Desert Mountain GOLF MEMBERSHIP available from Seller with Club approval.
Welcome to Bella Vita, a breathtaking estate nestled within the prestigious Desert Mountain community of North Scottsdale. Inspired by the timeless elegance of an ancient Italian manor house, this remarkable property offers an unparalleled blend of rustic Italian charm and modern-day luxury. Designed by renowned architect Ron Brissette, every corner of this residence tells a story of thoughtful craftsmanship, offering both comfort and sophistication for those seeking the best in desert living. Bella Vita is a sprawling estate that spans over 9,500 square feet, offering five generously sized ensuite bedrooms, each thoughtfully designed for privacy and comfort. As you enter through the grand front doors, you are greeted by the rich textures and finishes that evoke a sense of history, balanced perfectly with contemporary amenities. High ceilings, dramatic beams, and warm stone floors transport you to an era where elegance was the standard, yet every detail has been modernized to meet the demands of today's lifestyle.
The formal living and dining rooms are nothing short of spectacular, offering the perfect space for entertaining or simply enjoying the beauty of the desert surroundings. Picture-perfect windows and French doors allow natural light to flood the interior, while offering views that frame the rugged mountains and desert beyond. Whether hosting intimate dinner parties or large-scale gatherings, these spaces offer both grandeur and intimacy, providing the perfect setting for making memories.
For the culinary enthusiast, the Bella Vita kitchen is a dream come true. This professional-grade kitchen features Meile appliances throughout, including a six-burner gas range, dual ovens, and a Sub-Zero refrigerator. The expansive granite countertops, custom cabinetry, and oversized island are designed for both functionality and style. Whether you're preparing a casual meal for family or a gourmet feast for guests, this kitchen will exceed every expectation.
Adjacent to the kitchen is a stunning, fully equipped outdoor living space. Here, the spirit of Italian hospitality truly comes to life with a professional gourmet BBQ, a classic wood fire pizza oven, and an expansive dining area that invites you to enjoy the beauty of Arizona's stunning sunsets. The outdoor living area is a true extension of the home, perfect for alfresco dining, casual entertaining, or simply unwinding as you take in the view.
Beyond the luxurious interiors, Bella Vita offers a wealth of amenities designed to elevate your lifestyle. A true highlight is the negative-edge pool, which appears to spill into the desert landscape below, offering sweeping views of the surrounding mountains and the lush desert flora. The pool area is complemented by a thoughtfully designed splash pad for the younger members of the family, ensuring everyone can enjoy the outdoors in comfort and style.
For those seeking more active pursuits, the bocce ball court provides an idyllic setting for friendly competition, while the Lookout Balcony Living Room offers a quiet retreat with panoramic vistas. Whether you're enjoying a morning coffee as the sun rises over the desert or savoring a glass of wine in the evening, this unique space invites you to slow down and take in the beauty of your surroundings.
The home also features a grand library, perfect for those who enjoy reading, working, or simply escaping to a quiet sanctuary. Rich wood paneling, custom built-ins, and expansive windows make this room feel both regal and comfortablea place where one can unwind with a good book or conduct business in an inspiring environment.
The home's design expertly integrates both luxury and practicality. The four-car garage offers ample space for vehicle storage and ensures that every element of your lifestyle is seamlessly accommodated. Whether you're an avid collector of fine automobiles or need extra storage for recreational gear, this garage meets all your needs with style.
As with any home of this caliber, Bella Vita offers multiple fireplaces throughout the home, providing warmth and ambiance in every room, from the cozy library to the spacious formal living areas. These fireplaces, combined with the rich textures and materials used throughout the home, create an atmosphere that is both welcoming and timeless.
Bella Vita is more than just a residence; it is a lifestyle. The estate offers a level of privacy and tranquility that is unparalleled, while also being within easy reach of the world-class amenities that Desert Mountain has to offer. Whether you're spending your days on the golf course, hiking the miles of trails, or enjoying the resort-style amenities, this home allows you to experience the best of Scottsdale living.
Designed with meticulous attention to detail by Architect Ron Brissette, Bella Vita is an exquisite home that captures the heart of both old-world elegance and modern luxury. From the moment you step through the front doors, you are enveloped in a sense of placeone that is both grounded in history and yet completely of the present. Every inch of this home has been crafted to provide a sanctuary of peace, beauty, and comfort, while offering an exceptional setting for entertaining and enjoying life's most cherished moments.
Come discover the extraordinary balance between rustic Italian character and contemporary comfort at Bella Vita. This home is not just a place to liveit's a place to experience the good life, to create memories, and to live the lifestyle you've always dreamed of.
