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On Val Town the default export is the request handler;\n// locally `deno task dev` runs the same app under Deno.serve.\n\nimport { Hono } from \"https://esm.sh/hono@4.13.3\";\nimport { login, logout, requireAuth } from \"./server/auth.ts\";\nimport { IS_VAL_TOWN, serveFile } from \"./server/files.ts\";\n\nconst app = new Hono();\n\n// Everything below the gate; requireAuth allows the login routes through.\napp.use(\"*\", requireAuth);\n\napp.get(\"/login\", () => serveFile(\"/login.html\"));\napp.post(\"/login\", login);\napp.post(\"/logout\", logout);\n\napp.get(\"/\", () => serveFile(\"/index.html\"));\napp.get(\"/frontend/*\", (c) => serveFile(new URL(c.req.url).pathname));\napp.get(\"/source\", async (c) => {\n if (!IS_VAL_TOWN) {\n return c.text(\"Running locally — the source is in this directory.\");\n }\n const { parseVal } = await import(\"https://esm.town/v/std/utils/index.ts\");\n return c.redirect(parseVal().links.self.val, 302);\n});\n\nexport default app.fetch;\n\nif (import.meta.main) {\n const port = Number(Deno.env.get(\"PORT\") ?? 8000);\n Deno.serve({ port }, app.fetch);\n}\n","label","dmcd-househunt",[139],"29b5d3d1-ba92-4836-afcf-5a46d00b7a7e",["D",1787534785014],[28],"7f1c16c3-885f-406d-a984-835a6e7678a4","index.html","ecd8ff60-9ce0-11f1-a5bb-1607ee4eb77e",20,["D",1787262527212],"\n\n \n \n \n Takoma Park purchase model\n \n \n \n \n \n \n

