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</div>

<div>

<div class="brand-name">Joel Gallegos</div>

<div class="brand-tagline">Real Estate Investment Analyzer</div>

</div>

</a>

<span>Joel@spgllc.ltd</span>

</a>

</div>

<div class="section-label">Property & purchase</div>

<div class="grid-2"><div class="field-group"><label>Purchase price ($)</label><input type="number" id="price" value="300000" step="1000" inputmode="numeric"></div><div class="field-group"><label>Down payment (%)</label><input type="number" id="downPct" value="20" step="0.5" min="0" max="100" inputmode="decimal"><span class="down-amt" id="downAmt">= $60,000</span></div></div>

<div style="margin-top:10px"><div class="field-group"><label>Property address / name (optional)</label><input type="text" id="address" placeholder="e.g. 123 Main St, Lubbock TX"></div></div>

<div style="margin-top:10px"><div class="field-group"><label>Gross monthly rent ($)</label><input type="number" id="rent" value="2200" step="50" inputmode="numeric"></div></div>

</div>

<div class="section-label">Loan terms</div>

<div class="field-group"><label>Interest rate (%)</label><input type="number" id="rate" value="7.25" step="0.05" inputmode="decimal"></div>

<div class="field-group"><label>Closing costs ($)</label><input type="number" id="closing" value="6000" step="500" inputmode="numeric"><span class="hint">≈ 2–3% of price</span></div>

</div>

<div class="section-label">Operating expenses</div>

<div class="field-group"><label>Property tax rate (%/yr)</label><input type="number" id="taxRate" value="1.2" step="0.05" inputmode="decimal"><span class="hint">US avg ≈ 1.1–1.2%</span></div>

<div class="field-group"><label>Annual insurance ($)</label><input type="number" id="insurance" value="1800" step="100" inputmode="numeric"><span class="hint">US avg ≈ $1,500–$2,000</span></div>

<div class="field-group"><label>Vacancy rate (%)</label><input type="number" id="vacancy" value="8" step="0.5" inputmode="decimal"><span class="hint">US avg ≈ 7–8%</span></div>

<div class="field-group"><label>OPEX / maintenance (%)</label><input type="number" id="opex" value="10" step="0.5" inputmode="decimal"><span class="hint">Rule of thumb: 8–12%</span></div>

<div class="field-group"><label>Property mgmt (%)</label><input type="number" id="mgmt" value="0" step="0.5" inputmode="decimal"><span class="hint">Typical: 8–10%</span></div>

<div class="field-group"><label>HOA / other ($/mo)</label><input type="number" id="hoa" value="0" step="10" inputmode="numeric"></div>

</div>

<button class="calc-btn" onclick="calculate()">Analyze Investment</button>

<div class="section-label" style="margin-top:1.75rem">Key performance indicators</div>

<div class="section-label">Income & expense breakdown</div>

<div class="section-label">AI investment insight</div>

<div class="ai-header"><div class="ai-dot"></div><div class="ai-label">Claude AI · Deal Analysis</div></div>

<div class="ai-box" id="aiBox"><span class="spinner"></span> Analyzing your deal…</div>

</div>

Share Client Report

</button>

</div>

<div class="footer">Joel Gallegos Real Estate · 806 891 1744 · Joel@spgllc.ltd</div>

</div>

<div class="report-logo">Joel Gallegos Real Estate</div>

<div class="report-sub">Investment Property Analysis Report</div>

<span>✉ Joel@spgllc.ltd</span>

</div>

<p>Ready to move forward? Contact Joel today.</p>

<a href="mailto:Joel@spgllc.ltd">✉ Joel@spgllc.ltd</a>

</div>

<button class="action-btn" onclick="printReport()">🖨 Print / Save PDF</button>

<button class="action-btn" onclick="shareNative()">📤 Share</button>

</div>

<button class="close-btn" onclick="closeReport()">Close</button>

</div>

const $=id=>document.getElementById(id);

let lastCalc={};

function fmt(n){return '$'+Math.round(Math.abs(n)).toLocaleString('en-US')}

function fmtPct(n){return n.toFixed(2)+'%'}

$('price').addEventListener('input',updateDown);

