function reCalculateKt(changedObj) {ktArray = new Array();refreshVariables();ktArray["summary"] = new Array();displayValues();}function displayValues() {for (var fieldId in ktArray["summary"]) {var fieldObj = document.getElementById(fieldId);if (fieldObj && ktArray["summary"][fieldId]) {fieldObj.innerHTML = numberFormat(ktArray["summary"][fieldId], fieldObj.getAttribute("valuetype"), fieldObj.getAttribute("valueformat"));}}}function stripnumb(numb) {var lespercent;var lesdollar;var lesspace;var lescomma;var lesnumamt = numb.length;if(lesnumamt > 0) {numb=numb.toString();lespercent = numb.indexOf("%");if(lespercent >= 0) {numb=numb.substring(0,lespercent) + "" + numb.substring(lespercent + 1,lesnumamt);lesnumamt=numb.length;}lesdollar = numb.indexOf("$");if(lesdollar >= 0) {numb=numb.substring(0,lesdollar) + "" + numb.substring(lesdollar + 1,lesnumamt);lesnumamt=numb.length;}lesspace = numb.indexOf(" ");if(lesspace >= 0) {numb=numb.substring(0,lesspace) + "" + numb.substring(lesspace + 1,lesnumamt);lesnumamt=numb.length;}lescomma = numb.indexOf(",");if(lescomma >= 0) {while(lescomma >=1) {numb=numb.substring(0,lescomma) + "" + numb.substring(lescomma + 1,lesnumamt);lesnumamt=numb.length;lescomma = numb.indexOf(",");}}numb = eval(numb);} else {numb = 0;}return numb;}function formatnumb(numb) {var negative=0;if(numb < 0) {numb=numb*-1;negative=1;}zeronumb=Math.round(numb*100)/100;integer=Math.floor(zeronumb);if (Math.ceil(zeronumb) == integer) {decimal="00";} else{decimal=Math.round((zeronumb-integer)*100)}decimal=decimal.toString();if (decimal.length<2) decimal="0"+decimal;integer=integer.toString();var tempnumb="";var tempinteger="";var x=0;for (z=integer.length;z>0;z--) {tempnumb=tempnumb+integer.charAt(z-1);x=x+1;if (x==3 & z>1) {tempnumb=tempnumb+",";x=0;}}for (z=tempnumb.length;z>0;z--) {tempinteger=tempinteger+tempnumb.charAt(z-1);}finalnumb=tempinteger+"."+decimal;if(negative == 1) {finalnumb = "-" + finalnumb;}return finalnumb;}function calculateform(form) {if(form.purprice.value == "" || form.purprice.value == 0) {alert("Please enter the purchase price of the home.");form.purprice.focus();} else if(form.mtgmon.value == "" || form.mtgmon.value == 0) {alert("Please enter the number of months you are financing the home for.");form.mtgmon.focus();} else if(form.annualrate.value == "" || form.annualrate.value == 0) {alert("Please enter the mortgage's annual interest rate.");form.annualrate.focus();} else {var countit = 0;var int = stripnumb(form.annualrate.value);if (int >= 1) {int = int / 100.0;}int /= 12;var purpricevar = stripnumb(form.purprice.value);var dpamtvar = stripnumb(form.dpamt.value);var loanprincvar = eval(purpricevar) - eval(dpamtvar);var intamt = 0;var accumintvar = 0;var prinamt = 0;var principal = loanprincvar;function floor(number){return Math.floor(number*Math.pow(10,2))/Math.pow(10,2);}var mtgmon= stripnumb(form.mtgmon.value);if(mtgmon == 0 || mtgmon == "") {mtgmon = 0;}var pow = 1;for (var k = 0; k < mtgmon; k++)pow = pow * (1 + int);var arv = stripnumb(form.arv.value);var expectappvar = stripnumb(form.expectapp.value);if(expectappvar == "" || expectappvar == 0) {expectappvar = 0;} else if(expectappvar >= 0) {expectappvar = expectappvar / 100;}expectappvar = eval(expectappvar) + eval(1);var accumappvar = expectappvar * arv - arv;var accumappvar = accumappvar /12;var accum = accumappvar * mtgmon;var accum = accum + arv;form.accum.value = formatnumb(accum);var estloanamt= stripnumb(form.estloanamt.value);if(estloanamt == 0 || estloanamt == "") {estloanamt = 0;}var hminsratevar = stripnumb(form.hminsrate.value);if(hminsratevar == 0 || hminsratevar == "") {hminsratevar = 0;} else if(hminsratevar >= .01) {hminsratevar = hminsratevar / 100;}monbuilderins = hminsratevar * arv / 12;form.monbuilderins.value = formatnumb(monbuilderins);var builderinsreocc = monbuilderins * mtgmon;form.builderinsreocc.value = formatnumb(builderinsreocc);var discpointvar = stripnumb(form.discpoint.value);if(discpointvar == 0 || discpointvar == "") {discpointvar = 0;} else if(discpointvar >= 1 ) {discpointvar = discpointvar / 100;}var discpointamtvar = loanprincvar * discpointvar;form.discamt.value = discpointamtvar;var othercostvar= stripnumb(form.othercost.value);if(othercostvar == 0 || othercostvar == "") {othercostvar = 0;}var morecostvar = stripnumb(form.morecost.value);if(morecostvar == "" || morecostvar == 0) {morecostvar = 0;}var morecosts = morecostvar;form.morecosts.value = formatnumb(morecosts);var morecostmon = morecosts * mtgmon;form.morecostmon.value = formatnumb(morecostmon);var apraisalfee= stripnumb(form.apraisalfee.value);if(apraisalfee == 0 || apraisalfee == "") {apraisalfee = 0;}form.apraisalfee.value = formatnumb(apraisalfee);var closefeesvar= stripnumb(form.closefees.value);if(closefeesvar == 0 || closefeesvar == "") {closefeesvar = 0;}var homeinspection= stripnumb(form.homeinspection.value);if(homeinspection == 0 || homeinspection == "") {homeinspection = 0;}form.homeinspection.value = formatnumb(form.homeinspection.value);var assocduesvar = stripnumb(form.associationdues.value);if(assocduesvar == "" || assocduesvar == 0) {assocduesvar = 0;}var assdues = floor(assocduesvar);form.assdues.value = formatnumb(assdues);var assocdue = mtgmon * assocduesvar;form.assocdue.value = formatnumb(assocdue);var proptaxvar = stripnumb(form.annualproptax.value);if(proptaxvar == "" || proptaxvar == 0) {proptaxvar = 0;}var mon_tax = floor(proptaxvar / 12);form.mon_tax.value = formatnumb(mon_tax);var numbmontax = mon_tax * mtgmon;form.numbmontax.value = formatnumb(numbmontax);var closecostvar = eval(discpointamtvar) + eval(othercostvar) + eval(closefeesvar) + eval(apraisalfee) + eval(homeinspection) + eval(builderinsreocc) + eval(assocdue) + eval(numbmontax);form.closecosts.value = formatnumb(closecostvar);if(countit > 0 && countit % 12 == 0) {accumappvar = accumappvar * expectappvar;}countit = eval(countit) + eval(1);}var maintenvar = stripnumb(form.monmainten.value);if(maintenvar == "" || maintenvar == 0) {maintenvar = 0;}var maintamt = maintenvar;form.maintamt.value = formatnumb(maintamt);var monmaint = maintenvar * mtgmon;form.monmaint.value = formatnumb(monmaint);var homenetgainvar = eval(accum) - eval(purpricevar);var incomtaxvar = stripnumb(form.incomtax.value);if(incomtaxvar == 0 || incomtaxvar == "") {incomtaxvar = 0;} else if(incomtaxvar >= 1) {incomtaxvar = incomtaxvar / 100;}var realcommvar = stripnumb(form.realtorcom.value);if(realcommvar == 0 || realcommvar == "") {realcommvar = 0;} else if(realcommvar >= 1) {realcommvar = realcommvar / 100;}var sell_costvar = accum * realcommvar;form.sell_cost.value = sell_costvar;var miscsellcostvar = stripnumb(form.miscsellcost.value);if(miscsellcostvar == 0 || miscsellcostvar == "") {miscsellcostvar = 0;} else if(miscsellcostvar >= 1) {miscsellcostvar = miscsellcostvar / 100;}var miscsellingcost = accum * miscsellcostvar;form.miscsellingcost.value = formatnumb(miscsellingcost);var remodvar = form.remod.value;if(remodvar == "" || remodvar == 0) {remodvar = 0;}form.remods.value = remodvar;var assignment = stripnumb(form.assignment.value);form.assignment.value = assignment;var buycost = eval(closecostvar) + eval(remodvar) + eval(purpricevar);var estloanamt = buycost - dpamtvar;form.estloanamt.value = formatnumb(estloanamt);var estpmt = estloanamt * int;form.estpmt.value = formatnumb(estpmt);var totfinfee = estloanamt * int * mtgmon;form.totfinfee.value = formatnumb(totfinfee);var hdmonpayoff = estloanamt + totfinfee;form.hdmonpayoff.value = formatnumb(hdmonpayoff);var reoccurpmt = estpmt * mtgmon;form.reoccurpmt.value = formatnumb(reoccurpmt);var ltv = estloanamt / arv * 100;form.ltv.value = formatnumb(ltv) + "%";form.buycost.value = formatnumb(buycost);var setcost = miscsellingcost + sell_costvar;form.setcost.value = formatnumb(setcost);var setproc = accum - setcost - hdmonpayoff;form.setproc.value = formatnumb(setproc);var totacqcost = eval(purpricevar) + eval(closecostvar) + eval(remodvar) + eval(assignment) + eval(dpamtvar)+ eval(totfinfee);form.totacqcost.value = formatnumb(totacqcost);var totcashreq = dpamtvar + assignment;form.totcashreq.value = formatnumb(totcashreq);var grossprofit = accum - setcost - totacqcost;form.grossprofit.value = formatnumb(grossprofit);var taxamount = grossprofit * incomtaxvar;var aftaxprofit = grossprofit - taxamount;form.aftaxprofit.value = formatnumb(aftaxprofit);roi = aftaxprofit / totcashreq * 100;form.roi.value = formatnumb(roi) + "%";var costtovalue = (totacqcost)/(accum) * 100;form.costtovalue.value = formatnumb(costtovalue) + "%";var pricesalesratio = totcashreq / accum * 100;form.pricesalesratio.value = formatnumb(pricesalesratio) + "%";var totmoncost = eval(maintamt) + eval(assdues) + eval(mon_tax) + eval(morecosts) + eval(estpmt) + eval(monbuilderins);form.totmoncost.value = formatnumb(totmoncost);var reoccurcost = totmoncost * mtgmon;form.reoccurcost.value = formatnumb(reoccurcost);var rtv = remodvar / accum * 100;form.rtv.value = formatnumb(rtv) + "%";var valuation = eval(accum - purpricevar) / accum * 100;form.valuation.value = formatnumb(valuation) + "%";}function de_tail(form) {calculateform(form);var part1 = ("Assignment To Purchase Analysis" + "");var part2 = ("
");var row49 = "";var row50 = ("");var row51 = ("");var spacer1 = "";var part23 = ("");var row96 = "";var row97 = "";var row98 = "";var row99 = "";var row100 = "";var row101 = "";var spacer = "";var row9 = "";var row10 = "";var row11 = "";var row11B = "";var row11C = "";var row12 = "";var row12B = "";var row12C = "";var row300 = "";var row301 = "";var row1 = "";var row2 = "";var row3 = "";var row4 = "";var row5 = "";var row501 = "";var row6 = "";var row8 = "";var spacer3 = "";var row13 = "";var summary = "";var part4 = ("
Assignment To Purchase Analysis
Mortgage Term:" + form.mtgmon.value + " Months Annual Appreciation:" + form.expectapp.value + "
Interest Rate:" + form.annualrate.value + " Income Tax Rate:" + form.incomtax.value + "
Buying
Amount
Selling
Amount
Purchase Price:$" + formatnumb(form.purprice.value) + " After Repair Value:$" + formatnumb(form.arv.value) + "
Rehab Expenses:$" + formatnumb(form.remods.value) + " Appreciated Price:$" + form.accum.value + "
Assignment Fee:$" + formatnumb(form.assignment.value) + " Agent Commission:$" + formatnumb(form.sell_cost.value) + "
Down Payment:$" + formatnumb(form.dpamt.value) + " Misc. Selling Cost:$" + form.miscsellingcost.value + "
Rehab To Value:" + form.rtv.value + " Settlement Cost:$" + form.setcost.value + "
Loan To Value:" + form.ltv.value + " Property Valuation:" + form.valuation.value + "
Monthly Cost
Amount
Re-Occuring Cost
Amount
Utilities:$" + form.maintamt.value + " Utilities:$" + form.monmaint.value + "
Association Dues:$" + form.assdues.value + " Association Dues:$" + formatnumb(form.assocdue.value) + "
Property Tax:$" + form.mon_tax.value + " Property Tax:$" + form.numbmontax.value + "
Builders Risk:$" + form.monbuilderins.value + " Builders Risk:$" + form.builderinsreocc.value + "
Other Monthly Cost:$" + form.morecosts.value + " Other Monthly Cost:$" + form.morecostmon.value + "
Interest Only Payment:$" + form.estpmt.value + " Interest Only Payment:" + form.reoccurpmt.value + "
Total Monthly Cost:$" + form.totmoncost.value + " Total Re-Occuring Cost:$" + form.reoccurcost.value + "
Closing
Amount
Investment
Amount
Loan Points:$" + formatnumb(form.discamt.value) + " Estimated Loan Amount:$" + form.estloanamt.value + "
Closing Cost:$" + formatnumb(form.othercost.value) + " Total Acquisition Cost:$" + form.totacqcost.value + "
Title/Closing Fees:$" + formatnumb(form.closefees.value) + " Buy + Rehab + Close:$" + form.buycost.value + "
Property Tax$" + formatnumb(form.numbmontax.value) + " Mortgage Payoff:$" + form.hdmonpayoff.value + "
Home Inspection:$" + form.homeinspection.value + " Settlement Proceeds:$" + form.setproc.value + "
Association Dues$" + form.assocdue.value + " Cost To Value:" + form.costtovalue.value + "
Appraisal Fee:$" + form.apraisalfee.value + " Investment Value:" + form.pricesalesratio.value + "
Builders Risk:$" + form.builderinsreocc.value + " Gross Profit:$" + form.grossprofit.value + "