\n \n \n\n",[154],"d83389f7-019d-438a-a011-e90ac8b68f2c","deno.json","ec407f4c-9ce0-11f1-b46e-1607ee4eb77e",12,["D",1787262527510],"{\n \"tasks\": {\n \"dev\": \"deno run --allow-net --allow-read --allow-env --env-file=.env --watch=main.tsx,server/ main.tsx\",\n \"check\": \"deno check main.tsx && deno fmt --check && deno lint\"\n },\n \"compilerOptions\": {\n \"jsx\": \"react\",\n \"lib\": [\n \"deno.window\",\n \"dom\",\n \"dom.iterable\"\n ]\n },\n \"fmt\": {\n \"exclude\": [\n \"circleave/\",\n \"frontend/model.jsx\"\n ]\n },\n \"lint\": {\n \"exclude\": [\n \"circleave/\",\n \"frontend/model.jsx\"\n ],\n \"rules\": {\n \"exclude\": [\n \"no-import-prefix\"\n ]\n }\n }\n}\n",[161],"e5d45bb5-a0ee-4421-8de2-bf4e45b63242","README.md","ec6db6c4-9ce0-11f1-b46e-1607ee4eb77e",32,["D",1787512058470],"# househunt\n\nInteractive model of a Takoma Park purchase: closing costs, SBLOC bridge,\ndouble-carry during renovation, MD reassessment, and 60 months of cash / equity.\n\nBehind a password, and your figures live in your browser, not in this repo.\n\n## Run locally\n\n```\ndeno task dev\n```\n\nReads `.env` (see `.env.example`) and serves http://localhost:8000. The server\nwatches itself; client edits are picked up on reload — files are read and\ntranspiled per request, no build step.\n\n`deno task check` runs `deno check` + `fmt --check` + `lint`.\n\n## Access\n\nOne shared password in `HOUSEHUNT_PASSWORD`. Signing in sets a signed, HttpOnly\ncookie good for 30 days; the signing secret is derived from the password, so\nchanging the password signs every device out. Set `SESSION_SECRET` to pin it\ninstead. Every route except `/login` is gated, including the client modules.\n\n## Your numbers\n\nNothing personal is in the source. `frontend/schema.js` splits inputs in two:\n\n- `MODEL_PARAMS` — rates, county fees, reassessment and policy assumptions.\n Generic, stay in the repo.\n- `PERSONAL_FIELDS` — price, renovation, furnishing, and DC rent budgets, plus\n cash, gifts, and SBLOC for funding the purchase. Blank in the repo, entered\n on first visit, saved to `localStorage` under `househunt:inputs:v1`.\n\nFirst visit shows a setup screen: type the figures in, or paste a JSON blob.\nYour original values are in `private/defaults.local.json` (gitignored, and\nexcluded from the Val Town push) — paste that on first load, then delete the\nfile if you'd rather it not sit on disk.\n\nAfter that every edit persists automatically. The left column has **Copy values\nas JSON** (for moving to another browser), **Reset rates and fees**, **Erase and\nstart over** (back to the setup screen), and **Sign out**. Clearing site data\nloses the figures — copy them out first.\n\n## Layout\n\n| Path | What it is |\n| --------------------- | ------------------------------------------------------------- |\n| `main.tsx` | Hono app — default export for Val Town, `Deno.serve` locally |\n| `server/auth.ts` | Password check, signed session cookie, gate middleware |\n| `server/files.ts` | File serving: `std/utils` on Val Town, disk + sucrase locally |\n| `login.html` | Sign-in page |\n| `index.html` | App shell: Twind CDN, Val Town error catcher, module script |\n| `frontend/index.jsx` | Mounts setup or model depending on what's stored |\n| `frontend/setup.jsx` | First-run screen |\n| `frontend/schema.js` | Model params vs. personal fields |\n| `frontend/storage.js` | localStorage read/write |\n| `frontend/model.jsx` | The model and its UI |\n\nReact and recharts load from esm.sh in the browser, pinned to react 18.2.0.\nClient imports keep explicit extensions (`./model.jsx`) because the browser\nresolves them as URLs.\n\n## Moving to Val Town\n\nPush these files to a val with `main.tsx` as the HTTP entrypoint, then set\n`HOUSEHUNT_PASSWORD` in the val's environment variables — it is not in the code\nand the app returns a 500 explaining itself until it's set. `.vtignore` keeps\n`.env` and `private/` out of the push.\n\nThere:\n\n- `serveFile` from `https://esm.town/v/std/utils/index.ts` reads project files\n and transpiles `.jsx` on the way out; sucrase and the disk reads are never\n loaded (`IS_VAL_TOWN` is decided by whether modules load over `https:`).\n- `/source` redirects to the val via `parseVal()`.\n- Client errors surface in val logs through `https://esm.town/v/std/catch`.\n",[168],"5834bf9f-4ac2-4b59-8bc6-a8e0ffb1a6c6",".vtignore","ec8c86f8-9ce0-11f1-9127-1607ee4eb77e",31,["D",1787512058680],".env\nprivate/\ndeno.lock\n.claude/\n.git\n",[175],"1a97acf7-a5dd-4bb1-9cdd-71efbd9d07ad",".gitignore","ec80c23c-9ce0-11f1-9de6-1607ee4eb77e",33,["D",1787512058524],".env\nprivate/\ncircleave\n.env\n.env*\nprivate/\n",[182],"502a51b5-277f-43d5-841c-742634ce6439",".env.example","ec9a1d4a-9ce0-11f1-b524-1607ee4eb77e",19,["D",1787262527956],"# Password for the whole app. Set the real one in .env locally and in the\n# val's environment variables on Val Town.\nHOUSEHUNT_PASSWORD=\n# Optional: pin the cookie-signing secret. 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Locally we read from disk and\n// transpile with sucrase so the browser gets the same plain JS either way.\n\n// Val Town loads modules over https from esm.town; locally they are file:// URLs.\nexport const IS_VAL_TOWN = !import.meta.url.startsWith(\"file://\") ||\n Boolean(Deno.env.get(\"valtown\"));\n\nconst ROOT = new URL(\"../\", import.meta.url);\n\nconst CONTENT_TYPES: Record = {\n \".html\": \"text/html; charset=utf-8\",\n \".css\": \"text/css; charset=utf-8\",\n \".js\": \"text/javascript; charset=utf-8\",\n \".json\": \"application/json; charset=utf-8\",\n \".svg\": \"image/svg+xml\",\n \".ico\": \"image/x-icon\",\n \".png\": \"image/png\",\n \".txt\": \"text/plain; charset=utf-8\",\n};\n\nconst TRANSPILED = new Set([\".ts\", \".tsx\", \".jsx\"]);\n\n// Imported lazily so the Val Town deploy never pulls it in.\nlet sucrase: typeof import(\"npm:sucrase@3.35.0\") | undefined;\nasync function transpile(source: string, filePath: string): Promise {\n sucrase ??= await import(\"npm:sucrase@3.35.0\");\n return sucrase.transform(source, {\n transforms: [\"typescript\", \"jsx\"],\n filePath,\n production: true,\n }).code;\n}\n\nfunction extname(path: string): string {\n const i = path.lastIndexOf(\".