mortctl 0.1.0

package/dist/lib/eligibility.js

@@ -0,0 +1,296 @@
+"use strict";
+/**
+ * Loan program eligibility checking
+ */
+Object.defineProperty(exports, "__esModule", { value: true });
+exports.checkConventionalEligibility = checkConventionalEligibility;
+exports.checkFhaEligibility = checkFhaEligibility;
+exports.checkVaEligibility = checkVaEligibility;
+exports.checkUsdaEligibility = checkUsdaEligibility;
+exports.checkJumboEligibility = checkJumboEligibility;
+exports.checkAllEligibility = checkAllEligibility;
+exports.findBestProgram = findBestProgram;
+const calculations_1 = require("./calculations");
+/**
+ * Check conventional loan eligibility
+ */
+function checkConventionalEligibility(scenario) {
+    const reasons = [];
+    const warnings = [];
+    let eligible = true;
+    const ltv = (scenario.loanAmount / scenario.propertyValue) * 100;
+    const conformingLimit = (0, calculations_1.getConformingLimit)(scenario.county ? `${scenario.county}, ${scenario.state}` : undefined, scenario.units || 1);
+    // Credit score check
+    if (scenario.creditScore < 620) {
+        eligible = false;
+        reasons.push('Credit score below 620 minimum');
+    }
+    else if (scenario.creditScore < 680) {
+        warnings.push('Credit score below 680 may result in pricing adjustments');
+    }
+    // LTV check
+    if (ltv > 97) {
+        eligible = false;
+        reasons.push('LTV exceeds 97% maximum');
+    }
+    else if (ltv > 95) {
+        warnings.push('LTV >95% requires additional eligibility criteria');
+    }
+    // Loan amount check (conforming vs jumbo)
+    if (scenario.loanAmount > conformingLimit) {
+        warnings.push(`Loan exceeds conforming limit ($${conformingLimit.toLocaleString()}), jumbo pricing applies`);
+    }
+    // Occupancy check for high LTV
+    if (ltv > 90 && scenario.occupancy !== 'primary') {
+        eligible = false;
+        reasons.push('LTV >90% only available for primary residence');
+    }
+    // Investment property restrictions
+    if (scenario.occupancy === 'investment') {
+        if (ltv > 85) {
+            eligible = false;
+            reasons.push('Investment property maximum LTV is 85%');
+        }
+        if (scenario.creditScore < 680) {
+            eligible = false;
+            reasons.push('Investment property requires 680+ credit score');
+        }
+    }
+    // Property type restrictions
+    if (scenario.propertyType === 'manufactured' && ltv > 95) {
+        eligible = false;
+        reasons.push('Manufactured homes limited to 95% LTV');
+    }
+    // Calculate min down payment
+    let minDownPct = scenario.occupancy === 'investment' ? 15 : 3;
+    if (scenario.occupancy === 'second-home')
+        minDownPct = 10;
+    const minDownPayment = scenario.propertyValue * (minDownPct / 100);
+    return {
+        program: 'conventional',
+        eligible,
+        reasons: reasons.length > 0 ? reasons : undefined,
+        warnings: warnings.length > 0 ? warnings : undefined,
+        maxLoanAmount: conformingLimit,
+        minDownPayment,
+        rateAdjustment: scenario.creditScore < 740 ? 0.25 : 0,
+    };
+}
+/**
+ * Check FHA loan eligibility
+ */
+function checkFhaEligibility(scenario) {
+    const reasons = [];
+    const warnings = [];
+    let eligible = true;
+    const ltv = (scenario.loanAmount / scenario.propertyValue) * 100;
+    const fhaLimit = calculations_1.LOAN_LIMITS_2026.fhaCeiling; // Would be county-specific in production
+    // Credit score check
+    if (scenario.creditScore < 500) {
+        eligible = false;
+        reasons.push('Credit score below 500 minimum');
+    }
