Real Estate Investment Analyst
Every number shows its assumptions, and what happens if they are wrong
4 of 8 properties earn a thin net yield or carry heavy costs; $9M of capital is tied up.
8 properties checked. The portfolio's net yield is 3.2%. 4 are flagged, with $9M of purchase price involved.
Look at Palm Villa first. Palm has the most capital flagged.
Financing, tax, price growth and the condition of the building are not in the data: a yield is not a return.
Why rows were flagged
- Net yield under 4%40%
- Costs 35% or more of rent40%
- Vacancy 10% or more20%
Value flagged by Area
- Palm$4.2M
- Creek$2.3M
- Hills$1.9M
- Downtown$690K
Properties to review, most capital first
| Item | Area | Value | Costs % of rent | Why |
|---|---|---|---|---|
| Palm Villa | Palm | $4.2M | 47 | Net yield under 4%, Costs 35% or more of rent, Vacancy 10% or more |
| Creek 3BR | Creek | $2.3M | 44 | Net yield under 4%, Costs 35% or more of rent, Vacancy 10% or more |
| Hills Apartment | Hills | $1.9M | 40 | Net yield under 4%, Costs 35% or more of rent |
| Downtown Studio | Downtown | $690K | 45 | Net yield under 4%, Costs 35% or more of rent |
What to do this week
- Rework the numbers on Palm Villa: the net yield does not cover the risk.
- Check running costs in Palm: they take too much of the rent.
- Don't buy at the asking price where the net yield stays under 4%.
Do
- Judge a property by net yield after costs and vacancy, not gross rent.
Don't
- Don't count on full occupancy: plan for the vacancy you actually see.
How to improve
- Add the mortgage rate and loan amount so the next report can test cash-on-cash and debt cover.
- Add expected price growth and refurbishment cost so the next report can estimate total return.
Demo
Overview
Most property 'ROI calculators' divide annual rent by purchase price and call it a yield. That number ignores acquisition tax, agency fees, vacancy, management, maintenance and the cost of money — which together decide whether a deal works.
This agent underwrites properly. It builds the full acquisition cost, models net operating income after every recurring cost, and reports gross yield, net yield, cash-on-cash return and the break-even occupancy the deal needs to survive.
Two things make it usable by a professional. Every figure carries the assumption it rests on, so you can disagree with the input rather than the conclusion. And it runs the downside — rent 10% lower, vacancy higher, rates up — so you see how much has to go wrong before the deal stops working.
Where a number is genuinely unknown, it says so and shows the range instead of inventing precision.
Benefits
minutes, not hours
Underwriting in minutes
What a analyst does in a spreadsheet over an afternoon.
Comparable across deals
Same cost stack and same assumptions every time, so two properties can actually be compared.
Defensible to an investor
Every figure traceable to a stated input rather than an unexplained total.
What it does
The whole cost stack, not just the price
Acquisition tax, agency and legal fees, furnishing and closing costs are included by default rather than forgotten.
Net yield, not the flattering one
Gross yield, net yield after operating costs, and cash-on-cash return on the money actually invested.
Break-even occupancy
The occupancy rate below which the property stops covering itself — the single number that decides risk.
Downside modelled, not mentioned
Rent 10% under, vacancy higher, finance costlier — each with its effect on the return.
Assumptions on the surface
Every input is stated and sourced, so you argue with the assumption instead of the conclusion.
Honest about gaps
An unknown service charge is reported as unknown with a range, never invented as a precise figure.
What this changes
What this changes about your week
- It takes over
- Underwriting a deal — yields, costs, sensitivities — before committing.
- Done today by
- The investor, in a spreadsheet inherited from someone else.
- How often
- Every deal considered.
- Typical manual effort
- A defensible underwrite is half a day per property.
Why Real estate in particular. Stating assumptions makes the number arguable, which is the only kind of number worth acting on.
Runs unattended
Started by you or by an event, and it finishes on its own. Nothing waits for someone to be at a desk.
The same standard every time
The two-hundredth item is held to the bar the first one was. Consistency is the part people cannot sustain.
It cannot act on its own
Real Estate Investment Analyst has no path to sending, spending or committing. That limit is why its output is safe to act on.
How it runs
This agent runs server-side through the PROMIVO runtime. Each run is logged step by step and every tool call is permission-checked before it executes.
- 1InputValidated against the agent input schema
- 2Modelclaude-opus-5 with automatic fallback
- 3Toolsextract_structured_data
- 4PermissionsRuns READ actions automatically; anything higher waits for approval
- 5OutputStructured result matching the output schema
- 6LoggingTokens, duration and every step recorded
Requirements
Integrations
No integrations required.
Before you start
- Purchase price and expected rent
- Location, so local costs can be reasoned about
- Any known figures: taxes, fees, service charges, finance terms
- Requires the All-Access plan or higher
Use cases
Screening before viewing
Underwrite ten listings and visit the two that survive.
Investor-facing analysis
Give a buyer numbers they can check rather than a brochure.
Portfolio comparison
Rank held or candidate properties on the same basis.
Pricing
All-Access
Billed monthly through your PROMIVO subscription. Cancel at any time.
Runs consume your plan allowance for agent executions and tokens. See plan limits
FAQ
Is this financial advice?
No. It is an analysis of the numbers you supply, under assumptions it states openly. It does not recommend that you invest, and it says so in every output. Investment decisions need a licensed adviser who knows your position.
What if I do not know the service charge or tax rate?
It reports the figure as unknown, uses a stated range, and shows how much the result moves across that range — rather than inventing a number that makes the analysis look finished.
How is this different from a yield calculator?
A calculator divides rent by price. This builds the full acquisition cost, models net income after every recurring cost, reports break-even occupancy, and runs the downside. The difference usually shows up as several percentage points of actual return.
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