mortctl 0.1.0

package/README.md

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+# mortctl
+
+Mortgage underwriting calculations and eligibility. Part of the **LendCtl Suite**.
+
+## Features
+
+- **LTV Calculation** — LTV, CLTV, HCLTV with PMI estimates
+- **Program Eligibility** — Conventional, FHA, VA, USDA, Jumbo
+- **Payment Breakdown** — Full PITI calculation
+- **Loan Limits** — 2026 conforming limits by county
+- **PMI Estimation** — Based on LTV and credit score
+
+## Installation
+
+```bash
+npm install -g mortctl
+```
+
+Or use directly with npx:
+
+```bash
+npx mortctl --help
+```
+
+## Quick Start
+
+### Calculate LTV
+
+```bash
+mortctl ltv --property-value 400000 --down-payment 80000
+```
+
+Output:
+```
+═══════════════════════════════════════════════════════════════
+LTV CALCULATION
+═══════════════════════════════════════════════════════════════
+
+Property Value:     $400,000
+Loan Amount:        $320,000
+Down Payment:       $80,000 (20.0%)
+
+LTV RATIOS
+───────────────────────────────────────────────────────────────
+LTV:                80.00%
+
+PMI:                Not required (LTV ≤ 80%)
+═══════════════════════════════════════════════════════════════
+```
+
+### Check Program Eligibility
+
+```bash
+mortctl eligible \
+  --property-value 400000 \
+  --loan-amount 380000 \
+  --credit-score 720
+```
+
+Output:
+```
+═══════════════════════════════════════════════════════════════
+LOAN PROGRAM ELIGIBILITY
+═══════════════════════════════════════════════════════════════
+
+Property Value:     $400,000
+Loan Amount:        $380,000
+LTV:                95.0%
+Credit Score:       720
+
+PROGRAM ELIGIBILITY
+───────────────────────────────────────────────────────────────
+✓ CONVENTIONAL    
+    Min down: $12,000
+    ⚠ LTV >95% requires additional eligibility criteria
+
+✓ FHA             
+    Min down: $14,000
+
+✗ VA              
+    ✗ VA loans require veteran/military eligibility
+
+✗ USDA            
+    ✗ USDA loans require rural/eligible suburban location
+
+✗ JUMBO           
+    ✗ Loan amount is within conforming limits - use conventional
+
+───────────────────────────────────────────────────────────────
+💡 RECOMMENDED: FHA
+═══════════════════════════════════════════════════════════════
+```
+
+### Calculate Monthly Payment
+
+```bash
+mortctl payment \
+  --loan-amount 320000 \
+  --rate 6.5 \
+  --property-value 400000
+```
+
+### Show Loan Limits
+
+```bash
+# Baseline limits
+mortctl limits
+
+# Specific county
+mortctl limits --county "Los Angeles" --state CA
+
+# List all high-cost counties
+mortctl limits --list-high-cost
+```
+
+## Commands
+
+### `mortctl ltv`
+Calculate loan-to-value ratios with PMI estimates.
+
+Options:
+- `--property-value <amount>` - Property value (required)
+- `--loan-amount <amount>` - Loan amount
+- `--down-payment <amount>` - Down payment (alternative to loan-amount)
+- `--second-lien <amount>` - Second mortgage amount
