Emma – Duplex 5736

592500

Price

$ 592,500.00

Suggested Rent

$ 1850 per side

Taxes

1.74

HOA Fees

$ 990 per duplex annually

Leasing Fee

50.00

% of one month’s rent

Management fee

8.00

% of collected rent

116 Units Available

$ 592,500.00

Bedrooms

Bathrooms

Full

Half

Square footage

2,560

per unit

About:

2,560 sq ft total; 1,280 sq ft (per duplex side) includes 3 bedrooms, 2 1/2 baths. Central living, dining, kitchen, additional bar seating space, powder bath, large storage under stairs is all located downstairs. 3 bedrooms, 2 full baths, and laundry room are located upstairs. Each unit has 2 car garage, covered patio, large backyard, full irrigation, and privacy fence.

Key Features:

Luxury flooring
High ceilings
Stainless Steel Appliances
Large backyards

Schools:

School Name

Grades

Distance

Moe & Gene Johnson High School

9-12

8 miles

Dr T C Mccormick Jr Middle

6-8

1.7 miles

Ralph Pfluger Elementary School

PK-5

3.1 miles

Hays Consolidated Independent School District

PK-12

11 miles

Sitemap

Cashflow

Calculator

Estimate your potential returns with our interactive tool. Input purchase price, down payment, rental rates, and expenses — it will project your annual cash flow, cap rate, and ROI.

What our owners and investors say

“Owning a duplex with a VA loan changed everything. I’m building equity while reducing my housing costs.”

Owner Occupant

“The process was seamless—TwoTen kept us informed from start to finish. My duplex leased immediately.”

