Welcome to Villa Sopra Le Luci! An Outstanding Luxury Estate in the prestigious guard gated Silverleaf Upper Canyon community and now available for purchase for the very first time. When beautifully designed interiors & architecture are harmoniously integrated into a fabulous floor plan and built on an elevated lot with explosive southwest city light, sunset, mountain, & golf course views; an Exceptional Estate is created. Built in 2021 this amazing home has no steps on the main level, rear yard & garage areas. The property is secured behind private automated gates and includes a total of 7 bedrooms, 7 full & 4 half baths, guest house, 5-car garage, theater room, office, game room w/ bar, indoor basketball court (could also be used for a golf simulator/wellness center/garage expansion /exercise gym/etc.), elevator, large great room, formal dining w/ wine wall, secondary family room upstairs, and a grand staircase.
This one-of-a-kind home in the most desirable setting was created by a collaboration between the amazing homeowners, Simply Inspired Interior Design, Sommer Custom Homes, and architectural designer Luis Bonilla who are all very grateful to be part of such a wonderful undertaking.
The front yard has lush gardens & fountains, a 21' tall limestone grand entry, and a steel & glass front door. The foyer welcomes you to a spectacular view of the city below, mountains near & far, and is surrounded by the luxurious interior finish & design details throughout the great room, dining room, gallery hallway, and grand staircase.
The expansive great room has a gorgeous floor to ceiling book matched marble slab fireplace, a 30' wide automated pocket door system providing seamless integration between indoor & outdoor living areas, incredible coffered ceiling details, two chandeliers, cased millwork openings, and wide plank European white oak wood flooring.
A highly upgraded Kitchen boasts an impressive 86" Lacanche gas range with custom metal vent hood to match, leathered natural quartzite countertops, 12' long island with seating & dual Miele dishwashers, Subzero 36" ref & 36" frz, beverage drawers, Wolf speed oven, great storage space with pullout drawers, organizers, and lift up doors to hide coffee makers & other small appliances. The ceiling details above the kitchen are dressed in layers of millwork with indirect lighting that complements the space below.
Hidden behind the kitchen is a 22' long back kitchen workspace with 17' of countertop, a prep sink with disposal, additional appliances True brand custom color finish beverage drawers, ice maker, plus a full-size refrigerator. Other features are a trash pullout, & built-in microwave. On the opposite wall in this corridor there is another 12' of pantry storage with adjustable shelves and wire basket pullouts.
The inviting formal dining area is located off the foyer and great room areas with cased openings into this space and is large enough to fit a table for 14. It has an amazing barrel ceiling with indirect lighting that has been finished with a herringbone mosaic tile to give it a subtle elegance and texture and a climate controlled 10' tall glass wine wall with led lighting with the back wall covered in split face stone and wine storage capacity of approximately 500 bottles.
The main floor game room has a full wet bar with high bar counter for seating, Cristalo quartzite backlit slabs, lighted upper cabinets with glass & bottle display, a True refrigerator and Scotsman ice maker, guest bath with entry door hidden in wall paneling, coffered ceiling with decorative treatment, two TVs, plenty of room for multiple game tables, wood flooring, a pocket door system that opens to a covered patio with wood ceilings, a herringbone stone wrapped fireplace, TV, ceiling heater, and plenty of room for seating & outdoor game tables.
A large dedicated theater room can seat up to 20 people and is currently furnished with large lounge type couches and ottomans for comfort and seating flexibility. The interior is finished with acoustic wall panels, indirect ceiling lighting with crown molding, automated black out drapes on the small window, hidden projector behind the rear wall, two levels of seating, and a snack bar area with a beverage refrigerator with open shelves and decorative wall tile with enough room on the counter for a popcorn machine.
The gorgeous primary suite bedroom has stunning views of the city and mountains and is enveloped with beautiful millwork details in the ceiling, walls, and fireplace. Some of the other stunning features of this room are a fireplace with a backlit marble slab surround, herringbone white oak wood floor, sitting area, automated draperies, and a chandelier.
As you enter the primary bathroom your senses are treated to a spa like atmosphere with a free-standing tub in front of a fireplace in a luxurious space surrounded by fine Calacatta Gold marble used on the floors, walls, and countertops. Above the tub is a tower with clerestory windows allowing the natural light to flow into this space and is home to a beautiful chandelier. His and her vanities are very generous in size and have thickened countertop edges with mirror accents built into the cabinet towers above each area with her side having a sit-down area for makeup. The shower has two separate entrances from both sides of the bathroom and is completely encased in Calacatta Gold marble and features a steam system, two wall heads, a ceiling rain head, and a large bench.
Between the bathroom and the two closets is a convenient coffee bar with an undercounter refrigerator and upper cabinetry for storage.
Her closet is spacious and grand with 14' tall ceilings, floor to ceiling cabinets with plenty of room for shoes and clothing, a large island with 30 drawers and a backlit marble top, wallpaper ceiling, and a chandelier. His closet has a combination of adjustable shelves and hanging space, a built-in dresser, and a countertop area with a backlit slab.
The stunning main guest powder bath is located off the gallery hallway showcasing an exquisite carved 3-d marble stone wall as the backdrop for a beautiful vanity cabinet & a marble countertop. Marble floor, walls dressed in wood wainscot & wallpaper, groin vault ceiling tiled with a mini brick marble mosaic, and a striking chandelier completes the space.
You can enter the upper level of the home by use of the elevator, or you can use the grand staircase with custom iron rails, floor to ceiling millwork, cased opening to foyer, wood stair treads, and 3 gorgeous crystal sphere chandeliers.