$('downPct').addEventListener('input',updateDown);

function updateDown(){const d=+$('price').value*+$('downPct').value/100;$('downAmt').textContent='= $'+Math.round(d).toLocaleString('en-US')}

function accentClass(v,g,o){return v>=g?'accent-green':v>=o?'accent-amber':'accent-red'}

function badgeHtml(v,g,o){const c=v>=g?'badge-strong':v>=o?'badge-avg':'badge-weak',t=v>=g?'Strong':v>=o?'Average':'Weak';return`<div class="kpi-badge ${c}">${t}</div>`}

function valClass(v,g,o){return v>=g?'good':v>=o?'warn':'bad'}

function rBadge(v,g,o){const c=v>=g?'rb-strong':v>=o?'rb-avg':'rb-weak',t=v>=g?'Strong':v>=o?'Average':'Weak';return`<span class="r-kpi-badge ${c}">${t}</span>`}

function rValClass(v,g,o){return v>=g?'r-good':v>=o?'r-warn':'r-bad'}

function calculate(){

const price=+$('price').value,downPct=+$('downPct').value/100,rent=+$('rent').value;

const annualRate=+$('rate').value/100,termYears=+$('term').value,closing=+$('closing').value;

const taxRate=+$('taxRate').value/100,insurance=+$('insurance').value;

const vacancyRate=+$('vacancy').value/100,opexPct=+$('opex').value/100;

const mgmtPct=+$('mgmt').value/100,hoa=+$('hoa').value;

const downAmt=price*downPct,loanAmt=price-downAmt,totalCash=downAmt+closing;

const mo=annualRate/12,n=termYears*12;

const mortgage=mo===0?loanAmt/n:loanAmt*mo*Math.pow(1+mo,n)/(Math.pow(1+mo,n)-1);

const grossRent=rent*12,vacancyLoss=grossRent*vacancyRate,egi=grossRent-vacancyLoss;

const propTax=price*taxRate,opex=grossRent*opexPct,mgmt=grossRent*mgmtPct,hoaAnnual=hoa*12;

const totalOpex=propTax+insurance+opex+mgmt+hoaAnnual;

const noi=egi-totalOpex,annualDS=mortgage*12,annualCF=noi-annualDS,monthlyCF=annualCF/12;

const coc=totalCash>0?(annualCF/totalCash)*100:0;

const capRate=(noi/price)*100,dscr=annualDS>0?noi/annualDS:0,grm=price/grossRent;

lastCalc={price,downPct,downAmt,rent,annualRate,termYears,closing,taxRate,insurance,vacancyRate,opexPct,mgmtPct,hoa,totalCash,mortgage,grossRent,vacancyLoss,egi,propTax,opex,mgmt,hoaAnnual,noi,annualDS,annualCF,monthlyCF,coc,capRate,dscr,grm,address:$('address').value};

$('kpiGrid').innerHTML=`

<div class="kpi-card ${accentClass(coc,8,4)}"><div class="kpi-label">Cash-on-cash return</div><div class="kpi-value ${valClass(coc,8,4)}">${fmtPct(coc)}</div><div class="kpi-sub">Benchmark: 8%+ strong</div>${badgeHtml(coc,8,4)}</div>

<div class="kpi-card ${accentClass(capRate,6,4)}"><div class="kpi-label">Cap rate</div><div class="kpi-value ${valClass(capRate,6,4)}">${fmtPct(capRate)}</div><div class="kpi-sub">Benchmark: 6%+ strong</div>${badgeHtml(capRate,6,4)}</div>

<div class="kpi-card ${monthlyCF>=200?'accent-green':monthlyCF>=0?'accent-amber':'accent-red'}"><div class="kpi-label">Monthly cash flow</div><div class="kpi-value ${monthlyCF>=200?'good':monthlyCF>=0?'warn':'bad'}">${monthlyCF<0?'−':''}${fmt(monthlyCF)}</div><div class="kpi-sub">After all expenses</div>${badgeHtml(monthlyCF,200,0)}</div>