\");\n return i === -1 ? \"\" : path.slice(i).toLowerCase();\n}\n\nexport async function serveFile(path: string): Promise {\n if (IS_VAL_TOWN) {\n const { serveFile: valTownServeFile } = await import(\n \"https://esm.town/v/std/utils/index.ts\"\n );\n return await valTownServeFile(path, import.meta.url);\n }\n return await serveLocalFile(path);\n}\n\nasync function serveLocalFile(path: string): Promise {\n const file = new URL(path.replace(/^\\/+/, \"\"), ROOT);\n if (!file.href.startsWith(ROOT.href)) {\n return new Response(\"Not found\", { status: 404 });\n }\n\n const ext = extname(path);\n let body: string | Uint8Array;\n try {\n body = TRANSPILED.has(ext)\n ? await Deno.readTextFile(file)\n : await Deno.readFile(file);\n } catch (err) {\n if (err instanceof Deno.errors.NotFound) {\n return new Response(\"Not found\", { status: 404 });\n }\n throw err;\n }\n\n let contentType = CONTENT_TYPES[ext] ?? \"application/octet-stream\";\n if (TRANSPILED.has(ext)) {\n body = await transpile(body as string, path);\n contentType = CONTENT_TYPES[\".js\"];\n }\n\n return new Response(body, {\n headers: {\n \"content-type\": contentType,\n // Local dev only: always pick up the latest edit on reload.\n \"cache-control\": \"no-store\",\n },\n });\n}\n",[],[196,281],"9b924462-60f2-4272-9436-08d3e1584906","auth.ts","ec5ff872-9ce0-11f1-9127-1607ee4eb77e",15,["D",1787262527736],"// Password gate. One shared password, kept in the HOUSEHUNT_PASSWORD env var\n// (never in source). A correct password sets a signed, HttpOnly cookie; the\n// signing secret is derived from the password, so changing it logs everyone out.\n\nimport type { Context, Next } from \"https://esm.sh/hono@4.13.3\";\nimport {\n deleteCookie,\n getSignedCookie,\n setSignedCookie,\n} from \"https://esm.sh/hono@4.13.3/cookie\";\n\nconst COOKIE = \"hh_session\";\nconst MAX_AGE_SECONDS = 60 * 60 * 24 * 30;\nconst PUBLIC_PATHS = new Set([\"/login\", \"/logout\", \"/favicon.ico\"]);\n\nfunction configuredPassword(): string | undefined {\n return Deno.env.get(\"HOUSEHUNT_PASSWORD\") || undefined;\n}\n\nasync function sha256(input: string): Promise {\n const bytes = new TextEncoder().encode(input);\n return new Uint8Array(await crypto.subtle.digest(\"SHA-256\", bytes));\n}\n\nfunction equalBytes(a: Uint8Array, b: Uint8Array): boolean {\n if (a.length !== b.length) return false;\n let diff = 0;\n for (let i = 0; i < a.length; i++) diff |= a[i] ^ b[i];\n return diff === 0;\n}\n\nasync function cookieSecret(password: string): Promise {\n const explicit = Deno.env.get(\"SESSION_SECRET\");\n if (explicit) return explicit;\n const digest = await sha256(`${password}::hh-session-secret`);\n return Array.from(digest, (b) => b.toString(16).padStart(2, \"0\")).join(\"\");\n}\n\nasync function passwordMatches(\n attempt: string,\n password: string,\n): Promise {\n // Digest first so the comparison is over fixed-length values.\n return equalBytes(await sha256(attempt), await sha256(password));\n}\n\nfunction misconfigured(c: Context): Response {\n return c.text(\n \"HOUSEHUNT_PASSWORD is not set. Set it in .env locally, or in the val's environment variables.\",\n 500,\n );\n}\n\nexport async function requireAuth(c: Context, next: Next) {\n const password = configuredPassword();\n if (!password) return misconfigured(c);\n\n if (PUBLIC_PATHS.has(new URL(c.req.url).pathname)) return await next();\n\n const issued = await getSignedCookie(c, await cookieSecret(password), COOKIE);\n const fresh = typeof issued === \"string\" &&\n Date.now() - Number(issued) < MAX_AGE_SECONDS * 1000;\n\n if (fresh) return await next();\n if (c.req.method === \"GET\") return c.redirect(\"/login\", 302);\n return c.text(\"Unauthorized\", 401);\n}\n\nexport async function login(c: Context): Promise {\n const password = configuredPassword();\n if (!password) return misconfigured(c);\n\n const form = await c.req.formData();\n const attempt = String(form.get(\"password\") ?? \"\");\n\n if (!await passwordMatches(attempt, password)) {\n // Crude brute-force tax; there is no shared state to rate limit against.\n await new Promise((r) => setTimeout(r, 500));\n return c.redirect(\"/login?error=1\", 302);\n }\n\n await setSignedCookie(\n c,\n COOKIE,\n String(Date.now()),\n await cookieSecret(password),\n {\n path: \"/\",\n httpOnly: true,\n sameSite: \"Lax\",\n secure: new URL(c.req.url).protocol === \"https:\",\n maxAge: MAX_AGE_SECONDS,\n },\n );\n return c.redirect(\"/\", 302);\n}\n\nexport function logout(c: Context): Response {\n deleteCookie(c, COOKIE, { path: \"/\" });\n return c.redirect(\"/login\", 302);\n}\n",[],[196,290],["D",1787262526708],[245,246],[196],["D",1787262526886],[],[203],"b9a1e137-9e3e-4da1-a1a1-c02db951a82a","storage.js","ec332478-9ce0-11f1-a8fe-1607ee4eb77e",10,["D",1787262527429],"// All inputs live in this browser only. Nothing is sent to the server.\n\nimport { withDefaults } from \"./schema.js\";\n\nconst KEY = \"househunt:inputs:v1\";\n\nexport function loadInputs() {\n try {\n const raw = localStorage.getItem(KEY);\n if (!raw) return null;\n const parsed = JSON.parse(raw);\n return parsed && typeof parsed === \"object\" ? withDefaults(parsed) : null;\n } catch {\n return null;\n }\n}\n\nexport function saveInputs(inputs) {\n try {\n localStorage.setItem(KEY, JSON.stringify(inputs));\n } catch {\n // Private browsing or a full quota — the session still works, it just\n // won't survive a reload.\n }\n}\n\nexport function clearInputs() {\n try {\n localStorage.removeItem(KEY);\n } catch {\n // nothing to do\n }\n}\n",[],[209,304],"511c0898-c45d-4569-b12e-e8b17af9503f","setup.jsx","ec1b1a86-9ce0-11f1-8d4a-1607ee4eb77e",29,["D",1787512058454],"/** @jsxImportSource https://esm.sh/react@18.2.0 */\nimport React, { useState } from \"https://esm.sh/react@18.2.0\";\nimport {\n BLANK,\n PERSONAL_FIELDS,\n PERSONAL_KEYS,\n withDefaults,\n} from \"./schema.js\";\n\nconst GROUPS = [\"House\", \"Liquidity\"];\n\nfunction Field({ field, value, onChange }) {\n return (\n \n {field.label}\n \n \n onChange(e.target.value === \"\" ? 0 : Number(e.target.value))}\n className=\"w-32 rounded border border-slate-300 px-2 py-1 text-right text-xs font-mono tabular-nums focus:border-slate-900 focus:outline-none\"\n />\n {field.suffix ?? \"\"}\n \n \n );\n}\n\nexport default function Setup({ onDone }) {\n const [values, setValues] = useState(BLANK);\n const [paste, setPaste] = useState(\"\");\n const [pasteError, setPasteError] = useState(\"\");\n\n const set = (key) => (v) => setValues((p) => ({ ...p, [key]: v }));\n\n const importJson = () => {\n try {\n const parsed = JSON.parse(paste);\n if (!parsed || typeof parsed !== \"object\") {\n throw new Error(\"not an object\");\n }\n setValues(withDefaults(parsed));\n setPaste(\"\");\n setPasteError(\"\");\n } catch {\n setPasteError(\"That isn't valid JSON.\");\n }\n };\n\n const ready = PERSONAL_KEYS.some((k) => Number(values[k]) > 0);\n\n return (\n

