feat: Reale Jahresbelastung, must-have fixes, fitOut data coverage

Reale Jahresbelastung (Change 6):
- FitOutCostPanel zeigt Jahresmiete + amortisierte Ausbaukosten für alle fitOut-Werte
- FULL/PREMIUM: Ausbau CHF 0 (bezugsfertig), SHELL/BASIC: CRB/BKP-Richtwerte amortisiert über 5 J.
- Match-Card-Chip zeigt geschätzte Investition (orange wenn >100k)
- FitOutInvestment-Typ + calcFitOutInvestment() in fitOutUtils.ts
- BackendAIService + MockAIService mit generateFitOutAdvice (IAIService-Interface)

Must-have Kriterien (Nicht prüfbar Fix):
- ÖV-Anbindung: Minutengrenze aus Freitext extrahiert, gegen publicTransportMinutes geprüft
- Mindestfläche: m²-Wert aus Freitext extrahiert, gegen areaSqm geprüft
- Ausbaugrad: neues Keyword-Rule für FULL/PREMIUM

fitOut-Datenpflege:
- fitOut-Werte zu 32 fehlenden Properties ergänzt (Logistik=SHELL, Standard=BASIC, Modern=FULL)
- MAB-Werte (200/150/250 CHF/m²) zu 3 BASIC-Objekten hinzugefügt

Co-Authored-By: Claude Sonnet 4.6 <noreply@anthropic.com>

src/features/matching/scoreCalculator.ts

@@ -463,24 +463,50 @@ function scoreMinContractDuration(need: Need, property: Property): ScoreFactor |
   }
 }
 
+const FIT_OUT_UPGRADE_COST: Record<string, number> = {
+  'SHELL_BASIC': 200,
+  'SHELL_FULL': 350,
+  'SHELL_PREMIUM': 450,
+  'BASIC_FULL': 150,
+  'BASIC_PREMIUM': 250,
+  'FULL_PREMIUM': 100,
+}
+
 function scoreFitOut(need: Need, property: Property): ScoreFactor | null {
   if (!need.requiredFitOut) return null
   const propFitOut = property.hardFacts?.fitOut
+  const LABELS: Record<string, string> = { SHELL: 'Rohbau', BASIC: 'Basisausbau', FULL: 'Vollausbau', PREMIUM: 'Premiumausbau' }
   if (!propFitOut) {
     return { criterion: 'fitOut', weight: 0.04, score: 50, contribution: 2, explanation: `Ausbaustandard ${need.requiredFitOut} erforderlich — keine Daten`, estimated: true }
   }
   const reqLevel = FIT_OUT_LEVELS[need.requiredFitOut] ?? 1
   const propLevel = FIT_OUT_LEVELS[propFitOut] ?? 0
-  const score = propLevel >= reqLevel ? 100 : Math.max(10, Math.round(50 - (reqLevel - propLevel) * 25))
-  const LABELS: Record<string, string> = { SHELL: 'Rohbau', BASIC: 'Basisausbau', FULL: 'Vollausbau', PREMIUM: 'Premiumausbau' }
+  if (propLevel >= reqLevel) {
+    return {
+      criterion: 'fitOut', weight: 0.04, score: 100, contribution: 4,
+      explanation: `${LABELS[propFitOut] ?? propFitOut} erfüllt Anforderung (${LABELS[need.requiredFitOut] ?? need.requiredFitOut})`,
+    }
+  }
+  // Check if combined budget (tenant + MAB) covers the upgrade gap
+  const upgradeKey = `${propFitOut}_${need.requiredFitOut}`
+  const upgradeCost = FIT_OUT_UPGRADE_COST[upgradeKey]
+  const mab = property.hardFacts?.mieterausbaubeitragPerSqm ?? 0
+  const tenantBudget = need.fitOutBudgetMaxPerSqm ?? 0
+  const totalBudget = mab + tenantBudget
+  if (upgradeCost && totalBudget >= upgradeCost) {
+    const mabNote = mab > 0 ? ` (inkl. CHF ${mab} MAB)` : ''
+    return {
+      criterion: 'fitOut', weight: 0.04, score: 80, contribution: 3.2,
+      explanation: `${LABELS[propFitOut]} — Ausbau auf ${LABELS[need.requiredFitOut]} mit CHF ${totalBudget}/m² Budget überbrückbar${mabNote}`,
+    }
+  }
+  const score = Math.max(10, Math.round(50 - (reqLevel - propLevel) * 25))
+  const budgetNote = tenantBudget > 0 || mab > 0
+    ? ` (Budget CHF ${totalBudget}/m² — Ausbau ~CHF ${upgradeCost ?? '?'}/m²)`
+    : ''
   return {
-    criterion: 'fitOut',
-    weight: 0.04,
-    score,
-    contribution: score * 0.04,
-    explanation: propLevel >= reqLevel
-      ? `Ausbaustandard ${LABELS[propFitOut] ?? propFitOut} erfüllt Anforderung ${LABELS[need.requiredFitOut] ?? need.requiredFitOut}`
-      : `${LABELS[propFitOut] ?? propFitOut} — ${LABELS[need.requiredFitOut] ?? need.requiredFitOut} erforderlich`,
+    criterion: 'fitOut', weight: 0.04, score, contribution: score * 0.04,
+    explanation: `${LABELS[propFitOut] ?? propFitOut} — ${LABELS[need.requiredFitOut] ?? need.requiredFitOut} erforderlich${budgetNote}`,
   }
 }