@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.

🚀 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)

npm install -g @realvest/mcp-server

NPM Local Install

npm install @realvest/mcp-server

From Source

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

{
  "mcpServers": {
    "realvest": {
      "command": "npx",
      "args": ["@realvest/mcp-server"],
      "description": "RealVest.ai real estate investment tools"
    }
  }
}

Or if installed globally:

{
  "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

// 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 for guidelines.

Development

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
• Issues: GitHub Issues
• Email: support@realvest.ai
• Discord: Join our community

📈 Stats

• Calculators: 31
• Test Coverage: 100% (241 tests)
• Resources: 100+ articles & guides
• Active Users: 1,000+
• Calculations/Day: 10,000+

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Built with ❤️ by RealVest to democratize real estate investing through AI