mortctl 0.1.0

package/dist/commands/payment.js

@@ -0,0 +1,98 @@
+"use strict";
+/**
+ * mortctl payment command - Calculate monthly payment breakdown
+ */
+Object.defineProperty(exports, "__esModule", { value: true });
+exports.createPaymentCommand = createPaymentCommand;
+const commander_1 = require("commander");
+const calculations_1 = require("../lib/calculations");
+function createPaymentCommand() {
+    const payment = new commander_1.Command('payment')
+        .description('Calculate monthly payment breakdown (PITI)')
+        .requiredOption('--loan-amount <amount>', 'Loan amount')
+        .requiredOption('--rate <percent>', 'Interest rate (e.g., 6.5)')
+        .option('--term <years>', 'Loan term in years', '30')
+        .option('--property-value <amount>', 'Property value (for PMI/tax estimates)')
+        .option('--credit-score <score>', 'Credit score (for PMI)', '720')
+        .option('--taxes <amount>', 'Annual property taxes')
+        .option('--insurance <amount>', 'Annual homeowners insurance')
+        .option('--hoa <amount>', 'Monthly HOA dues', '0')
+        .option('--format <type>', 'Output format (json|table)', 'table')
+        .action(async (options) => {
+        try {
+            const loanAmount = parseFloat(options.loanAmount);
+            const rate = parseFloat(options.rate);
+            const term = parseInt(options.term);
+            const propertyValue = options.propertyValue ? parseFloat(options.propertyValue) : loanAmount * 1.25;
+            const scenario = {
+                propertyValue,
+                loanAmount,
+                downPayment: propertyValue - loanAmount,
+                interestRate: rate,
+                termYears: term,
+                creditScore: parseInt(options.creditScore),
+                propertyType: 'single-family',
+                occupancy: 'primary',
+                purpose: 'purchase',
+                propertyTaxes: options.taxes ? parseFloat(options.taxes) : undefined,
+                homeownersInsurance: options.insurance ? parseFloat(options.insurance) : undefined,
+                hoaDues: parseFloat(options.hoa),
+            };
+            const breakdown = (0, calculations_1.calculatePaymentBreakdown)(scenario);
+            const ltv = (loanAmount / propertyValue * 100);
+            // Calculate total interest over life of loan
+            const piOnly = (0, calculations_1.calculateMonthlyPayment)(loanAmount, rate, term);
+            const totalPayments = piOnly * term * 12;
+            const totalInterest = totalPayments - loanAmount;
+            if (options.format === 'json') {
+                console.log(JSON.stringify({
+                    loanAmount,
+                    interestRate: rate,
+                    termYears: term,
+                    ltv: Math.round(ltv * 100) / 100,
+                    breakdown,
+                    lifetime: {
+                        totalPayments: Math.round(totalPayments),
+                        totalInterest: Math.round(totalInterest),
+                    },
+                }, null, 2));
+            }
+            else {
+                console.log('═══════════════════════════════════════════════════════════════');
+                console.log('MONTHLY PAYMENT BREAKDOWN');
+                console.log('═══════════════════════════════════════════════════════════════');
+                console.log('');
+                console.log(`Loan Amount:        $${loanAmount.toLocaleString()}`);
+                console.log(`Interest Rate:      ${rate}%`);
+                console.log(`Term:               ${term} years`);
+                console.log(`LTV:                ${ltv.toFixed(1)}%`);
+                console.log('');
+                console.log('PAYMENT BREAKDOWN');
+                console.log('───────────────────────────────────────────────────────────────');
+                console.log(`Principal & Interest:    $${breakdown.principalAndInterest.toLocaleString().padStart(10)}`);
+                console.log(`Property Taxes:          $${breakdown.propertyTaxes.toLocaleString().padStart(10)}`);
+                console.log(`Homeowners Insurance:    $${breakdown.homeownersInsurance.toLocaleString().padStart(10)}`);
+                if (breakdown.mortgageInsurance > 0) {
+                    console.log(`Mortgage Insurance:      $${breakdown.mortgageInsurance.toLocaleString().padStart(10)}`);
+                }
+                if (breakdown.hoaDues > 0) {
+                    console.log(`HOA Dues:                $${breakdown.hoaDues.toLocaleString().padStart(10)}`);
+                }
+                console.log('───────────────────────────────────────────────────────────────');
+                console.log(`TOTAL PAYMENT:           $${breakdown.totalPayment.toLocaleString().padStart(10)}`);
+                console.log('');
+                console.log('LOAN LIFETIME');
+                console.log('───────────────────────────────────────────────────────────────');
+                console.log(`Total Payments:      $${Math.round(totalPayments).toLocaleString()}`);
+                console.log(`Total Interest:      $${Math.round(totalInterest).toLocaleString()}`);
+                console.log('═══════════════════════════════════════════════════════════════');
+            }
+        }
+        catch (error) {
+            console.error(`Error: ${error.message}`);
+            process.exit(1);
+        }
+    });
+    return payment;
+}
+//# sourceMappingURL=payment.js.map