+- `--heloc <amount>` - HELOC amount
+- `--credit-score <score>` - Credit score for PMI estimate
+
+### `mortctl eligible`
+Check eligibility for all loan programs.
+
+Options:
+- `--property-value <amount>` - Property value (required)
+- `--loan-amount <amount>` - Loan amount (required)
+- `--credit-score <score>` - Credit score (required)
+- `--property-type <type>` - single-family, condo, etc.
+- `--occupancy <type>` - primary, second-home, investment
+- `--veteran` - Veteran/military eligibility
+- `--rural` - Rural/USDA eligible location
+
+### `mortctl payment`
+Calculate monthly payment with full PITI breakdown.
+
+Options:
+- `--loan-amount <amount>` - Loan amount (required)
+- `--rate <percent>` - Interest rate (required)
+- `--term <years>` - Loan term (default: 30)
+- `--property-value <amount>` - For tax/insurance estimates
+- `--taxes <amount>` - Annual property taxes
+- `--insurance <amount>` - Annual homeowners insurance
+- `--hoa <amount>` - Monthly HOA dues
+
+### `mortctl limits`
+Show conforming loan limits.
+
+Options:
+- `--county <name>` - County name
+- `--state <abbr>` - State abbreviation
+- `--units <n>` - Number of units (1-4)
+- `--list-high-cost` - List all high-cost counties
+
+## Programmatic Usage
+
+```typescript
+import { 
+  calculateLtv, 
+  calculatePmi, 
+  calculatePaymentBreakdown,
+  checkAllEligibility,
+  findBestProgram,
+  getConformingLimit 
+} from 'mortctl';
+
+// Calculate LTV
+const ltv = calculateLtv(400000, 320000);
+console.log(`LTV: ${ltv.ltv}%, PMI required: ${ltv.pmiRequired}`);
+
+// Calculate PMI
+const pmi = calculatePmi({ ltv: 95, creditScore: 720, loanAmount: 380000 });
+console.log(`Monthly PMI: $${pmi.monthlyAmount}`);
+
+// Check eligibility
+const eligibility = checkAllEligibility({
+  propertyValue: 400000,
+  loanAmount: 380000,
+  creditScore: 720,
+  // ... other scenario options
+});
+const recommended = findBestProgram(eligibility);
+console.log(`Recommended program: ${recommended}`);
+
+// Get loan limits
+const limit = getConformingLimit('Los Angeles, CA', 1);
+console.log(`Conforming limit: $${limit}`);
+```
+
+## 2026 Loan Limits
+
+| Type | Limit |
+|------|-------|
+| Conforming (baseline) | $766,550 |
+| High-cost ceiling | $1,149,825 |
+| FHA floor | $498,257 |
+| FHA ceiling | $1,149,825 |
+
+Multi-unit multipliers:
+- 2-unit: 1.28x baseline
+- 3-unit: 1.55x baseline
+- 4-unit: 1.92x baseline
+
+## PMI Rate Factors
+
+PMI rates vary by:
+- **LTV**: Higher LTV = higher rate
+- **Credit Score**: Higher score = lower rate
+- **Property Type**: Single-family vs condo
+- **Occupancy**: Primary vs investment
+
+Typical range: 0.15% - 1.40% annually
+
+## Part of LendCtl Suite
+
+mortctl works with other LendCtl tools:
+
+```bash
+# Full underwriting workflow
+finctl analyze -f borrower.json | \
+  creditctl analyze --stdin | \
+  mortctl eligible --stdin
+```
+
+## License
+
+MIT © Avatar Consulting