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Listing Snapshot
Price
$12,795,000
Days On Site
516 Days
Bedrooms
5
Inside Area (SqFt)
9,500 sqft
Total Baths
7
Full Baths
7
Partial Baths
N/A
Lot Size
1.33 Acres
Year Built
2014
MLS® Number
6783191
Status
Active
Property Tax
$14,017
HOA/Condo/Coop Fees
$2,079 Semi-Annually
Sq Ft Source
Assessor
Friends & Family
React
Invite
Recent Activity
a month ago
Listing updated with changes from the MLS®
4 months ago
Status changed to Active
a year ago
Listing first seen on site
General Features
Acres
1.33
Cross Street
Desert Mountain Parkway & 109th Way
Disclosures
Agency Discl ReqSeller Discl Avail
Garage
Yes
Garage Spaces
4
Land Lease
No
Levels
One
Number Of Stories
1
Parking Spaces
4
Property Sub Type
Single Family Residence
Security
Fire Sprinkler SystemSecurity System OwnedSecurity Guard
Sewer
Public Sewer
Style
Other
Utilities
Cable Available
Water Source
Public
Interior Features
Appliances
DryerWasherWater Softener OwnedRefrigeratorDishwasherDisposalGas RangeGas OvenWater PurifierMicrowaveENERGY STAR Qualified DryerENERGY STAR Qualified Washer
All information should be verified by the recipient and none is guaranteed as accurate by ARMLS. Copyright 2026 Arizona Regional Multiple Listing Service, Inc. All rights reserved.
Last checked: 2026-05-10 10:28 AM UTC
Neighborhood & Commute
Source: Walkscore
Disclosure: Community information and market data powered by Constellation Data Labs. Information is deemed reliable but not guaranteed.
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function cfTdClass(n){ return n>=200?'td-good':n>=0?'td-warn':'td-bad'; }
// ── IRR: multi-seed Newton's method ──
function calcIRR(cashFlows) {
var TOLERANCE = 1e-7, MAX_ITER = 150;
function npvAt(rate) {
var n = 0;
for (var t = 0; t < cashFlows.length; t++) n += cashFlows[t] / Math.pow(1 + rate, t);
return n;
}
function dnpvAt(rate) {
var d = 0;
for (var t = 1; t < cashFlows.length; t++) d += -t * cashFlows[t] / Math.pow(1 + rate, t + 1);
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}
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if (Math.abs(d) < 1e-14) return null;
var next = rate - n / d;
if (next < -0.9999) next = -0.9999;
if (Math.abs(next - rate) < TOLERANCE) return isFinite(next) ? next : null;
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}
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}
var seeds = [0.10, 0.0, -0.10, 0.25, 0.50, -0.30, 0.01];
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for (var s = 0; s < seeds.length; s++) {
var r = tryNewton(seeds[s]);
if (r !== null && isFinite(r) && Math.abs(npvAt(r)) < 1.0) {
if (best === null || Math.abs(r - 0.08) < Math.abs(best - 0.08)) best = r;
}
}
return best !== null ? best * 100 : NaN;
}
// ── Core year calculator ──
function calcYear(yr, params) {
var rent = params.baseRent * Math.pow(1 + params.rentGrowth, yr - 1);
var otherInc = params.baseOther * Math.pow(1 + params.rentGrowth, yr - 1);
var grossInc = rent + otherInc;
var effInc = grossInc * (1 - params.vacancy);
var taxes = params.baseTaxes * Math.pow(1.02, yr - 1);
var insurance = params.baseInsurance * Math.pow(1.03, yr - 1);
var hoa = params.baseHoa * Math.pow(1.02, yr - 1);
var mgmtCost = effInc * params.mgmtPct;
var capexCost = effInc * params.capexPct;
var maintCost = effInc * params.maintPct;
var otherCosts= params.baseOtherCosts * Math.pow(1.02, yr - 1);
var totalOpEx = taxes + insurance + hoa + mgmtCost + capexCost + maintCost + otherCosts;
var noi = effInc - totalOpEx;
var cashFlow = noi - params.pi;
return { rent:rent, grossInc:grossInc, effInc:effInc,
taxes:taxes, insurance:insurance, hoa:hoa,
mgmtCost:mgmtCost, capexCost:capexCost, maintCost:maintCost,
otherCosts:otherCosts, totalOpEx:totalOpEx, noi:noi, cashFlow:cashFlow };
}
// ── Analyze ──
function praAnalyze() {
var price = v('pra-price');
var rent = v('pra-rent');
var taxes = v('pra-taxes');
var ins = v('pra-insurance');
var missing = [];
if (!price) missing.push('Purchase price');
if (!rent) missing.push('Monthly gross rent');
if (!taxes) missing.push('Property taxes');