<div class="kpi-card ${accentClass(dscr,1.25,1.0)}"><div class="kpi-label">DSCR</div><div class="kpi-value ${valClass(dscr,1.25,1.0)}">${dscr.toFixed(2)}x</div><div class="kpi-sub">Lenders require ≥ 1.25x</div>${badgeHtml(dscr,1.25,1.0)}</div>

<div class="kpi-card accent-neutral"><div class="kpi-label">Net operating income</div><div class="kpi-value neutral">${fmt(noi)}/yr</div><div class="kpi-sub">${fmt(noi/12)}/mo before debt</div></div>

<div class="kpi-card accent-neutral"><div class="kpi-label">Gross rent multiplier</div><div class="kpi-value ${valClass(15-grm,0,-3)}">${grm.toFixed(1)}x</div><div class="kpi-sub">Lower = better · avg 10–15x</div></div>

<div class="kpi-card accent-neutral"><div class="kpi-label">Total cash invested</div><div class="kpi-value neutral">${fmt(totalCash)}</div><div class="kpi-sub">Down + closing costs</div></div>

<div class="kpi-card accent-neutral"><div class="kpi-label">Monthly mortgage</div><div class="kpi-value neutral">${fmt(mortgage)}/mo</div><div class="kpi-sub">${termYears}-yr · ${$('rate').value}%</div></div>`;

$('breakdown').innerHTML=`

<div class="breakdown-row"><span class="lbl">Gross annual rent</span><span class="val good">${fmt(grossRent)}</span></div>

<div class="breakdown-row"><span class="lbl">Vacancy loss (${$('vacancy').value}%)</span><span class="val bad">− ${fmt(vacancyLoss)}</span></div>

<div class="breakdown-row total-row"><span class="lbl">Effective gross income</span><span class="val">${fmt(egi)}</span></div>

<div class="breakdown-row"><span class="lbl">Property taxes</span><span class="val bad">− ${fmt(propTax)}</span></div>

<div class="breakdown-row"><span class="lbl">Insurance</span><span class="val bad">− ${fmt(insurance)}</span></div>

<div class="breakdown-row"><span class="lbl">Maintenance / OPEX</span><span class="val bad">− ${fmt(opex)}</span></div>

${mgmt>0?`<div class="breakdown-row"><span class="lbl">Property management</span><span class="val bad">− ${fmt(mgmt)}</span></div>`:''}

${hoaAnnual>0?`<div class="breakdown-row"><span class="lbl">HOA / other</span><span class="val bad">− ${fmt(hoaAnnual)}</span></div>`:''}

<div class="breakdown-row total-row"><span class="lbl">Net operating income (NOI)</span><span class="val ${noi>=0?'good':'bad'}">${noi<0?'− ':''}${fmt(noi)}</span></div>

<div class="breakdown-row"><span class="lbl">Annual debt service</span><span class="val bad">− ${fmt(annualDS)}</span></div>

<div class="breakdown-row total-row"><span class="lbl">Net annual cash flow</span><span class="val ${annualCF>=0?'good':'bad'}">${annualCF<0?'− ':''}${fmt(annualCF)}</span></div>`;

$('results').style.display='block';

$('aiBox').innerHTML='<span class="spinner"></span> Analyzing your deal…';

trackUsage();

const prompt=`You are a real estate investment advisor for Joel Gallegos Real Estate. Help a novice investor understand this deal. Be concise, plain-spoken, and honest. Use 3-4 short paragraphs. No bullet points. No markdown.

Deal: Purchase $${price.toLocaleString()}, down ${(downPct*100).toFixed(1)}%, rent $${rent}/mo, vacancy ${($('vacancy').value)}%, mortgage $${Math.round(mortgage)}/mo at ${$('rate').value}%/${termYears}yr, NOI $${Math.round(noi)}/yr, cash flow $${Math.round(monthlyCF)}/mo, CoC ${coc.toFixed(2)}%, cap rate ${capRate.toFixed(2)}%, DSCR ${dscr.toFixed(2)}x, total cash $${Math.round(totalCash).toLocaleString()}.

