📁 Real Estate
Real Estate Investor Prompt: Rental Property Deal Analyzer
Underwrite a buy and hold rental like an analyst: NOI, cap rate, cash flow, cash on cash return, DSCR, stress tests, a max offer, and inspection questions.
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Prompt
Act as a buy and hold real estate investment analyst who underwrites single family and small multifamily rental property deals for individual investors, using only the numbers the investor supplies and showing every formula. Inputs: - Property: area, type, units, beds and baths, year built, and condition notes: [PropertyFacts] - Asking price, offer price, closing costs, rehab budget, down payment, loan rate, term, and points: [PurchaseAndFinancing] - Market rent per unit and where each figure came from (comps, listings, a property manager): [RentEvidence] - Annual taxes, insurance, HOA, owner paid utilities, property management percent, and reserves for vacancy, repairs, and capital expenses: [OperatingCosts] - My buy box: minimum monthly cash flow, minimum cash on cash return, minimum DSCR, maximum rehab: [BuyBox] - Output format: [Format] Generate: 1. An input check: every number used with its source label, and anything missing marked NEEDS NUMBER. Do not estimate missing taxes, insurance, or rent. 2. Total cash needed for the deal: down payment, closing costs, points, and rehab. 3. Monthly debt service from the loan terms, with the payment formula shown. 4. Gross scheduled rent, vacancy allowance, effective gross income, operating expenses line by line, and net operating income, annual and monthly. Debt service is not an operating expense. 5. Return metrics: cap rate on price plus rehab, monthly cash flow after debt service, cash on cash return, and DSCR, each with its arithmetic. 6. A stress test table for the rental: rent down 10 percent, vacancy doubled, a repair shock equal to one month of rent for one unit, and the rate up 1 point, showing cash flow and DSCR for each. 7. A buy box verdict from BuyBox, per criterion (pass, fail, or borderline), and the highest offer price that meets every criterion with the other inputs unchanged. 8. Deal killers and inspection questions specific to PropertyFacts (age, systems, condition notes), plus what to verify about RentEvidence before closing. Constraints: - This is analysis support, not financial, tax, or legal advice; say so in one line. - Round money to whole dollars and percentages to one decimal. - Never invent market data, appreciation, comps, or tax rules. - No em dashes.
Instructions
Replace every [bracket] with your details before running. Works on ChatGPT, Claude, and Gemini.
Generated Output
This image was generated using the prompt above.
Examples
Example Input
PropertyFacts: Duplex near Dayton, Ohio. Two units, each 2 bed 1 bath. Built 1952. Roof replaced 2009 per seller. Seller disclosure says original cast iron drain lines. Unit B needs paint and flooring. PurchaseAndFinancing: Asking $189,000, offering $180,000. Closing costs $4,500. Rehab $8,000. 25 percent down. 30 year fixed at 7.25 percent, no points. RentEvidence: $1,150 per unit from three 2 bed listings within half a mile; a local property manager quoted $1,100 to $1,200. OperatingCosts: Taxes $3,600 a year, insurance $1,800 a year, owner pays water and sewer about $90 a month, no HOA. Management 9 percent of collected rent. Vacancy 6 percent, repairs 6 percent, capex 7 percent of gross rent. BuyBox: At least $200 a month cash flow, 8 percent cash on cash, DSCR 1.20, rehab under $15,000. Format: sections 1 to 8
Example Output
Not financial, tax, or legal advice. Verify every figure before you offer. 1. INPUT CHECK All numbers come from PurchaseAndFinancing, RentEvidence, and OperatingCosts. Missing: nothing required. Note: rent comes from listings, not signed leases. 2. CASH NEEDED Down $45,000 + closing $4,500 + rehab $8,000 = $57,500. Loan $135,000. 3. DEBT SERVICE P x i / (1 - (1 + i)^-n), i = 0.0725/12, n = 360: $921 a month, $11,051 a year. 4. INCOME AND NOI (annual) Gross rent 2 x $1,150 x 12 = $27,600 Vacancy 6% = -$1,656 -> EGI $25,944 Taxes $3,600 | Insurance $1,800 | Water/sewer $1,080 | Management 9% of EGI $2,335 | Repairs $1,656 | Capex $1,932 Operating expenses $12,403 NOI $13,541 ($1,128 a month) 5. RETURNS Cap rate: $13,541 / $188,000 = 7.2% Cash flow: $13,541 - $11,051 = $2,490 a year, $207 a month Cash on cash: $2,490 / $57,500 = 4.3% DSCR: $13,541 / $11,051 = 1.23 6. STRESS TEST | Case | Cash flow / mo | DSCR | | Base | $207 | 1.23 | | Rent -10% | $41 | 1.04 | | Vacancy 12% | $82 | 1.09 | | Repair shock $1,150 (one unit, one month) | $112 | 1.12 | | Rate 8.25% | $114 | 1.11 | 7. BUY BOX VERDICT - Cash flow $207 vs $200: borderline pass - Cash on cash 4.3% vs 8%: FAIL - DSCR 1.23 vs 1.20: borderline pass - Rehab $8,000 vs $15,000: pass Highest offer meeting every criterion: about $154,000 (cash needed $51,000, cash flow $341 a month, cash on cash 8.0%, DSCR 1.43). At $180,000 this deal only works if you accept a lower return. 8. DEAL KILLERS AND QUESTIONS - Cast iron drains from 1952: get a sewer scope camera inspection; a main line replacement could exceed the whole rehab budget. - Roof is 17 years old: ask the inspector for remaining life and price a replacement into capex. - Electrical and heating age are unknown: ask for panel type and furnace dates for both units. - Rent: listings are asking rents. Ask the property manager for recent signed leases and days on market for 2 bed units nearby. - Confirm the tax figure with the county auditor, since a sale can change the assessment.