RealVest Real Estate MCP Server

import { test } from 'node:test'; import assert from 'node:assert'; import { SubjectToDealCalculator } from '../src/calculators/subject-to-deal.js'; test('SubjectToDealCalculator - Basic Subject-To Deal Analysis', () => { const calc = new SubjectToDealCalculator(); const result = calc.calculate({ property_details: { property_type: 'single_family', current_market_value: 180000, condition: 'good' }, existing_mortgage: { current_balance: 150000, monthly_payment: 1200, interest_rate: 6.5, remaining_term_months: 240, loan_type: 'conventional' }, seller_situation: { reason_for_selling: 'financial_hardship', seller_motivation_level: 'very_high', months_behind: 2, arrears_amount: 2400 }, deal_structure: { purchase_price: 160000, cash_to_seller: 5000, closing_costs: 3000, deed_transfer_method: 'warranty_deed', authorization_agreements: true }, rental_analysis: { estimated_monthly_rent: 1500, vacancy_rate: 5, property_management_rate: 8 } }); // Test structure assert(result.deal_summary, 'Should have deal summary'); assert(result.deal_metrics, 'Should have deal metrics'); assert(result.cash_flow_analysis, 'Should have cash flow analysis'); assert(result.equity_analysis, 'Should have equity analysis'); assert(result.recommendations, 'Should have recommendations'); // Test deal metrics const metrics = result.deal_metrics; assert(metrics.market_value === 180000, 'Should preserve market value'); assert(metrics.mortgage_balance === 150000, 'Should preserve mortgage balance'); assert(metrics.total_cash_invested === 8000, 'Should calculate total cash invested (5000+3000)'); assert(metrics.instant_equity > 0, 'Should calculate positive instant equity'); assert(metrics.deal_quality_score > 0, 'Should calculate deal quality score'); // Test cash flow analysis const cashFlow = result.cash_flow_analysis; assert(cashFlow.gross_monthly_rent === 1500, 'Should preserve gross rent'); assert(cashFlow.net_monthly_cash_flow > 0, 'Should calculate positive net cash flow'); assert(cashFlow.cash_on_cash_return !== null, 'Should calculate cash-on-cash return'); assert(cashFlow.cash_flow_rating, 'Should provide cash flow rating'); // Test equity analysis const equity = result.equity_analysis; assert(equity.current_equity === 30000, 'Should calculate current equity (180k - 150k)'); assert(equity.monthly_principal_paydown > 0, 'Should calculate monthly principal paydown'); assert(equity.annual_principal_paydown > 0, 'Should calculate annual principal paydown'); }); test('SubjectToDealCalculator - Deal Quality Scoring', () => { const calc = new SubjectToDealCalculator(); // Test high quality deal const highQualityResult = calc.calculate({ property_details: { property_type: 'single_family', current_market_value: 200000 }, existing_mortgage: { current_balance: 120000, monthly_payment: 1000, interest_rate: 5.5, remaining_term_months: 300, loan_type: 'fha' }, seller_situation: { reason_for_selling: 'job_relocation', seller_motivation_level: 'extremely_high' }, deal_structure: { purchase_price: 160000, cash_to_seller: 3000, deed_transfer_method: 'warranty_deed' }, rental_analysis: { estimated_monthly_rent: 1600 } }); assert(highQualityResult.deal_metrics.deal_quality_score >= 60, 'Should score high quality deal favorably'); assert(highQualityResult.deal_metrics.discount_percentage === 20, 'Should calculate 20% discount (200k vs 160k)'); // Test poor quality deal const poorQualityResult = calc.calculate({ property_details: { property_type: 'single_family', current_market_value: 150000 }, existing_mortgage: { current_balance: 148000, monthly_payment: 1400, interest_rate: 8.0, remaining_term_months: 360, loan_type: 'conventional' }, seller_situation: { reason_for_selling: 'other', seller_motivation_level: 'moderate' }, deal_structure: { purchase_price: 150000, cash_to_seller: 10000, deed_transfer_method: 'quitclaim_deed' }, rental_analysis: { estimated_monthly_rent: 1200 } }); assert(poorQualityResult.deal_metrics.deal_quality_score < 50, 'Should score poor quality deal unfavorably'); }); test('SubjectToDealCalculator - Cash Flow Analysis', () => { const calc = new SubjectToDealCalculator(); const result = calc.calculate({ property_details: { property_type: 'single_family', current_market_value: 175000 }, existing_mortgage: { current_balance: 140000, monthly_payment: 1100, interest_rate: 6.0, remaining_term_months: 250 }, seller_situation: { reason_for_selling: 'divorce', seller_motivation_level: 'high' }, deal_structure: { purchase_price: 165000, cash_to_seller: 4000, deed_transfer_method: 'warranty_deed' }, rental_analysis: { estimated_monthly_rent: 1450, vacancy_rate: 8, property_management_rate: 10, maintenance_reserves: 100 } }); const cashFlow = result.cash_flow_analysis; // Effective rent = 1450 * (1 - 0.08) = 1334 assert(Math.abs(cashFlow.effective_monthly_rent - 1334) < 1, 'Should calculate effective rent with vacancy'); // Management fee = 1334 * 0.10 = 133.4 assert(Math.abs(cashFlow.monthly_expenses.management_fee - 133.4) < 1, 'Should calculate management fee'); // Net cash flow = 1334 - 1100 - 133.4 - 100 = 0.6 assert(cashFlow.net_monthly_cash_flow >= -10, 'Should calculate net cash flow'); assert(cashFlow.cash_flow_coverage_ratio > 1, 'Should calculate coverage ratio > 1'); assert(['Excellent', 'Very Good', 'Good', 'Fair', 'Poor'].includes(cashFlow.cash_flow_rating), 'Should provide valid cash flow rating'); }); test('SubjectToDealCalculator - Risk Assessment', () => { const calc = new SubjectToDealCalculator(); const result = calc.calculate({ property_details: { property_type: 'single_family', current_market_value: 160000 }, existing_mortgage: { current_balance: 155000, monthly_payment: 1350, interest_rate: 8.5, remaining_term_months: 300, loan_type: 'conventional' }, seller_situation: { reason_for_selling: 'foreclosure_threat', seller_motivation_level: 'extremely_high', months_behind: 4, arrears_amount: 5400 }, deal_structure: { purchase_price: 160000, cash_to_seller: 2000, deed_transfer_method: 'quitclaim_deed', authorization_agreements: false }, rental_analysis: { estimated_monthly_rent: 1300 }, analysis_options: { include_legal_risks: true } }); const riskAnalysis = result.risk_assessment; assert(riskAnalysis, 'Should include risk analysis when requested'); assert(Array.isArray(riskAnalysis.identified_risks), 'Should identify specific risks'); assert(riskAnalysis.identified_risks.length > 0, 'Should identify multiple risks'); assert(riskAnalysis.risk_score > 0, 'Should calculate risk score'); assert(['Very High', 'High', 'Medium', 'Low'].includes(riskAnalysis.overall_risk_level), 'Should assign valid overall risk level'); // Check for specific high-risk conditions const riskCategories = riskAnalysis.identified_risks.map(risk => risk.category); assert(riskCategories.includes('Legal Risk'), 'Should identify legal risk for conventional loan'); assert(riskCategories.includes('Payment Risk'), 'Should identify payment risk for arrears'); assert(riskCategories.includes('Market Risk'), 'Should identify market risk for high LTV'); assert(typeof riskAnalysis.legal_compliance_score === 'number', 'Should calculate legal compliance score'); assert(Array.isArray(riskAnalysis.risk_mitigation_strategies), 'Should provide mitigation strategies'); }); test('SubjectToDealCalculator - Exit Strategies', () => { const calc = new SubjectToDealCalculator(); const result = calc.calculate({ property_details: { property_type: 'single_family', current_market_value: 190000 }, existing_mortgage: { current_balance: 145000, monthly_payment: 1150, interest_rate: 6.25, remaining_term_months: 280 }, seller_situation: { reason_for_selling: 'job_relocation', seller_motivation_level: 'very_high' }, deal_structure: { purchase_price: 175000, cash_to_seller: 6000, closing_costs: 2500, deed_transfer_method: 'warranty_deed' }, rental_analysis: { estimated_monthly_rent: 1550 }, analysis_options: { calculate_exit_strategies: true } }); const exitStrategies = result.exit_strategies; assert(exitStrategies, 'Should include exit strategies when requested'); assert(Array.isArray(exitStrategies.available_strategies), 'Should provide multiple strategies'); assert(exitStrategies.available_strategies.length >= 3, 'Should have at least 3 exit strategies'); const strategyNames = exitStrategies.available_strategies.map(s => s.strategy); assert(strategyNames.includes('Hold and Rent'), 'Should include hold and rent strategy'); assert(strategyNames.includes('Refinance'), 'Should include refinance strategy'); assert(strategyNames.includes('Quick Sale'), 'Should include quick sale strategy'); assert(exitStrategies.recommended_strategy, 'Should recommend best strategy'); assert(exitStrategies.strategy_comparison, 'Should provide strategy comparison'); assert(exitStrategies.strategy_comparison.highest_return, 'Should identify highest return strategy'); }); test('SubjectToDealCalculator - Insurance Analysis', () => { const calc = new SubjectToDealCalculator(); const result = calc.calculate({ property_details: { property_type: 'single_family', current_market_value: 170000 }, existing_mortgage: { current_balance: 135000, monthly_payment: 1075, interest_rate: 5.75, remaining_term_months: 