+    else if (scenario.creditScore < 580) {
+        if (ltv > 90) {
+            eligible = false;
+            reasons.push('Credit score 500-579 requires 10% down payment (90% LTV max)');
+        }
+        warnings.push('Credit score 500-579 requires manual underwriting');
+    }
+    // LTV check
+    if (scenario.creditScore >= 580 && ltv > 96.5) {
+        eligible = false;
+        reasons.push('FHA maximum LTV is 96.5%');
+    }
+    // Occupancy - FHA is owner-occupied only
+    if (scenario.occupancy !== 'primary') {
+        eligible = false;
+        reasons.push('FHA loans require owner occupancy');
+    }
+    // Loan amount check
+    if (scenario.loanAmount > fhaLimit) {
+        eligible = false;
+        reasons.push(`Loan exceeds FHA limit ($${fhaLimit.toLocaleString()})`);
+    }
+    // Property type restrictions
+    if (scenario.propertyType === 'coop') {
+        warnings.push('Co-ops require FHA approval');
+    }
+    // Calculate min down payment
+    const minDownPct = scenario.creditScore >= 580 ? 3.5 : 10;
+    const minDownPayment = scenario.propertyValue * (minDownPct / 100);
+    return {
+        program: 'fha',
+        eligible,
+        reasons: reasons.length > 0 ? reasons : undefined,
+        warnings: warnings.length > 0 ? warnings : undefined,
+        maxLoanAmount: fhaLimit,
+        minDownPayment,
+        rateAdjustment: 0, // FHA rates are generally competitive
+    };
+}
+/**
+ * Check VA loan eligibility
+ */
+function checkVaEligibility(scenario) {
+    const reasons = [];
+    const warnings = [];
+    let eligible = true;
+    const ltv = (scenario.loanAmount / scenario.propertyValue) * 100;
+    // Veteran status required
+    if (!scenario.veteran) {
+        eligible = false;
+        reasons.push('VA loans require veteran/military eligibility');
+    }
+    // Credit score - VA has no official minimum but lenders typically require 580-620
+    if (scenario.creditScore < 580) {
+        warnings.push('Most VA lenders require 580+ credit score');
+    }
+    // LTV - VA allows 100% financing
+    if (ltv > 100) {
+        eligible = false;
+        reasons.push('VA maximum LTV is 100%');
+    }
+    // Occupancy - VA is owner-occupied only
+    if (scenario.occupancy !== 'primary') {
+        eligible = false;
+        reasons.push('VA loans require owner occupancy');
+    }
+    // No loan limit for full entitlement (post-2020)
+    // But there are limits for partial entitlement
+    // Property type restrictions
+    if (scenario.propertyType === 'coop') {
+        eligible = false;
+        reasons.push('VA does not allow co-op properties');
+    }
+    return {
+        program: 'va',
+        eligible,
+        reasons: reasons.length > 0 ? reasons : undefined,
+        warnings: warnings.length > 0 ? warnings : undefined,
+        minDownPayment: 0, // VA allows 0% down
+        rateAdjustment: -0.25, // VA rates typically lower
+    };
+}
+/**
+ * Check USDA loan eligibility
+ */
+function checkUsdaEligibility(scenario) {
+    const reasons = [];
+    const warnings = [];
+    let eligible = true;
+    const ltv = (scenario.loanAmount / scenario.propertyValue) * 100;
+    // Rural location required
+    if (!scenario.rural) {
+        eligible = false;
+        reasons.push('USDA loans require rural/eligible suburban location');
+    }
+    // Credit score
+    if (scenario.creditScore < 640) {
+        warnings.push('Credit score below 640 requires manual underwriting');
+    }
+    // LTV - USDA allows 100% financing
+    if (ltv > 100) {
+        eligible = false;
+        reasons.push('USDA maximum LTV is 100%');
+    }
+    // Occupancy - owner-occupied only