Total Closing Cost:$" + form.closecosts.value + " After Tax Profit:$" + form.aftaxprofit.value + "
Total Cash Needed:$" + form.totcashreq.value + " Return On Investment:" + form.roi.value + "
");var schedule = (part1 + "" + part2 + "" + row49 + "" + row50 + "" + row51 + "" + spacer1 + "" + part23 + "" + row96 + "" + row97 + "" + row98 + "" + row99 + "" + row100 + "" + row101 + "" + spacer + "" + row9 + "" + row10 + "" + row11 + "" + row11B + "" + row11C + "" + row12 + "" + row12B + "" + row12C + "" + spacer + "" + row300 + "" + row301 + "" + row1 + "" + row2 + "" + row3 + "" + row4 + "" + row5 + "" + row501 + "" + row6 + "" + row8 + "" + spacer3 + "" + row13 + "" + summary + "" + part4 + "");reportWin = window.open("","","width=600,height=651,toolbar=no,menubar=yes,scrollbars=yes");reportWin.document.write(schedule);reportWin.document.close();}var helpTexts = new Array();helpTexts["pur_price"] = "Total negotiated purchase price of the property to buy -- not including closing costs.";helpTexts["re_mod"] = "The total fix-up costs, such as clean-up, yard-work, painting, flooring, fencing, roofing, insulation, etc. Allow for a 10% overage when calculating the rehab work.";helpTexts["a_r_v"] = "After Repair Value is what you think the property would sell for once fixed up. If the asking price plus the estimated repairs plus any liens or back taxes is equal to or less than 65% of the estimated ARV, then you have an excellent price. Most hard money lenders will only fund up to 65% of the ARV on a rehab house. The biggest mistake made by many investors is the over-valuation of a property.";helpTexts["assignment_option"] = "This is an assignment option fee when negotiating a sales contract to purchase a house. Once the contract is properly executed, the contract can be sold to someone that will take possession of the property. Never put down more than $500 at the time the purchase contract is presented to the seller. Regardless of what type of loan approval you have, always bring additional funds to closing at the time of signing if at all possible.";helpTexts["dp_amt"] = "Anticipate having to put 5-10% cash into the transaction, regardless of the loan to value. Most private money lenders require you to have money in the deal";helpTexts["mtg_mon"] = "This is the number of months you are financing the house for. Many private investors have a 6-month prepayment penalty with an average cost of 5-6 months interest payments. This could be a significant issue if you plan to get out of the loan sooner than the term of the pre-payment penalty.";helpTexts["mtgrate"] = "Hard money interest rates are dependent on the real estate market and availability of hard money credit. Interest rates usually range from 10-18% and can cost 20% or greater by the time you factor in the points, fees, and other costs. Loans from private real estate money sources usually have no points and very few costs. The total cost of most private loans is somewhere in the 9% to 15% range with little upfront or back-end fees.";helpTexts["disc_point"] = "Points on hard money loans average 3-6%. It is common for a commercial hard money loan to be upwards of four points and as high as 10 points. Most private equity investors charge very little upfront or back-end fees.";helpTexts["other_cost"] = "The total of other loan related costs, such as credit report, filing fees, loan application, etc.";helpTexts["close_fees"] = "The title company and/or attorney closing fees, such as document review, recording, filing, stamp fees, etc.";helpTexts["home_inspection"] = "An inspection should check the existing condition of all systems and equipment, the general quality and condition of the structure, and routine repair and maintenance items. This should include -- doors, stairs and walkways, drainage, fireplace, floors, foundation, heating and cooling, improvements, appliances, insulation, lead, gas leaks, pests, plumbing, roof, walls, ceilings, windows, wiring, etc.";helpTexts["apraisal_fee"] = "Appraisal fee.";helpTexts["owner_ins"] = "The property's insurance