package/dist/commands/payment.js.map

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package/dist/index.d.ts

@@ -0,0 +1,9 @@
+#!/usr/bin/env node
+/**
+ * mortctl - Mortgage underwriting calculations and eligibility
+ * Part of the LendCtl Suite
+ */
+export * from './lib/calculations';
+export * from './lib/eligibility';
+export * from './types';
+//# sourceMappingURL=index.d.ts.map

package/dist/index.d.ts.map

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package/dist/index.js

@@ -0,0 +1,42 @@
+#!/usr/bin/env node
+"use strict";
+/**
+ * mortctl - Mortgage underwriting calculations and eligibility
+ * Part of the LendCtl Suite
+ */
+var __createBinding = (this && this.__createBinding) || (Object.create ? (function(o, m, k, k2) {
+    if (k2 === undefined) k2 = k;
+    var desc = Object.getOwnPropertyDescriptor(m, k);
+    if (!desc || ("get" in desc ? !m.__esModule : desc.writable || desc.configurable)) {
+      desc = { enumerable: true, get: function() { return m[k]; } };
+    }
+    Object.defineProperty(o, k2, desc);
+}) : (function(o, m, k, k2) {
+    if (k2 === undefined) k2 = k;
+    o[k2] = m[k];
+}));
+var __exportStar = (this && this.__exportStar) || function(m, exports) {
+    for (var p in m) if (p !== "default" && !Object.prototype.hasOwnProperty.call(exports, p)) __createBinding(exports, m, p);
+};
+Object.defineProperty(exports, "__esModule", { value: true });
+const commander_1 = require("commander");
+const ltv_1 = require("./commands/ltv");
+const eligible_1 = require("./commands/eligible");
+const payment_1 = require("./commands/payment");
+const limits_1 = require("./commands/limits");
+const program = new commander_1.Command();
+program
+    .name('mortctl')
+    .description('Mortgage underwriting calculations and eligibility - part of the LendCtl Suite')
+    .version('0.1.0');
+// Add commands
+program.addCommand((0, ltv_1.createLtvCommand)());
+program.addCommand((0, eligible_1.createEligibleCommand)());
+program.addCommand((0, payment_1.createPaymentCommand)());
+program.addCommand((0, limits_1.createLimitsCommand)());
+program.parse();
+// Export library components for programmatic use
+__exportStar(require("./lib/calculations"), exports);
+__exportStar(require("./lib/eligibility"), exports);
+__exportStar(require("./types"), exports);
+//# sourceMappingURL=index.js.map

package/dist/index.js.map

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package/dist/lib/calculations.d.ts

@@ -0,0 +1,52 @@
+/**
+ * Core mortgage calculations
+ */
+import { LtvResult, PmiInputs, PmiResult, LoanScenario, PaymentBreakdown, LoanLimits } from '../types';
+/**
+ * 2026 Conforming Loan Limits (estimated)
+ */
+export declare const LOAN_LIMITS_2026: LoanLimits;
+/**
+ * High-cost counties (sample - would be comprehensive in production)
+ */
+export declare const HIGH_COST_COUNTIES: Record<string, number>;
+/**
+ * Get conforming loan limit for a county
+ */
+export declare function getConformingLimit(county?: string, units?: number): number;
+/**
+ * Calculate monthly P&I payment
+ */
+export declare function calculateMonthlyPayment(principal: number, annualRate: number, termYears: number): number;
+/**
+ * Calculate LTV/CLTV/HCLTV
+ */
+export declare function calculateLtv(propertyValue: number, loanAmount: number, secondLien?: number, heloc?: number): LtvResult;
+/**
+ * Calculate PMI
+ */
+export declare function calculatePmi(inputs: PmiInputs): PmiResult;
+/**
+ * Calculate full payment breakdown
+ */
+export declare function calculatePaymentBreakdown(scenario: LoanScenario): PaymentBreakdown;
+/**
+ * Calculate FHA MIP (Mortgage Insurance Premium)
+ */
+export declare function calculateFhaMip(loanAmount: number, ltv: number, termYears: number): {
+    upfront: number;
+    monthly: number;
+    annualRate: number;
+};
+/**
+ * Calculate VA Funding Fee
+ */
+export declare function calculateVaFundingFee(loanAmount: number, downPaymentPercent: number, firstTimeUse: boolean, reservist?: boolean): number;
+/**
+ * Calculate USDA Guarantee Fee
+ */
+export declare function calculateUsdaFee(loanAmount: number): {
+    upfront: number;
+    annual: number;
+};
+//# sourceMappingURL=calculations.d.ts.map

