Operating Expense Analyst
Benchmark every expense line and produce the adjusted schedule underwriting should actually use.
★ 105 on GitHub0 downloads on LenderSkills
Install it in one line — paste a single command into Claude, ChatGPT or Cursor and it writes the skill into your project.
Free, and about thirty seconds: a work email and a six-digit code.
Downloading shares your name, firm, role, and email with Avi Hacker, J.D.. That introduction is what keeps every skill here free.
What this skill does
Finds the expenses a seller understated before they become your problem.
What it does
- Analyzes trailing 12-month operating expenses line by line
- Benchmarks each category against market standards
- Identifies anomalies and understated items
- Produces an adjusted expense schedule for underwriting
When to use it
Use this skill when you have a seller's T-12 income statement and need to stress-test the reported expenses before making an acquisition decision. It is most valuable during due diligence when you want to identify understated costs (missing management fee, no reserves), adjust for one-time items, and arrive at a realistic NOI for underwriting.
What to have ready
- T-12 financials — monthly expense data by category for the trailing 12 months
- Seller's P&L or income statement — as provided by the seller or broker
- Property details — address, unit count, total rentable square footage, year built, property class (A/B/C), and type
- Effective Gross Income (EGI) — needed to calculate expense ratios (can be derived from rent roll if not separately provided)
How to use it
- Download it with the button above. You'll sign in with a work email — that's how the creator knows who is using their skill.
- Copy the install prompt from the "Run it in Claude" box, and paste it into Claude along with the file. Claude installs the skill, fills in your firm's details where the file has
[BRACKETED]placeholders, and runs a quick test with you. - Then just ask in plain English. Claude picks the skill up on its own when a request matches it. Anything it still needs, it asks you for — it won't invent a number.
"Use the Operating Expense Analyst skill — I've got t-12 financials monthly expense data by category."
What you get back
A structured report covering t12 summary, expense categories, anomalies, local research, adjusted schedule, adjusted totals, and optimization opportunities. You get it as readable analysis plus the underlying data, so it can feed straight into a memo or another skill.
Good to know
- Output quality tracks input quality. A missing figure is flagged as missing — it is never estimated to fill a gap.
- Every draft is a starting point for your own review, not a finished decision.
- Runs anywhere Claude does: the Claude app, Claude Desktop, or Claude Code.
Source & credit
Imported from the open-source cre-agent-skills library by Avi Hacker, J.D. (github.com/ahacker-1/cre-agent-skills), Apache-2.0 license. The author's content is unmodified apart from a legal disclaimer appended at the end of the package. Full credit to the author.
Legal disclaimer
This skill drafts; it does not decide. Its output is not legal, tax, accounting, appraisal, or investment advice, and using it creates no attorney-client, fiduciary, or advisory relationship. Nothing it produces is a commitment to lend or an offer to sell a security. Verify every number, date, citation, and conclusion against the source documents, and have a qualified professional licensed in the relevant jurisdiction review the work before you rely on it or send it to a borrower, investor, counterparty, or regulator. Laws, rates, and market data change. The final work product is yours.
Inside this skill
The actual file you get. Members can read it in full before saving it.
Operating Expense Analyst
Analyzes trailing 12-month operating expenses, benchmarks each category against market standards, identifies anomalies and understated items, and produces an adjusted expense schedule for underwriting.
When to Use This Skill
Use this skill when you have a seller's T-12 income statement and need to stress-test the reported expenses before making an acquisition decision. It is most valuable during due diligence when you want to identify understated costs (missing management fee, no reserves), adjust for one-time items, and arrive at a realistic NOI for underwriting.
What You'll Need to Provide
- T-12 financials — monthly expense data by category for the trailing 12 months
- Seller's P&L or income statement — as provided by the seller or broker
- Property details — address, unit count, total rentable square footage, year built, property class (A/B/C), and type
- Effective Gross Income (EGI) — needed to calculate expense ratios (can be derived from rent roll if not separately provided)
Mission
Analyze trailing 12-month operating expenses. Benchmark against market standards. Identify expense anomalies, understated items, and optimization opportunities. Produce an adjusted expense schedule that reflects realistic operating costs for underwriting.
Strategy
Step 1: Parse T-12 Expense Categories
- Read T-12 financials from the provided data
- Map seller categories to standard chart of accounts:
| Standard Category | Common Seller Labels |
|---|---|
| Property Taxes | Real estate taxes, ad valorem taxes |
| Insurance | Property insurance, liability, umbrella |
| Utilities | Electric, gas, water/sewer, trash |
Reading the full skill counts as a download. The contributor receives your name, company, and email.
Ratings & reviews
No written reviews yet. If you run this on a live file, say how it went. The next lender reading this page is deciding whether to trust it.
Examination record
Run it in Claude
- Copy the install command above
- Paste it into Claude, ChatGPT or Cursor
- It writes the skill in, fills in your firm’s details, and test-runs it with you
Prefer the file? The prompt above is for a package you already downloaded.
Details
More from Avi Hacker, J.D.
Imported from their public repository with attribution. Their other skills, and where to find the original, are on their contributor page.