if (!ins) missing.push('Insurance');
if (missing.length) { alert('Please fill in the required fields:\n\n• ' + missing.join('\n• ')); return; }
var rawDown = v('pra-downPct');
var rawRate = v('pra-rate');
var termMo = v('pra-term') * 12;
var downPct = rawDown / 100;
var rentRatio = (rent / price) * 100;
if (rawDown < 3.5 && rawDown > 0) {
alert('Warning: A down payment below 3.5% is below minimum conventional lending thresholds. Results may not reflect a financeable deal. Proceeding with entered value.');
}
if (rentRatio > 1.5) {
alert('Warning: Rent-to-price ratio of ' + rentRatio.toFixed(2) + '% is above 1.5% — unusually high for Phoenix SFR. Please verify rent and price inputs before proceeding.');
}
var rehab = v('pra-rehab');
var downAmt = price * downPct;
var loanAmt = price * (1 - downPct);
var closing = v('pra-closing');
var totalCash = downAmt + closing + rehab;
var pi;
var mRate;
if (rawRate === 0) {
pi = loanAmt / termMo;
mRate = 0;
} else {
mRate = rawRate / 100 / 12;
pi = loanAmt * (mRate * Math.pow(1 + mRate, termMo)) / (Math.pow(1 + mRate, termMo) - 1);
}
var yearBuilt = v('pra-yearBuilt') || 2000;
var holdYears = v('pra-holdPeriod');
var appreciation = v('pra-appreciation') / 100;
var sellCostPct = v('pra-sellCost') / 100;
var ltcgRate = v('pra-taxRate') / 100;
var RECAPTURE_RATE = 0.25;
var landPct = 0.20;
var deprBasis = price * (1 - landPct);
var annualDepr = deprBasis / 27.5;
var params = {
baseRent: rent,
baseOther: v('pra-otherIncome'),
vacancy: v('pra-vacancy') / 100,
rentGrowth: v('pra-rentGrowth') / 100,
baseTaxes: taxes,
baseInsurance: ins,
baseHoa: v('pra-hoa'),
mgmtPct: v('pra-mgmt') / 100,
capexPct: v('pra-capex') / 100,
maintPct: v('pra-maint') / 100,
baseOtherCosts: v('pra-other-costs'),
pi: pi,
};
var yr1 = calcYear(1, params);
var capRate = (yr1.noi * 12) / price * 100;
var coC = totalCash > 0 ? (yr1.cashFlow * 12) / totalCash * 100 : 0;
var dscr = pi > 0 ? yr1.noi / pi : Infinity;
var grm = rent > 0 ? price / (rent * 12) : 0;
var balance = loanAmt;
var projRows = [], cumCF = 0, cumDepr = 0;
var irrCFpre = [-totalCash];
var irrCFpost = [-totalCash];
for (var yr = 1; yr <= holdYears; yr++) {
var yd = calcYear(yr, params);
var yearCF = yd.cashFlow * 12;
cumCF += yearCF;
cumDepr += annualDepr;
var yearEndBal = balance;
for (var m = 0; m < 12; m++) {
if (mRate === 0) { yearEndBal -= pi; }
else { yearEndBal -= (pi - yearEndBal * mRate); }
}
var principalPaid = balance - Math.max(yearEndBal, 0);
balance = Math.max(yearEndBal, 0);
var propVal = price * Math.pow(1 + appreciation, yr);
var equity = propVal - balance;
var grossProc = propVal * (1 - sellCostPct);
var netProc = grossProc - balance;
var adjBasis = price + closing - cumDepr;
var totalGain = Math.max(grossProc - adjBasis, 0);
var recapPortion = Math.min(cumDepr, totalGain);
var ltcgPortion = Math.max(totalGain - recapPortion, 0);
var recaptureTax = recapPortion * RECAPTURE_RATE;
var ltcgTax = ltcgPortion * ltcgRate;
var totalTaxOwed = recaptureTax + ltcgTax;
var netAfterTax = netProc - totalTaxOwed;
var totalReturnPreTax = cumCF + netProc;
var totalReturnAfterTax = cumCF + netAfterTax;
var roiPreTax = totalCash > 0 ? (totalReturnPreTax / totalCash) * 100 : 0;
var roiAfterTax = totalCash > 0 ? (totalReturnAfterTax / totalCash) * 100 : 0;
var annROIpre = (Math.pow(1 + roiPreTax / 100, 1 / yr) - 1) * 100;
var annROIpost = (Math.pow(1 + roiAfterTax / 100, 1 / yr) - 1) * 100;
irrCFpre.push(yearCF + (yr === holdYears ? netProc : 0));
irrCFpost.push(yearCF + (yr === holdYears ? netAfterTax : 0));
projRows.push({
yr:yr, rent:yd.rent, grossInc:yd.grossInc, effInc:yd.effInc,
totalOpEx:yd.totalOpEx, noi:yd.noi, cashFlow:yd.cashFlow,
yearCF:yearCF, cumCF:cumCF, principalPaid:principalPaid,
balance:balance, propVal:propVal, equity:equity,
netProc:netProc, netAfterTax:netAfterTax,
recaptureTax:recaptureTax, ltcgTax:ltcgTax, totalTaxOwed:totalTaxOwed,
ltcgPortion:ltcgPortion, recapturePortion:recapPortion,
totalReturnPreTax:totalReturnPreTax, totalReturnAfterTax:totalReturnAfterTax,
roiPreTax:roiPreTax, roiAfterTax:roiAfterTax,