Set up your numbers

\n These stay in this browser's local storage — they are not in the\n source and never reach the server. Everything is editable later;\n rates, fees, and county assumptions already have defaults.\n

\n\n

\n {GROUPS.map((group) => (\n \n

\n {group}\n

\n {PERSONAL_FIELDS.filter((f) => f.group === group).map((f) => (\n \n ))}\n

\n ))}\n\n

\n Paste saved values\n

\n JSON exported from another browser, or from your own notes.\n

\n setPaste(e.target.value)}\n rows={5}\n placeholder='{\"price\": 1100000, \"cashNow\": 300000, ...}'\n className=\"mt-1 w-full rounded border border-slate-300 px-2 py-1 font-mono text-xs focus:border-slate-900 focus:outline-none\"\n />\n {pasteError &&

{pasteError}

}\n \n Load into the form\n \n

\n\n onDone(values)}\n disabled={!ready}\n className=\"w-full rounded bg-slate-900 px-3 py-2 text-sm text-white hover:bg-slate-700 disabled:opacity-40\"\n >\n Save and open the model\n \n

\n \n );\n}\n",[],[209,312],"b54a3550-bb58-43f4-91d7-a5829823709d","schema.js","ec0fae62-9ce0-11f1-b401-1607ee4eb77e",37,["D",1787518718662],"// Two kinds of input. Model parameters are market/county assumptions and stay\n// in source. Personal fields are your money — they live only in this browser's\n// localStorage, entered on first visit. Cash, gifts, and the SBLOC are a\n// dedicated fund for the purchase itself (through move-in), isolated from\n// ordinary monthly income/expenses, which this app doesn't track.\n\nexport const MODEL_PARAMS = {\n // House\n downPct: 20,\n mortgageRate: 6.25,\n termYears: 30,\n propTaxRate: 1.65,\n itoc: 692,\n insuranceAnnual: 2400,\n buyerSharePct: 50,\n titlePct: 0.55,\n fixedFees: 5500,\n escrowMonths: 3,\n firstTime: true,\n ownerOccupied: true,\n\n // Renovation\n renoMonths: 6,\n renoStart: 0,\n movingCost: 5000,\n renoValueAdd: 70,\n appreciation: 3.0,\n\n // Reassessment\n modelReassessment: true,\n reassessLagMonths: 6,\n homesteadCapPct: 10,\n};\n\nexport const PERSONAL_FIELDS = [\n { key: \"price\", group: \"House\", label: \"Purchase price\", step: 10000 },\n { key: \"renoCost\", group: \"House\", label: \"Renovation budget\", step: 5000 },\n { key: \"rent\", group: \"House\", label: \"DC rent (double carry)\" },\n\n { key: \"cashNow\", group: \"Liquidity\", label: \"Cash today\" },\n { key: \"gift1\", group: \"Liquidity\", label: \"Gift 1\" },\n {\n key: \"gift1Month\",\n group: \"Liquidity\",\n label: \"Gift 1 arrives\",\n suffix: \"mo\",\n },\n { key: \"gift2\", group: \"Liquidity\", label: \"Gift 2\" },\n {\n key: \"gift2Month\",\n group: \"Liquidity\",\n label: \"Gift 2 arrives\",\n suffix: \"mo\",\n },\n { key: \"sblocLimit\", group: \"Liquidity\", label: \"SBLOC limit\" },\n {\n key: \"sblocRate\",\n group: \"Liquidity\",\n label: \"SBLOC rate\",\n step: 0.25,\n suffix: \"%\",\n },\n { key: \"cashFloor\", group: \"Liquidity\", label: \"Cash floor\" },\n];\n\nexport const PERSONAL_KEYS = PERSONAL_FIELDS.map((f) => f.key);\n\nexport const BLANK = {\n ...MODEL_PARAMS,\n ...Object.fromEntries(PERSONAL_KEYS.map((k) => [k, 0])),\n};\n\n// Fill in anything a saved set is missing, so adding a parameter later doesn't\n// strand people on stale storage.\nexport function withDefaults(saved) {\n return { ...BLANK, ...saved };\n}\n",[],[209,320],"9b0cab4c-7bc0-4df6-a89b-4dc92cfa934d","model.jsx","ec473652-9ce0-11f1-8da2-1607ee4eb77e",38,["D",1787520324632],7,"/** @jsxImportSource https://esm.sh/react@18.2.0 */\nimport React, { useEffect, useMemo, useState } from \"https://esm.sh/react@18.2.0\";\nimport {\n CartesianGrid,\n Legend,\n Line,\n LineChart,\n ReferenceLine,\n ResponsiveContainer,\n Tooltip,\n XAxis,\n YAxis,\n} from \"https://esm.sh/recharts@2.15.4?deps=react@18.2.0,react-dom@18.2.0\";\nimport { BLANK, MODEL_PARAMS } from \"./schema.js\";\n\nconst HORIZON = 60;\n\nfunction recordationTax(price) {\n const tiers = [\n [500000, 4.45],\n [600000, 6.75],\n [750000, 10.2],\n [1000000, 10.78],\n [Infinity, 11.35],\n ];\n let prev = 0;\n let tax = 0;\n for (const [cap, rate] of tiers) {\n if (price <= prev) break;\n const portion = Math.min(price, cap) - prev;\n tax += (portion / 500) * rate;\n prev = cap;\n }\n return tax;\n}\n\nfunction pmt(principal, annualPct, years) {\n const r = annualPct / 100 / 12;\n const n = years * 12;\n if (n <= 0) return 0;\n if (r === 0) return principal / n;\n return (principal * r) / (1 - Math.pow(1 + r, -n));\n}\n\nfunction closingCosts(inp) {\n const price = inp.price;\n const loan = price * (1 - inp.downPct / 100);\n const share = inp.buyerSharePct / 100;\n\n const recGross = recordationTax(price);\n const recNet = Math.max(0, recGross - (inp.ownerOccupied ? 890 : 0));\n const recordation = recNet * share;\n\n const countyBase = inp.ownerOccupied ? Math.max(0, price - 50000) : price;\n const countyTransfer = countyBase * 0.01 * share;\n\n const stateTransfer = inp.firstTime ? 0 : price * 0.005 * share;\n\n const title = (price * inp.titlePct) / 100;\n const fixed = inp.fixedFees;\n\n const annualTax = Math.max(0, (price * inp.propTaxRate) / 100 - inp.itoc);\n const escrow = annualTax * (inp.escrowMonths / 12) + inp.insuranceAnnual;\n const perDiem = (loan * (inp.mortgageRate / 100)) / 365 * 15;\n const prepaids = escrow + perDiem;\n\n const total =\n recordation + countyTransfer + stateTransfer + title + fixed + prepaids;\n\n return {\n recordation,\n countyTransfer,\n stateTransfer,\n title,\n fixed,\n prepaids,\n total,\n };\n}\n\nconst REASSESS_THRESHOLD = 100000; // MD SDAT interim-assessment trigger\n\n// Maryland reassesses on a 3-year cycle with increases phased in over the\n// following 3 years, capped annually by the county homestead limit. Permits\n// for improvements adding >= $100k in value trigger an off-cycle pickup\n// instead of waiting for the regular cycle. This builds the *taxable*\n// assessed value per month, separate from true market value.