270, insurance_monthly: 85 }, seller_situation: { reason_for_selling: 'health_issues', seller_motivation_level: 'high' }, deal_structure: { purchase_price: 165000, cash_to_seller: 4500, deed_transfer_method: 'quitclaim_deed' }, rental_analysis: { estimated_monthly_rent: 1400 }, analysis_options: { insurance_analysis: true } }); const insuranceAnalysis = result.insurance_requirements; assert(insuranceAnalysis, 'Should include insurance analysis when requested'); assert(Array.isArray(insuranceAnalysis.insurance_challenges), 'Should identify insurance challenges'); assert(Array.isArray(insuranceAnalysis.recommended_solutions), 'Should provide solutions'); assert(insuranceAnalysis.required_coverage, 'Should calculate required coverage'); assert(insuranceAnalysis.required_coverage.total_annual_cost > 0, 'Should calculate total annual cost'); assert(insuranceAnalysis.recommended_structure, 'Should recommend ownership structure'); }); test('SubjectToDealCalculator - Long-Term Projections', () => { const calc = new SubjectToDealCalculator(); const result = calc.calculate({ property_details: { property_type: 'single_family', current_market_value: 185000 }, existing_mortgage: { current_balance: 148000, monthly_payment: 1125, interest_rate: 6.0, remaining_term_months: 300 }, seller_situation: { reason_for_selling: 'inherited_property', seller_motivation_level: 'high' }, deal_structure: { purchase_price: 170000, cash_to_seller: 5500, deed_transfer_method: 'warranty_deed' }, rental_analysis: { estimated_monthly_rent: 1475 }, analysis_options: { long_term_projections: true } }); const projections = result.long_term_projections; assert(projections, 'Should include projections when requested'); assert(Array.isArray(projections.yearly_projections), 'Should provide yearly projections'); assert(projections.yearly_projections.length === 5, 'Should have 5 years of projections'); const year5 = projections.yearly_projections[4]; assert(year5.year === 5, 'Should have year 5 data'); assert(year5.projected_property_value > 185000, 'Should show property appreciation'); assert(year5.remaining_mortgage_balance < 148000, 'Should show mortgage paydown'); assert(year5.projected_equity > 0, 'Should show positive equity'); assert(projections.five_year_summary, 'Should provide 5-year summary'); assert(projections.five_year_summary.total_cash_flow !== undefined, 'Should calculate total cash flow'); assert(projections.five_year_summary.average_annual_roi !== undefined, 'Should calculate average ROI'); }); test('SubjectToDealCalculator - Equity Analysis', () => { const calc = new SubjectToDealCalculator(); const result = calc.calculate({ property_details: { property_type: 'single_family', current_market_value: 195000 }, existing_mortgage: { current_balance: 155000, monthly_payment: 1200, interest_rate: 6.5, remaining_term_months: 240 }, seller_situation: { reason_for_selling: 'financial_hardship', seller_motivation_level: 'very_high' }, deal_structure: { purchase_price: 180000, cash_to_seller: 7000, deed_transfer_method: 'warranty_deed' }, rental_analysis: { estimated_monthly_rent: 1600 } }); const equity = result.equity_analysis; assert(equity.current_equity === 40000, 'Should calculate current equity (195k - 155k)'); assert(equity.current_ltv > 0, 'Should calculate current LTV'); assert(equity.monthly_principal_paydown > 0, 'Should calculate monthly principal paydown'); assert(equity.annual_principal_paydown > 0, 'Should calculate annual principal paydown'); assert(equity.annual_appreciation > 0, 'Should calculate annual appreciation'); assert(equity.total_annual_equity_gain > 0, 'Should calculate total equity gain'); assert(equity.five_year_projections, 'Should provide 5-year projections'); assert(equity.equity_multiple > 1, 'Should show equity growth multiple'); }); test('SubjectToDealCalculator - Deal Types and Transfer Methods', () => { const calc = new SubjectToDealCalculator(); // Test warranty deed transfer const warrantyResult = calc.calculate({ property_details: { property_type: 'single_family', current_market_value: 160000 }, existing_mortgage: { current_balance: 130000, monthly_payment: 1050, interest_rate: 6.0, remaining_term_months: 300 }, seller_situation: { reason_for_selling: 'job_relocation', seller_motivation_level: 'high' }, deal_structure: { purchase_price: 155000, cash_to_seller: 3000, deed_transfer_method: 'warranty_deed', authorization_agreements: true }, rental_analysis: { estimated_monthly_rent: 1350 }, analysis_options: { include_legal_risks: true } }); const warrantyRisk = warrantyResult.risk_assessment; assert(warrantyRisk.legal_compliance_score > 70, 'Warranty deed with authorization should have higher compliance score'); // Test quitclaim deed transfer const quitclaimResult = calc.calculate({ property_details: { property_type: 'single_family', current_market_value: 160000 }, existing_mortgage: { current_balance: 130000, monthly_payment: 1050, interest_rate: 6.0, remaining_term_months: 300 }, seller_situation: { reason_for_selling: 'financial_hardship', seller_motivation_level: 'extremely_high' }, deal_structure: { purchase_price: 155000, cash_to_seller: 3000, deed_transfer_method: 'quitclaim_deed', authorization_agreements: false }, rental_analysis: { estimated_monthly_rent: 1350 }, analysis_options: { include_legal_risks: true } }); const quitclaimRisk = quitclaimResult.risk_assessment; assert(quitclaimRisk.legal_compliance_score < warrantyRisk.legal_compliance_score, 'Quitclaim deed without authorization should have lower compliance score'); }); test('SubjectToDealCalculator - Loan Type Risk Assessment', () => { const calc = new SubjectToDealCalculator(); // Test conventional loan (highest risk) const conventionalResult = calc.calculate({ property_details: { property_type: 'single_family', current_market_value: 170000 }, existing_mortgage: { current_balance: 140000, monthly_payment: 1100, interest_rate: 6.5, remaining_term_months: 280, loan_type: 'conventional' }, seller_situation: { reason_for_selling: 'divorce', seller_motivation_level: 'high' }, deal_structure: { purchase_price: 165000, cash_to_seller: 4000, deed_transfer_method: 'warranty_deed' }, rental_analysis: { estimated_monthly_rent: 1400 }, analysis_options: { include_legal_risks: true } }); // Test FHA loan (lower risk) const fhaResult = calc.calculate({ property_details: { property_type: 'single_family', current_market_value: 170000 }, existing_mortgage: { current_balance: 140000, monthly_payment: 1100, interest_rate: 6.5, remaining_term_months: 280, loan_type: 'fha' }, seller_situation: { reason_for_selling: 'divorce', seller_motivation_level: 'high' }, deal_structure: { purchase_price: 165000, cash_to_seller: 4000, deed_transfer_method: 'warranty_deed' }, rental_analysis: { estimated_monthly_rent: 1400 }, analysis_options: { include_legal_risks: true } }); const conventionalRisk = conventionalResult.risk_assessment; const fhaRisk = fhaResult.risk_assessment; assert(conventionalRisk.risk_score > fhaRisk.risk_score, 'Conventional loan should have higher risk score than FHA'); const conventionalLegalRisks = conventionalRisk.identified_risks.filter(r => r.category === 'Legal Risk'); const fhaLegalRisks = fhaRisk.identified_risks.filter(r => r.category === 'Legal Risk'); assert(conventionalLegalRisks.some(r => r.level === 'High'), 'Conventional loan should have high legal risk'); assert(fhaLegalRisks.some(r => r.level === 'Medium'), 'FHA loan should have medium legal risk'); }); test('SubjectToDealCalculator - Schema Validation', () => { const calc = new SubjectToDealCalculator(); const schema = calc.getSchema(); assert(schema.type === 'object', 'Schema should be an object'); assert(schema.properties.property_details, 'Should have property_details property'); assert(schema.properties.existing_mortgage, 'Should have existing_mortgage property'); assert(schema.properties.seller_situation, 'Should have seller_situation property'); assert(schema.properties.deal_structure, 'Should have deal_structure property'); assert(schema.properties.rental_analysis, 'Should have rental_analysis property'); assert(schema.properties.analysis_options, 'Should have analysis_options property'); assert(schema.required.includes('property_details'), 'property_details should be required'); assert(schema.required.includes('existing_mortgage'), 'existing_mortgage should be required'); assert(schema.required.includes('seller_situation'), 'seller_situation should be required'); assert(schema.required.includes('deal_structure'), 'deal_structure should be required'); assert(schema.required.includes('rental_analysis'), 'rental_analysis should be required'); // Test nested schema structure const existingMortgage = schema.properties.existing_mortgage; assert(existingMortgage.properties.current_balance, 'Should define current_balance'); assert(existingMortgage.properties.monthly_payment, 'Should define monthly_payment'); assert(existingMortgage.properties.loan_type, 'Should define loan_type'); assert(existingMortgage.required.includes('current_balance'), 'current_balance should be required'); assert(existingMortgage.required.includes('monthly_payment'), 'monthly_payment should be required'); });