Investor Client

add_action('wp_footer', function () { ?> /* ============================================================================= * FILE 2 OF 2 — calculator.js (pair with index.html) * List price: floorplan sync respects data-user-edited / data-user-editing; property reset. * ============================================================================ */ function getCashPurchaseTabContent() { return document; } function formatCurrency(amount) { const isNegative = amount < 0; const absoluteAmount = Math.abs(amount); const formatted = '$' + absoluteAmount.toLocaleString('en-US', { minimumFractionDigits: 2, maximumFractionDigits: 2 }); return isNegative ? `-${formatted}` : formatted; } function isElementVisible(el) { if (!el) return false; let node = el; while (node && node.nodeType === 1) { const style = window.getComputedStyle(node); if (style.display === 'none' || style.visibility === 'hidden' || parseFloat(style.opacity) === 0) { return false; } node = node.parentElement; } return el.getClientRects().length > 0; } function repairMorganRidgeOptions(root) { const scope = root && root.querySelectorAll ? root : document; const dropdowns = scope.matches?.('.ir-cash-property-dropdown') ? [scope] : scope.querySelectorAll('.ir-cash-property-dropdown'); dropdowns.forEach((dropdown) => { dropdown.querySelectorAll('option').forEach((option) => { const label = option.textContent.trim(); let needsRepair = false; if (!option.value) { needsRepair = /Morgan['\u2019]s Ridge/i.test(label); } else { try { JSON.parse(option.value); } catch (e) { needsRepair = true; } } if (!needsRepair) return; const morganMatch = label.match(/^Morgan['\u2019]s Ridge\s*[–-]\s*Duplex\s*(\d+)$/i); if (!morganMatch) return; const prices = { '5736': 502000, '1299': 512000, '1484': 532000, '1676': 552000 }; const listPrice = prices[morganMatch[1]]; if (!listPrice) return; option.value = JSON.stringify({ name: "Morgan's Ridge – Duplex " + morganMatch[1], listPrice: listPrice, tax: 2.53, hoa: 800 }); }); }); } function applySelectedCashProperty(dropdown) { if (!dropdown || !dropdown.classList.contains('ir-cash-property-dropdown')) return; repairMorganRidgeOptions(dropdown); const selectedOption = dropdown.options[dropdown.selectedIndex]; let selectedValue = dropdown.value; if ((!selectedValue || selectedValue === '') && selectedOption) { selectedValue = selectedOption.value || ''; if (selectedValue) { dropdown.value = selectedValue; } } const propertyDetails = dropdown.closest('.ir-cash-property-selector')?.querySelector('.ir-cash-property-details'); if (!selectedValue) { if (propertyDetails) { propertyDetails.style.display = 'none'; } return; } try { const property = JSON.parse(selectedValue); document.querySelectorAll('.ir-cash-list-price-input').forEach((listPriceInput) => { if (!property.listPrice) return; listPriceInput.value = String(property.listPrice); listPriceInput.setAttribute('value', String(property.listPrice)); listPriceInput.setAttribute('data-user-edited', 'true'); listPriceInput.dispatchEvent(new Event('input', { bubbles: true })); }); if (property.tax) { const listPrice = property.listPrice || 0; const monthlyTaxes = (listPrice * property.tax) / 100 / 12; const activeFrequencyBtn = document.querySelector('.ir-cash-fixed-expenses-container .ir-cash-frequency-btn.ir-cash-active'); const frequency = activeFrequencyBtn?.dataset.frequency || 'monthly'; const calculatedTaxes = frequency === 'annually' ? (monthlyTaxes * 12) : monthlyTaxes; document.querySelectorAll('.ir-cash-taxes').forEach((taxesInput) => { taxesInput.value = calculatedTaxes.toFixed(2); taxesInput.setAttribute('data-user-edited', 'true'); taxesInput.dataset.userEdited = 'true'; taxesInput.dispatchEvent(new Event('input', { bubbles: true })); }); } if (property.hoa) { const monthlyHoa = property.hoa / 12; const activeFrequencyBtn = document.querySelector('.ir-cash-variable-expenses-container .ir-cash-frequency-btn.ir-cash-active'); const frequency = activeFrequencyBtn?.dataset.frequency || 'monthly'; const hoaValue = frequency === 'annually' ? property.hoa : monthlyHoa; document.querySelectorAll('.ir-cash-hoa-fee').forEach((hoaInput) => { hoaInput.value = hoaValue.toFixed(2); hoaInput.setAttribute('data-user-edited', 'true'); hoaInput.dataset.userEdited = 'true'; hoaInput.dispatchEvent(new Event('input', { bubbles: true })); }); } if (propertyDetails) { propertyDetails.style.display = 'block'; const nameEl = propertyDetails.querySelector('.ir-cash-property-detail-name'); const priceEl = propertyDetails.querySelector('.ir-cash-property-detail-price'); const taxEl = propertyDetails.querySelector('.ir-cash-property-detail-tax'); const hoaEl = propertyDetails.querySelector('.ir-cash-property-detail-hoa'); if (nameEl) nameEl.textContent = property.name || ''; if (priceEl) priceEl.textContent = formatCurrency(property.listPrice || 0); if (taxEl) taxEl.textContent = (property.tax || 0).toFixed(2) + '%'; if (hoaEl) hoaEl.textContent = formatCurrency(property.hoa || 0) + ' annually'; } if (window.CashPurchaseCalculator && window.CashPurchaseCalculator.calculate) { window.CashPurchaseCalculator.calculate(); } else if (typeof window.irCashCalculateAll === 'function') { window.irCashCalculateAll(); } } catch (e) { console.error('Error parsing property data:', e); } } window.toggleCashAccordion = function(sectionId) { const content = document.getElementById('cash-' + sectionId + '-content'); if (content) { const toggle = content.previousElementSibling.querySelector('.ir-cash-accordion-toggle'); if (content.classList.contains('ir-cash-expanded')) { content.classList.remove('ir-cash-expanded'); if (toggle) toggle.classList.remove('ir-cash-expanded'); } else { content.classList.add('ir-cash-expanded'); if (toggle) toggle.classList.add('ir-cash-expanded'); } } }; function initializeCashPurchaseCalculator() { const DEBUG_MODE = false; // Configuration for ROI behavior const cashRoiConfig = { newConstructionMonths: 0 }; function parseCurrency(currencyString) { if (!currencyString) return 0; const cleanAmount = currencyString.replace(/[^0-9.