\nfunction assessedValueSeries(inp, trueValueArr, moveIn) {\n const n = trueValueArr.length;\n const assessed = new Array(n).fill(inp.price);\n if (!inp.modelReassessment) {\n return trueValueArr.map(() => inp.price);\n }\n\n const renoAdded =\n (inp.renoCost * inp.renoValueAdd) / 100;\n const events = [{ month: Math.min(36, n - 1) }];\n if (renoAdded >= REASSESS_THRESHOLD) {\n const trigger = Math.min(n - 1, moveIn + Math.round(inp.reassessLagMonths));\n if (trigger > 0) events.push({ month: trigger });\n }\n events.sort((a, b) => a.month - b.month);\n\n const phaseIns = [];\n for (let m = 1; m < n; m++) {\n assessed[m] = assessed[m - 1];\n let inc = 0;\n for (const p of phaseIns) {\n if (m > p.start && m <= p.end) inc += p.perMonth;\n }\n let next = assessed[m] + inc;\n if (m >= 12) {\n const cap = assessed[m - 12] * (1 + inp.homesteadCapPct / 100);\n next = Math.min(next, cap);\n }\n assessed[m] = next;\n\n for (const e of events) {\n if (e.month === m) {\n const target = trueValueArr[m];\n const diff = target - assessed[m];\n if (diff > 0) {\n const dur = Math.min(36, n - 1 - m);\n if (dur > 0) phaseIns.push({ start: m, end: m + dur, perMonth: diff / dur });\n }\n }\n }\n }\n return assessed;\n}\n\nfunction simulate(inp) {\n const price = inp.price;\n const down = (price * inp.downPct) / 100;\n const loan = price - down;\n const mRate = inp.mortgageRate / 100 / 12;\n const mPmt = pmt(loan, inp.mortgageRate, inp.termYears);\n const cc = closingCosts(inp);\n\n const monthlyIns = inp.insuranceAnnual / 12;\n\n const renoStart = Math.max(0, Math.round(inp.renoStart));\n const renoMonths = Math.max(0, Math.round(inp.renoMonths));\n const draws = {};\n if (renoMonths <= 0) {\n draws[renoStart] = inp.renoCost;\n } else {\n for (let i = 0; i < renoMonths; i++) {\n draws[renoStart + i] = inp.renoCost / renoMonths;\n }\n }\n const moveIn = renoStart + renoMonths;\n\n const remainingReno = (m) =>\n Object.entries(draws)\n .filter(([k]) => Number(k) > m)\n .reduce((a, [, v]) => a + v, 0);\n\n const renoSpentArr = [];\n const trueValueArr = [];\n let spent = 0;\n for (let m = 0; m <= HORIZON; m++) {\n if (draws[m]) spent += draws[m];\n renoSpentArr.push(spent);\n trueValueArr.push(\n price * Math.pow(1 + inp.appreciation / 100, m / 12) +\n (spent * inp.renoValueAdd) / 100\n );\n }\n const assessedArr = assessedValueSeries(inp, trueValueArr, moveIn);\n const taxArr = assessedArr.map((a) =>\n Math.max(0, (a * inp.propTaxRate) / 100 - inp.itoc) / 12\n );\n const monthlyTax = taxArr[0];\n\n let cash = inp.cashNow;\n let sbloc = 0;\n let mortBal = loan;\n let sblocInterest = 0;\n let peakSbloc = 0;\n let peakSblocMonth = 0;\n let sblocClearedMonth = null;\n let sblocEverDrawn = false;\n let limitBreach = false;\n let shortfall = 0;\n let minCash = Infinity;\n let minCashMonth = 0;\n let cashAtClose = null;\n let sblocAtClose = 0;\n\n const rows = [];\n\n for (let m = 0; m <= HORIZON; m++) {\n // `expense` is informational only (monthly PITI + double-carry rent) —\n // it's paid out of ordinary income, which this model doesn't track.\n // `cash` is the dedicated purchase fund and only moves for the lumpy\n // costs of getting to (and furnishing) the house.\n let expense = 0;\n if (m >= 1 && mortBal > 0) {\n const interest = mortBal * mRate;\n const principal = Math.min(mPmt - interest, mortBal);\n mortBal -= principal;\n expense += interest + principal;\n }\n expense += taxArr[m] + monthlyIns;\n if (m < moveIn) expense += inp.rent;\n\n if (sbloc > 0) {\n const si = (sbloc * inp.sblocRate) / 100 / 12;\n sbloc += si;\n sblocInterest += si;\n }\n\n let lumpy = 0;\n if (m === 0) lumpy += down + cc.total;\n if (draws[m]) lumpy += draws[m];\n if (m === moveIn && moveIn > 0) lumpy += inp.movingCost;\n if (m === 0 && moveIn === 0) lumpy += inp.movingCost;\n cash -= lumpy;\n\n let gift = 0;\n if (m === Math.round(inp.gift1Month)) gift += inp.gift1;\n if (m === Math.round(inp.gift2Month)) gift += inp.gift2;\n cash += gift;\n\n if (cash < inp.cashFloor) {\n const need = inp.cashFloor - cash;\n const avail = Math.max(0, inp.sblocLimit - sbloc);\n const draw = Math.min(need, avail);\n if (draw > 0) {\n sbloc += draw;\n cash += draw;\n sblocEverDrawn = true;\n }\n if (draw < need - 0.5) limitBreach = true;\n }\n if (cash < 0) {\n shortfall = Math.max(shortfall, -cash);\n }\n\n // Gift-triggered paydown only. Renovation draws stay protected first —\n // finishing the reno is the whole point of drawing the SBLOC — then any\n // surplus above the cash floor goes to the SBLOC balance.\n if (gift > 0 && sbloc > 0) {\n const reserve = remainingReno(m);\n const avail = cash - inp.cashFloor - reserve;\n if (avail >= 1000) {\n const p = Math.min(avail, sbloc);\n sbloc -= p;\n cash -= p;\n }\n }\n\n if (sbloc > peakSbloc) {\n peakSbloc = sbloc;\n peakSblocMonth = m;\n }\n if (sblocEverDrawn && sbloc < 1 && sblocClearedMonth === null) {\n sblocClearedMonth = m;\n }\n if (cash < minCash) {\n minCash = cash;\n minCashMonth = m;\n }\n if (m === 0) {\n cashAtClose = cash;\n sblocAtClose = sbloc;\n }\n\n const value = trueValueArr[m];\n\n rows.push({\n month: m,\n cash: Math.round(cash),\n sbloc: Math.round(sbloc),\n mortBal: Math.round(mortBal),\n equity: Math.round(value - mortBal),\n netEquity: Math.round(value - mortBal - sbloc),\n value: Math.round(value),\n expense: Math.round(expense),\n lumpy: Math.round(lumpy),\n tax: Math.round(taxArr[m]),\n assessed: Math.round(assessedArr[m]),\n });\n }\n\n const taxAtMoveIn = taxArr[Math.min(moveIn, HORIZON)];\n const taxAtEnd = taxArr[HORIZON];\n\n const pitiInitial = mPmt + monthlyTax + monthlyIns;\n const pitiAtMoveIn = mPmt + taxAtMoveIn + monthlyIns;\n const pitiAtEnd = mPmt + taxAtEnd + monthlyIns;\n const duringReno = pitiInitial + inp.rent;\n\n const moveInRow = rows[Math.min(moveIn, HORIZON)];\n const totalThroughMoveIn = down + cc.total + inp.renoCost + inp.movingCost;\n\n return {\n cc,\n down,\n loan,\n mPmt,\n monthlyTax,\n taxAtMoveIn,\n taxAtEnd,\n monthlyIns,\n moveIn,\n rows,\n cashAtClose,\n sblocAtClose,\n cashAtMoveIn: moveInRow.cash,\n sblocAtMoveIn: moveInRow.sbloc,\n totalThroughMoveIn,\n peakSbloc,\n peakSblocMonth,\n sblocClearedMonth,\n sblocInterest,\n limitBreach,\n shortfall,\n minCash,\n minCashMonth,\n pitiInitial,\n pitiAtMoveIn,\n pitiAtEnd,\n duringReno,\n cashDeployedAtClose: down + cc.total,\n };\n}\n\nfunction eventMarkers(inp, r) {\n const markers = [];\n const push = (month, label, ok) => {\n if (!ok) return;\n const m = Math.max(0, Math.min(HORIZON, Math.round(month)));\n markers.push({ month: m, label });\n };\n\n push(0, \"Closing\", true);\n push(r.moveIn, \"Move in\", r.moveIn > 0);\n push(inp.gift1Month, \"Gift 1\", inp.gift1 > 0);\n push(inp.gift2Month, \"Gift 2\", inp.gift2 > 0);\n push(r.peakSblocMonth, \"SBLOC peak\", r.peakSbloc > 0);\n push(r.sblocClearedMonth, \"SBLOC cleared\", r.sblocClearedMonth != null);\n push(36, \"Reassessment\", inp.modelReassessment);\n\n const renoAdded = (inp.renoCost * inp.renoValueAdd) / 100;\n if (inp.modelReassessment && renoAdded >= 100000) {\n push(r.moveIn + inp.reassessLagMonths, \"Reno reassessment\", true);\n }\n\n return markers.sort((a, b) => a.month - b.month);\n}\n\nfunction chartTooltip(eventsByMonth) {\n return ({ active, payload, label }) => {\n if (!active || !payload?.length) return null;\n const events = eventsByMonth[label] || [];\n return (\n