annROIpre:annROIpre, annROIpost:annROIpost,
cumDepr:cumDepr, adjBasis:adjBasis
});
}
var irrPre = calcIRR(irrCFpre);
var irrPost = calcIRR(irrCFpost);
var stressVacancies = [0, 0.05, 0.10];
var stressResults = stressVacancies.map(function(vac) {
var sp = {};
for (var k in params) sp[k] = params[k];
sp.vacancy = vac;
return calcYear(1, sp);
});
lastData = {
address:vs('pra-address'), price:price, downAmt:downAmt, loanAmt:loanAmt,
closing:closing, rehab:rehab, totalCash:totalCash, pi:pi, yearBuilt:yearBuilt,
yr1:yr1, capRate:capRate, coC:coC, dscr:dscr, grm:grm,
annualDepr:annualDepr, deprBasis:deprBasis, landPct:landPct,
holdYears:holdYears, projRows:projRows,
irrPre:irrPre, irrPost:irrPost,
stressResults:stressResults, params:params,
ltcgRate:ltcgRate, mRate:mRate, sqft:v('pra-sqft')
};
praRender(lastData);
}
// ── Render ──
function praRender(d) {
var res = document.getElementById('pra-results');
res.style.display = 'block';
res.scrollIntoView({behavior:'smooth', block:'start'});
document.getElementById('pra-address-line').textContent = d.address || '';
var flags=[], score=0;
var cf=d.yr1.cashFlow, cr=d.capRate, co=d.coC, ds=d.dscr, gr=d.grm;
var ageYrs = new Date().getFullYear() - d.yearBuilt;
var negativeCF = cf < 0;
if(cf>=200){score+=2;flags.push({t:'good',msg:'Positive cash flow: '+fmtD(cf)+'/mo in Year 1 — covers expenses with margin'});}
else if(cf>=0){score+=1;flags.push({t:'warn',msg:'Breakeven cash flow: '+fmtD(cf)+'/mo in Year 1 — no buffer for surprises'});}
else{score-=2;flags.push({t:'bad',msg:'Negative cash flow: '+fmtD(cf)+'/mo in Year 1 — you are feeding this property every single month'});}
if(cr>=6){score+=2;flags.push({t:'good',msg:'Cap rate '+fmtPct(cr)+' — strong income return relative to price'});}
else if(cr>=4){score+=1;flags.push({t:'warn',msg:'Cap rate '+fmtPct(cr)+' — acceptable, but thin margin if expenses rise'});}
else{flags.push({t:'bad',msg:'Cap rate '+fmtPct(cr)+' — appreciation-dependent play; income alone does not carry this deal'});}
if(!isFinite(ds)){flags.push({t:'good',msg:'No debt — DSCR not applicable (all-cash purchase)'});score+=1;}
else if(ds>=1.25){score+=1;flags.push({t:'good',msg:'DSCR '+ds.toFixed(2)+' — NOI comfortably covers debt service'});}
else if(ds>=1.0){flags.push({t:'warn',msg:'DSCR '+ds.toFixed(2)+' — income barely covers debt; any vacancy could flip this negative'});}
else{score-=1;flags.push({t:'bad',msg:'DSCR '+ds.toFixed(2)+' — NOI does not cover debt service; lender risk flag'});}
if(co>=8){score+=1;flags.push({t:'good',msg:'Cash-on-cash '+fmtPct(co)+' — strong return on invested capital'});}
else if(co>=4){flags.push({t:'warn',msg:'Cash-on-cash '+fmtPct(co)+' — modest; compare against alternative capital deployments'});}
else{score-=1;flags.push({t:'bad',msg:'Cash-on-cash '+fmtPct(co)+' — weak Year 1 return on invested capital'});}
if(gr<=14){score+=1;flags.push({t:'good',msg:'GRM '+gr.toFixed(1)+' — price is reasonable relative to rental income for Phoenix SFR'});}
else if(gr<=18){flags.push({t:'warn',msg:'GRM '+gr.toFixed(1)+' — in the upper range for Phoenix; rent growth needed to justify price'});}
else{flags.push({t:'bad',msg:'GRM '+gr.toFixed(1)+' — price is expensive relative to rent; appreciation must do heavy lifting'});}
if(!isNaN(d.irrPre)){
if(d.irrPre>=12){score+=1;flags.push({t:'good',msg:'Pre-tax IRR '+fmtPct(d.irrPre)+' — strong risk-adjusted return over hold period'});}
else if(d.irrPre>=7){flags.push({t:'warn',msg:'Pre-tax IRR '+fmtPct(d.irrPre)+' — acceptable but below typical investor hurdle of 10–12%'});}
else{score-=1;flags.push({t:'bad',msg:'Pre-tax IRR '+fmtPct(d.irrPre)+' — low total return; capital likely better deployed elsewhere'});}
}
var lastProjRow = d.projRows[d.projRows.length-1];
if(lastProjRow && lastProjRow.netProc < 0){
score-=2;
flags.push({t:'bad',msg:'Net sale proceeds are negative at exit ('+fmtD(lastProjRow.netProc)+') — loan balance exceeds sale price after selling costs. You cannot exit this deal without bringing cash to the table.'});
}
