Getting it into your agent
One page per mod, every tool's command on it. A separate URL per tool would split the same page into five that compete with each other.
npx skills add hoangtng/real-estate-agents --skill offer-strategy-buildergit clone --depth 1 https://github.com/hoangtng/real-estate-agentsWrote this? Show the measurements
A badge with what this costs and how it scanned, read live from this page, so it follows the numbers instead of freezing them. Markdown for a README, HTML for a documentation site or a project page.
[](https://agentmods.dev/skills/hoangtng/real-estate-agents/offer-strategy-builder)<a href="https://agentmods.dev/skills/hoangtng/real-estate-agents/offer-strategy-builder"><img src="https://agentmods.dev/badge/skills/hoangtng/real-estate-agents/offer-strategy-builder/github.svg" alt="Measured on agentmods" height="20"></a>Or the 80×15 button, for a site that already has a row of RSS and ATOM ones. Only the verdict fits; the numbers stay here.
<a href="https://agentmods.dev/skills/hoangtng/real-estate-agents/offer-strategy-builder"><img src="https://agentmods.dev/badge/skills/hoangtng/real-estate-agents/offer-strategy-builder.svg" alt="Reviewed on agentmods" width="80" height="20"></a>What it costs to keep this loaded
Counted locally with the o200k_base tokenizer, which is exact for GPT models; Claude uses its own tokenizer and its counts differ. Treat this as one consistent yardstick across the catalogue rather than a bill. Prices are per million input tokens.
| Model | Per session | Once invoked |
|---|---|---|
| Fable 5.1 | $0.00119 | $0.01342 |
| Opus 5 | $0.00060 | $0.00671 |
| Sonnet 5 | $0.00024 | $0.00268 |
| Haiku 4.5 | $0.00012 | $0.00134 |
Grade A, and why
offer-strategy-builder scanned grade A with 0 findings against 26 rules in 11 categories — prompt injection, anti-refusal, data exfiltration, privilege escalation, supply chain, agent snooping, system-prompt leakage, SSRF and excessive agency — measured 12d ago.
A static scan of the body, not an audit. Every finding is printed with the line that produced it so you can judge whether it matters here. A mod is markdown that instructs an agent; that is exactly why what it instructs is worth reading.
Nothing flagged
None of the 26 patterns this scan looks for appear in this file: no shell pipes, no recursive deletes, no credential paths, no hidden text, no instruction-override or anti-refusal phrasing, no agent-config snooping. That is not a guarantee, it is the absence of the things that are checkable.
How it starts
The opening of the file, as written. The whole thing — 111 lines — stays where its author put it; the contents beside it link to each section on GitHub.
Offer Strategy Builder
Builds a complete, actionable offer strategy brief for a buyer — tailored to the specific property, market conditions, and buyer's financial position. This is Priya's work: advocate-first, data-backed, honest about risk.
What You Need From the User
- Property: address, list price, days on market, any price reductions
- Market context: competitive (multiple offers expected) / normal / slow
- Buyer profile: pre-approval amount, down payment %, loan type, cash reserves
- Contingencies desired: inspection, appraisal, loan — which ones the buyer wants to keep
- Seller intel (if any): relocation, timeline, motivated, estate sale, etc.
- Buyer's max: the absolute ceiling they will not go above
If market context is unknown, ask — or default to "competitive market" assumptions and note the assumption clearly.
Output Format
## Offer Strategy Brief
**Property:** [Address] | Listed at $[X]
**Prepared for:** [Buyer name or "Buyer Client"]
**Prepared by:** Priya, Buyer's Agent | [Date]
---
### Market Read
- **Days on Market:** [X] | Price reductions: [X]
- **Competing offers (known/likely):** [X]
- **Seller motivation:** [Relocation / Downsizing / Estate / Unknown]
- **Market posture:** [Multiple offer / Normal / Buyer-friendly]
- **SP/LP average in this area (last 60 days):** [X]%
---
### Recommended Offer Structure
| Element | Recommendation | Rationale |
|---------------------------|-------------------------|----------------------------------------|
| **Offer Price** | $[X] ([X]% above list) | [1-line reason] |
| **Escalation Clause** | [Yes / No] | Up to $[X] in $[X] increments |
| **Earnest Money** | $[X] ([X]% of offer) | Above-market EMD signals seriousness |
| **Down Payment (shown)** | [X]% ($[X]) | [Show more than actual if stronger] |
| **Close Date** | [Date] | [Why this serves the seller] |
| **Inspection** | [Full / Informational / Waive] | [Reasoning] |
| **Appraisal Contingency** | [Keep / Gap to $X / Waive] | [Reasoning] |
| **Loan Contingency** | [Keep / Shorten to X days / Waive] | [Reasoning] |
| **Personal Letter** | [Yes / No] | [Fair housing note if No] |
---
### Escalation Clause (if recommended)
> "Buyer agrees to increase their offer by $[X] above any bona fide competing offer, up to a maximum purchase price of $[X], provided seller supplies documentation of the competing offer."
**Use escalation when:** Multiple offers are expected and buyer wants to win without naming their max upfront.
**Skip escalation when:** Seller may prefer clean offers; listing agent has indicated preference; or buyer's max and recommended price are close enough to just offer the ceiling.
---
### Contingency Guidance
**Inspection:**
[Recommended action and why. If waiving: what the buyer should do instead (pre-inspection, review disclosures carefully). If keeping: what is and isn't worth fighting over post-inspection.]
**Appraisal:**
[Recommended action and why. If keeping gap coverage: how much and why. If waiving: confirm buyer has cash reserves to cover a potential gap and has reviewed comps.]
**Loan:**
[Recommended action and why. If shortening: confirm with lender that timeline is achievable. If waiving: only for DU-approved conventional loans with strong reserves.]
---
### Risk Assessment
| Scenario | Probability | Impact | Mitigation |
|-------------------|-----------|-----------|------------------------------------|
| We lose to higher offer | [Low/Med/High] | Miss property | [Next steps if this happens] |
| Appraisal comes in low | [Low/Med/High] | Gap $[X] | [Gap coverage / renegotiate] |
| Inspection reveals issues | [Low/Med/High] | Cost $[X] | [Reserve / informational only] |
| Loan delay | [Low/Med/High] | Lose EMD | [Confirm timeline with lender] |
---
### Bottom Line
[2–3 sentences: the clear recommendation, the reasoning, and the honest trade-off. What does the buyer gain and what do they risk with this strategy? What should they know before they decide?]
---
### If We Lose
[What to do next: counter / move on / ask for backup position / watch for price reduction]
### Talking Points for Offer Presentation Call
- [Point 1: why our buyer is strong]
- [Point 2: why our terms work for the seller]
- [Point 3: what we can flex on if needed]
What this file has done since we first saw it
Hashed on every crawl. A supply-chain change to an agent config is a question of when, not whether, so the history is kept rather than the latest state alone.
- 12d ago First seen · 111 lines · 119 tokens per session scan A 31dca06c16bb
offer-strategy-builder is a skill published in the GitHub repository hoangtng/real-estate-agents (21 stars, last pushed 4mo ago), licensed MIT. It adds 119 tokens to every session and 1,342 once invoked, about $0.0006 per session on Opus 5. A static security scan graded it A with 0 findings. No closer match exists in the catalogue, so it is treated as the original; first seen 2026-08-30.
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