-]+/g, ''); return parseFloat(cleanAmount) || 0; } function getListPriceForCashPurchase() { const inputFields = document.querySelectorAll('.ir-cash-list-price-input'); let priceElement = document.querySelector('.floorplan-price'); if (!priceElement) { let searchContext = document; for (let i = 0; i < 5; i++) { if (!searchContext) break; priceElement = searchContext.querySelector('.floorplan-price'); if (priceElement) break; searchContext = searchContext.parentElement; } } if (priceElement) { const price = parseCurrency(priceElement.textContent); const safePrice = price >= 0 ? price : 0; inputFields.forEach((inputField) => { if (!isElementVisible(inputField)) return; const userEdited = inputField.getAttribute('data-user-edited') === 'true'; const userEditing = inputField.getAttribute('data-user-editing') === 'true'; if (!userEdited && !userEditing) { inputField.value = safePrice; inputField.setAttribute('value', String(safePrice)); } }); let returnPrice = safePrice; for (const inputField of inputFields) { if (!isElementVisible(inputField)) continue; const userEdited = inputField.getAttribute('data-user-edited') === 'true'; const userEditing = inputField.getAttribute('data-user-editing') === 'true'; if (userEdited || userEditing) { returnPrice = parseFloat(inputField.value) || 0; break; } } return returnPrice; } for (const inputField of inputFields) { if (!isElementVisible(inputField)) continue; const inputPrice = parseFloat(inputField.value) || 0; if (inputPrice > 0) return inputPrice; } if (inputFields.length > 0) { const inputPrice = parseFloat(inputFields[0].value) || 0; return inputPrice; } return 0; } function getTaxesFromContext(searchContext) { let taxesElement = searchContext.querySelector('.taxes'); if (!taxesElement) { if (searchContext !== document) { let parent = searchContext; for (let i = 0; i < 3; i++) { if (!parent) break; taxesElement = parent.querySelector('.taxes'); if (taxesElement) break; parent = parent.parentElement; } } if (!taxesElement) { taxesElement = document.querySelector('.taxes'); } } if (taxesElement) { const taxesPercentage = parseFloat(taxesElement.textContent.replace(/[^0-9.-]+/g, '')) || 0; const listPrice = getListPriceForCashPurchase(); const monthlyTaxes = (listPrice * taxesPercentage) / 100 / 12; const activeFrequencyBtn = document.querySelector('.ir-cash-fixed-expenses-container .ir-cash-frequency-btn.ir-cash-active'); const frequency = activeFrequencyBtn?.dataset.frequency || 'monthly'; const taxesAmount = frequency === 'annually' ? (monthlyTaxes * 12) : monthlyTaxes; const inputFields = document.querySelectorAll('.ir-cash-taxes'); inputFields.forEach(inputField => { if (inputField.dataset.userEdited !== 'true' && isElementVisible(inputField)) { inputField.value = taxesAmount.toFixed(2); } }); return taxesPercentage; } return 0; } function getManagementFromContext(searchContext) { let managementElement = searchContext.querySelector('.management'); if (!managementElement) { if (searchContext !== document) { let parent = searchContext; for (let i = 0; i < 3; i++) { if (!parent) break; managementElement = parent.querySelector('.management'); if (managementElement) break; parent = parent.parentElement; } } if (!managementElement) { managementElement = document.querySelector('.management'); } } if (managementElement) { const managementPercent = parseFloat(managementElement.textContent.replace(/[^0-9.-]+/g, '')) || 8; const inputFields = document.querySelectorAll('.ir-cash-management-percent'); inputFields.forEach(inputField => { if (inputField.dataset.userEdited !== 'true' && isElementVisible(inputField)) { inputField.value = managementPercent.toFixed(1); } }); return managementPercent; } return 8; } function getHoaFromContext(searchContext) { let hoaElement = searchContext.querySelector('.hoa'); if (!hoaElement) { if (searchContext !== document) { let parent = searchContext; for (let i = 0; i < 3; i++) { if (!parent) break; hoaElement = parent.querySelector('.hoa'); if (hoaElement) break; parent = parent.parentElement; } } if (!hoaElement) { hoaElement = document.querySelector('.hoa'); } } if (hoaElement) { const annualHoa = parseCurrency(hoaElement.textContent); const monthlyHoa = annualHoa / 12; const activeFrequencyBtn = document.querySelector('.ir-cash-variable-expenses-container .ir-cash-frequency-btn.ir-cash-active'); const frequency = activeFrequencyBtn?.dataset.frequency || 'monthly'; const hoaValue = frequency === 'annually' ? (monthlyHoa * 12) : monthlyHoa; const inputFields = document.querySelectorAll('.ir-cash-hoa-fee'); inputFields.forEach(inputField => { if (inputField.dataset.userEdited !== 'true' && isElementVisible(inputField)) { inputField.value = hoaValue.toFixed(2); } }); return hoaValue; } return 0; } function getLeasingFromContext(searchContext) { let leasingElement = searchContext.querySelector('.leasing'); if (!leasingElement) { if (searchContext !== document) { let parent = searchContext; for (let i = 0; i < 3; i++) { if (!parent) break; leasingElement = parent.querySelector('.leasing'); if (leasingElement) break; parent = parent.parentElement; } } if (!leasingElement) { leasingElement = document.querySelector('.leasing'); } } if (leasingElement) { const leasingPercent = parseFloat(leasingElement.textContent.replace(/[^0-9.-]+/g, '')) || 50; const inputFields = document.querySelectorAll('.ir-cash-leasing-fee-percent'); inputFields.forEach(inputField => { if (inputField.dataset.userEdited !== 'true' && isElementVisible(inputField)) { inputField.value = leasingPercent.toFixed(1); } }); return leasingPercent; } return 50; } const cashPurchaseCalc = { closingCostsTable: [ { min: 0, max: 300000, percent: 2 }, { min: 300001, max: 500000, percent: 1.75 }, { min: 500001, max: 700000, percent: 1.5 }, { min: 700001, max: 900000, percent: 1.25 }, { min: 900001, max: 1100000, percent: 1 }, { min: 1100001, max: 1600000, percent: 0.75 }, { min: 1600001, max: Infinity, percent: 0.5 } ], getClosingCostsPercent: function(listPrice) { for (let tier of this.closingCostsTable) { if (listPrice >= tier.min && listPrice <= tier.max) { return tier.percent; } } return 0.5; }, calculate: function() { const listPrice = getListPriceForCashPurchase(); const tabContent = getCashPurchaseTabContent(); if (!tabContent) return; const closingCostsInput = tabContent.querySelector('.ir-cash-closing-costs-input'); let closingCosts = parseFloat(closingCostsInput?.value) || 0; // Recalculate closing costs if it's 0 or if user hasn't manually edited it if (closingCosts === 0 || closingCostsInput?.dataset.userEdited !