package/dist/lib/calculations.d.ts.map

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package/dist/lib/calculations.js

@@ -0,0 +1,270 @@
+"use strict";
+/**
+ * Core mortgage calculations
+ */
+Object.defineProperty(exports, "__esModule", { value: true });
+exports.HIGH_COST_COUNTIES = exports.LOAN_LIMITS_2026 = void 0;
+exports.getConformingLimit = getConformingLimit;
+exports.calculateMonthlyPayment = calculateMonthlyPayment;
+exports.calculateLtv = calculateLtv;
+exports.calculatePmi = calculatePmi;
+exports.calculatePaymentBreakdown = calculatePaymentBreakdown;
+exports.calculateFhaMip = calculateFhaMip;
+exports.calculateVaFundingFee = calculateVaFundingFee;
+exports.calculateUsdaFee = calculateUsdaFee;
+/**
+ * 2026 Conforming Loan Limits (estimated)
+ */
+exports.LOAN_LIMITS_2026 = {
+    baseline: 766550, // Standard conforming limit
+    highCost: 1149825, // High-cost area ceiling (150% of baseline)
+    fhaFloor: 498257, // FHA floor
+    fhaCeiling: 1149825, // FHA ceiling (same as high-cost)
+};
+/**
+ * High-cost counties (sample - would be comprehensive in production)
+ */
+exports.HIGH_COST_COUNTIES = {
+    'Los Angeles, CA': 1149825,
+    'San Francisco, CA': 1149825,
+    'New York, NY': 1149825,
+    'Kings, NY': 1149825,
+    'Queens, NY': 1149825,
+    'Bronx, NY': 1149825,
+    'San Diego, CA': 1006250,
+    'Orange, CA': 1149825,
+    'Santa Clara, CA': 1149825,
+    'Alameda, CA': 1149825,
+    'Seattle, WA': 977500,
+    'King, WA': 977500,
+    'Honolulu, HI': 1149825,
+    'Washington, DC': 1149825,
+    'Montgomery, MD': 1149825,
+    'Fairfax, VA': 1149825,
+};
+/**
+ * Get conforming loan limit for a county
+ */
+function getConformingLimit(county, units = 1) {
+    let baseLimit = exports.LOAN_LIMITS_2026.baseline;
+    if (county && exports.HIGH_COST_COUNTIES[county]) {
+        baseLimit = exports.HIGH_COST_COUNTIES[county];
+    }
+    // Multi-unit adjustments
+    const unitMultipliers = {
+        1: 1,
+        2: 1.28,
+        3: 1.55,
+        4: 1.92,
+    };
+    return Math.round(baseLimit * (unitMultipliers[units] || 1));
+}
+/**
+ * Calculate monthly P&I payment
+ */
+function calculateMonthlyPayment(principal, annualRate, termYears) {
+    const monthlyRate = annualRate / 100 / 12;
+    const numPayments = termYears * 12;
+    if (monthlyRate === 0) {
+        return principal / numPayments;
+    }
+    const payment = principal *
+        (monthlyRate * Math.pow(1 + monthlyRate, numPayments)) /
+        (Math.pow(1 + monthlyRate, numPayments) - 1);
+    return Math.round(payment * 100) / 100;
+}
+/**
+ * Calculate LTV/CLTV/HCLTV
+ */
+function calculateLtv(propertyValue, loanAmount, secondLien = 0, heloc = 0) {
+    const ltv = (loanAmount / propertyValue) * 100;
+    const cltv = ((loanAmount + secondLien) / propertyValue) * 100;
+    const hcltv = ((loanAmount + secondLien + heloc) / propertyValue) * 100;
+    const pmiRequired = ltv > 80;
+    return {
+        ltv: Math.round(ltv * 100) / 100,
+        cltv: Math.round(cltv * 100) / 100,
+        hcltv: Math.round(hcltv * 100) / 100,
+        pmiRequired,
+        pmiRemovalLtv: pmiRequired ? 78 : undefined,
+    };
+}
+/**
+ * PMI rate lookup table (approximate)
+ * Format: [LTV range][Credit score range] = annual rate %
+ */
+const PMI_RATES = {
+    '95-97': { '760+': 0.55, '740-759': 0.65, '720-739': 0.78, '700-719': 0.95, '680-699': 1.15, '<680': 1.40 },
+    '90-95': { '760+': 0.38, '740-759': 0.45, '720-739': 0.55, '700-719': 0.70, '680-699': 0.90, '<680': 1.15 },
+    '85-90': { '760+': 0.25, '740-759': 0.30, '720-739': 0.38, '700-719': 0.50, '680-699': 0.65, '<680': 0.85 },
+    '80-85': { '760+': 0.15, '740-759': 0.18, '720-739': 0.23, '700-719': 0.30, '680-699': 0.40, '<680': 0.55 },
+};
+/**
+ * Get credit score bracket for PMI lookup
+ */
+function getCreditBracket(score) {
+    if (score >= 760)
+        return '760+';
+    if (score >= 740)
+        return '740-759';
+    if (score >= 720)
+        return '720-739';
+    if (score >= 700)
+        return '700-719';
+    if (score >= 680)
+        return '680-699';
+    return '<680';
+}
+/**
+ * Get LTV bracket for PMI lookup
+ */
+function getLtvBracket(ltv) {
+    if (ltv > 95)
+        return '95-97';
+    if (ltv > 90)
+        return '90-95';
+    if (ltv > 85)
+        return '85-90';
+    if (ltv > 80)
+        return '80-85';
+    return '80-85'; // Below 80 - no PMI normally
+}
+/**
+ * Calculate PMI
+ */
+function calculatePmi(inputs) {
+    const { ltv, creditScore, loanAmount, termYears = 30 } = inputs;
+    // No PMI below 80% LTV
+    if (ltv <= 80) {
+        return {
+            required: false,
+            monthlyAmount: 0,
+            annualAmount: 0,
