RealtyPad — cost / repair estimate

Evidence-only CapEx. Never invent line items. Materials via allowlisted Home Depot Actors; labor via the user’s web search / browse (Angi True Cost Guide, Homewyse, Fixr, local quotes). Do not set ranked / passed.

Expenses mental model (write once)

Bucket	Persist how	Feeds	Never	UI label
Acquisition CapEx	add_deal_repair_item(s) (scalar repair_estimate only if no items)	repair_estimate → cash_in; sets needs_rehab	Invent into OpEx / bump maintenance_pct	Fix-up costs
Recurring OpEx	add_deal_opex_item(s) — see get_agent_manual(workflow=opex)	monthly_opex_total → monthly CF	Day-0 rehab BOM	Monthly costs

Soft gap: needs_rehab + null estimate → repairs_unknown — flag it; do not invent OpEx to clear it. When items exist, they own repair_estimate (scalar patches ignored).

UI note: Expenses tab tips/labels use plain realtor language (Fix-up / Monthly costs). Keep schema jargon in tools and manuals only. For Monthly costs checklist and STR/LTR line sets, load the opex playbook — this file owns CapEx only.

Hard rules

• Persist structured CapEx via add_deal_repair_item(s) — not markdown BOM tables as source of truth.
• Writes auto-sum item line_totals onto deals.repair_estimate and set needs_rehab=true when items exist.
• Recurring reserves for future CapEx belong on OpEx (add_deal_opex_item category capex_reserve) — distinct from acquisition repair_estimate. Full OpEx: get_agent_manual(workflow=opex).
• Never use maintenance_pct / insurance_annual as a blended CapEx or OpEx proxy.
• Optional short comment for confidence/narrative (not add_observation(kind=estimate)).
• HD prices = retail materials, not contractor invoice. Labor usually dominates paint/fence/deck packages.
• Prefer low confidence until a walkthrough or contractor bid exists.
• Cap connector spend with maxTotalChargeUsd. Do not call non-allowlisted Actors.
• RealtyPad automation CapEx phase may use Firecrawl for labor; chat agents without Firecrawl should leave labor as a gap and materials-only floor.
• Hosted tab research (kind=capex): the worker attaches listing gallery photos as Gemini vision inputs (up to ~12) so condition scope comes from images, not URL strings alone.

Checklist

Cost estimate:
- [ ] 1. `get_deal` core + `list_deal_repair_items` — condition notes, photos via `list_deal_attachments`, existing CapEx
- [ ] 2. Scope line items from evidence (paint, fence, deck, …) — skip inventing systems
- [ ] 3. Materials: Home Depot near deal ZIP — see [home-depot.md](../data-sources/home-depot.md)
- [ ] 4. Labor/project ranges: web search Angi/Homewyse/Fixr (national OK; note geo)
- [ ] 5. Persist via add_deal_repair_items (replace_all if rewriting) with nested lines
- [ ] 6. Optional `add_comment` for confidence/narrative; `list_deal_repair_items` to confirm rollup

Structured CapEx (MCP)

Tool	Use
list_deal_repair_items	Read current BOM + rollup
add_deal_repair_item	One scope row (+ optional lines)
add_deal_repair_items	Bulk (max 100); replace_all=true for full rewrite
update_deal_repair_item / delete_deal_repair_item	Edit / remove
add_deal_repair_lines	Append materials after Home Depot pull

Item fields: name (required), category (paint/fence/deck/…), hours, totals, notes, source/source_url.

Line fields: kind = material | labor | other; description; quantity / unit / unit_cost; hours; line_total (or qty×unit_cost); source_url (HD product URL).

When lines exist, item materials/labor/line_total/hours are recomputed from children. Summary-only items (no lines) may set totals directly.

Home Depot materials (allowlisted)

Retail materials near the deal ZIP — full recipe: read_doc("agents/data-sources/home-depot.md") (or catalog get_agent_manual(workflow=data-sources)). Cap with maxTotalChargeUsd. Map products into add_deal_repair_lines / item lines with kind=material + source_url.

Labor / project ranges (no listing connector)

Client web search for Angi True Cost Guide (or Homewyse/Fixr). National/metro OK; label geo. Add as kind=labor lines (qty=hours, unit=hour, unit_cost=rate) or summary labor totals. Directory-only labor marketplaces are not price sources.

Persist example shape

add_deal_repair_items(deal_id, replace_all=true, items=[
  {
    name: "Exterior paint",
    category: "paint",
    lines: [
      {kind: "material", description: "Behr exterior 1gal", quantity: 8, unit: "gallon", unit_cost: 71.98, source_url: "…"},
      {kind: "labor", description: "Painter crew", quantity: 24, unit: "hour", unit_cost: 55, hours: 24}
    ]
  },
  …
])

Flip/wholesale still need arv before score is meaningful. Brief: materials floor vs all-in mid, what remains unverified.