if(ageYrs>=20){flags.push({t:'warn',msg:'Property is '+ageYrs+' years old — HVAC, roof, and water heater replacement cycles are near-term risks; verify CapEx reserve is adequate'});}
else if(ageYrs>=10){flags.push({t:'warn',msg:'Property is '+ageYrs+' years old — mid-cycle on major systems; review CapEx reserve adequacy'});}
else if(d.yearBuilt>1990){flags.push({t:'good',msg:'Property is '+ageYrs+' years old — newer build reduces near-term CapEx risk'});}
var verdict, vClass, vSub;
var lastPR2 = d.projRows[d.projRows.length-1];
var negProc = lastPR2 && lastPR2.netProc < 0;
if(negProc){
verdict='No-Go'; vClass='pra-verdict-no';
vSub='Loan balance exceeds sale price at exit ('+fmtD(lastPR2.netProc)+'). You cannot sell this property at the end of your hold period without bringing cash to the closing table.';
} else if(negativeCF){
verdict='Proceed with Caution'; vClass='pra-verdict-maybe';
vSub='Negative cash flow means you pay to own this property every month. This is a pure appreciation bet — only acceptable with a very strong Phoenix market conviction and reserves to sustain losses.';
} else if(score>=7){verdict='Strong Go';vClass='pra-verdict-go';vSub='Multiple metrics align. This property earns its place in a long-term portfolio.';}
else if(score>=5){verdict='Go with Eyes Open';vClass='pra-verdict-go';vSub='Solid fundamentals with areas to monitor. Negotiate or improve terms before closing.';}
else if(score>=2){verdict='Proceed with Caution';vClass='pra-verdict-maybe';vSub='This deal leans on appreciation more than income. Acceptable only if your Phoenix market thesis is strong.';}
else{verdict='No-Go';vClass='pra-verdict-no';vSub='Numbers do not support a long-term hold at this price and terms. Walk or renegotiate significantly.';}
document.getElementById('pra-verdict').className='pra-verdict '+vClass;
document.getElementById('pra-verdict-label').textContent=verdict;
document.getElementById('pra-verdict-sub').textContent=vSub;
var lastRow = d.projRows[d.projRows.length-1];
var metrics=[
{label:'Year 1 cash flow/mo', value:fmtD(cf), flag:cf>=200?'good':cf>=0?'warn':'bad'},
{label:'Cash-on-cash Yr 1', value:fmtPct(co), flag:co>=8?'good':co>=4?'warn':'bad'},
{label:'Cap rate', value:fmtPct(cr), flag:cr>=6?'good':cr>=4?'warn':'bad'},
{label:'DSCR', value:isFinite(ds)?ds.toFixed(2):'N/A', flag:isFinite(ds)&&ds>=1.25?'good':isFinite(ds)&&ds>=1.0?'warn':'bad'},
{label:'IRR (pre-tax)', value:fmtPct(d.irrPre), flag:d.irrPre>=12?'good':d.irrPre>=7?'warn':'bad'},
{label:'IRR (after-tax)', value:fmtPct(d.irrPost), flag:d.irrPost>=8?'good':d.irrPost>=4?'warn':'bad'},
{label:'Total cash in', value:fmtD(d.totalCash), flag:'neut'},
{label:'Equity at exit', value:fmtD(lastRow.equity), flag:'neut'},
];
document.getElementById('pra-metrics').innerHTML=metrics.map(function(m){
return '
';
}).join('');
var stressLabels=['0% vacancy (best case)','5% vacancy (base case)','10% vacancy (stress)'];
document.getElementById('pra-stress-grid').innerHTML=d.stressResults.map(function(s,i){
var cfClass=s.cashFlow>=200?'clr-good':s.cashFlow>=0?'clr-warn':'clr-bad';
var dscr2 = d.pi>0 ? s.noi/d.pi : Infinity;
return '
'+
'
'+stressLabels[i]+'
'+
'
Monthly CF'+fmtD(s.cashFlow)+'
'+
'
Annual CF'+fmtD(s.cashFlow*12)+'
'+
'
NOI/mo'+fmtD(s.noi)+'
'+
'
DSCR'+(isFinite(dscr2)?dscr2.toFixed(2):'N/A')+'
'+
'
';
}).join('');
document.getElementById('pra-depr-note').innerHTML=
'Depreciation note — Estimated annual depreciation: '+fmtD(d.annualDepr)+' '+
'(assumes '+Math.round(d.landPct*100)+'% land value; '+Math.round((1-d.landPct)*100)+'% improvement basis ÷ 27.5 years). '+
'Land allocation is an assumption — actual basis depends on your purchase allocation. '+
'At exit, accumulated depreciation is subject to 25% recapture tax, separate from long-term capital gains. '+
'Consult your CPA on actual depreciation basis, cost segregation opportunities, and recapture planning.';
document.getElementById('pra-tab-cashflow').innerHTML='
* Simple annualized ROI does not account for time value of money. True IRR (shown in Key Metrics above) is the accurate measure. ⚠ = negative net proceeds.
