IMMO

A meta-prompting and context engineering system for real estate investment analysis with Claude Code.

IMMO brings the same systematic approach that GSD brings to software development — but for analyzing real estate investments.

/immo:init          # Initialize project with investor profile
/immo:scout kassel  # Research a location
/immo:analyze       # Analyze all properties
/immo:compare       # Compare shortlisted units
/immo:report        # Generate advisor briefing

Why IMMO?

Real estate investment analysis is complex:

• Multiple locations, dozens of units to compare
• Country-specific tax rules (Sonder-AfA, Spekulationsfrist, Nebenkosten...)
• Financing calculations with construction phase interest
• Cashflow projections across 10+ year horizons
• Stress testing for various scenarios

IMMO provides:

• Consistent methodology - 18+ rules applied to every property
• Tax-aware calculations - Country-specific benefits modeled correctly
• Structured workflow - From research to advisor-ready reports
• Context management - No more losing track across analysis sessions

Installation

# Install globally (recommended)
npx immo-cc --global

# Or install to current project only
npx immo-cc --local

Quick Start

# 1. Initialize your investor profile
/immo:init

# 2. Add property documents to properties/[location]/
#    (price lists, exposés, calculation examples)

# 3. Research locations
/immo:scout kassel
/immo:scout munich

# 4. Analyze properties
/immo:analyze kassel

# 5. Compare shortlist
/immo:compare

# 6. Generate advisor briefing
/immo:report --lang pt

Workflow

┌──────────┐    ┌──────────┐    ┌──────────┐    ┌──────────┐
│   INIT   │───▶│  SCOUT   │───▶│ ANALYZE  │───▶│  FILTER  │
│          │    │          │    │          │    │          │
│ Profile  │    │ Research │    │ Calculate│    │ Exclude  │
│ Goals    │    │ Locations│    │ Metrics  │    │ Shortlist│
└──────────┘    └──────────┘    └──────────┘    └──────────┘
                                                      │
┌──────────┐    ┌──────────┐    ┌──────────┐         │
│  DECIDE  │◀───│  REPORT  │◀───│ COMPARE  │◀────────┘
│          │    │          │    │          │
│ Framework│    │ Generate │    │ Side-by  │
│ Support  │    │ Briefing │    │ Side     │
└──────────┘    └──────────┘    └──────────┘

Project Structure

When you run /immo:init, IMMO creates:

your-project/
├── .immo/                      # IMMO system folder
│   ├── config.json             # Investor profile + preferences
│   ├── STATE.md                # Current workflow state
│   ├── research/
│   │   ├── market/             # Interest rate research
│   │   └── locations/          # Per-location research
│   ├── analysis/
│   │   └── [location]/         # Per-location analysis
│   └── output/                 # Generated reports
│
├── properties/                  # Your property documents
│   ├── kassel/
│   ├── munich/
│   └── [location]/
│
└── IMMO.md                     # Project summary

Commands

Setup & Status

| Command | Description | |---------|-------------| | /immo:init | Initialize project with investor profile | | /immo:status | Show current state and next actions | | /immo:help | Show command reference | | /immo:profile | View/edit investor profile |

Research

| Command | Description | |---------|-------------| | /immo:scout [location] | Research location (transport, market, Erbpacht) | | /immo:rates | Research current mortgage interest rates | | /immo:add-location [name] | Add new location to analyze |

Analysis

| Command | Description | |---------|-------------| | /immo:analyze [location] | Analyze properties in location | | /immo:analyze-all | Analyze all locations | | /immo:extract [file] | Extract units from price list |

Comparison

| Command | Description | |---------|-------------| | /immo:filter [location] | Apply rules, create shortlist | | /immo:exclude [unit] [reason] | Exclude a unit with reason | | /immo:compare | Side-by-side shortlist comparison | | /immo:stress-test | Run stress scenarios |

Reporting

| Command | Description | |---------|-------------| | /immo:report [--lang XX] | Generate advisor briefing | | /immo:summary | Quick shortlist summary |

Supported Countries

• 🇩🇪 Germany - Full support

  • Sonder-AfA §7b (special depreciation)
  • Spekulationsfrist (10-year tax-free sale)
  • Nebenkosten by state
  • Erbpacht detection

• 🇵🇹 Portugal - Planned

• 🇪🇸 Spain - Planned

• 🇳🇱 Netherlands - Planned

Core Principles

1. Never trust developer calculations - Always verify independently from price lists
2. Rank by real metrics - Yield, price/m², not brochure IRR
3. Include all costs - Kitchen, parking, Nebenkosten, construction interest
4. Show both phases - Years 1-4 (with Sonder-AfA) AND Years 5-10
5. Stress test everything - What if appreciation is 0%?
6. Research before recommending - Check Erbpacht, transport, market

Philosophy

IMMO rejects spreadsheet chaos in favor of systematic analysis:

• Context is preserved - STATE.md tracks where you are in analysis
• Methodology is consistent - Same rules applied to every property
• Reports are professional - Advisor-ready briefings from templates
• Decisions are informed - Clear frameworks for choosing between options

Contributing

See CONTRIBUTING.md for guidelines.

License

MIT - See LICENSE for details.

IMMO: Making real estate investment analysis systematic.

Inspired by GSD - the meta-prompting system for software development.