package/dist/commands/eligible.d.ts

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+/**
+ * mortctl eligible command - Check loan program eligibility
+ */
+import { Command } from 'commander';
+export declare function createEligibleCommand(): Command;
+//# sourceMappingURL=eligible.d.ts.map

package/dist/commands/eligible.d.ts.map

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package/dist/commands/eligible.js

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+"use strict";
+/**
+ * mortctl eligible command - Check loan program eligibility
+ */
+Object.defineProperty(exports, "__esModule", { value: true });
+exports.createEligibleCommand = createEligibleCommand;
+const commander_1 = require("commander");
+const eligibility_1 = require("../lib/eligibility");
+function createEligibleCommand() {
+    const eligible = new commander_1.Command('eligible')
+        .description('Check eligibility for loan programs')
+        .requiredOption('--property-value <amount>', 'Property value')
+        .requiredOption('--loan-amount <amount>', 'Loan amount')
+        .requiredOption('--credit-score <score>', 'Credit score')
+        .option('--property-type <type>', 'Property type', 'single-family')
+        .option('--occupancy <type>', 'Occupancy type', 'primary')
+        .option('--purpose <type>', 'Loan purpose', 'purchase')
+        .option('--units <n>', 'Number of units', '1')
+        .option('--county <name>', 'County for loan limits')
+        .option('--state <abbr>', 'State abbreviation')
+        .option('--veteran', 'Veteran/military eligibility', false)
+        .option('--rural', 'Rural/USDA eligible location', false)
+        .option('--first-time', 'First-time homebuyer', false)
+        .option('--format <type>', 'Output format (json|table)', 'table')
+        .action(async (options) => {
+        try {
+            const scenario = {
+                propertyValue: parseFloat(options.propertyValue),
+                loanAmount: parseFloat(options.loanAmount),
+                downPayment: parseFloat(options.propertyValue) - parseFloat(options.loanAmount),
+                creditScore: parseInt(options.creditScore),
+                propertyType: options.propertyType,
+                occupancy: options.occupancy,
+                purpose: options.purpose,
+                units: parseInt(options.units),
+                county: options.county,
+                state: options.state,
+                veteran: options.veteran,
+                rural: options.rural,
+                firstTimeHomebuyer: options.firstTime,
+                interestRate: 6.5, // Default for calculations
+                termYears: 30,
+            };
+            const eligibility = (0, eligibility_1.checkAllEligibility)(scenario);
+            const recommended = (0, eligibility_1.findBestProgram)(eligibility);
+            if (options.format === 'json') {
+                console.log(JSON.stringify({
+                    scenario: {
+                        propertyValue: scenario.propertyValue,
+                        loanAmount: scenario.loanAmount,
+                        ltv: (scenario.loanAmount / scenario.propertyValue * 100).toFixed(2),
+                        creditScore: scenario.creditScore,
+                    },
+                    eligibility,
+                    recommendedProgram: recommended,
+                }, null, 2));
+            }
+            else {
+                const ltv = (scenario.loanAmount / scenario.propertyValue * 100);
+                console.log('═══════════════════════════════════════════════════════════════');
+                console.log('LOAN PROGRAM ELIGIBILITY');
+                console.log('═══════════════════════════════════════════════════════════════');
+                console.log('');
+                console.log(`Property Value:     $${scenario.propertyValue.toLocaleString()}`);
+                console.log(`Loan Amount:        $${scenario.loanAmount.toLocaleString()}`);
+                console.log(`LTV:                ${ltv.toFixed(1)}%`);
+                console.log(`Credit Score:       ${scenario.creditScore}`);
+                console.log(`Property:           ${scenario.propertyType}, ${scenario.occupancy}`);
+                console.log('');
+                console.log('PROGRAM ELIGIBILITY');
+                console.log('───────────────────────────────────────────────────────────────');
+                for (const result of eligibility) {
+                    const status = result.eligible ? '✓' : '✗';
+                    const programName = result.program.toUpperCase().padEnd(15);
+                    console.log(`${status} ${programName}`);
+                    if (!result.eligible && result.reasons) {
+                        for (const reason of result.reasons) {
+                            console.log(`    ✗ ${reason}`);
+                        }
+                    }
+                    if (result.eligible) {
+                        if (result.minDownPayment !== undefined) {
+                            console.log(`    Min down: $${result.minDownPayment.toLocaleString()}`);
+                        }
+                        if (result.rateAdjustment) {
+                            const adj = result.rateAdjustment > 0 ? `+${result.rateAdjustment}%` : `${result.rateAdjustment}%`;
+                            console.log(`    Rate adj: ${adj}`);
+                        }
+                    }
+                    if (result.warnings) {
+                        for (const warning of result.warnings) {
+                            console.log(`    ⚠ ${warning}`);
+                        }
+                    }
+                    console.log('');
+                }
+                if (recommended) {
+                    console.log('───────────────────────────────────────────────────────────────');
+                    console.log(`💡 RECOMMENDED: ${recommended.toUpperCase()}`);
+                }
+                else {
+                    console.log('───────────────────────────────────────────────────────────────');
+                    console.log('⚠ No programs eligible - review requirements');
+                }
+                console.log('═══════════════════════════════════════════════════════════════');
+            }
+        }
+        catch (error) {
+            console.error(`Error: ${error.message}`);
+            process.exit(1);
+        }
+    });
+    return eligible;
+}
+//# sourceMappingURL=eligible.js.map