+    if (scenario.occupancy !== 'primary') {
+        eligible = false;
+        reasons.push('USDA loans require owner occupancy');
+    }
+    // Property type - single family only
+    if (scenario.units && scenario.units > 1) {
+        eligible = false;
+        reasons.push('USDA loans are for single-family homes only');
+    }
+    // Income limits would apply (not modeled here)
+    warnings.push('USDA has household income limits - verify eligibility');
+    return {
+        program: 'usda',
+        eligible,
+        reasons: reasons.length > 0 ? reasons : undefined,
+        warnings: warnings.length > 0 ? warnings : undefined,
+        minDownPayment: 0,
+        rateAdjustment: 0,
+    };
+}
+/**
+ * Check jumbo loan eligibility
+ */
+function checkJumboEligibility(scenario) {
+    const reasons = [];
+    const warnings = [];
+    let eligible = true;
+    const ltv = (scenario.loanAmount / scenario.propertyValue) * 100;
+    const conformingLimit = (0, calculations_1.getConformingLimit)(scenario.county ? `${scenario.county}, ${scenario.state}` : undefined, scenario.units || 1);
+    // Check if actually jumbo
+    if (scenario.loanAmount <= conformingLimit) {
+        eligible = false;
+        reasons.push('Loan amount is within conforming limits - use conventional');
+    }
+    // Credit score - jumbo typically requires higher scores
+    if (scenario.creditScore < 700) {
+        eligible = false;
+        reasons.push('Jumbo loans typically require 700+ credit score');
+    }
+    else if (scenario.creditScore < 720) {
+        warnings.push('Credit score below 720 may limit options');
+    }
+    // LTV - jumbo typically more restrictive
+    const maxLtv = scenario.occupancy === 'primary' ? 90 : 80;
+    if (ltv > maxLtv) {
+        eligible = false;
+        reasons.push(`Jumbo maximum LTV is ${maxLtv}% for ${scenario.occupancy}`);
+    }
+    // Reserves typically required
+    warnings.push('Jumbo loans typically require 6-12 months reserves');
+    // Min down payment
+    const minDownPct = scenario.occupancy === 'primary' ? 10 : 20;
+    const minDownPayment = scenario.propertyValue * (minDownPct / 100);
+    return {
+        program: 'jumbo',
+        eligible,
+        reasons: reasons.length > 0 ? reasons : undefined,
+        warnings: warnings.length > 0 ? warnings : undefined,
+        minDownPayment,
+        rateAdjustment: 0.25, // Jumbo typically slightly higher
+    };
+}
+/**
+ * Check all program eligibility
+ */
+function checkAllEligibility(scenario) {
+    return [
+        checkConventionalEligibility(scenario),
+        checkFhaEligibility(scenario),
+        checkVaEligibility(scenario),
+        checkUsdaEligibility(scenario),
+        checkJumboEligibility(scenario),
+    ];
+}
+/**
+ * Find best recommended program
+ */
+function findBestProgram(eligibility) {
+    const eligible = eligibility.filter(e => e.eligible);
+    if (eligible.length === 0)
+        return undefined;
+    // Priority order: VA (if eligible), then lowest down payment, then best rate
+    const va = eligible.find(e => e.program === 'va');
+    if (va)
+        return 'va';
+    const usda = eligible.find(e => e.program === 'usda');
+    if (usda)
+        return 'usda';
+    // Sort by min down payment, then rate adjustment
+    eligible.sort((a, b) => {
+        const downA = a.minDownPayment || 0;
+        const downB = b.minDownPayment || 0;
+        if (downA !== downB)
+            return downA - downB;
+        return (a.rateAdjustment || 0) - (b.rateAdjustment || 0);
+    });
+    return eligible[0].program;
+}
+//# sourceMappingURL=eligibility.js.map