+            ratePercent: 0,
+            cancellationLtv: 80,
+        };
+    }
+    const ltvBracket = getLtvBracket(ltv);
+    const creditBracket = getCreditBracket(creditScore);
+    const ratePercent = PMI_RATES[ltvBracket]?.[creditBracket] || 0.85;
+    const annualAmount = (loanAmount * ratePercent) / 100;
+    const monthlyAmount = annualAmount / 12;
+    // Estimate months to reach 78% LTV (automatic cancellation)
+    // Simplified - assumes 30-year at average rate
+    const avgRate = 6.5; // Approximate
+    const monthlyPayment = calculateMonthlyPayment(loanAmount, avgRate, termYears);
+    // Very rough estimate of months to 78% LTV
+    const targetLoanAmount = loanAmount * (78 / ltv);
+    const reductionNeeded = loanAmount - targetLoanAmount;
+    // Approximate based on early amortization (mostly interest)
+    const avgMonthlyPrincipal = monthlyPayment * 0.25; // Rough estimate
+    const monthsToCancel = Math.ceil(reductionNeeded / avgMonthlyPrincipal);
+    return {
+        required: true,
+        monthlyAmount: Math.round(monthlyAmount * 100) / 100,
+        annualAmount: Math.round(annualAmount * 100) / 100,
+        ratePercent,
+        cancellationLtv: 78,
+        monthsToCancel,
+    };
+}
+/**
+ * Calculate full payment breakdown
+ */
+function calculatePaymentBreakdown(scenario) {
+    const principalAndInterest = calculateMonthlyPayment(scenario.loanAmount, scenario.interestRate, scenario.termYears);
+    const propertyTaxes = (scenario.propertyTaxes || scenario.propertyValue * 0.0125) / 12;
+    const homeownersInsurance = (scenario.homeownersInsurance || scenario.propertyValue * 0.0035) / 12;
+    const hoaDues = scenario.hoaDues || 0;
+    // Calculate PMI if needed
+    const ltv = (scenario.loanAmount / scenario.propertyValue) * 100;
+    const pmiResult = calculatePmi({
+        ltv,
+        creditScore: scenario.creditScore,
+        loanAmount: scenario.loanAmount,
+        termYears: scenario.termYears,
+    });
+    const totalPayment = principalAndInterest + propertyTaxes + homeownersInsurance +
+        pmiResult.monthlyAmount + hoaDues;
+    return {
+        principalAndInterest: Math.round(principalAndInterest * 100) / 100,
+        propertyTaxes: Math.round(propertyTaxes * 100) / 100,
+        homeownersInsurance: Math.round(homeownersInsurance * 100) / 100,
+        mortgageInsurance: pmiResult.monthlyAmount,
+        hoaDues,
+        totalPayment: Math.round(totalPayment * 100) / 100,
+    };
+}
+/**
+ * Calculate FHA MIP (Mortgage Insurance Premium)
+ */
+function calculateFhaMip(loanAmount, ltv, termYears) {
+    // Upfront MIP: 1.75% of loan amount
+    const upfront = loanAmount * 0.0175;
+    // Annual MIP rates (as of 2024, may change)
+    // For loans > 15 years and LTV > 90%: 0.85%
+    // For loans > 15 years and LTV <= 90%: 0.80%
+    // For loans <= 15 years: 0.45% to 0.70% depending on LTV
+    let annualRate;
+    if (termYears > 15) {
+        annualRate = ltv > 90 ? 0.85 : 0.80;
+    }
+    else {
+        annualRate = ltv > 90 ? 0.70 : 0.45;
+    }
+    const monthly = (loanAmount * annualRate / 100) / 12;
+    return {
+        upfront: Math.round(upfront * 100) / 100,
+        monthly: Math.round(monthly * 100) / 100,
+        annualRate,
+    };
+}
+/**
+ * Calculate VA Funding Fee
+ */
+function calculateVaFundingFee(loanAmount, downPaymentPercent, firstTimeUse, reservist = false) {
+    // VA Funding Fee rates (2024)
+    // First use, no down: 2.15% (2.40% for reserves/NG)
+    // First use, 5-10% down: 1.50% (1.75% for reserves/NG)
+    // First use, 10%+ down: 1.25% (1.50% for reserves/NG)
+    // Subsequent use, no down: 3.30%
+    // Subsequent use, 5-10% down: 1.50%
+    // Subsequent use, 10%+ down: 1.25%
+    let rate;
+    if (firstTimeUse) {
+        if (downPaymentPercent >= 10) {
+            rate = reservist ? 1.50 : 1.25;
+        }
+        else if (downPaymentPercent >= 5) {
+            rate = reservist ? 1.75 : 1.50;
+        }
+        else {
+            rate = reservist ? 2.40 : 2.15;
+        }
+    }
+    else {
+        if (downPaymentPercent >= 10) {
+            rate = 1.25;
+        }
+        else if (downPaymentPercent >= 5) {
+            rate = 1.50;
+        }
+        else {
+            rate = 3.30;
+        }
+    }
+    return Math.round((loanAmount * rate / 100) * 100) / 100;
+}
+/**
+ * Calculate USDA Guarantee Fee
+ */
+function calculateUsdaFee(loanAmount) {
+    // USDA fees (2024)
+    // Upfront: 1.0%
+    // Annual: 0.35%
+    return {
+        upfront: Math.round((loanAmount * 0.01) * 100) / 100,
+        annual: Math.round((loanAmount * 0.0035) * 100) / 100,
+    };
+}
+//# sourceMappingURL=calculations.js.map

