{"id":"personal-cfo","name":"personal-cfo","summary":"個人の財務シナリオをモデル化したい場合 — 住宅購入+賃貸収入(ADU、寝室賃貸、住宅ハッキング)、リノベーション予算、月々キャッシュフロー予測、大きな購入の意思決定、貯蓄や投資の「もしも」などです。","body":"# /personal-cfo — Personal financial scenario modeling\n\nThis 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.\n\n## Step 1 — Pick the scenario type\n\n| Invocation | Type | What it models |\n|---|---|---|\n| `/personal-cfo house` (default for now) | **house** | Buy a house + rental income scenarios (ADU / bedrooms / combinations) + renovations + monthly cash flow |\n| `/personal-cfo refi` | **refi** | Refinancing scenarios |\n| `/personal-cfo cash-flow` | **cash-flow** | Generic monthly cash flow (income, expenses, savings rate) |\n| `/personal-cfo big-purchase` | **big-purchase** | Should we buy X (car, education, equipment) — cash vs finance vs lease comparisons |\n| `/personal-cfo side-income` | **side-income** | Adding a side income stream — break-even, tax implications |\n| `/personal-cfo savings-what-if` | **savings-what-if** | What if we put $X into Y for N years — index funds, real estate, etc. |\n\nFor v0.1, only the **house** template is fleshed out. Others are sketched in `references/templates/` as stubs.\n\n## Step 2 — Gather inputs\n\nAsk in a structured batch. For house mode, see `references/templates/house.md` for the full input questionnaire. Core fields:\n\n**Property**\n- Purchase price\n- Down payment (% or $)\n- Mortgage rate + term (years)\n- Property taxes (annual)\n- HOA (monthly, if any)\n- Homeowner's insurance (monthly)\n- Closing costs (estimate)\n\n**Renovations / repairs**\n- Day-1 renovations (line items with estimates — kitchen, bath, ADU buildout, etc.)\n- Year-1 expected repairs\n- Annual maintenance budget (rule of thumb: 1% of purchase price)\n\n**Rental scenarios** (for the house mode)\n- ADU monthly rent estimate + vacancy assumption (typical: 5–8%)\n- Bedroom 1 monthly rent + vacancy\n- Bedroom 2 monthly rent + vacancy\n- Utilities split assumption (who pays what)\n- Property management cost (if not self-managing)\n\n**Personal**\n- Current monthly housing cost (rent or current mortgage)\n- Combined household income\n- Marginal tax bracket (for mortgage interest + rental income calcs)\n- Time horizon for the analysis (typical: 5 yr, 10 yr, 30 yr)\n\nIf anything's fuzzy, ask. Don't proceed with placeholder numbers — financial models with wrong inputs are dangerous.\n\n## Step 3 — Build the scenarios\n\nFor the house mode, default scenarios to compare:\n\n| Scenario | Description |\n|---|---|\n| **Baseline** | Own + live in, no rental income |\n| **A: ADU only** | Rent the ADU, live in main house |\n| **B: 1 bedroom only** | House-hack 1 bedroom, keep ADU empty (or for guests) |\n| **C: 2 bedrooms only** | House-hack 2 bedrooms, ADU empty |\n| **D: ADU + 1 bedroom** | Both ADU and 1 bedroom rented |\n| **E: ADU + 2 bedrooms** | Maximum rental |\n| **F: ADU + bedrooms (year 2+)** | Year 1: just ADU while renovating. Year 2+: add bedrooms after partner's comfort |\n\nLet the user customize the scenario list — every house is different.\n\n## Step 4 — Run the math\n\nFor each scenario, calculate:\n\n**Monthly**\n- Mortgage payment (P&I) — see `references/calculators.md` for the formula\n- + Property tax / 12\n- + HOA + Insurance + Utilities (owner-paid portion)\n- − Gross rental income (rooms + ADU)\n- × (1 − vacancy rate) for effective rental income\n- − Property management fee (if applicable)\n- = **Net monthly housing cost** (negative = positive cash flow)\n\n**Annual**\n- Sum of 12 months\n- + One-time renovation costs (amortized over time horizon)\n- − Tax savings (mortgage interest deduction + depreciation on rented portion)\n\n**Long-term**\n- Equity build-up (mortgage paydown + appreciation assumption — default 3%/yr)\n- Total cost of ownership at year 5 / 10 / 30\n- Return on cash invested vs. alternative (e.g., S&P 500 at 7% real return)\n\n## Step 5 — Output the comparison table\n\nOutput to `~/Documents/personal-cfo/<scenario-slug>-<YYYY-MM-DD>/`:\n- `inputs.yaml` — all the input numbers (so the analysis is rerunnable + auditable)\n- `report.md` — the full analysis with assumptions called out\n- `comparison.md` — side-by-side scenario table (the headline output)\n\n### `comparison.md` template\n\n```markdown\n# <Property nickname> — scenario comparison\n\n**Date:** YYYY-MM-DD\n**Property:** <address or nickname>\n**Time horizon:** 10 years\n**Key assumptions:** 3%/yr appreciation, 7% S&P alt return, 6% vacancy\n\n| Scenario | Net monthly cost | Annual cost | 10-yr total | Equity @ 10yr | Notes |\n|---|---:|---:|---:|---:|---|\n| Baseline | $X,XXX | $XX,XXX | $XXX,XXX | $XXX,XXX | No