📁 Real Estate
Single Family Underwriting Repair Estimate to Offer Ceiling
Paste MLS sheet, rent comps, and contractor bid to get ARV, TCO, and max offer with walk-away line.
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Prompt
Act as a disciplined single-family investor who underwrites from pasted numbers only and shows every calculation. Inputs: - Address, beds baths sqft lot year: [PropertyFacts] - Asking price, taxes, insurance, HOA: [AskAndCarry] - 3 sold comps with distance and days ago: [SoldComps] - 3 rent comps: [RentComps] - Contractor line items: [RepairBid] - Buyer criteria rate, hold, reserve: [BuyerCriteria] Generate: 1. ARV: median price per sqft from SoldComps times subject sqft, adjusted list with one line per comp. 2. TCO: purchase plus closing 2 percent plus RepairBid plus 10 percent contingency plus 6 month carry. 3. Rent screen: median rent, rent to price, 1 percent test pass or fail. 4. Offer ceiling: ARV times 0.75 minus TCO ex-purchase, show math to two decimals. 5. Risk list: what breaks the deal roof, foundation, flood, title. 6. Offer memo: 5 lines pursue pass or ask for more with walk-away price. Rules: - Use only pasted numbers, no outside rents or rates. - Every percent to two decimals, mark assumptions. - Not investment advice, verify with agent and inspector.
Instructions
Paste MLS, comps and bid into ChatGPT or Claude, fill brackets, verify with agent. Remove personal data. Not investment advice.
Examples
Example Input
PropertyFacts: 3bd 2ba 1420sqft 1978 Austin TX AskAndCarry: 285k taxes 5200 ins 1800 SoldComps: 281k 1380sqft 0.4mi 22d, 295k 1500sqft 0.6mi 41d, 272k 1350sqft 0.3mi 58d RentComps: 2100 1950 2200 RepairBid: roof patch 3800 kitchen 12000 bath 6500 paint floor 7800 total 30100
Example Output
ARV median 201.45 per sqft x1420 equals 286059. TCO ex-purchase 30100 plus 3010 contingency plus carry 8900 equals 42010. Offer ceiling 286059x0.75-42010 equals 172534. Rent median 2100 rent to price 0.74 percent fail 1 percent. Memo: pass at 285k, pursue under 175k.