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package/dist/commands/limits.d.ts

@@ -0,0 +1,6 @@
+/**
+ * mortctl limits command - Show conforming loan limits
+ */
+import { Command } from 'commander';
+export declare function createLimitsCommand(): Command;
+//# sourceMappingURL=limits.d.ts.map

package/dist/commands/limits.d.ts.map

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package/dist/commands/limits.js

@@ -0,0 +1,89 @@
+"use strict";
+/**
+ * mortctl limits command - Show conforming loan limits
+ */
+Object.defineProperty(exports, "__esModule", { value: true });
+exports.createLimitsCommand = createLimitsCommand;
+const commander_1 = require("commander");
+const calculations_1 = require("../lib/calculations");
+function createLimitsCommand() {
+    const limits = new commander_1.Command('limits')
+        .description('Show conforming loan limits')
+        .option('--county <name>', 'County name (e.g., "Los Angeles")')
+        .option('--state <abbr>', 'State abbreviation (e.g., "CA")')
+        .option('--units <n>', 'Number of units (1-4)', '1')
+        .option('--list-high-cost', 'List all high-cost counties', false)
+        .option('--format <type>', 'Output format (json|table)', 'table')
+        .action(async (options) => {
+        try {
+            const units = parseInt(options.units);
+            if (options.listHighCost) {
+                if (options.format === 'json') {
+                    console.log(JSON.stringify(calculations_1.HIGH_COST_COUNTIES, null, 2));
+                }
+                else {
+                    console.log('═══════════════════════════════════════════════════════════════');
+                    console.log('HIGH-COST COUNTIES (2026)');
+                    console.log('═══════════════════════════════════════════════════════════════');
+                    console.log('');
+                    for (const [county, limit] of Object.entries(calculations_1.HIGH_COST_COUNTIES)) {
+                        console.log(`${county.padEnd(30)} $${limit.toLocaleString()}`);
+                    }
+                    console.log('═══════════════════════════════════════════════════════════════');
+                }
+                return;
+            }
+            const countyKey = options.county && options.state
+                ? `${options.county}, ${options.state}`
+                : undefined;
+            const conformingLimit = (0, calculations_1.getConformingLimit)(countyKey, units);
+            const isHighCost = countyKey && calculations_1.HIGH_COST_COUNTIES[countyKey];
+            // Unit multipliers for display
+            const unitLimits = {};
+            for (let u = 1; u <= 4; u++) {
+                unitLimits[u] = (0, calculations_1.getConformingLimit)(countyKey, u);
+            }
+            const result = {
+                year: 2026,
+                county: countyKey || 'Baseline (standard counties)',
+                isHighCost: !!isHighCost,
+                units,
+                conformingLimit,
+                allUnitLimits: unitLimits,
+                baseline: calculations_1.LOAN_LIMITS_2026,
+            };
+            if (options.format === 'json') {
+                console.log(JSON.stringify(result, null, 2));
+            }
+            else {
+                console.log('═══════════════════════════════════════════════════════════════');
+                console.log('CONFORMING LOAN LIMITS (2026)');
+                console.log('═══════════════════════════════════════════════════════════════');
+                console.log('');
+                console.log(`Area:               ${result.county}`);
+                console.log(`High-Cost:          ${result.isHighCost ? 'Yes' : 'No'}`);
+                console.log('');
+                console.log('LIMITS BY UNIT COUNT');
+                console.log('───────────────────────────────────────────────────────────────');
+                console.log(`1-Unit:             $${unitLimits[1].toLocaleString()}`);
+                console.log(`2-Unit:             $${unitLimits[2].toLocaleString()}`);
+                console.log(`3-Unit:             $${unitLimits[3].toLocaleString()}`);
+                console.log(`4-Unit:             $${unitLimits[4].toLocaleString()}`);
+                console.log('');
+                console.log('NATIONAL BASELINE');
+                console.log('───────────────────────────────────────────────────────────────');
+                console.log(`Conforming Floor:   $${calculations_1.LOAN_LIMITS_2026.baseline.toLocaleString()}`);
+                console.log(`High-Cost Ceiling:  $${calculations_1.LOAN_LIMITS_2026.highCost.toLocaleString()}`);
+                console.log(`FHA Floor:          $${calculations_1.LOAN_LIMITS_2026.fhaFloor.toLocaleString()}`);
+                console.log(`FHA Ceiling:        $${calculations_1.LOAN_LIMITS_2026.fhaCeiling.toLocaleString()}`);
+                console.log('═══════════════════════════════════════════════════════════════');
+            }
+        }
+        catch (error) {
+            console.error(`Error: ${error.message}`);
+            process.exit(1);
+        }
+    });
+    return limits;
+}
+//# sourceMappingURL=limits.js.map