Recapture tax applies to accumulated depreciation at 25%. LTCG tax applies to remaining gain. Consult your CPA — a 1031 exchange eliminates both at exit.
';
}
// ── Tab switching ──
function praSwitchTab(name) {
document.querySelectorAll('.pra-tab').forEach(function(t){ t.classList.remove('active'); });
document.querySelectorAll('.pra-tab-content').forEach(function(t){ t.classList.remove('active'); });
var btn = document.getElementById('pra-tab-btn-' + name);
if (btn) btn.classList.add('active');
var content = document.getElementById('pra-tab-' + name);
if (content) content.classList.add('active');
}
// ── Reset ──
function praReset() {
document.getElementById('pra-results').style.display = 'none';
lastData = null;
window.scrollTo({top: 0, behavior: 'smooth'});
}
// ── PDF Export ──
function praExportPDF() {
if (!lastData) return;
var d = lastData;
var jsPDF = window.jspdf ? window.jspdf.jsPDF : null;
if (!jsPDF) { alert('PDF library not loaded. Please refresh the page and try again.'); return; }
var doc = new jsPDF({unit:'pt', format:'letter'});
var pw = doc.internal.pageSize.getWidth();
var ph = doc.internal.pageSize.getHeight();
var mg = 48, cw = pw - mg*2, y = 0;
function newPage() {
doc.addPage(); y = 0;
doc.setFillColor('#1a2332'); doc.rect(0,0,pw,28,'F');
doc.setFont('helvetica','bold'); doc.setFontSize(7); doc.setTextColor('#c8a96e');
doc.text('CAPSTONE REALTY PROFESSIONALS | PROPERTY INVESTMENT ANALYSIS',mg,18);
y = 44;
}
function checkPage(needed) { if (y + needed > ph - 40) newPage(); }
function hRule(w, color) { doc.setDrawColor(color||'#1a2332'); doc.setLineWidth(w||1); doc.line(mg,y,pw-mg,y); y+=(w>=1.5?12:8); }
function sTitle(txt) {
checkPage(28); y+=8;
doc.setFont('helvetica','bold'); doc.setFontSize(7); doc.setTextColor('#c8a96e');
doc.text(txt.toUpperCase(),mg,y); y+=4; hRule(0.5,'#e2e0db');
}
function kv(lbl, val, valColor) {
checkPage(16);
doc.setFont('helvetica','normal'); doc.setFontSize(9); doc.setTextColor('#4a5568'); doc.text(lbl,mg,y);
doc.setFont('helvetica','bold'); doc.setTextColor(valColor||'#1a2332'); doc.text(String(val),pw-mg,y,{align:'right'});
y+=16;
}
doc.setFillColor('#1a2332'); doc.rect(0,0,pw,60,'F');
doc.setFont('helvetica','bold'); doc.setFontSize(18); doc.setTextColor('#ffffff');
doc.text('Property Investment Analysis',mg,32);
doc.setFont('helvetica','normal'); doc.setFontSize(8); doc.setTextColor('#c8a96e');
doc.text('Capstone Realty Professionals | capstonerealtypros.com | 602-354-4660',mg,48);
y = 76;
doc.setFont('helvetica','bold'); doc.setFontSize(12); doc.setTextColor('#1a2332');
doc.text(d.address||'Address not provided',mg,y);
doc.setFont('helvetica','normal'); doc.setFontSize(8); doc.setTextColor('#4a5568');
doc.text('Generated '+new Date().toLocaleDateString('en-US',{year:'numeric',month:'long',day:'numeric'}),pw-mg,y,{align:'right'});
y+=8; hRule(2);
var cf=d.yr1.cashFlow, cr=d.capRate, co=d.coC, ds=d.dscr, sc=0;
var negCF=cf<0;
if(cf>=200)sc+=2;else if(cf>=0)sc+=1;else sc-=2;
if(cr>=6)sc+=2;else if(cr>=4)sc+=1;
if(isFinite(ds)&&ds>=1.25)sc+=1;else if(isFinite(ds)&&ds<1)sc-=1;
if(co>=8)sc+=1;else if(co<4)sc-=1;
if(d.grm<=14)sc+=1;
if(!isNaN(d.irrPre)){if(d.irrPre>=12)sc+=1;else if(d.irrPre<7)sc-=1;}
var lastPR=d.projRows[d.projRows.length-1];
if(lastPR&&lastPR.netProc<0)sc-=2;
var vLabel,vColor,vBg,vSub;