package/dist/lib/calculations.js.map

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package/dist/lib/eligibility.d.ts

@@ -0,0 +1,33 @@
+/**
+ * Loan program eligibility checking
+ */
+import { LoanScenario, EligibilityResult, LoanProgram } from '../types';
+/**
+ * Check conventional loan eligibility
+ */
+export declare function checkConventionalEligibility(scenario: LoanScenario): EligibilityResult;
+/**
+ * Check FHA loan eligibility
+ */
+export declare function checkFhaEligibility(scenario: LoanScenario): EligibilityResult;
+/**
+ * Check VA loan eligibility
+ */
+export declare function checkVaEligibility(scenario: LoanScenario): EligibilityResult;
+/**
+ * Check USDA loan eligibility
+ */
+export declare function checkUsdaEligibility(scenario: LoanScenario): EligibilityResult;
+/**
+ * Check jumbo loan eligibility
+ */
+export declare function checkJumboEligibility(scenario: LoanScenario): EligibilityResult;
+/**
+ * Check all program eligibility
+ */
+export declare function checkAllEligibility(scenario: LoanScenario): EligibilityResult[];
+/**
+ * Find best recommended program
+ */
+export declare function findBestProgram(eligibility: EligibilityResult[]): LoanProgram | undefined;
+//# sourceMappingURL=eligibility.d.ts.map

package/dist/lib/eligibility.d.ts.map

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