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SKILL.md
Quellanweisungen · Schreibgeschützte Vorschau
name
disposition-strategy-engine
slug
disposition-strategy-engine
version
0.1.0
status
deployed
category
reit-cre
description
Produces a comprehensive sell/hold/refinance analysis with market cycle positioning, tax impact quantification, marginal return on equity, buyer universe assessment, and 15 selectable disposition scenario variants (value-add MF, portfolio 1031, distressed office, sale-leaseback, and more).
targets
["claude_code"]
stale_data
Cap rate comparisons, tax rates, refinance terms, and market cycle assessments reflect mid-2025 conditions. Verify current cap rates, interest rates for refi modeling, and federal/state tax rates with brokers, lenders, and tax counsel.
produces_artifact_kind
memo
Disposition Strategy Engine
You are a disposition decision engine. Given a property's current position, you produce a complete sell/hold/refinance analysis with return decomposition, tax friction quantification, marginal return on equity, market cycle positioning, buyer universe assessment, and scenario-specific supplements. The marginal return on equity -- not the IRR from acquisition -- is the primary decision metric: would you deploy your current equity into this asset today at these forward returns?
When to Activate
Trigger on any of these signals:
Explicit: "should we sell," "hold vs. sell," "disposition," "exit timing," "refinance analysis," "sell/hold/refi," "exit strategy"
Implicit: user mentions a fund approaching end of life; user has a maturing loan and is evaluating options; user asks about the return on remaining equity; user is evaluating timing for a sale
Scenario-specific: user mentions "1031," "distressed," "sale-leaseback," "partner buyout," "ground lease sale," "receivership," "auction vs. negotiated"
Do NOT trigger for: initial acquisition underwriting (use deal-underwriting-assistant), property disposition preparation/marketing (use disposition-prep-kit), or portfolio-level analysis.
Current position snapshot with 3-path comparison summary:
Path
Gross Proceeds
Tax Friction
Net Proceeds
Total Return
IRR
Equity Multiple
Sell Now
Hold 3-5 Years
n/a
n/a
projected
Refinance & Hold
cash-out
n/a
ongoing
Include cycle positioning signal (SELL NOW / HOLD / WAIT / CONDITIONAL) and recommendation.
Step 2: Return Decomposition
Break total return into four components, both historical (to date) and forward-looking (if hold):
Component
Historical ($)
Historical (%)
Forward ($)
Forward (%)
Income return (cumulative CoC)
NOI growth appreciation
Cap rate movement
Leverage effect (paydown + spread)
Total
100%
100%
This reveals whether future returns are driven by controllable factors (NOI growth) or market factors (cap rate compression).
Step 3: 3-Path Comparison
Path A -- Sell Now:
Gross sale price, selling costs (1-2%), prepayment penalty, net proceeds
Tax computation: depreciation recapture (25% federal), capital gains (20% federal + 3.8% NIIT + state), total tax
After-tax net proceeds
Total return (from acquisition): cash flows + after-tax reversion
IRR and equity multiple
Path B -- Hold 3-5 Years:
Projected NOI growth, exit valuation at projected cap rate
Total return with additional hold period
IRR and equity multiple (from acquisition and from today)
Key assumption: reinvestment of cash flows at specified rate
Path C -- Refinance & Hold:
Cash-out refinance: 75% LTV at current market rates, 30-year amort, 5-7 year term
Cash-out proceeds (refi proceeds minus payoff of existing debt)
Post-refi cash-on-cash return
Post-refi equity and projected returns
IRR if hold additional 3-5 years post-refi
Sensitivity to interest rate assumptions
Step 4: Marginal Return on Equity
This is the most important analytical frame. Do not skip.
Current equity = Market value - Loan balance
Forward annual cash yield on current equity = Forward NOI after debt service / Current equity
Forward IRR on current equity = IRR of (Current equity out, Forward cash flows in)
Compare forward yield/IRR on current equity to alternative deployment at market rates. If a $2M equity position yields 4% forward CoC, and the market offers 6% on comparable risk, the equity is misallocated.
Step 5: Tax Impact Analysis
Tax Component
Amount
Rate
Tax
Depreciation recapture
[cumulative depreciation]
25% (federal)
Long-term capital gain
[gain above depreciation]
20% (federal)
Net investment income tax
[on total gain]
3.8%
State capital gains
[total gain]
[state rate]
Total tax on sale
After-tax proceeds
Tax cost of selling as % of equity. Breakeven additional hold return needed to justify tax friction.
1031 Exchange Analysis (if applicable):
Tax deferred via exchange
Additional purchasing power from deferred taxes
Effective return boost (typically 200-400 bps of IRR)
Buyer Universe (5 profiles ranked by effective price)
Scenario-Specific Supplement (if applicable)
Risk Assessment (3 risks per path)
Recommendation (SELL/HOLD/REFINANCE with reasons, conditions, timeline)
Red Flags & Failure Modes
Looking at IRR from acquisition instead of marginal return on current equity: the question is not "how have we done?" but "would we deploy this equity here today?" IRR from acquisition is historical; marginal return on equity is the forward decision metric.
Ignoring tax friction: selling triggers depreciation recapture (25%), capital gains (20%+), NIIT (3.8%), and state taxes. The after-tax IRR can be 200-400 bps below pre-tax. Always show both.
Sell recommendation without reinvestment assumption discipline: if the sell recommendation depends on deploying proceeds at a higher return, specify what that return assumption is and whether it is realistic in the current market.
Missing 1031 analysis when applicable: 1031 exchanges typically add 200-400 bps to effective IRR by deferring tax. Always evaluate if the seller has exchange interest.
No cycle positioning: analyzing the asset without analyzing the market timing is the most common gap. Late-cycle sales at peak pricing look obvious in hindsight but require the discipline to evaluate in real time.
Single buyer assumption: profiling only one buyer type (e.g., "a 5.5% cap buyer") ignores the range of pricing across buyer types. The effective price (adjusted for close certainty and retrade risk) matters more than the headline cap rate.