if(lastPR&&lastPR.netProc<0){vLabel='NO-GO';vColor='#8a2020';vBg='#fdf0f0';vSub='Loan balance exceeds sale price at exit — you cannot sell without bringing cash to closing.';}
else if(negCF){vLabel='PROCEED WITH CAUTION';vColor='#8a5e1a';vBg='#fdf5e6';vSub='Negative cash flow — you pay to own this property monthly. Pure appreciation bet.';}
else if(sc>=7){vLabel='STRONG GO';vColor='#2d6a2d';vBg='#edf6ed';vSub='Multiple metrics align. This property earns its place in a long-term portfolio.';}
else if(sc>=5){vLabel='GO WITH EYES OPEN';vColor='#2d6a2d';vBg='#edf6ed';vSub='Solid fundamentals with areas to monitor. Negotiate terms before closing.';}
else if(sc>=2){vLabel='PROCEED WITH CAUTION';vColor='#8a5e1a';vBg='#fdf5e6';vSub='Leans on appreciation more than income. Acceptable only with strong market thesis.';}
else{vLabel='NO-GO';vColor='#8a2020';vBg='#fdf0f0';vSub='Numbers do not support a long-term hold. Walk or renegotiate significantly.';}
doc.setFillColor(vBg); doc.roundedRect(mg,y,cw,54,3,3,'F');
doc.setDrawColor(vColor); doc.setLineWidth(4); doc.line(mg,y,mg,y+54);
y+=16; doc.setFont('helvetica','bold'); doc.setFontSize(13); doc.setTextColor(vColor); doc.text(vLabel,mg+12,y);
y+=14; doc.setFont('helvetica','normal'); doc.setFontSize(8.5); doc.setTextColor(vColor); doc.text(vSub,mg+12,y,{maxWidth:cw-20});
y+=30;
sTitle('Key metrics');
var met=[
{l:'Year 1 monthly cash flow',v:fmtD(cf),c:cf>=200?'#2d6a2d':cf>=0?'#8a5e1a':'#8a2020'},
{l:'Cash-on-cash (Year 1)',v:fmtPct(co),c:co>=8?'#2d6a2d':co>=4?'#8a5e1a':'#8a2020'},
{l:'Cap rate',v:fmtPct(cr),c:cr>=6?'#2d6a2d':cr>=4?'#8a5e1a':'#8a2020'},
{l:'DSCR',v:isFinite(ds)?ds.toFixed(2):'N/A',c:isFinite(ds)&&ds>=1.25?'#2d6a2d':isFinite(ds)&&ds>=1.0?'#8a5e1a':'#8a2020'},
{l:'IRR (pre-tax)',v:fmtPct(d.irrPre),c:d.irrPre>=10?'#2d6a2d':d.irrPre>=6?'#8a5e1a':'#8a2020'},
{l:'IRR (after-tax)',v:fmtPct(d.irrPost),c:d.irrPost>=8?'#2d6a2d':d.irrPost>=4?'#8a5e1a':'#8a2020'},
];
var mw=cw/3-6;
met.forEach(function(m,i){
var col=i%3, row=Math.floor(i/3);
var mx=mg+col*(mw+9), my=y+row*46;
doc.setFillColor('#f7f7f5'); doc.roundedRect(mx,my,mw,38,2,2,'F');
doc.setFont('helvetica','bold'); doc.setFontSize(6); doc.setTextColor('#4a5568'); doc.text(m.l.toUpperCase(),mx+8,my+12);
doc.setFont('helvetica','bold'); doc.setFontSize(12); doc.setTextColor(m.c); doc.text(m.v,mx+8,my+28);
});
y+=Math.ceil(met.length/3)*46+14;
sTitle('Year 1 income & expense breakdown');
kv('Down payment',fmtD(d.downAmt));
kv('Closing costs',fmtD(d.closing));
if(d.rehab>0) kv('Rehab / initial repairs',fmtD(d.rehab));
kv('Total cash invested',fmtD(d.totalCash));
kv('Gross monthly rent',fmtD(d.yr1.rent));
kv('Effective income after vacancy',fmtD(d.yr1.effInc));
kv('Property taxes',fmtD(d.yr1.taxes));
kv('Insurance',fmtD(d.yr1.insurance));
kv('HOA',fmtD(d.yr1.hoa));
kv('Property management',fmtD(d.yr1.mgmtCost));
kv('CapEx reserve',fmtD(d.yr1.capexCost));
kv('Maintenance reserve',fmtD(d.yr1.maintCost));
kv('Other carrying costs',fmtD(d.yr1.otherCosts));
kv('Net operating income (monthly)',fmtD(d.yr1.noi));
kv('Mortgage P&I',fmtD(d.pi));
kv('Monthly cash flow Year 1',fmtD(cf),cf>=0?'#2d6a2d':'#8a2020');
kv('Annual depreciation (est. — '+Math.round(d.landPct*100)+'% land assumed)',fmtD(d.annualDepr),'#8a5e1a');
sTitle('Vacancy stress test — Year 1');
