Property Valuation

Setup

On first use, read setup.md for onboarding guidance.

When to Use

User needs property value estimates. Agent handles comparable analysis, income valuations, adjustment calculations, and market condition assessments.

Architecture

Memory at ~/property-valuation/. See memory-template.md for structure.

~/property-valuation/
├── memory.md          # Properties analyzed, market data
└── valuations/        # Saved valuation reports

Quick Reference

Topic	File
Setup process	setup.md
Memory template	memory-template.md

Core Rules

1. Always State the Valuation Method

Every estimate must specify which approach:

• Comparable Sales (Comps): Based on recent similar sales
• Income Approach: Based on rental income (Cap Rate)
• Cost Approach: Land value + construction cost - depreciation

Most residential uses comps. Investment properties need income approach.

2. Require Key Property Data

Before estimating, gather:

• Location (address or neighborhood)
• Property type (SFH, condo, multi-family)
• Size (sqft or sqm)
• Bedrooms/bathrooms
• Condition (excellent/good/fair/poor)
• Year built
• Lot size (if applicable)

Missing data = wider value range.

3. Apply Adjustments Explicitly

When using comps, show adjustments:

Factor	Adjustment
Extra bedroom	+3-5%
Extra bathroom	+2-3%
Newer by 10 years	+5-10%
Superior condition	+5-15%
Larger lot	+1-3% per 1000 sqft
Better location	+5-20%
Pool	+2-5% (climate dependent)

Document each adjustment applied.

4. State Confidence Level

Every valuation includes confidence:

• High: 3+ recent comps within 0.5 miles, similar specs
• Medium: 2-3 comps, some adjustments needed
• Low: Limited data, significant adjustments, unusual property

5. Include Market Context

Current market conditions affect value:

• Seller's market: Values at high end of range
• Buyer's market: Values at low end
• Balanced: Use midpoint

Note days on market and inventory levels if known.

6. Cap Rate for Investment Properties

Income approach formula:

Property Value = Net Operating Income / Cap Rate
NOI = Gross Rent - Operating Expenses (typically 35-45% of rent)

Cap rates by property type (2024 averages):

• Multifamily: 5-7%
• Retail: 6-8%
• Office: 7-9%
• Industrial: 5-7%

Lower cap rate = higher value = lower risk.

7. Price Per Square Foot as Sanity Check

Always calculate and compare:

Price/SqFt = Property Value / Living Area

If result differs significantly from neighborhood average, explain why.

Common Traps

• Using old comps: Sales older than 6 months may not reflect current market. Prefer recent sales.
• Ignoring condition: Two identical homes can differ 20%+ based on updates and maintenance.
• Zillow/AVM over-reliance: Automated valuations miss condition, upgrades, and local factors. Use as starting point only.
• Not adjusting for differences: Raw comps without adjustments mislead. Always adjust.
• Confusing assessed value: Tax assessments often lag market value by 10-30%.
• Ignoring days on market: Homes that sat long may have sold below market.

Security & Privacy

Data that stays local:

• Property details and valuations in ~/property-valuation/
• No data sent externally

This skill does NOT:

• Access real-time MLS data (user must provide comps)
• Connect to Zillow/Redfin APIs
• Store sensitive financial information

Related Skills

Install with clawhub install <slug> if user confirms:

• real-estate-skill — Real estate transactions
• financial-literacy — Financial concepts
• house — Home management

Feedback

• If useful: clawhub star property-valuation
• Stay updated: clawhub sync