Explain what these numbers mean, whether this is a good deal, key risks, and 1-2 things to verify before buying. End with one sentence encouraging them to contact Joel Gallegos at 806-891-1744 or Joel@spgllc.ltd.`;

fetch('https://api.anthropic.com/v1/messages',{method:'POST',headers:{'Content-Type':'application/json'},body:JSON.stringify({model:'claude-sonnet-4-20250514',max_tokens:1000,messages:[{role:'user',content:prompt}]})})

.then(r=>r.json())

.then(data=>{

const text=data.content?.map(b=>b.text||'').join('')||'Unable to generate insight.';

$('aiBox').textContent=text;

lastCalc.aiText=text;

})

.catch(()=>{$('aiBox').textContent='AI insight unavailable — review the KPIs above.';lastCalc.aiText='';});

}

function showReport(){

const c=lastCalc;

if(!c.price)return;

const date=new Date().toLocaleDateString('en-US',{year:'numeric',month:'long',day:'numeric'});

const addr=c.address||'Investment Property Analysis';

$('reportBody').innerHTML=`

<div class="report-date">Prepared by Joel Gallegos · ${date}</div>

<div class="r-section">Key performance indicators</div>

<div class="r-kpi"><div class="r-kpi-lbl">Cash-on-cash return</div><div class="r-kpi-val ${rValClass(c.coc,8,4)}">${fmtPct(c.coc)}</div>${rBadge(c.coc,8,4)}</div>

<div class="r-kpi"><div class="r-kpi-lbl">Cap rate</div><div class="r-kpi-val ${rValClass(c.capRate,6,4)}">${fmtPct(c.capRate)}</div>${rBadge(c.capRate,6,4)}</div>

<div class="r-kpi"><div class="r-kpi-lbl">Monthly cash flow</div><div class="r-kpi-val ${c.monthlyCF>=200?'r-good':c.monthlyCF>=0?'r-warn':'r-bad'}">${c.monthlyCF<0?'−':''}${fmt(c.monthlyCF)}</div>${rBadge(c.monthlyCF,200,0)}</div>

<div class="r-kpi"><div class="r-kpi-lbl">DSCR</div><div class="r-kpi-val ${rValClass(c.dscr,1.25,1.0)}">${c.dscr.toFixed(2)}x</div>${rBadge(c.dscr,1.25,1.0)}</div>

</div>

<div class="r-section">Deal summary</div>

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<div class="r-row"><span class="rl">Down payment (${(c.downPct*100).toFixed(1)}%)</span><span class="rv">${fmt(c.downAmt)}</span></div>

<div class="r-row"><span class="rl">Loan amount</span><span class="rv">${fmt(c.price-c.downAmt)}</span></div>

<div class="r-row"><span class="rl">Interest rate / term</span><span class="rv">${($('rate').value)}% / ${c.termYears} yr</span></div>

<div class="r-row"><span class="rl">Monthly mortgage</span><span class="rv">${fmt(c.mortgage)}/mo</span></div>

<div class="r-row rt"><span class="rl">Total cash to close</span><span class="rv">${fmt(c.totalCash)}</span></div>

<div class="r-section">Annual income & expenses</div>

<div class="r-row"><span class="rl">Gross annual rent</span><span class="rv r-good">${fmt(c.grossRent)}</span></div>

<div class="r-row"><span class="rl">Vacancy loss (${$('vacancy').value}%)</span><span class="rv r-bad">− ${fmt(c.vacancyLoss)}</span></div>

<div class="r-row"><span class="rl">Property taxes</span><span class="rv r-bad">− ${fmt(c.propTax)}</span></div>

<div class="r-row"><span class="rl">Insurance</span><span class="rv r-bad">− ${fmt(c.insurance)}</span></div>

<div class="r-row"><span class="rl">Maintenance / OPEX</span><span class="rv r-bad">− ${fmt(c.opex)}</span></div>

