Residential properties across the Valley under expert care
520+
Happy Clients
Owners who trust us with their investment properties
18
Years of Service
Phoenix market experts since 2007
MORE THAN 95 5-STAR YELP REVIEWS
Real clients. Real experiences. Real results.
NO HIDDEN FEES
Transparent pricing. No games. No disappearing act.
Why Yelp Clients Choose Capstone
Most people come to us after being burned by an agent who went quiet after the contract was signed, or a property manager who nickel-and-dimed them. We built Capstone to be the opposite.
People Over Properties
We’re obsessive about communication and doing right by our clients.
A Real Team
Professionals backing your goals. Faster responses, fewer surprises.
Radical Transparency
Clear pricing. Clear expectations. If it’s not in your interest, we’ll tell you.
650+ Doors Under Management | Inside Capstone Realty Professionals
Our Services
Comprehensive real estate solutions for every stage of your journey.
PROPERTY MANAGEMENT
LONG-TERM, UNFURNISHED RENTALS
We specialize in residential property management across the Phoenix Valley. Our comprehensive approach means you can stop worrying about the day-to-day while we maximize your investment returns.
Why Owners Stay With Us
No hidden fees. No cancellation penalties. No management fee during vacancy. Just competent management and responsive humans who actually care about your investment.
Whether it’s your first home or your fifth investment property, we guide you with strategy, not pressure. Our deep and experienced Phoenix market knowledge means you’ll make informed decisions with confidence.
Neighborhood-Level Expertise
We know the Valley inside and out — from school districts to future development plans
Strong Negotiation
We know the Valley inside and out — from school districts to future development plans
Clear Guidance
From offer to close, you’ll know exactly what’s happening and what comes next
No Chasing
We stay ahead of deadlines and keep you informed every step of the way
Selling is about preparation, positioning, and execution — not luck. We’ll tell you what actually matters before you list and what doesn’t, saving you time and money while maximizing your return.
Strategic Pricing
Data-driven pricing strategy that positions your home competitively in the current Phoenix market
Professional Marketing
High-quality photography, virtual tours, and targeted digital campaigns that attract serious buyers
Pre-Market & Off-Market Options
Access to buyers before your home hits the MLS, often resulting in faster sales
Dual Buyer Exposure
Marketing to both retail buyers and investors to maximize your pool of qualified prospects
Ed and the Capstone team are exceptional partners. Nothing fell through the cracks. Their attention to detail made a stressful process incredibly smooth.
Yelp Reviewer
Highly responsive, solution-oriented, and trustworthy. They don't just point out problems — they bring solutions.
Yelp Reviewer
We've worked with Capstone for over 10 years. Buying, selling, and managing. They feel like family.
Yelp Reviewer
Still Deciding? Here’s the Straight Talk.
We’re Not Your People If…
You want cheap and inattentive service
You’re looking for a yes-man
You treat real estate like a transaction
We’reDefinitely Your People If…
You want clear, honest answers
You value long-term thinking over quick wins
You want a team that actually picks up the phone
Ready to work with a real estate team that puts you first?
Let’s talk about your goals and how we can help you achieve them with less stress and better results.
document.addEventListener('DOMContentLoaded', function() {
var lastData = null;
function v(id) { var el = document.getElementById(id); return el ? (parseFloat(el.value) || 0) : 0; }
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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