Month {label}

\n {events.length > 0 && (\n

\n {events.join(\" • \")}\n

\n )}\n {payload.map((p, i) => (\n

\n \n {p.name}:\n {money(p.value)}\n

\n ))}\n

\n );\n };\n}\n\nconst money = (n) =>\n (n < 0 ? \"-\" : \"\") + \"$\" + Math.round(Math.abs(n)).toLocaleString();\nconst pct = (n) => n.toFixed(1) + \"%\";\n\n\nfunction Row({ label, value, sub, warn }) {\n return (\n

\n {label}\n \n {value}\n {sub && {sub}}\n \n

\n );\n}\n\nfunction Num({ label, value, onChange, step = 1, suffix }) {\n return (\n \n {label}\n \n \n onChange(e.target.value === \"\" ? 0 : Number(e.target.value))\n }\n className=\"w-28 rounded border border-slate-300 px-2 py-1 text-right text-xs font-mono tabular-nums focus:border-slate-900 focus:outline-none\"\n />\n {suffix && {suffix}}\n \n \n );\n}\n\nfunction Slide({ label, value, onChange, min, max, step, format }) {\n return (\n

\n {label}\n \n {format ? format(value) : value}\n \n

\n onChange(Number(e.target.value))}\n className=\"mt-1 w-full accent-slate-900\"\n />\n

\n );\n}\n\nfunction Section({ title, children, open = true }) {\n const [show, setShow] = useState(open);\n return (\n

\n setShow(!show)}\n className=\"flex w-full items-center justify-between px-3 py-2 text-left\"\n >\n \n {title}\n \n {show ? \"−\" : \"+\"}\n \n {show &&

