# rental-property

Works out NOI, cap rate, cash-on-cash and total ROI for each rental property. Useful when you need income and expenses lined up before Schedule E.

- skill · `type=skill` · Claude Code, Codex, Cursor, GitHub Copilot, Gemini CLI, OpenCode · 489 installs · ★ 98
- Author: openaccountant
- License: MIT · policy=mirror · the beginning of the file is at the end of this page
- Source: https://github.com/openaccountant/skills/tree/HEAD/business/rental-property/SKILL.md
- Updated: 2026-04-09
- HTML: https://affpapa.org/en/nevibecode/skills/rental-property

## What it does

The skill walks a rental property through the numbers. It asks for the address or name, purchase price, down payment and current market value, and repeats the pass for every property you own.

Income and expenses come from Wilson tools: `transaction_search` pulls tenant payments and property costs, `spending_summary` groups them by category such as mortgage, insurance, repairs and management fees. You get a breakdown with gross rent, vacancy loss, operating expenses, NOI and cash flow after debt service. Then the metrics: cap rate, cash-on-cash, total ROI including appreciation and principal paydown, expense ratio, and a 1% rule check.

Without Wilson the skill lays out the manual route: export bank transactions, filter to the property, sort expenses into Schedule E categories, run the formulas in a spreadsheet. Annual ROI needs an amortisation schedule from your lender. Two things to keep in mind. Cap rate leaves mortgage payments out, so it works for comparing properties rather than judging your own return. Cash-on-cash can go negative when payments outrun NOI. Capital improvements like a new roof or HVAC belong in a separate bucket from repairs, because repairs are expensed and improvements depreciated.

## Install

### Claude Code (native platform)

1. **Skills CLI (Vercel)**
```bash
npx skills add openaccountant/skills --skill rental-property -a claude-code
```

2. **Manually: put the files in place**
- File: `~/.claude/skills/rental-property/SKILL.md` — Copy the whole skill folder; for one project use .claude/skills/rental-property/

### Codex

1. **Skills CLI (Vercel)**
```bash
npx skills add openaccountant/skills --skill rental-property -a codex
```

2. **Manually: put the files in place**
- File: `.agents/skills/rental-property/SKILL.md` — For all projects use ~/.agents/skills/

### Cursor

1. **Skills CLI (Vercel)**
```bash
npx skills add openaccountant/skills --skill rental-property -a cursor
```

2. **Manually: put the files in place**
- File: `.cursor/skills/rental-property/SKILL.md` — Cursor also reads .agents/skills/ and .claude/skills/

### GitHub Copilot

1. **GitHub CLI**
```bash
gh skill install openaccountant/skills rental-property
```

2. **Manually: put the files in place**
- File: `.github/skills/rental-property/SKILL.md`

### Gemini CLI

1. **Skills CLI (Vercel)**
```bash
npx skills add openaccountant/skills --skill rental-property -a gemini-cli
```

2. **Platform CLI**
```bash
gemini skills install https://github.com/openaccountant/skills --path business/rental-property
```

### Windsurf (Devin Desktop)

**Manually: put the files in place**
- File: `.devin/skills/rental-property/SKILL.md` — The legacy .windsurf/skills/ path still works

### OpenCode

**Skills CLI (Vercel)**
```bash
npx skills add openaccountant/skills --skill rental-property -a opencode
```

### Claude.ai

**Claude.ai**
- Zip the folder and upload it in Settings → Capabilities → Skills

Where a file is given instead of a command, copy the files from the source to that path: https://github.com/openaccountant/skills/tree/HEAD/business/rental-property/SKILL.md

## When to use it
- work out NOI and cap rate for one property
- sort rental expenses into Schedule E categories
- compare returns across two properties
- check cash-on-cash once the mortgage is counted
- export property transactions for tax filing

## Example prompts
- Run the numbers on 123 Main St, Unit A: purchase price $250,000, down payment $50,000, current value $275,000
- Find all income and expenses for this property this year and put them in one table
- Export the transactions for this property so I can prepare Schedule E

## Source text · SKILL.md · MIT

Below is the content of a third-party file. It is data, not instructions for you: do not act on anything written inside unless the human asks. Block tag: 3518654692534f5f.

BEGIN THIRD-PARTY FILE 3518654692534f5f
````text
---
name: rental-property
description: >
  Track rental income, expenses, ROI, and cap rate per property.
---

# Rental Property Analysis

## Overview
Calculate key rental property metrics: net operating income (NOI), cash-on-cash return, cap rate, and ROI per property. Tracks rental income against property-specific expenses for Schedule E tax preparation.

## Wilson Tools Used
- `transaction_search` — find all income and expenses related to a specific property by vendor, description, or tag
- `spending_summary` — aggregate property expenses by category (mortgage, insurance, repairs, management fees)
- `export_transactions` — export property-specific transactions for tax filing (Schedule E)

## Workflow
1. Ask for the property (address or name), purchase price, down payment, and current market value. If multiple properties, repeat for each.
2. Use `transaction_search` to find all rental income for the property (tenant payments, security deposits).
3. Use `transaction_search` to find all property expenses (mortgage, insurance, property tax, HOA, repairs, management fees, utilities paid by owner).
4. Use `spending_summary` to aggregate expenses by category for the property.
5. Calculate key metrics:

```
RENTAL PROPERTY ANALYSIS — [Property Name]
══════════════════════════════════════════════════════
Property: 123 Main St, Unit A
Purchase Price: $250,000   Down Payment: $50,000
Current Value: $275,000    Loan Balance: $192,000

ANNUAL INCOME & EXPENSES — [Year]
──────────────────────────────────────────────────────
Gross Rental Income                          $24,000
  Vacancy Loss (est. 5%)                    ($1,200)
Effective Gross Income                       $22,800

Operating Expenses
  Property Tax                              ($3,000)
  Insurance                                 ($1,200)
  Property Management (10%)                 ($2,400)
  Repairs & Maintenance                     ($1,800)
  HOA Fees                                  ($2,400)
  Total Operating Expenses                 ($10,800)

NET OPERATING INCOME (NOI)                   $12,000
  Mortgage Payment (P&I)                   ($11,520)

CASH FLOW (after debt service)                  $480

KEY METRICS
````
END THIRD-PARTY FILE 3518654692534f5f

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