package/dist/commands/limits.js.map

@@ -0,0 +1 @@
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package/dist/commands/ltv.d.ts

@@ -0,0 +1,6 @@
+/**
+ * mortctl ltv command - Calculate LTV/CLTV/HCLTV
+ */
+import { Command } from 'commander';
+export declare function createLtvCommand(): Command;
+//# sourceMappingURL=ltv.d.ts.map

package/dist/commands/ltv.d.ts.map

@@ -0,0 +1 @@
+{"version":3,"file":"ltv.d.ts","sourceRoot":"","sources":["../../src/commands/ltv.ts"],"names":[],"mappings":"AAAA;;GAEG;AAEH,OAAO,EAAE,OAAO,EAAE,MAAM,WAAW,CAAC;AAGpC,wBAAgB,gBAAgB,IAAI,OAAO,CAyF1C"}

package/dist/commands/ltv.js

@@ -0,0 +1,96 @@
+"use strict";
+/**
+ * mortctl ltv command - Calculate LTV/CLTV/HCLTV
+ */
+Object.defineProperty(exports, "__esModule", { value: true });
+exports.createLtvCommand = createLtvCommand;
+const commander_1 = require("commander");
+const calculations_1 = require("../lib/calculations");
+function createLtvCommand() {
+    const ltv = new commander_1.Command('ltv')
+        .description('Calculate loan-to-value ratios')
+        .requiredOption('--property-value <amount>', 'Property value or purchase price')
+        .option('--loan-amount <amount>', 'Loan amount (or use --down-payment)')
+        .option('--down-payment <amount>', 'Down payment amount')
+        .option('--second-lien <amount>', 'Second mortgage/lien amount', '0')
+        .option('--heloc <amount>', 'HELOC amount', '0')
+        .option('--credit-score <score>', 'Credit score for PMI estimate', '720')
+        .option('--format <type>', 'Output format (json|table)', 'table')
+        .action(async (options) => {
+        try {
+            const propertyValue = parseFloat(options.propertyValue);
+            let loanAmount;
+            if (options.loanAmount) {
+                loanAmount = parseFloat(options.loanAmount);
+            }
+            else if (options.downPayment) {
+                loanAmount = propertyValue - parseFloat(options.downPayment);
+            }
+            else {
+                console.error('Error: Must specify either --loan-amount or --down-payment');
+                process.exit(1);
+            }
+            const secondLien = parseFloat(options.secondLien);
+            const heloc = parseFloat(options.heloc);
+            const creditScore = parseInt(options.creditScore);
+            const ltvResult = (0, calculations_1.calculateLtv)(propertyValue, loanAmount, secondLien, heloc);
+            const pmiResult = (0, calculations_1.calculatePmi)({
+                ltv: ltvResult.ltv,
+                creditScore,
+                loanAmount,
+            });
+            const downPayment = propertyValue - loanAmount;
+            const downPaymentPct = (downPayment / propertyValue) * 100;
+            if (options.format === 'json') {
+                console.log(JSON.stringify({
+                    propertyValue,
+                    loanAmount,
+                    downPayment,
+                    downPaymentPct: Math.round(downPaymentPct * 100) / 100,
+                    ...ltvResult,