{children}

}\n

\n );\n}\n\nfunction Stat({ label, value, warn }) {\n return (\n

{label}

\n \n {value}\n

\n \n );\n}\n\nfunction Zone({ label }) {\n return (\n

\n {label}\n

\n );\n}\n\nexport default function HouseModel({ initial, onChange, onClear }) {\n const [inp, setInp] = useState(() => ({ ...BLANK, ...initial }));\n const [scenarios, setScenarios] = useState([]);\n const [showTable, setShowTable] = useState(true);\n const [showClosingDetail, setShowClosingDetail] = useState(false);\n const [copied, setCopied] = useState(false);\n\n const set = (k) => (v) => setInp((p) => ({ ...p, [k]: v }));\n\n useEffect(() => {\n onChange?.(inp);\n }, [inp, onChange]);\n const r = useMemo(() => simulate(inp), [inp]);\n\n const copyValues = async () => {\n try {\n await navigator.clipboard.writeText(JSON.stringify(inp, null, 2));\n setCopied(true);\n setTimeout(() => setCopied(false), 1500);\n } catch {\n // clipboard blocked (insecure origin, denied permission) — no-op\n }\n };\n\n const saveScenario = () => {\n setScenarios((s) => [\n ...s,\n {\n id: Date.now(),\n price: inp.price,\n reno: inp.renoCost,\n months: inp.renoMonths,\n cashAtClose: r.cashAtClose,\n peakSbloc: r.peakSbloc,\n sblocInterest: r.sblocInterest,\n cleared: r.sblocClearedMonth,\n piti: r.duringReno,\n equity36: r.rows[36].netEquity,\n ok: !r.limitBreach && r.shortfall < 1,\n },\n ]);\n };\n\n const chartEnd = Math.min(HORIZON, r.moveIn + 1);\n const chartData = [\n { month: -1, Cash: inp.cashNow, SBLOC: 0, \"Net equity\": 0 },\n ...r.rows\n .filter((x) => x.month <= chartEnd)\n .map((x) => ({\n month: x.month,\n Cash: x.cash,\n SBLOC: x.sbloc,\n \"Net equity\": x.netEquity,\n })),\n ];\n\n const tableRows = [\n { month: -1, expense: 0, lumpy: 0, cash: inp.cashNow, sbloc: 0, mortBal: 0, netEquity: 0 },\n ...r.rows,\n ];\n\n const markers = eventMarkers(inp, r);\n const markerMonths = [...new Set(markers.map((m) => m.month))]\n .filter((m) => m <= chartEnd)\n .sort((a, b) => a - b);\n const eventsByMonth = Object.fromEntries(\n markerMonths.map((month) => [\n month,\n markers.filter((m) => m.month === month).map((m) => m.label),\n ])\n );\n\n const infeasible = r.limitBreach || r.shortfall > 1;\n\n return (\n

Takoma Park purchase model

\n Month 0 = closing. All figures nominal. Defaults are estimates — verify\n taxes and fees with your settlement agent.{\" \"}\n \n view source\n \n

\n\n {infeasible && (\n

\n Not fundable as configured.\n {r.limitBreach && \" SBLOC limit is exhausted.\"}\n {r.shortfall > 1 && ` Cash goes negative by ${money(r.shortfall)}.`}\n

\n )}\n\n

\n \n \n \n \n

\n\n

\n {/* ---------------- INPUTS ---------------- */}\n

\n \n \n `${v} mo`}\n />\n `month ${v}`}\n />\n

\n Down payment locked at 20% = {money(r.down)}. Move-in month{\" \"}\n {r.moveIn}; DC rent runs through month {Math.max(0, r.moveIn - 1)}.\n

\n \n \n

\n\n

\n \n \n \n \n \n \n \n

\n \n set(\"modelReassessment\")(e.target.checked)}\n />\n Model post-purchase reassessment\n \n {inp.modelReassessment && (\n <>\n \n \n

\n Reno adds {money((inp.renoCost * inp.renoValueAdd) / 100)} in value\n {(inp.renoCost * inp.renoValueAdd) / 100 >= 100000\n ? \" — triggers an off-cycle SDAT pickup (≥$100k).\"\n : \" — under the $100k interim-assessment threshold; picked up at the normal 3-year cycle instead.\"}\n

\n \n )}\n

\n\n

\n \n \n \n \n \n set(\"firstTime\")(e.target.checked)} />\n First-time MD buyer (seller pays state transfer tax)\n \n \n set(\"ownerOccupied\")(e.target.checked)} />\n Owner-occupied affidavit ($50k county exemption, $890 credit)\n \n

\n\n

\n \n \n \n \n \n \n \n \n

\n\n

\n Your values\n

\n Saved in this browser only. Copy them out before switching\n machines or clearing site data.\n

\n \n {copied ? \"Copied\" : \"Copy values as JSON\"}\n \n setInp((p) => ({ ...p, ...MODEL_PARAMS }))}\n className=\"w-full rounded border border-slate-300 px-3 py-2 text-xs text-slate-600 hover:bg-slate-100\"\n >\n Reset rates and fees\n \n {\n if (confirm(\"Erase your saved figures from this browser?\")) {\n onClear?.();\n }\n }}\n className=\"w-full rounded border border-slate-300 px-3 py-2 text-xs text-red-600 hover:bg-red-50\"\n >\n Erase and start over\n \n

\n\n {/* ---------------- OUTPUTS ---------------- */}\n

\n \n

\n At closing\n

\n \n \n \n \n \n \n

\n\n

\n At move-in\n

\n \n \n \n \n \n

\n\n

\n Bridge exposure\n

\n \n \n \n = 1 && r.sblocClearedMonth === null}\n />\n \n

\n\n \n

\n During reno (double carry)\n

\n \n \n \n \n \n

\n\n

\n After move-in\n

\n \n \n \n \n

\n r.taxAtMoveIn * 1.15} />\n \n {inp.modelReassessment && r.taxAtEnd > r.taxAtMoveIn + 1 && (\n

\n Reassessment adds {money(r.taxAtEnd - r.taxAtMoveIn)}/mo by month\n 60 as the renovation's added value and ordinary appreciation\n get picked up by SDAT.\n

\n )}\n

\n\n \n

\n \n Saved scenarios\n \n \n Save current\n \n

\n {scenarios.length === 0 ? (\n

\n Nothing saved yet. Set a combination, then save it to compare.\n

\n ) : (\n

\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n {scenarios.map((s) => (\n \n \n \n \n \n \n \n \n \n \n \n \n ))}\n \n