package/dist/lib/eligibility.js.map

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

@@ -0,0 +1,179 @@
+/**
+ * Mortgage underwriting types for mortctl
+ */
+/** Loan program types */
+export type LoanProgram = 'conventional' | 'fha' | 'va' | 'usda' | 'jumbo' | 'non-qm';
+/** Property types */
+export type PropertyType = 'single-family' | 'condo' | 'townhouse' | 'multi-family-2' | 'multi-family-3' | 'multi-family-4' | 'manufactured' | 'coop';
+/** Occupancy types */
+export type OccupancyType = 'primary' | 'second-home' | 'investment';
+/** Loan purpose */
+export type LoanPurpose = 'purchase' | 'rate-term-refi' | 'cash-out-refi';
+/** Amortization type */
+export type AmortizationType = 'fixed' | 'arm-5-1' | 'arm-7-1' | 'arm-10-1' | 'interest-only';
+/**
+ * Conforming loan limits by year and area
+ * 2026 limits (estimated based on trends)
+ */
+export interface LoanLimits {
+    /** Standard conforming limit (baseline counties) */
+    baseline: number;
+    /** High-cost area ceiling */
+    highCost: number;
+    /** FHA floor */
+    fhaFloor: number;
+    /** FHA ceiling */
+    fhaCeiling: number;
+}
+/**
+ * LTV calculation result
+ */
+export interface LtvResult {
+    /** Loan-to-value ratio (primary mortgage only) */
+    ltv: number;
+    /** Combined loan-to-value (includes second liens) */
+    cltv: number;
+    /** Home equity combined LTV (includes HELOCs) */
+    hcltv: number;
+    /** Whether PMI is required */
+    pmiRequired: boolean;
+    /** Estimated PMI amount (monthly) */
+    estimatedPmi?: number;
+    /** When PMI can be removed (at what LTV) */
+    pmiRemovalLtv?: number;
+}
+/**
+ * PMI calculation inputs
+ */
+export interface PmiInputs {
+    /** LTV percentage */
+    ltv: number;
+    /** Credit score */
+    creditScore: number;
+    /** Loan amount */
+    loanAmount: number;
+    /** Loan term in years */
+    termYears?: number;
+    /** Property type */
+    propertyType?: PropertyType;
+    /** Occupancy */
+    occupancy?: OccupancyType;
+}
+/**
+ * PMI calculation result
+ */
+export interface PmiResult {
+    /** Whether PMI is required */
+    required: boolean;
+    /** Monthly PMI amount */
+    monthlyAmount: number;
+    /** Annual PMI amount */
+    annualAmount: number;
+    /** PMI rate (percentage of loan) */
+    ratePercent: number;
+    /** LTV at which PMI can be cancelled */
+    cancellationLtv: number;
+    /** Estimated months until cancellation (based on normal amortization) */
+    monthsToCancel?: number;
+}
+/**
+ * Loan eligibility result
+ */
+export interface EligibilityResult {
+    /** Program name */
+    program: LoanProgram;
+    /** Whether eligible */
+    eligible: boolean;
+    /** Reasons if not eligible */
+    reasons?: string[];
+    /** Warnings/conditions */
+    warnings?: string[];
+    /** Maximum loan amount for this program */
+    maxLoanAmount?: number;
+    /** Minimum down payment required */
+    minDownPayment?: number;
+    /** Estimated rate adjustment vs baseline */
+    rateAdjustment?: number;
+}
+/**
+ * Complete loan scenario
+ */
+export interface LoanScenario {
+    /** Purchase price or appraised value */
+    propertyValue: number;
+    /** Down payment amount */
+    downPayment: number;
+    /** Base loan amount */
+    loanAmount: number;
+    /** Second lien amount (if any) */
+    secondLien?: number;
+    /** HELOC amount (if any) */
+    heloc?: number;
+    /** Interest rate */
+    interestRate: number;
+    /** Loan term in years */
+    termYears: number;
+    /** Credit score */
+    creditScore: number;
+    /** Property type */
+    propertyType: PropertyType;
+    /** Occupancy */
+    occupancy: OccupancyType;
+    /** Loan purpose */
+    purpose: LoanPurpose;
+    /** Number of units (for multi-family) */
+    units?: number;
+    /** County for loan limits */
+    county?: string;
+    /** State */
+    state?: string;
+    /** First-time homebuyer */
+    firstTimeHomebuyer?: boolean;
+    /** Veteran status (for VA) */
+    veteran?: boolean;
+    /** Rural location (for USDA) */
+    rural?: boolean;
+    /** Annual property taxes */
+    propertyTaxes?: number;
+    /** Annual homeowners insurance */
+    homeownersInsurance?: number;
+    /** Monthly HOA */
+    hoaDues?: number;
+}
+/**
+ * Monthly payment breakdown
+ */
+export interface PaymentBreakdown {
+    /** Principal and interest */
+    principalAndInterest: number;
+    /** Property taxes (monthly) */
+    propertyTaxes: number;
+    /** Homeowners insurance (monthly) */
+    homeownersInsurance: number;
+    /** PMI/MIP (if applicable) */
+    mortgageInsurance: number;
+    /** HOA dues */
+    hoaDues: number;
+    /** Total PITI + HOA */
+    totalPayment: number;
+}
+/**
+ * Full underwriting analysis
+ */
+export interface UnderwritingAnalysis {
+    /** Loan scenario */
+    scenario: LoanScenario;
+    /** LTV analysis */
+    ltv: LtvResult;
+    /** Payment breakdown */
+    payment: PaymentBreakdown;
+    /** Program eligibility for each program */
+    eligibility: EligibilityResult[];
+    /** Best recommended program */
+    recommendedProgram?: LoanProgram;
+    /** Risk flags */
+    riskFlags: string[];
+    /** Recommendations */
+    recommendations: string[];
+}
+//# sourceMappingURL=types.d.ts.map