== 'true') { const closingCostsPercent = this.getClosingCostsPercent(listPrice); closingCosts = Math.max(listPrice * (closingCostsPercent / 100), 1200); // Update the input with calculated value if (closingCostsInput) { closingCostsInput.value = closingCosts.toFixed(0); } } const totalInvestment = listPrice + closingCosts; const totalAmountEls = tabContent.querySelectorAll('.ir-cash-total-amount'); totalAmountEls.forEach(function(el) { el.textContent = formatCurrency(totalInvestment); }); } }; const cashFixedExpensesCalc = { calculate: function() { const tabContent = getCashPurchaseTabContent(); if (!tabContent) return; const taxesInput = tabContent.querySelector('.ir-cash-taxes'); const insuranceInput = tabContent.querySelector('.ir-cash-insurance'); const managementPercentInput = tabContent.querySelector('.ir-cash-management-percent'); const activeFrequencyBtn = tabContent.querySelector('.ir-cash-fixed-expenses-container .ir-cash-frequency-btn.ir-cash-active'); const frequency = activeFrequencyBtn?.dataset.frequency || 'monthly'; const taxes = parseFloat(taxesInput?.value) || 0; const insurance = parseFloat(insuranceInput?.value) || 0; const managementPercent = parseFloat(managementPercentInput?.value) || 8; // Get gross rent from cash flow container and normalize to monthly const grossRentInput = tabContent.querySelector('.ir-cash-gross-rent'); let grossRent = parseFloat(grossRentInput?.value) || 2500; // Check if cash flow section is in annual mode - if so, convert gross rent to monthly const cashFlowContainer = tabContent.querySelector('.ir-cash-cash-flow-container'); const cashFlowContent = cashFlowContainer?.querySelector('#cash-cash-flow-content'); const cashFlowActiveBtn = cashFlowContent?.querySelector('.ir-cash-frequency-btn.ir-cash-active'); const cashFlowFrequency = cashFlowActiveBtn?.dataset.frequency || 'monthly'; if (cashFlowFrequency === 'annually') { grossRent = grossRent / 12; } // Also check if gross rent seems too large (likely already annual) if (grossRent > 10000) { grossRent = grossRent / 12; } const vacancyPercentInput = tabContent.querySelector('.ir-cash-vacancy-percent'); const vacancyPercent = parseFloat(vacancyPercentInput?.value) || 5; const vacancy = grossRent * (vacancyPercent / 100); // Management fee calculation (always based on monthly gross rent) const monthlyManagementFee = (grossRent - vacancy) * (managementPercent / 100); let displayManagementFee = monthlyManagementFee; if (frequency === 'annually') { displayManagementFee = monthlyManagementFee * 12; } // Total fixed expenses (input values are already in the correct frequency) let totalFixedExpenses = taxes + insurance + displayManagementFee; const managementFeeEl = tabContent.querySelector('.ir-cash-management-fee'); const headerTotalFixedExpensesEl = tabContent.querySelector('.ir-cash-fixed-expenses-header .ir-cash-total-fixed-expenses'); const bottomTotalFixedExpensesEl = tabContent.querySelector('.ir-cash-fixed-expenses-total-item .ir-cash-total-fixed-expenses'); if (managementFeeEl) managementFeeEl.textContent = formatCurrency(displayManagementFee); if (headerTotalFixedExpensesEl) headerTotalFixedExpensesEl.textContent = formatCurrency(totalFixedExpenses); if (bottomTotalFixedExpensesEl) bottomTotalFixedExpensesEl.textContent = formatCurrency(totalFixedExpenses); } }; const cashVariableExpensesCalc = { calculate: function() { const tabContent = getCashPurchaseTabContent(); if (!tabContent) return; const vacancyPercentInput = tabContent.querySelector('.ir-cash-vacancy-percent'); const maintenancePercentInput = tabContent.querySelector('.ir-cash-maintenance-percent'); const utilitiesInput = tabContent.querySelector('.ir-cash-utilities'); const hoaFeeInput = tabContent.querySelector('.ir-cash-hoa-fee'); const vacancyPercent = parseFloat(vacancyPercentInput?.value) || 5; const maintenancePercent = parseFloat(maintenancePercentInput?.value) || 3; const utilities = parseFloat(utilitiesInput?.value) || 0; const hoaFee = parseFloat(hoaFeeInput?.value) || 0; // Get gross rent from cash flow container and normalize to monthly const grossRentInput = tabContent.querySelector('.ir-cash-gross-rent'); let grossRent = parseFloat(grossRentInput?.value) || 2500; // Check if cash flow section is in annual mode - if so, convert gross rent to monthly const cashFlowContainer = tabContent.querySelector('.ir-cash-cash-flow-container'); const cashFlowContent = cashFlowContainer?.querySelector('#cash-cash-flow-content'); const cashFlowActiveBtn = cashFlowContent?.querySelector('.ir-cash-frequency-btn.ir-cash-active'); const cashFlowFrequency = cashFlowActiveBtn?.dataset.frequency || 'monthly'; if (cashFlowFrequency === 'annually') { grossRent = grossRent / 12; } // Also check if gross rent seems too large (likely already annual) if (grossRent > 10000) { grossRent = grossRent / 12; } const monthlyVacancy = grossRent * (vacancyPercent / 100); const monthlyMaintenance = grossRent * (maintenancePercent / 100); // Respect variable expenses frequency const frequencyBtn = tabContent.querySelector('.ir-cash-variable-expenses-container .ir-cash-frequency-btn.ir-cash-active'); const frequency = frequencyBtn?.dataset.frequency || 'monthly'; const estimatedVacancy = frequency === 'annually' ? (monthlyVacancy * 12) : monthlyVacancy; const estimatedMaintenance = frequency === 'annually' ? (monthlyMaintenance * 12) : monthlyMaintenance; // Utilities and HOA are already in the correct frequency (read from input) const totalVariableExpenses = estimatedVacancy + estimatedMaintenance + utilities + hoaFee; const estimatedVacancyEl = tabContent.querySelector('.ir-cash-estimated-vacancy'); const estimatedMaintenanceEl = tabContent.querySelector('.ir-cash-estimated-maintenance'); const headerTotalVariableExpensesEl = tabContent.querySelector('.ir-cash-variable-expenses-header .ir-cash-total-variable-expenses'); const bottomTotalVariableExpensesEl = tabContent.querySelector('.ir-cash-variable-expenses-total-item .ir-cash-total-variable-expenses'); if (estimatedVacancyEl) estimatedVacancyEl.textContent = formatCurrency(estimatedVacancy); if (estimatedMaintenanceEl) estimatedMaintenanceEl.textContent = formatCurrency(estimatedMaintenance); if (headerTotalVariableExpensesEl) headerTotalVariableExpensesEl.textContent = formatCurrency(totalVariableExpenses); if (bottomTotalVariableExpensesEl) bottomTotalVariableExpensesEl.textContent = formatCurrency(totalVariableExpenses); } }; const cashFlowCalc = { calculate: function() { const tabContent = getCashPurchaseTabContent(); if (!tabContent) return; const grossRentInput = tabContent.querySelector('.ir-cash-gross-rent'); let grossRent = parseFloat(grossRentInput?.value) || 2500; // Get cash flow container frequency const cashFlowContainer = tabContent.querySelector('.ir-cash-cash-flow-container'); const cashFlowContent = cashFlowContainer?.querySelector('#cash-cash-flow-content'); const activeFrequencyBtn = cashFlowContent?.querySelector('.ir-cash-frequency-btn.ir-cash-active'); const cashFlowFrequency = activeFrequencyBtn?.dataset.frequency || 'monthly'; // Read calculated values from other calculators within the same tab const totalFixedExpensesEl = tabContent.querySelector('.ir-cash-fixed-expenses-total-item .ir-cash-total-fixed-expenses'); const totalVariableExpensesEl = tabContent.querySelector('.ir-cash-variable-expenses-total-item .ir-cash-total-variable-expenses'); let totalFixedExpenses = parseCurrency(totalFixedExpensesEl?.textContent) || 0; let totalVariableExpenses = parseCurrency(totalVariableExpensesEl?.textContent) || 0; // Normalize to monthly first, then convert to cash flow frequency const fixedExpensesContainer = tabContent.querySelector('.ir-cash-fixed-expenses-container'); const variableExpensesContainer = tabContent.querySelector('.ir-cash-variable-expenses-container'); const fixedActiveBtn = fixedExpensesContainer?.querySelector('.ir-cash-frequency-btn.ir-cash-active'); const variableActiveBtn = variableExpensesContainer?.querySelector('.ir-cash-frequency-btn.ir-cash-active'); const fixedFrequency = fixedActiveBtn?.dataset.frequency || 'monthly'; const variableFrequency = variableActiveBtn?.dataset.frequency || 'monthly'; // Normalize gross rent to monthly first (input value is already in the correct frequency based on toggle) if (cashFlowFrequency === 'annually') { grossRent = grossRent / 12; } // Also check for heuristic (large values might be annual) if (grossRent > 10000) { grossRent = grossRent / 12; } // Convert expenses to monthly if (fixedFrequency === 'annually') { totalFixedExpenses = totalFixedExpenses / 12; } if (variableFrequency === 'annually') { totalVariableExpenses = totalVariableExpenses / 12; } // Convert to cash flow frequency for display if (cashFlowFrequency === 'annually') { grossRent = grossRent * 12; totalFixedExpenses = totalFixedExpenses * 12; totalVariableExpenses = totalVariableExpenses * 12; } const estimatedCashFlowFixed = grossRent - totalFixedExpenses; const estimatedCashFlowTotal = grossRent - totalFixedExpenses - totalVariableExpenses; // Update header summary const headerCashFlowTotalEl = tabContent.querySelector('.ir-cash-cash-flow-header .ir-cash-estimated-cash-flow-total'); if (headerCashFlowTotalEl) headerCashFlowTotalEl.textContent = formatCurrency(estimatedCashFlowTotal); // Update content displays const grossRentDisplayEl = tabContent.querySelector('.ir-cash-gross-rent-display'); const totalFixedExpensesDisplayEl = tabContent.querySelector('.ir-cash-total-fixed-expenses-display'); const estimatedCashFlowFixedEl = tabContent.querySelector('.ir-cash-estimated-cash-flow-fixed'); const totalVariableExpensesDisplayEl = tabContent.querySelector('.ir-cash-total-variable-expenses-display'); const estimatedCashFlowTotalEl = tabContent.querySelector('.ir-cash-estimated-cash-flow-total'); const cashFlowContentNode = tabContent.querySelector('#cash-cash-flow-content'); let estimatedCashFlowTotalContentEl = null; if (cashFlowContentNode) { const allTotals = cashFlowContentNode.querySelectorAll('.ir-cash-estimated-cash-flow-total'); if (allTotals && allTotals.length) { estimatedCashFlowTotalContentEl = allTotals[allTotals.length - 1]; } } if (grossRentDisplayEl) grossRentDisplayEl.textContent = formatCurrency(grossRent); if (totalFixedExpensesDisplayEl) totalFixedExpensesDisplayEl.textContent = formatCurrency(totalFixedExpenses); if (estimatedCashFlowFixedEl) estimatedCashFlowFixedEl.textContent = formatCurrency(estimatedCashFlowFixed); if (totalVariableExpensesDisplayEl) totalVariableExpensesDisplayEl.textContent = formatCurrency(totalVariableExpenses); if (estimatedCashFlowTotalEl) estimatedCashFlowTotalEl.textContent = formatCurrency(estimatedCashFlowTotal); if (estimatedCashFlowTotalContentEl) estimatedCashFlowTotalContentEl.textContent = formatCurrency(estimatedCashFlowTotal); } }; const roiCalc = { calculate: function() { const tabContent = getCashPurchaseTabContent(); if (!tabContent) return; // Get inputs const yearsHeldInput = tabContent.querySelector('.ir-cash-years-held'); const yearsHeld = parseFloat(yearsHeldInput?.value) || 0; const monthsNewConstruction = cashRoiConfig.newConstructionMonths || 0; // Get list price const listPriceInput = tabContent.querySelector('.ir-cash-list-price-input'); const listPrice = parseFloat(listPriceInput?.value) || 0; // Calculate monthly cash flow directly from inputs (always monthly, regardless of toggles) const cashFlowContainer = tabContent.querySelector('.ir-cash-cash-flow-container'); const cashFlowContent = cashFlowContainer?.querySelector('#cash-cash-flow-content'); const cashFlowActiveBtn = cashFlowContent?.querySelector('.ir-cash-frequency-btn.ir-cash-active'); const cashFlowFrequency = cashFlowActiveBtn?.dataset.frequency || 'monthly'; const grossRentInput = tabContent.querySelector('.ir-cash-gross-rent'); let grossRent = parseFloat(grossRentInput?.value) || 2500; if (cashFlowFrequency === 'annually' || grossRent > 10000) { grossRent = grossRent / 12; } const fixedExpensesContainer = tabContent.querySelector('.ir-cash-fixed-expenses-container'); const variableExpensesContainer = tabContent.querySelector('.ir-cash-variable-expenses-container'); const fixedActiveBtn = fixedExpensesContainer?.querySelector('.ir-cash-frequency-btn.ir-cash-active'); const variableActiveBtn = variableExpensesContainer?.querySelector('.ir-cash-frequency-btn.ir-cash-active'); const fixedFrequency = fixedActiveBtn?.dataset.frequency || 'monthly'; const variableFrequency = variableActiveBtn?.dataset.frequency || 'monthly'; // Calculate monthly fixed expenses from inputs const taxesInput = tabContent.querySelector('.ir-cash-taxes'); const insuranceInput = tabContent.querySelector('.ir-cash-insurance'); const managementPercentInput = tabContent.querySelector('.ir-cash-management-percent'); let monthlyTaxes = parseFloat(taxesInput?.value) || 0; let monthlyInsurance = parseFloat(insuranceInput?.value) || 125; if (fixedFrequency === 'annually') { monthlyTaxes = monthlyTaxes / 12; monthlyInsurance = monthlyInsurance / 12; } const managementPercent = parseFloat(managementPercentInput?.value) || 8; const vacancyPercentInput = tabContent.querySelector('.ir-cash-vacancy-percent'); const vacancyPercent = parseFloat(vacancyPercentInput?.value) || 5; const monthlyVacancy = grossRent * (vacancyPercent / 100); const netRent = grossRent - monthlyVacancy; const monthlyManagementFee = netRent * (managementPercent / 100); const monthlyFixedExpenses = monthlyTaxes + monthlyInsurance + monthlyManagementFee; // Calculate monthly variable expenses from inputs const maintenancePercentInput = tabContent.querySelector('.ir-cash-maintenance-percent'); const utilitiesInput = tabContent.querySelector('.ir-cash-utilities'); const hoaFeeInput = tabContent.querySelector('.ir-cash-hoa-fee'); const maintenancePercent = parseFloat(maintenancePercentInput?.value) || 3; const monthlyMaintenance = grossRent * (maintenancePercent / 100); let monthlyUtilities = parseFloat(utilitiesInput?.value) || 0; let monthlyHoaFee = parseFloat(hoaFeeInput?.value) || 0; if (variableFrequency === 'annually') { monthlyUtilities = monthlyUtilities / 12; monthlyHoaFee = monthlyHoaFee / 12; } const monthlyVariableExpenses = monthlyVacancy + monthlyMaintenance + monthlyUtilities + monthlyHoaFee; // Calculate monthly cash flows const monthlyCashFlowFixed = grossRent - monthlyFixedExpenses; const monthlyCashFlowTotal = grossRent - monthlyFixedExpenses - monthlyVariableExpenses; // Annual Appreciation calculation - fixed at 3% const annualAppreciation = 3.0; // Appreciation calculation