Price	Reno	Mo	Cash left	Peak SBLOC	SBLOC int.	Clear	Peak mo.	Eq. mo36
{money(s.price)}	{money(s.reno)}	{s.months}	{money(s.cashAtClose)}	\n {money(s.peakSbloc)}\n	{money(s.sblocInterest)}	\n {s.peakSbloc < 1 ? \"—\" : s.cleared === null ? \">60\" : s.cleared}\n	{money(s.piti)}	{money(s.equity36)}	\n \n setScenarios((x) => x.filter((y) => y.id !== s.id))\n }\n className=\"text-slate-400 hover:text-red-600\"\n >\n ×\n \n

\n )}\n

\n\n \n

\n setShowClosingDetail(!showClosingDetail)}\n className=\"text-xs font-semibold uppercase tracking-wide text-slate-500\"\n >\n {showClosingDetail ? \"Hide\" : \"Show\"} closing cost breakdown\n \n {showClosingDetail && (\n

\n \n \n \n \n \n \n \n

\n = {pct((r.cc.total / inp.price) * 100)} of price\n

\n )}\n

\n\n {/* ---------------- VISUALIZATION ---------------- */}\n

\n \n

\n Cash, SBLOC, and equity, starting balances through month {chartEnd} (move-in + 1)\n

\n \n \n \n \n `${Math.round(v / 1000)}k`}\n width={48}\n />\n \n \n {markerMonths.map((month) => (\n \n ))}\n \n \n \n \n \n

\n\n

\n setShowTable(!showTable)}\n className=\"text-xs font-semibold uppercase tracking-wide text-slate-500\"\n >\n {showTable ? \"Hide\" : \"Show\"} month-by-month detail\n \n {showTable && (\n

\n \n \n \n \n \n \n \n \n \n \n \n \n \n {tableRows.map((x) => (\n \n \n \n \n \n \n \n \n \n ))}\n \n

Mo	Outflow	Lump	Cash	SBLOC	Mortgage	Net equity
{x.month}	{money(x.expense)}	{x.lumpy ? money(x.lumpy) : \"—\"}	\n {money(x.cash)}\n	0 ? \"text-red-600\" : \"text-slate-300\")}>\n {x.sbloc ? money(x.sbloc) : \"—\"}\n	{money(x.mortBal)}	{money(x.netEquity)}

\n )}\n

\n );\n}\n",[],[209,328],"97e4308f-12a8-41e5-8c80-9930d6a2147a","index.jsx","ec22baac-9ce0-11f1-b72c-1607ee4eb77e",8,["D",1787262527232],"/** @jsxImportSource https://esm.sh/react@18.2.0 */\nimport React, { useState } from \"https://esm.sh/react@18.2.0\";\nimport { createRoot } from \"https://esm.sh/react-dom@18.2.0/client\";\nimport HouseModel from \"./model.jsx\";\nimport Setup from \"./setup.jsx\";\nimport { clearInputs, loadInputs, saveInputs } from \"./storage.js\";\n\nfunction App() {\n const [inputs, setInputs] = useState(loadInputs);\n\n if (!inputs) {\n return (\n {\n saveInputs(values);\n setInputs(values);\n }}\n />\n );\n }\n\n return (\n {\n clearInputs();\n setInputs(null);\n }}\n />\n );\n}\n\nconst root = document.getElementById(\"root\");\nif (!root) throw new Error(\"#root element missing\");\n\ncreateRoot(root).render(\n \n \n ,\n);\n",[],[209,337],["D",1787262526308],[238,239,240,241,242],[209],["D",1787262527027],[],[214],["D",1787262526487],[],[220],["D",1787262525473],{"_96":95,"_103":99},{"_96":95,"_97":-5,"_98":99,"_18":54,"_100":101,"_102":25},{"_13":85,"_32":86,"_42":41,"_87":43,"_88":-5,"_89":-5,"_90":-5,"_91":-5,"_92":-5,"_93":44,"_94":95},"ctx",{"_78":-5,"_122":390,"_391":392,"_393":394,"_395":25,"_396":25,"_397":25,"_398":58,"_399":-5,"_400":-7,"_401":-7,"_402":62,"_403":25,"_404":25,"_405":-5,"_406":25,"_407":25,"_408":25,"_409":-5},"ENV",{"_361":362,"_363":364,"_365":86,"_366":367,"_368":369,"_370":371,"_372":373,"_374":375,"_376":377,"_378":379,"_380":381,"_382":383,"_384":385,"_386":387,"_388":389},"REACT_APP_SENTRY_DSN","https://586020d86f05489db63a554690acf1e9@o1398359.ingest.sentry.io/6724499","RENDER_GIT_COMMIT","e87eb04e707cf64e7e532c8e8ec395f209e17f15","RENDER_GIT_BRANCH","POSTHOG_API_TOKEN","phc_nmoyuAkStEZuUp69rYlg1DZgrIt19Gx0Y4Hwf8tGgJP","POSTHOG_API_HOST","https://wart.val.town","WEB_API_TEMPLATE","https://{val}.web.val.run","APP_URL","https://www.val.town","MODULE_URL","https://esm.town","VANITY_WEB_API_TEMPLATE","https://{label}.val.run/","DENOLS_URL","https://lsp.val.town","NODE_ENV","production","CLOUDFLARE_TURNSTILE_SITE_KEY","0x4AAAAAACtaIZJH7s9rBMZ6","GOOGLE_CLIENT_ID","875989696899-jtsqkhlbdv5jrlsk8631p7ipjg3c6o62.apps.googleusercontent.com","STRIPE_PUBLISHABLE_KEY","pk_live_51N2zvWEpZTTLipIkVEwXrUG9AT0yeOOEYxszarZT1jpsZV58Ly6wlg3SltZpHN26CUalOBmUSY7adQRQiSkCZz2500qSXNkf8Y","API_URL","https://api.val.town",[],"preferencesKeybindings","default","preferencesTheme","light","preferencesFixers","preferencesCopilot","preferencesSelectionAi","preferencesCloseBrackets","preferencesChatPanelState","preferencesDprint","preferencesDenofmt","notificationCount","flagDenols","isBusinessOrgMember","businessOrgHandle","isBusinessOrgAdmin","isHigherTownieTier","navCollapsed","currentOrgId"]

Purchase model

Purchase model

Set up your numbers

\n {label}\n

Takoma Park purchase model

Diff · v39