Convenient spacious laundry & craft room with dual washers and dryers, a large island with seating for crafts/wrapping/folding/hobbies, sink with window, 6 lockers with bench seating, built-in iron board, TV, lots of countertop space, cabinetry drawers, and tall storage.
The main office has a beautiful wood herringbone ceiling, a stone tiled fireplace, built-in cabinets & display shelving, stone slab desk with waterfall edge, wood flooring, window seat, TV, closet, and a private covered patio with city and mountain views.
An incredible flexible space on the main level is currently being used as indoor basketball court and has 18' high ceilings, plenty of natural light from windows high and low, guest bath, music, two TVs, specialty lighting, access to the rear yard and garage, adjustable hoop & backboard, and wall pads on the interior walls. This large flexible climate-controlled space can easily be modified for a variety of different needs such as a golf simulator, wellness center, exercise gym & yoga studio, garage expansion since it shares a common wall with the existing garage, batting cage, all types of court games, event or party room, etc.
The 1,500 sq. ft. livable detached guest house is split up into two separate private areas each approximately 750 sq. ft. with one area on the main floor and the second area upstairs. The main floor guest house has a full kitchen, sitting room, and a separate bedroom suite complete with a full bath, laundry, and closet. The upstairs guest house area has a sitting room with city light views and balcony and a separate bedroom suite with a full bathroom and closet.
There are four additional bedroom suites that are spacious in size with larger bathrooms and generous walk-in closets and each bedroom is positioned well for privacy. All suits have balconies with mountain views and one has a walk out patio with both city and mountain views. A secondary family room and a powder bath conveniently serves this area.
5-car garage with 14' tall ceilings with garage door high tracks installed allows for car lifts at all garage bays allowing up10 cars. Other features are wall mount openers, electric car outlets, epoxy coated floors, LED lighting and built-in garage storage cabinets.
The backyard environment is outstanding with high panoramic views of the city, golf course, and mountain ranges. Some of the amazing amenities are a large 46' long negative edge pool with two in-water fire features, bench seating with built in tables, a shallow area for in-water lounge chairs and a separate heated tiled spa with zero-edge water feature. Flanking one end of the pool is a firepit area with a patio deck for chairs and further down to the east is a beautiful garden swing couch with vines enveloping the overhead structure creating a peaceful retreat to take in the views. There are several spacious covered patios with T&G wood ceilings, ceiling heaters, TVs, and a two-way fireplace. The outdoor kitchen and barbecue is protected underneath the breakfast nook patio and includes a 54' Lynx gas grill, hood vent, refrigerator, cocktail beverage center, drop-in cooler, stainless steel drawers, and countertop space with a bar seating area. A large turf area adds a colorful addition and texture to the landscape areas along with lush plantings & vines.
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Listing Snapshot
Price
$27,995,000
Days On Site
74 Days
Bedrooms
7
Inside Area (SqFt)
13,439 sqft
Total Baths
11
Full Baths
7
Partial Baths
4
Lot Size
1.78 Acres
Year Built
2021
MLS® Number
6988862
Status
Active
Property Tax
$36,799
HOA/Condo/Coop Fees
$520.34 monthly
Sq Ft Source
N/A
Friends & Family
React
Invite
Recent Activity
a month ago
Listing updated with changes from the MLS®
a month ago
Price changed to $27,995,000
2 months ago
Listing first seen on site
General Features
Acres
1.78
Attached Garage
Yes
Carport
3
Cross Street
Thompson Peak Parkway & Windgate Pass Drive
Disclosures
Agency Discl ReqSeller Discl AvailVicinity of an Airport
Garage
Yes
Garage Spaces
5
Land Lease
No
Levels
Two
Number Of Stories
2
Parking
GatedGarage Door OpenerElectric Vehicle Charging Station(s)Garage Faces Side
Parking Spaces
3
Property Sub Type
Single Family Residence
Security
Fire Sprinkler SystemSecurity System OwnedSecurity Guard
Sewer
Public Sewer
Utilities
Sewer ConnectedNatural Gas AvailableCable Available
All information should be verified by the recipient and none is guaranteed as accurate by ARMLS. Copyright 2026 Arizona Regional Multiple Listing Service, Inc. All rights reserved.
Last checked: 2026-05-10 12:07 PM UTC
Neighborhood & Commute
Source: Walkscore
Disclosure: Community information and market data powered by Constellation Data Labs. Information is deemed reliable but not guaranteed.
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function vs(id) { var el = document.getElementById(id); return el ? (el.value || '') : ''; }
function fmt(n, dec) { dec=dec||0; if(isNaN(n)||!isFinite(n)) return '—'; return n.toLocaleString('en-US',{minimumFractionDigits:dec,maximumFractionDigits:dec}); }
function fmtPct(n) { return (isNaN(n)||!isFinite(n)) ? '—' : n.toFixed(1)+'%'; }
function fmtD(n) { if(isNaN(n)||!isFinite(n)) return '—'; return (n<0?'-$':'$')+fmt(Math.abs(Math.round(n))); }
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);
return d;
}
function tryNewton(seed) {
var rate = seed;
for (var i = 0; i < MAX_ITER; i++) {
var n = npvAt(rate), d = dnpvAt(rate);
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;
rate = next;
}
return null;
}
var seeds = [0.10, 0.0, -0.10, 0.25, 0.50, -0.30, 0.01];
var best = null;
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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