const appreciation = listPrice * Math.pow(1 + annualAppreciation / 100, yearsHeld) - listPrice; // Selling Expenses (7.5% of List Price + Appreciation) const sellingExpenses = 0.075 * (listPrice + appreciation); // Accumulated Cash Flow (always using monthly values) const totalMonths = yearsHeld * 12; const accumulatedCashFlow = monthlyCashFlowTotal * totalMonths; // Total Projected Profit = Cash Flow + Appreciation - Selling Expenses const totalProjectedProfit = accumulatedCashFlow + appreciation - sellingExpenses; // Annual Cash on Cash Return calculations // Get investment capital from investment container const totalInvestmentEl = tabContent.querySelector('.ir-cash-total-amount'); const investmentCapital = parseCurrency(totalInvestmentEl?.textContent) || listPrice; // Annual Cash on Cash Return (Fixed) = (Monthly Cash Flow Fixed × 12) / Investment Capital × 100 const annualCashOnCashFixed = investmentCapital > 0 ? (monthlyCashFlowFixed * 12 / investmentCapital) * 100 : 0; // Annual Cash on Cash Return (Total) = (Monthly Cash Flow Total × 12) / Investment Capital × 100 const annualCashOnCashTotal = investmentCapital > 0 ? (monthlyCashFlowTotal * 12 / investmentCapital) * 100 : 0; // Annual Return on Investment const annualROI = yearsHeld > 0 ? (100 * totalProjectedProfit / investmentCapital / yearsHeld) : 0; // Annual Cap Rate - always using monthly values const annualGrossRent = grossRent * 12; const annualFixedExpenses = monthlyFixedExpenses * 12; const annualVariableExpenses = monthlyVariableExpenses * 12; const annualCapRate = listPrice > 0 ? (100 / listPrice) * (annualGrossRent - annualFixedExpenses - annualVariableExpenses) : 0; // Update display elements const annualAppreciationEl = tabContent.querySelector('.ir-cash-annual-appreciation'); const appreciationEl = tabContent.querySelector('.ir-cash-appreciation'); const sellingExpensesEl = tabContent.querySelector('.ir-cash-selling-expenses'); const accumulatedCashFlowEl = tabContent.querySelector('.ir-cash-accumulated-cash-flow'); const annualCashOnCashFixedEl = tabContent.querySelector('.ir-cash-annual-cash-on-cash-fixed'); const annualCashOnCashTotalEl = tabContent.querySelector('.ir-cash-annual-cash-on-cash-total'); const annualROIEl = tabContent.querySelector('.ir-cash-annual-roi'); const annualCapRateEl = tabContent.querySelector('.ir-cash-annual-cap-rate'); if (annualAppreciationEl) annualAppreciationEl.textContent = '3.0%'; if (appreciationEl) appreciationEl.textContent = formatCurrency(appreciation); if (sellingExpensesEl) sellingExpensesEl.textContent = formatCurrency(sellingExpenses); if (accumulatedCashFlowEl) accumulatedCashFlowEl.textContent = formatCurrency(accumulatedCashFlow); if (annualCashOnCashFixedEl) annualCashOnCashFixedEl.textContent = annualCashOnCashFixed.toFixed(2) + '%'; if (annualCashOnCashTotalEl) annualCashOnCashTotalEl.textContent = annualCashOnCashTotal.toFixed(2) + '%'; if (annualROIEl) annualROIEl.textContent = annualROI.toFixed(2) + '%'; if (annualCapRateEl) annualCapRateEl.textContent = annualCapRate.toFixed(2) + '%'; // Update all Total Projected Profit elements (both header and content) const totalProjectedProfitEls = tabContent.querySelectorAll('.ir-cash-total-projected-profit'); totalProjectedProfitEls.forEach(function(el) { el.textContent = formatCurrency(totalProjectedProfit); }); } }; const taxBenefitsCalc = { calculate: function() { const tabContent = getCashPurchaseTabContent(); if (!tabContent) return; // Get list price from investment calculator const listPriceInput = tabContent.querySelector('.ir-cash-list-price-input'); const listPrice = parseFloat(listPriceInput?.value) || 0; // Calculate Annual Depreciation: P × 0.8 ÷ 27.5 const annualDepreciation = listPrice * 0.8 / 27.5; // Update display elements const annualDepreciationValueEls = tabContent.querySelectorAll('.ir-cash-annual-depreciation-value'); annualDepreciationValueEls.forEach(function(el) { el.textContent = formatCurrency(annualDepreciation); }); } }; const cashReservesCalc = { calculate: function() { const tabContent = getCashPurchaseTabContent(); if (!tabContent) return; // Get number of months input const monthsReservesInput = tabContent.querySelector('.ir-cash-months-reserves'); const numberOfMonths = parseFloat(monthsReservesInput?.value) || 6; // Get values from other calculators and always normalize to monthly const fixedExpensesContainer = tabContent.querySelector('.ir-cash-fixed-expenses-container'); const variableExpensesContainer = tabContent.querySelector('.ir-cash-variable-expenses-container'); const fixedActiveBtn = fixedExpensesContainer?.querySelector('.ir-cash-frequency-btn.ir-cash-active'); const variableActiveBtn = variableExpensesContainer?.querySelector('.ir-cash-frequency-btn.ir-cash-active'); const fixedFrequency = fixedActiveBtn?.dataset.frequency || 'monthly'; const variableFrequency = variableActiveBtn?.dataset.frequency || 'monthly'; const totalFixedExpensesEl = tabContent.querySelector('.ir-cash-fixed-expenses-total-item .ir-cash-total-fixed-expenses'); const totalVariableExpensesEl = tabContent.querySelector('.ir-cash-variable-expenses-total-item .ir-cash-total-variable-expenses'); const managementFeeEl = tabContent.querySelector('.ir-cash-management-fee'); const estimatedVacancyEl = tabContent.querySelector('.ir-cash-estimated-vacancy'); let monthlyFixedExpenses = parseCurrency(totalFixedExpensesEl?.textContent) || 0; let monthlyVariableExpenses = parseCurrency(totalVariableExpensesEl?.textContent) || 0; let monthlyManagementFee = parseCurrency(managementFeeEl?.textContent) || 0; let monthlyVacancy = parseCurrency(estimatedVacancyEl?.textContent) || 0; // Always normalize to monthly regardless of toggle if (fixedFrequency === 'annually') { monthlyFixedExpenses = monthlyFixedExpenses / 12; monthlyManagementFee = monthlyManagementFee / 12; } if (variableFrequency === 'annually') { monthlyVariableExpenses = monthlyVariableExpenses / 12; monthlyVacancy = monthlyVacancy / 12; } // Calculate Cash Reserves: max(n × (E_f + E_v - M_f - V), 3500) // Always using monthly values const calculation = numberOfMonths * (monthlyFixedExpenses + monthlyVariableExpenses - monthlyManagementFee - monthlyVacancy); const cashReserves = Math.max(calculation, 3500); // Update display elements const cashReservesValueEls = tabContent.querySelectorAll('.ir-cash-cash-reserves-value'); cashReservesValueEls.forEach(function(el) { el.textContent = formatCurrency(cashReserves); }); } }; function calculateCashPurchase() { cashPurchaseCalc.calculate(); cashFixedExpensesCalc.calculate(); cashVariableExpensesCalc.calculate(); cashFlowCalc.calculate(); roiCalc.calculate(); taxBenefitsCalc.calculate(); cashReservesCalc.calculate(); } function toggleComputation(computationId) { const tabContent = getCashPurchaseTabContent(); if (!tabContent) return; const computation = tabContent.querySelector('#' + computationId); if (computation) { computation.classList.toggle('ir-cash-show'); } } // Attach functions to window for event listeners window.CashPurchaseCalculator = { calculate: calculateCashPurchase, toggleComputation: toggleComputation }; window.irCashCalculateAll = calculateCashPurchase; const listPrice = getListPriceForCashPurchase(); const taxes = getTaxesFromContext(document); const management = getManagementFromContext(document); const hoa = getHoaFromContext(document); const insuranceInput = document.querySelector('.ir-cash-insurance'); if (insuranceInput && (parseFloat(insuranceInput.value) === 0 || !insuranceInput.value)) { const activeFrequencyBtn = document.querySelector('.ir-cash-fixed-expenses-container .ir-cash-frequency-btn.ir-cash-active'); const frequency = activeFrequencyBtn?.dataset.frequency || 'monthly'; const insuranceValue = frequency === 'annually' ? 