Payment
PMT = P * [r(1+r)^n] / [(1+r)^n - 1] Where P = loan amount, r = monthly rate, n = total payments
Key Metrics
- NOI = Annual effective income - Annual operating expenses
(effective income = gross rent x (1 - vacancy rate))
- Cap Rate = NOI / Purchase Price
Benchmark: 6-10% good, 4-6% acceptable, below 4% weak
- Cash-on-Cash Return = Annual cash flow / Total cash invested
(cash flow = NOI - debt service) (cash invested = down payment + closing costs + rehab) Benchmark: 8-12%+ target, 5-8% acceptable, below 5% weak
- DSCR = NOI / Annual debt service
Benchmark: above 1.25 comfortable, 1.0-1.25 tight, below 1.0 negative
- GRM = Purchase Price / Annual gross rent
Benchmark: below 12 good, 12-15 fair, above 15 expensive
- 1% Rule = Monthly rent / Purchase price
Benchmark: above 1% likely cash flows, below 0.7% likely negative
- Price per square foot = Purchase price / Square footage
- Rent-to-mortgage ratio = Monthly rent / Monthly mortgage
Benchmark: above 1.3 strong buffer, 1.0-1.3 tight
Deal Verdict Logic
STRONG BUY: cash-on-cash >= 8% AND cap rate >= 5% AND DSCR >= 1.25 ACCEPTABLE: cash-on-cash >= 5% AND cap rate >= 4% WEAK: does not meet acceptable thresholds
Output Format
DEAL ANALYSIS — [ADDRESS]
Date: [TODAY]
PURCHASE
Price: $[X]
Closing costs: $[X] ([X]%)
Rehab budget: $[X]
Total investment: $[X]
FINANCING
Down payment: $[X] ([X]%)
Loan amount: $[X]
Rate: [X]% / [X] years
Monthly payment: $[X]
Total cash needed: $[X]
INCOME (monthly)
Gross rent: $[X]
Vacancy ([X]%): -$[X]
Effective income: $[X]
EXPENSES (monthly)
Taxes: $[X]
Insurance: $[X]
Maintenance: $[X]
CapEx reserve: $[X]
Management: $[X]
Other: $[X]
Total expenses: $[X]
CASH FLOW
Monthly NOI: $[X]
Monthly mortgage: $[X]
Monthly cash flow: $[X]
Annual cash flow: $[X]
KEY METRICS
Cap Rate: [X]% [benchmark]
Cash-on-Cash: [X]% [benchmark]
DSCR: [X] [benchmark]
GRM: [X] [benchmark]
1% Rule: [X]% [benchmark]
Price/sqft: $[X]
Rent/mortgage: [X]
VERDICT: [STRONG BUY / ACCEPTABLE / WEAK]
[One sentence explanation]
WHAT-IF SCENARIOS
At $[price - 10%]: Cap rate [X]%, CoC [X]%
At $[price + 10%]: Cap rate [X]%, CoC [X]%
At [rate + 1%]: Cash flow $[X], CoC [X]%
At [rent + $200]: Cash flow $[X], CoC [X]%Save to: ~/.openclaw/workspace/properties/deal-[address-slug]-[date].md
5-Year Projection (optional, if requested)
Assumptions:
- Annual rent increase: 3% (default)
- Annual expense increase: 2.5% (default)
- Annual appreciation: 3% (default)
Project for each year:
- Annual cash flow
- Property value
- Equity (value - remaining loan balance)
- Cumulative return (cash flow + equity gain)
- Annualized ROI
Integration
- Uses homestruk-rent-comps skill for market rent estimation
- References spreadsheet: deal-analyzer.xlsx in products folder
- Useful for: owner acquisitions, portfolio analysis, consulting
About Homestruk
This skill is part of the Homestruk Landlord Operations System — a complete property management toolkit for self-managing landlords.
Free: Download the Rent-Ready Turnover Checklist at homestruk.com Full System: 10 operations documents + spreadsheets at homestruk.com
Built by Homestruk Properties LLC | homestruk.com