var stressLbls=['0% vacancy','5% vacancy','10% vacancy'];
d.stressResults.forEach(function(s,i){
kv(stressLbls[i]+' — monthly CF',fmtD(s.cashFlow),s.cashFlow>=200?'#2d6a2d':s.cashFlow>=0?'#8a5e1a':'#8a2020');
});
newPage();
sTitle(d.holdYears+'-year cash flow projection (rent & expenses inflated annually)');
var cfCols=['Yr','Monthly Rent','Eff. Income','Total Expenses','NOI/mo','Monthly CF','Annual CF','Cumulative CF'];
var cfW=[20,76,76,82,68,72,72,88];
doc.setFillColor('#1a2332'); doc.rect(mg,y,cw,18,'F');
var hx2=mg+5;
cfCols.forEach(function(c,i){doc.setFont('helvetica','bold');doc.setFontSize(6.5);doc.setTextColor('#ffffff');doc.text(c,hx2,y+12);hx2+=cfW[i];});
y+=18;
d.projRows.forEach(function(r,ri){
checkPage(15);
if(ri%2===0){doc.setFillColor('#f7f7f5');doc.rect(mg,y,cw,15,'F');}
var rx=mg+5;
[String(r.yr),fmtD(r.rent),fmtD(r.effInc),fmtD(r.totalOpEx),fmtD(r.noi),fmtD(r.cashFlow),fmtD(r.yearCF),fmtD(r.cumCF)].forEach(function(val,i){
var color=i===5||i===6?(r.cashFlow>=200?'#2d6a2d':r.cashFlow>=0?'#8a5e1a':'#8a2020'):'#1a2332';
doc.setFont('helvetica',i===5||i===6?'bold':'normal');doc.setFontSize(8);doc.setTextColor(color);
doc.text(val,rx,y+10);rx+=cfW[i];
});
y+=15;
});
y+=10;
sTitle('After-tax exit analysis by year');
var retCols=['Yr','Net Proceeds','Recap. Tax','LTCG Tax','Total Tax','After-Tax Proceeds','After-Tax IRR'];
var retW=[20,80,76,72,66,96,74];
doc.setFillColor('#1a2332'); doc.rect(mg,y,cw,18,'F');
var hx3=mg+5;
retCols.forEach(function(c,i){doc.setFont('helvetica','bold');doc.setFontSize(6.5);doc.setTextColor('#ffffff');doc.text(c,hx3,y+12);hx3+=retW[i];});
y+=18;
d.projRows.forEach(function(r,ri){
checkPage(15);
if(ri%2===0){doc.setFillColor('#f7f7f5');doc.rect(mg,y,cw,15,'F');}
var rx=mg+5;
[String(r.yr),fmtD(r.netProc),fmtD(r.recaptureTax),fmtD(r.ltcgTax),fmtD(r.totalTaxOwed),fmtD(r.netAfterTax),r.yr===d.holdYears?fmtPct(d.irrPost):'—'].forEach(function(val,i){
doc.setFont('helvetica','normal');doc.setFontSize(8);doc.setTextColor('#1a2332');
doc.text(val,rx,y+10);rx+=retW[i];
});
y+=15;
});
var fp=ph-36;
doc.setDrawColor('#e2e0db');doc.setLineWidth(0.5);doc.line(mg,fp-8,pw-mg,fp-8);
doc.setFont('helvetica','normal');doc.setFontSize(6.5);doc.setTextColor('#aaaaaa');
doc.text('For informational purposes only. Does not constitute financial, legal, or investment advice. Depreciation recapture taxed at 25%; LTCG rate as entered. Consult a licensed CPA.',mg,fp);
doc.text('Capstone Realty Professionals | Licensed in Arizona | 602-354-4660 | capstonerealtypros.com',mg,fp+10);
var fn=(d.address?d.address.replace(/[^a-zA-Z0-9]/g,'-').substring(0,40):'property')+'-capstone-analysis.pdf';
doc.save(fn);
}
// ── Bind all events via addEventListener — WordPress safe ──
var analyzeBtn = document.getElementById('pra-analyze-btn');
if (analyzeBtn) analyzeBtn.addEventListener('click', praAnalyze);
var pdfBtn = document.getElementById('pra-pdf-btn');
if (pdfBtn) pdfBtn.addEventListener('click', praExportPDF);
var resetBtn = document.getElementById('pra-reset-btn');
if (resetBtn) resetBtn.addEventListener('click', praReset);
document.querySelectorAll('.pra-tab').forEach(function(btn) {
btn.addEventListener('click', function() {
praSwitchTab(btn.getAttribute('data-tab'));
});
});
}); // end DOMContentLoaded
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