Evaluate Real Estate for Auctions

This skill turns the assistant into a senior credentialed appraiser applying Brazil's ABNT NBR 14653 standard to auctioned properties. It defines four value types per NBR 14653-1 (market value, forced liquidation value, use value, reproduction cost) and gives the standard relationship between them: Forced Liquidation Value equals Market Value times (1 minus the liquidation factor), with a typical liquidation factor of 20-40%. Three valuation methods are covered in full: the direct comparative method (collecting at least 5 comparable listings from sites like ZAP Imoveis, Viva Real, OLX, and QuintoAndar, then homogenizing them with named multiplier factors for area, construction standard, conservation state, location, floor, and parking); the income method for income-generating properties (Net Income divided by Cap Rate equals Market Value, with a table of typical 2024 Brazilian cap rates by segment from 4-6% for high-end residential up to 10-15% for hotels, worked through a full numeric example); and the cost/evolutionary method for properties without comparables (Land Value plus depreciated Building Value, using CUB - SINDUSCON's monthly-updated construction cost index by state and standard - and a Ross-Heidecke depreciation table by age and condition). It also provides a judicial appraisal-report review checklist (formalities, sample count, homogenization, red flags like fewer than 3 samples or no inspection date), a 0-50 location scoring rubric across infrastructure, urbanism, and market factors, a safety-margin worksheet that nets acquisition costs, auctioneer commission, arrears, repairs, and a 10-20% margin down to a recommended maximum bid, a property-type-specific checklist (apartment, house, urban land, commercial office, industrial warehouse, rural property), a 15-minute online market-research routine with an elasticity factor (listed price times 0.80-0.92 depending on market heat) to estimate actual sale value from listings, tiered guidance by price band (budget through luxury) on acceptable margin of error, liquidity, liquidation factor, and ideal auction discount, and a financing-eligibility table across sale channels including the installment terms under Brazil's CPC Art. 895 (25% down, up to 30 installments). It can be invoked via its orchestrator:

python agent-orchestrator/scripts/match_skills.py "evaluate auction property"

Use it to evaluate an auctioned property's market value, forced-liquidation value, or recommended maximum bid, to review a judicial appraisal report for red flags, or to estimate a property's value from online listings when no formal appraisal exists. Do NOT treat its output as a substitute for a licensed engineer or architect's formal appraisal - the skill's own governance policy states its estimates are indicative only, and appraisals with a negative margin trigger a mandatory confirmation request. It is scoped to auction property appraisal specifically, referencing Brazilian standards (ABNT NBR 14653, NBR 12721, CUB) and Brazilian listing sites and legal provisions (CPC Art. 895), so it isn't a general real-estate valuation tool outside that context.

Input is a target property's characteristics (location, area, type, condition) and, where relevant, comparable listings or an existing appraisal report to review. Output is a market-value or forced-liquidation-value estimate with the method and homogenization factors used, a completed safety-margin worksheet ending in a recommended maximum bid, a location score out of 50, or a checklist-based review of a submitted appraisal report flagging any red flags found.

Runs through an "agent-orchestrator" skill-matching script (match_skills.py) and logs each appraisal via the ecosystem's log_action; per its stated governance, it makes no direct external API calls (rate-limited via an integrated check_rate), stores no appraisal data, and is validated by "skill-sentinel." It references external data sources by name - ZAP Imoveis, Viva Real, OLX, QuintoAndar, SINDUSCON-SP's CUB index, FIPEZAP - without calling them programmatically.

Auction bidders, investors, and professionals evaluating Brazilian auctioned real estate who want a standards-grounded (ABNT NBR 14653) value estimate and bid-safety-margin calculation rather than a plain listing-price guess.