+                    pmi: pmiResult,
+                }, null, 2));
+            }
+            else {
+                console.log('═══════════════════════════════════════════════════════════════');
+                console.log('LTV CALCULATION');
+                console.log('═══════════════════════════════════════════════════════════════');
+                console.log('');
+                console.log(`Property Value:     $${propertyValue.toLocaleString()}`);
+                console.log(`Loan Amount:        $${loanAmount.toLocaleString()}`);
+                console.log(`Down Payment:       $${downPayment.toLocaleString()} (${downPaymentPct.toFixed(1)}%)`);
+                console.log('');
+                console.log('LTV RATIOS');
+                console.log('───────────────────────────────────────────────────────────────');
+                console.log(`LTV:                ${ltvResult.ltv.toFixed(2)}%`);
+                if (secondLien > 0 || heloc > 0) {
+                    console.log(`CLTV:               ${ltvResult.cltv.toFixed(2)}%`);
+                    console.log(`HCLTV:              ${ltvResult.hcltv.toFixed(2)}%`);
+                }
+                console.log('');
+                if (pmiResult.required) {
+                    console.log('PMI ESTIMATE');
+                    console.log('───────────────────────────────────────────────────────────────');
+                    console.log(`PMI Required:       Yes`);
+                    console.log(`Monthly PMI:        $${pmiResult.monthlyAmount.toLocaleString()}`);
+                    console.log(`Annual PMI:         $${pmiResult.annualAmount.toLocaleString()}`);
+                    console.log(`PMI Rate:           ${pmiResult.ratePercent}%`);
+                    console.log(`Auto-Cancel at:     ${pmiResult.cancellationLtv}% LTV`);
+                    if (pmiResult.monthsToCancel) {
+                        console.log(`Est. Months to Cancel: ~${pmiResult.monthsToCancel}`);
+                    }
+                }
+                else {
+                    console.log('PMI:                Not required (LTV ≤ 80%)');
+                }
+                console.log('═══════════════════════════════════════════════════════════════');
+            }
+        }
+        catch (error) {
+            console.error(`Error: ${error.message}`);
+            process.exit(1);
+        }
+    });
+    return ltv;
+}
+//# sourceMappingURL=ltv.js.map

package/dist/commands/ltv.js.map

@@ -0,0 +1 @@
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package/dist/commands/payment.d.ts

@@ -0,0 +1,6 @@
+/**
+ * mortctl payment command - Calculate monthly payment breakdown
+ */
+import { Command } from 'commander';
+export declare function createPaymentCommand(): Command;
+//# sourceMappingURL=payment.d.ts.map

package/dist/commands/payment.d.ts.map

@@ -0,0 +1 @@
+{"version":3,"file":"payment.d.ts","sourceRoot":"","sources":["../../src/commands/payment.ts"],"names":[],"mappings":"AAAA;;GAEG;AAEH,OAAO,EAAE,OAAO,EAAE,MAAM,WAAW,CAAC;AAIpC,wBAAgB,oBAAoB,IAAI,OAAO,CA2F9C"}