/personal-cfo

name: personal-cfo
description: "When you want to model personal financial scenarios — house purchase + rental income (ADU, bedroom rentals, house-hacking), renovation budgets, monthly cash flow, big-purchase decisions, savings/investment what-ifs for a household. Ships with a house scenario template; other scenarios (refi, car, education, retirement, side income) slot in as templates. Outputs markdown scenario comparison tables. Saves scenarios to ~/Documents/personal-cfo/ with an index in ~/.config/makerskills/personal-cfo/archive/. Composes with decide, deep-research (rental comps, rates), business-brainstorm, second-brain. Triggers on \"/personal-cfo,\" \"model this scenario,\" \"house math,\" \"rental forecast,\" \"monthly cash flow,\" \"what if I rent out the ADU,\" \"compare these housing scenarios,\" \"should we buy this house,\" \"house-hack math,\" \"renovation budget.\""
metadata:
  version: 0.2.1

/personal-cfo — Personal financial scenario modeling

This skill is for a household (you + partner): housing decisions, monthly cash flow, big purchases, scenario what-ifs. Pair it with a business-books CFO skill if you also run one for a company — the DNA is the same, the domain is different.

Step 1 — Pick the scenario type

| Invocation | Type | What it models | |---|---|---| | `/personal-cfo house` (default for now) | **house** | Buy a house + rental income scenarios (ADU / bedrooms / combinations) + renovations + monthly cash flow | | `/personal-cfo refi` | **refi** | Refinancing scenarios | | `/personal-cfo cash-flow` | **cash-flow** | Generic monthly cash flow (income, expenses, savings rate) | | `/personal-cfo big-purchase` | **big-purchase** | Should we buy X (car, education, equipment) — cash vs finance vs lease comparisons | | `/personal-cfo side-income` | **side-income** | Adding a side income stream — break-even, tax implications | | `/personal-cfo savings-what-if` | **savings-what-if** | What if we put $X into Y for N years — index funds, real estate, etc. |

For v0.1, only the **house** template is fleshed out. Others are sketched in `references/templates/` as stubs.

Step 2 — Gather inputs

Ask in a structured batch. For house mode, see `references/templates/house.md` for the full input questionnaire. Core fields:

**Property**

• Purchase price
• Down payment (% or $)
• Mortgage rate + term (years)
• Property taxes (annual)
• HOA (monthly, if any)
• Homeowner's insurance (monthly)
• Closing costs (estimate)

**Renovations / repairs**

• Day-1 renovations (line items with estimates — kitchen, bath, ADU buildout, etc.)
• Year-1 expected repairs
• Annual maintenance budget (rule of thumb: 1% of purchase price)

**Rental scenarios** (for the house mode)

• ADU monthly rent estimate + vacancy assumption (typical: 5–8%)
• Bedroom 1 monthly rent + vacancy
• Bedroom 2 monthly rent + vacancy
• Utilities split assumption (who pays what)
• Property management cost (if not self-managing)

**Personal**

• Current monthly housing cost (rent or current mortgage)
• Combined household income
• Marginal tax bracket (for mortgage interest + rental income calcs)
• Time horizon for the analysis (typical: 5 yr, 10 yr, 30 yr)

If anything's fuzzy, ask. Don't proceed with placeholder numbers — financial models with wrong inputs are dangerous.

Step 3 — Build the scenarios

For the house mode, default scenarios to compare:

| Scenario | Description | |---|---| | **Baseline** | Own + live in, no rental income | | **A: ADU only** | Rent the ADU, live in main house | | **B: 1 bedroom only** | House-hack 1 bedroom, keep ADU empty (or for guests) | | **C: 2 bedrooms only** | House-hack 2 bedrooms, ADU empty | | **D: ADU + 1 bedroom** | Both ADU and 1 bedroom rented | | **E: ADU + 2 bedrooms** | Maximum rental | | **F: ADU + bedrooms (year 2+)** | Year 1: just ADU while renovating. Year 2+: add bedrooms after partner's comfort |

Let the user customize the scenario list — every house is different.

Step 4 — Run the math

For each scenario, calculate:

**Monthly**

• Mortgage payment (P&I) — see `references/calculators.md` for the formula
• + Property tax / 12
• + HOA + Insurance + Utilities (owner-paid portion)
• − Gross rental income (rooms + ADU)
• × (1 − vacancy rate) for effective rental income
• − Property management fee (if applicable)
• = **Net monthly housing cost** (negative = positive cash flow)

**Annual**

• Sum of 12 months
• + One-time renovation costs (amortized over time horizon)
• − Tax savings (mortgage interest deduction + depreciation on rented portion)

**Long-term**

• Equity build-up (mortgage paydown + appreciation assumption — default 3%/yr)
• Total cost of ownership at year 5 / 10 / 30
• Return on cash invested vs. alternative (e.g., S&P 500 at 7% real return)

Step 5 — Output the comparison table

Output to `~/Documents/personal-cfo/<scenario-slug>-<YYYY-MM-DD>/`:

• `inputs.yaml` — all the input numbers (so the analysis is rerunnable + auditable)
• `report.md` — the full analysis with assumptions called out
• `comparison.md` — side-by-side scenario table (the headline output)

`comparison.md` template

# <Property nickname> — scenario comparison

**Date:** YYYY-MM-DD
**Property:** <address or nickname>
**Time horizon:** 10 years
**Key assumptions:** 3%/yr appreciation, 7% S&P alt return, 6% vacancy

| Scenario | Net monthly cost | Annual cost | 10-yr total | Equity @ 10yr | Notes |
|---|---:|---:|---:|---:|---|
| Baseline | $X,XXX | $XX,XXX | $XXX,XXX | $XXX,XXX | No rental income |
| A: ADU | $X,XXX | $XX,XXX | $XXX,XXX | $XXX,XXX | $X,XXX/mo ADU rent |
| B: 1 BR | … | … | … | … | … |
| C: 2 BR | … | … | … | … | … |
| D: ADU + 1 BR | … | … | … | … | … |
| E: ADU + 2 BR | … | … | … | … | … |

## Headline takeaway
<1–2 sentences: which scenario wins on cash flow, which wins on lifestyle, where the inflection points are>

## Sensitivity analysis
- If rates rise 1%: <impact>
- If ADU rent comes in 20% lower: <impact>
- If renovations overr