1500 : 125; insuranceInput.value = insuranceValue.toFixed(2); } calculateCashPurchase(); const yearInput = document.querySelector('.ir-cash-year-input'); const yearsHeldInput = document.querySelector('.ir-cash-years-held'); if (yearInput && yearsHeldInput) { yearsHeldInput.value = yearInput.value; } repairMorganRidgeOptions(document); } document.addEventListener('DOMContentLoaded', function() { initializeCashPurchaseCalculator(); }); if (document.readyState === 'complete' || document.readyState === 'interactive') { initializeCashPurchaseCalculator(); } const cashPopupObserver = new MutationObserver((mutations) => { mutations.forEach((mutation) => { mutation.addedNodes.forEach((node) => { if (node.nodeType === 1) { const calculatorContainer = node.querySelector?.('.ir-cash-investment-container'); if (calculatorContainer) { setTimeout(() => { initializeCashPurchaseCalculator(); }, 100); } } }); }); }); cashPopupObserver.observe(document.body, { childList: true, subtree: true }); // Removed conflicting earlier fx handler; unified handler below manages toggles // Initialize if (document.readyState === 'loading') { // Will be initialized by DOMContentLoaded listener } else { initializeCashPurchaseCalculator(); } // Event listeners - only for cash purchase calculator document.addEventListener('input', function(e) { if (e.target.matches('.ir-cash-list-price-input, .ir-cash-closing-costs-input, .ir-cash-taxes, .ir-cash-insurance, .ir-cash-management-percent, .ir-cash-hoa-fee, .ir-cash-utilities, .ir-cash-vacancy-percent, .ir-cash-maintenance-percent, .ir-cash-gross-rent, .ir-cash-years-held, .ir-cash-year-input, .ir-cash-months-new-construction, .ir-cash-months-reserves')) { // Mark user edits so auto-populators don't overwrite them if (e.target.matches('.ir-cash-list-price-input')) { e.target.setAttribute('data-user-edited', 'true'); } if (e.target.matches('.ir-cash-taxes, .ir-cash-management-percent, .ir-cash-closing-costs-input')) { e.target.dataset.userEdited = 'true'; } if (window.CashPurchaseCalculator && window.CashPurchaseCalculator.calculate) { window.CashPurchaseCalculator.calculate(); } } // Two-way sync between cash flow year input and ROI years held if (e.target.matches('.ir-cash-year-input')) { const tabContent = getCashPurchaseTabContent(); if (tabContent) { const yearsHeldInput = tabContent.querySelector('.ir-cash-years-held'); if (yearsHeldInput) { yearsHeldInput.value = e.target.value; } } } if (e.target.matches('.ir-cash-years-held')) { const tabContent = getCashPurchaseTabContent(); if (tabContent) { const yearInput = tabContent.querySelector('.ir-cash-year-input'); if (yearInput) { yearInput.value = e.target.value; } } } }); document.addEventListener('click', function(e) { const prTarget = e.target.closest('.ir-cash-pr-rating'); if (prTarget) { const tabContent = getCashPurchaseTabContent(); if (tabContent) { tabContent.querySelectorAll('.ir-cash-pr-rating').forEach(function(el){ el.classList.remove('ir-cash-active-pr'); }); prTarget.classList.add('ir-cash-active-pr'); if (window.CashPurchaseCalculator && window.CashPurchaseCalculator.calculate) { window.CashPurchaseCalculator.calculate(); } } } const button = e.target.closest('.ir-cash-formula-btn'); if (button) { e.stopPropagation(); const tabContent = getCashPurchaseTabContent(); if (!tabContent) return; const container = button.closest('.ir-cash-investment-container, .ir-cash-fixed-expenses-container, .ir-cash-variable-expenses-container, .ir-cash-cash-flow-container, .ir-cash-roi-container, .ir-cash-tax-benefits-container, .ir-cash-cash-reserves-container'); if (!container || !tabContent.contains(container)) return; if (button.textContent.trim() === 'fx') { // Investment section buttons if (button.closest('.ir-cash-investment-item') && button.closest('.ir-cash-investment-item').querySelector('.ir-cash-closing-costs-input')) { window.CashPurchaseCalculator.toggleComputation('cash-closing-costs-computation'); } else if (button.closest('.ir-cash-investment-total-item')) { window.CashPurchaseCalculator.toggleComputation('cash-investment-capital-computation'); } // Fixed expenses section buttons else if (button.closest('.ir-cash-fixed-expenses-item') && button.closest('.ir-cash-fixed-expenses-item').querySelector('.ir-cash-management-fee')) { window.CashPurchaseCalculator.toggleComputation('cash-management-fee-computation'); } else if (button.closest('.ir-cash-fixed-expenses-total-item')) { window.CashPurchaseCalculator.toggleComputation('cash-total-fixed-expenses-computation'); } // Variable expenses section buttons else if (button.closest('.ir-cash-variable-expenses-item')) { const item = button.closest('.ir-cash-variable-expenses-item'); if (item.querySelector('.ir-cash-estimated-vacancy')) { window.CashPurchaseCalculator.toggleComputation('cash-estimated-vacancy-computation'); } else if (item.querySelector('.ir-cash-estimated-maintenance')) { window.CashPurchaseCalculator.toggleComputation('cash-estimated-maintenance-computation'); } } else if (button.closest('.ir-cash-variable-expenses-total-item')) { window.CashPurchaseCalculator.toggleComputation('cash-total-variable-expenses-computation'); } // Cash flow section buttons else if (button.closest('.ir-cash-cash-flow-item') && button.closest('.ir-cash-cash-flow-item').querySelector('.ir-cash-estimated-cash-flow-fixed')) { window.CashPurchaseCalculator.toggleComputation('cash-estimated-cash-flow-fixed-computation'); } else if (button.closest('.ir-cash-cash-flow-item') && button.closest('.ir-cash-cash-flow-item').querySelector('.ir-cash-estimated-cash-flow-total')) { window.CashPurchaseCalculator.toggleComputation('cash-estimated-cash-flow-total-computation'); } // ROI section buttons else if (button.closest('.ir-cash-roi-item')) { const item = button.closest('.ir-cash-roi-item'); if (item.querySelector('.ir-cash-annual-appreciation')) { window.CashPurchaseCalculator.toggleComputation('cash-annual-appreciation-computation'); } else if (item.querySelector('.ir-cash-appreciation')) { window.CashPurchaseCalculator.toggleComputation('cash-appreciation-computation'); } else if (item.querySelector('.ir-cash-selling-expenses')) { window.CashPurchaseCalculator.toggleComputation('cash-selling-expenses-computation'); } else if (item.querySelector('.ir-cash-accumulated-cash-flow')) { window.CashPurchaseCalculator.toggleComputation('cash-accumulated-cash-flow-computation'); } else if (item.querySelector('.ir-cash-total-projected-profit')) { window.CashPurchaseCalculator.toggleComputation('cash-total-projected-profit-computation'); } else if (item.querySelector('.ir-cash-annual-cash-on-cash-fixed')) { window.CashPurchaseCalculator.toggleComputation('cash-annual-cash-on-cash-fixed-computation'); } else if (item.querySelector('.ir-cash-annual-cash-on-cash-total')) { window.CashPurchaseCalculator.toggleComputation('cash-annual-cash-on-cash-total-computation'); } else if (item.querySelector('.ir-cash-annual-roi')) { window.CashPurchaseCalculator.toggleComputation('cash-annual-roi-computation'); } else if (item.querySelector('.ir-cash-annual-cap-rate')) { window.CashPurchaseCalculator.toggleComputation('cash-annual-cap-rate-computation'); } } // Tax Benefits section buttons else if (button.closest('.ir-cash-tax-benefits-item')) { window.CashPurchaseCalculator.toggleComputation('cash-annual-depreciation-computation'); } // Cash Reserves section buttons else if (button.closest('.ir-cash-cash-reserves-item') && button.closest('.ir-cash-cash-reserves-item').querySelector('.ir-cash-cash-reserves-value')) { window.CashPurchaseCalculator.toggleComputation('cash-cash-reserves-computation'); } } } if (e.target.matches('.ir-cash-frequency-btn')) { const tabContent = getCashPurchaseTabContent(); if (!tabContent) return; const container = e.target.closest('.ir-cash-fixed-expenses-container, .ir-cash-variable-expenses-container, .ir-cash-cash-flow-container'); if (!container || !tabContent.contains(container)) return; // Get current and new frequency const firstActiveBtn = tabContent.querySelector('.ir-cash-frequency-btn.ir-cash-active'); const currentFrequency = firstActiveBtn?.dataset.frequency || 'monthly'; const newFrequency = e.target.dataset.frequency; // Don't process if clicking the same button if (currentFrequency === newFrequency) return; // Update ALL frequency buttons across all tabs to match the new frequency tabContent.querySelectorAll('.ir-cash-frequency-btn').forEach(function(b) { if (b.dataset.frequency === newFrequency) { b.classList.add('ir-cash-active'); } else { b.classList.remove('ir-cash-active'); } }); // Get all input fields that need conversion const taxesInput = tabContent.querySelector('.ir-cash-taxes'); const insuranceInput = tabContent.querySelector('.ir-cash-insurance'); const utilitiesInput = tabContent.querySelector('.ir-cash-utilities'); const hoaFeeInput = tabContent.querySelector('.ir-cash-hoa-fee'); const grossRentInput = tabContent.querySelector('.ir-cash-gross-rent'); // Convert values based on frequency change if (currentFrequency === 'monthly' && newFrequency === 'annually') { // Convert monthly to annually (multiply by 12) if (taxesInput) taxesInput.value = (parseFloat(taxesInput.value) * 12).toFixed(2); if (insuranceInput) insuranceInput.value = (parseFloat(insuranceInput.value) * 12).toFixed(2); if (utilitiesInput) utilitiesInput.value = (parseFloat(utilitiesInput.value) * 12).toFixed(2); if (hoaFeeInput) hoaFeeInput.value = (parseFloat(hoaFeeInput.value) * 12).toFixed(2); if (grossRentInput) grossRentInput.value = (parseFloat(grossRentInput.value) * 12).toFixed(2); // Percent inputs remain unchanged; display scales } else if (currentFrequency === 'annually' && newFrequency === 'monthly') { // Convert annually to monthly (divide by 12) if (taxesInput) taxesInput.value = (parseFloat(taxesInput.value) / 12).toFixed(2); if (insuranceInput) insuranceInput.value = (parseFloat(insuranceInput.value) / 12).toFixed(2); if (utilitiesInput) utilitiesInput.value = (parseFloat(utilitiesInput.value) / 12).toFixed(2); if (hoaFeeInput) hoaFeeInput.value = (parseFloat(hoaFeeInput.value) / 12).toFixed(2); if (grossRentInput) grossRentInput.value = (parseFloat(grossRentInput.value) / 12).toFixed(2); // Percent inputs remain unchanged; display scales } if (window.CashPurchaseCalculator && window.CashPurchaseCalculator.calculate) { window.CashPurchaseCalculator.calculate(); } } }); // Monitor for tab changes and price updates const priceObserver = new MutationObserver(function(mutations) { let shouldRecalculate = false; mutations.forEach(function(mutation) { if (mutation.type === 'attributes' && (mutation.attributeName === 'class' || mutation.attributeName === 'style')) { shouldRecalculate = true; } if (mutation.type === 'childList') { mutation.addedNodes.forEach(function(node) { if (node.nodeType === 1 && (node.classList?.contains('floorplan-price') || node.querySelector?.('.floorplan-price'))) { shouldRecalculate = true; } }); } if (mutation.type === 'characterData') { const target = mutation.target.parentElement; if (target && target.classList && target.classList.contains('floorplan-price')) { shouldRecalculate = true; } } }); if (shouldRecalculate) { setTimeout(function() { // Force recalculation with fresh data if (window.CashPurchaseCalculator && window.CashPurchaseCalculator.calculate) { window.CashPurchaseCalculator.calculate(); } }, 200); } }); // Start observing priceObserver.observe(document.body, { attributes: true, childList: true, characterData: true, subtree: true, attributeFilter: ['class', 'style'] }); if (!window.__irCashPropertyDropdownBound) { window.__irCashPropertyDropdownBound = true; function handleCashPropertyDropdownEvent(e) { const dropdown = e.target && e.target.closest ? e.target.closest('.ir-cash-property-dropdown') : null; if (!dropdown) return; applySelectedCashProperty(dropdown); } document.addEventListener('change', handleCashPropertyDropdownEvent, true); document.addEventListener('blur', handleCashPropertyDropdownEvent, true); document.addEventListener('input', handleCashPropertyDropdownEvent, true); } const cashPropertyDropdownObserver = new MutationObserver((mutations) => { let shouldRepair = false; mutations.forEach((mutation) => { mutation.addedNodes.forEach((node) => { if (node.nodeType !== 1) return; if ( node.classList?.contains('ir-cash-property-dropdown') || node.querySelector?.('.ir-cash-property-dropdown') ) { shouldRepair = true; } }); }); if (shouldRepair) { repairMorganRidgeOptions(document); } }); cashPropertyDropdownObserver.observe(document.body, { childList: true, subtree: true });

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