rental income |\n| A: ADU | $X,XXX | $XX,XXX | $XXX,XXX | $XXX,XXX | $X,XXX/mo ADU rent |\n| B: 1 BR | … | … | … | … | … |\n| C: 2 BR | … | … | … | … | … |\n| D: ADU + 1 BR | … | … | … | … | … |\n| E: ADU + 2 BR | … | … | … | … | … |\n\n## Headline takeaway\n<1–2 sentences: which scenario wins on cash flow, which wins on lifestyle, where the inflection points are>\n\n## Sensitivity analysis\n- If rates rise 1%: <impact>\n- If ADU rent comes in 20% lower: <impact>\n- If renovations overrun 30%: <impact>\n- If vacancy doubles to 12%: <impact>\n\n## Open questions\n- <what would change the recommendation>\n- <what to research next — composes with /deep-research>\n```\n\n## Step 6 — Archive\n\nSave the scenario folder so future revisits work. The archive index lives in `${MAKERSKILLS_CONFIG:-$HOME/.config/makerskills}/personal-cfo/archive/` (create the directory if missing). Never write archives inside the skill's own folder — skill installs and upgrades re-sync from source and wipe anything saved there. **Migration:** if this skill's folder contains an old `references/scenarios-archive/` with user entries, move those files into the archive directory first.\n\nAppend a one-liner to `<archive dir>/INDEX.md` (create if missing):\n\n```markdown\n- 2026-06-26 — [<property nickname>](~/Documents/personal-cfo/<slug>-2026-06-26/) — <type> — <headline takeaway>\n```\n\nThis compounds — when you're considering Property #2 a year later, you can reuse the model and grep past analyses for patterns.\n\n## Step 7 — Surface + offer follow-ups\n\n- Show the comparison table in chat\n- Tell the user the workdir path\n- Offer:\n  - *\"Want to run `/deep-research` on rental comps for the area to firm up the ADU and bedroom rent assumptions?\"*\n  - *\"Want to formalize the buy/don't-buy decision through `/decide` once the scenarios land?\"*\n  - *\"Want to capture this analysis to `second-brain raw/` as `note-house-<slug>.md`?\"*\n  - *\"Want me to revisit in 30 days as more info comes in (loan rate locked, inspection done, etc.)?\"*\n\n## Composes with\n\n- **`decide`** — once scenarios are modeled, the buy / don't / negotiate decision goes through `/decide`. Cash flow analysis is input, not the decision itself.\n- **`deep-research`** — for inputs that need market data: rental comps, mortgage rate trends, neighborhood trajectory, school ratings, comparable sales.\n- **`business-brainstorm`** — if the scenario tips into \"this is a business\" (e.g., short-term rental, multi-unit purchase, scaling to N properties), route there to pressure-test the business angle.\n- **`second-brain`** — capture analyses to `raw/note-house-<slug>.md` so they live in the personal wiki and can be referenced later.\n\n## Notes on quality\n\n- **Conservative assumptions by default.** Default to higher vacancy (8% not 5%), lower appreciation (3% not 6%), 20% buffer on renovation estimates. Real estate optimism is the most reliable way to lose money.\n- **Surface the sensitivity, not just the point estimate.** A scenario that's positive only if everything goes right isn't actually positive.\n- **Lifestyle is a real variable.** \"Living with 2 roommates\" can be financially optimal AND a quality-of-life disaster. Note these tradeoffs in the report, even if they aren't quantified.\n- **Tax calcs are starting points, not authoritative.** This skill estimates; an accountant verifies. Flag this in the report.\n- **The decision isn't here — the inputs to the decision are.** This skill produces the model. `/decide` makes the call.\n\n## Future templates (sketched in references/templates/)\n\n- `refi.md` — refinance scenarios\n- `cash-flow.md` — generic monthly budget\n- `big-purchase.md` — cash vs finance vs lease for big-ticket items\n- `side-income.md` — adding a side income stream\n- `savings-what-if.md` — investment what-ifs\n\nv0.1 ships only `house.md` fleshed out. Add others when the use case is real.","author":"@coreyhaines31","ownerProfile":null,"authorContacts":null,"sourceUrl":"https://github.com/coreyhaines31/makerskills/tree/main/skills/personal-cfo","license":"MIT","category":"research","lang":"en","tokens":2212,"stars":0,"calls30d":1,"claimed":false,"visibility":"public","origin":"crawler","version":"0.1.0","createdAt":"2026-08-22","updatedAt":"2026-08-22","files":[{"path":"references/calculators.md","size":5110,"sha256":"a35dfb3fb4b821b275da016609b475c577cc1ebd13fc91fd63eadc5ef6d1dd18"},{"path":"references/templates/house.md","size":5854,"sha256":"0e18f11373439b48e448f75ec83ef0cd7931832b631d1c0654f24ac116a37030"}],"requires":{"mcp":[],"tools":[]},"safety":{"flags":[],"scannedAt":"2026-08-22","hasScripts":false,"networkEndpoints":[]}}