rate -- entered as a percentage of the property value. Typical rate is 0.5%.";helpTexts["annual_tax"] = "Enter the amount of property taxes required each year.";helpTexts["assoc_due"] = "If there is a homeowner or condo association, enter the monthly dues in this field.";helpTexts["maint"] = "Enter the amount you expect to spend on utilities each month.";helpTexts["more_cost"] = "Other monthly cost.";helpTexts["misc_sellcost"] = "Percentage amount of miscellaneous selling cost.";helpTexts["commish"] = "Enter the percentage of the property's selling price that you expect to pay a real estate agent or broker when you sell the property.";helpTexts["inc_tax"] = "Enter your combined federal, state, city or township income percentage rate.";helpTexts["expect_app"] = "Enter the percentage amount you expect the property to appreciate each year.";helpTexts["lp_appvalue"] = "The expected appreciated value of the property for the loan term.";helpTexts["hd_mon_payoff"] = "Most private investor or hard money loans wil have a pre-payment penalty which could average a cost of 5-6 months interest payments.";helpTexts["set_cost"] = "Real estate agent commissions and miscellaneous selling cost.";helpTexts["set_proc"] = "The sales price minus agent commissions, miscellaneous selling cost and mortgage payoff equals estimated settlement proceeds.";helpTexts["tot_acq_cost"] = "Purchase price plus closing costs, rehab expenses, assignment fee, down payment, and finance fee.";helpTexts["tot_cash_req"] = "Total sum of down payment and assignment fee.";helpTexts["tot_fin_fee"] = "Total interest cost for term of loan.";helpTexts["tot_mon_cost"] = "With a rate of 10-20% the monthly cost of a loan may eat into your profits if you are unable to sell, refinance or rent the property quickly.";helpTexts["est_pmt"] = "Hard money or private money interest only monthly payment.";helpTexts["buy_cost"] = "Purchase price plus rehab expenses and closing cost.";helpTexts["est_loan_amt"] = "An estimated loan amount is based on the purchase price plus rehab expenses and closing costs minus your downpayment.";helpTexts["l_t_v"] = "Maximum of 65% of the after-repaired value (ARV) of an investment property, minus the cost of repairs.";helpTexts["cost_to_value"] = "Cost to value equals total acquisition cost divided by sales price.";helpTexts["r_t_v"] = "Rehab to value equals rehab expenses divided by sales price.";helpTexts["gross_profit"] = "Pre-tax profit realized by the investor. This equals the sales price, minus the settlement cost, total acquisition cost and interest charges.";helpTexts["aftax_profit"] = "After-tax profit to the investor.";helpTexts["r_o_i"] = "Return % on the cash amount invested in the property.";var ktArray = new Array();function kt_init() {var kt = document.getElementById("kt");if (kt) {var inputs=kt.getElementsByTagName("input"), selects=kt.getElementsByTagName("select"), el, int=0;while (el = inputs[int++]) {el.onchange = function () {reCalculateKt(this);}}int = 0;while (el = selects[int++]) {el.onchange = function () {reCalculateKt(this);}}}refreshVariables();reCalculateKt();applyHelpPopups();}function refreshVariables() {var kt = document.getElementById("kt");if (kt) {var inputs=kt.getElementsByTagName("input"), selects=kt.getElementsByTagName("select"), el, int=0;ktArray["vars"] = new Array();while (el = inputs[int++]) {if (el.id) {ktArray["vars"][el.id] = $(el.id, el.getAttribute("valuetype"));if (el.getAttribute("valuetype")!="raw") {el.value = numberFormat(ktArray["vars"][el.id], el.getAttribute("valuetype"), el.getAttribute("valueformat"));}}}int = 0;while (el = selects[int++]) {if (el.id) ktArray["vars"][el.id] = $(el.id, el.getAttribute("valuetype"));}}}function numberFormat(value, valuetype, valueformat) {if (value || value==0) {var formatparts = new Array();if (valueformat) formatparts = valueformat.split(".");var decimals = formatparts[1] ? formatparts[1] : 2;switch(valuetype) {case "money":if (value===0) {value = "";for (iii=0; iii 1 ? 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