package/dist/types.d.ts.map

@@ -0,0 +1 @@
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package/dist/types.js

@@ -0,0 +1,6 @@
+"use strict";
+/**
+ * Mortgage underwriting types for mortctl
+ */
+Object.defineProperty(exports, "__esModule", { value: true });
+//# sourceMappingURL=types.js.map

package/dist/types.js.map

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package/jest.config.js

@@ -0,0 +1,8 @@
+module.exports = {
+  preset: 'ts-jest',
+  testEnvironment: 'node',
+  testMatch: ['**/tests/**/*.test.ts'],
+  collectCoverageFrom: ['src/**/*.ts', '!src/index.ts'],
+  coverageDirectory: 'coverage',
+  coverageReporters: ['text', 'lcov'],
+};

package/package.json

@@ -0,0 +1,46 @@
+{
+  "name": "mortctl",
+  "version": "0.1.0",
+  "description": "Mortgage underwriting calculations and eligibility - part of the LendCtl Suite",
+  "main": "dist/index.js",
+  "types": "dist/index.d.ts",
+  "bin": {
+    "mortctl": "./dist/index.js"
+  },
+  "scripts": {
+    "build": "tsc",
+    "test": "jest",
+    "test:watch": "jest --watch",
+    "prepublishOnly": "npm run build && npm test"
+  },
+  "keywords": [
+    "mortgage",
+    "lending",
+    "underwriting",
+    "ltv",
+    "pmi",
+    "loan",
+    "cli",
+    "mcp"
+  ],
+  "author": "Avatar Consulting",
+  "license": "MIT",
+  "repository": {
+    "type": "git",
+    "url": "https://github.com/rsatyan/mortctl"
+  },
+  "dependencies": {
+    "commander": "^12.0.0",
+    "chalk": "^5.3.0"
+  },
+  "devDependencies": {
+    "@types/jest": "^29.5.0",
+    "@types/node": "^20.0.0",
+    "jest": "^29.7.0",
+    "ts-jest": "^29.1.0",
+    "typescript": "^5.3.0"
+  },
+  "engines": {
+    "node": ">=18.0.0"
+  }
+}