${c.mgmt>0?`<div class="r-row"><span class="rl">Property management</span><span class="rv r-bad">− ${fmt(c.mgmt)}</span></div>`:''}

${c.hoaAnnual>0?`<div class="r-row"><span class="rl">HOA / other</span><span class="rv r-bad">− ${fmt(c.hoaAnnual)}</span></div>`:''}

<div class="r-row rt"><span class="rl">Net operating income (NOI)</span><span class="rv ${c.noi>=0?'r-good':'r-bad'}">${fmt(c.noi)}/yr</span></div>

<div class="r-row"><span class="rl">Annual debt service</span><span class="rv r-bad">− ${fmt(c.annualDS)}</span></div>

<div class="r-row rt"><span class="rl">Net annual cash flow</span><span class="rv ${c.annualCF>=0?'r-good':'r-bad'}">${c.annualCF<0?'− ':''}${fmt(c.annualCF)}</span></div>

${c.aiText?`<div class="r-section">Investment insight</div><div class="r-ai">${c.aiText}</div>`:''}

$('overlay').classList.add('active');

document.body.style.overflow='hidden';

}

function closeReport(){$('overlay').classList.remove('active');}

function printReport(){

const c=lastCalc,addr=c.address||'Investment Property Analysis',date=new Date().toLocaleDateString('en-US',{year:'numeric',month:'long',day:'numeric'});

const lines=[

'JOEL GALLEGOS REAL ESTATE',

'Investment Property Analysis Report',

'806 891 1744 | Joel@spgllc.ltd',

'─'.repeat(48),

addr,

'Prepared: '+date,

'─'.repeat(48),

'KEY PERFORMANCE INDICATORS',

`Cash-on-Cash Return : ${fmtPct(c.coc)} (${c.coc>=8?'Strong':c.coc>=4?'Average':'Weak'})`,

`Cap Rate : ${fmtPct(c.capRate)} (${c.capRate>=6?'Strong':c.capRate>=4?'Average':'Weak'})`,

`Monthly Cash Flow : ${c.monthlyCF<0?'−':''}${fmt(c.monthlyCF)} (${c.monthlyCF>=200?'Strong':c.monthlyCF>=0?'Average':'Weak'})`,

`DSCR : ${c.dscr.toFixed(2)}x (${c.dscr>=1.25?'Strong':c.dscr>=1?'Average':'Weak'})`,

`NOI : ${fmt(c.noi)}/yr`,

`Gross Rent Mult. : ${c.grm.toFixed(1)}x`,

'─'.repeat(48),

'DEAL SUMMARY',

`Purchase Price : ${fmt(c.price)}`,

`Down Payment : ${fmt(c.downAmt)} (${(c.downPct*100).toFixed(1)}%)`,

`Loan Amount : ${fmt(c.price-c.downAmt)}`,

`Rate / Term : ${$('rate').value}% / ${c.termYears} yr`,

`Monthly Mortgage : ${fmt(c.mortgage)}/mo`,

`Total Cash to Close : ${fmt(c.totalCash)}`,

'─'.repeat(48),

'ANNUAL INCOME & EXPENSES',

`Gross Annual Rent : ${fmt(c.grossRent)}`,

`Vacancy Loss : − ${fmt(c.vacancyLoss)}`,

`Property Taxes : − ${fmt(c.propTax)}`,

`Insurance : − ${fmt(c.insurance)}`,

`Maintenance/OPEX : − ${fmt(c.opex)}`,

...(c.mgmt>0?[`Property Mgmt : − ${fmt(c.mgmt)}`]:[]),

...(c.hoaAnnual>0?[`HOA / Other : − ${fmt(c.hoaAnnual)}`]:[]),

`NOI : ${fmt(c.noi)}/yr`,

`Annual Debt Service : − ${fmt(c.annualDS)}`,

`Net Annual CF : ${c.annualCF<0?'− ':''}${fmt(c.annualCF)}`,

'─'.repeat(48),

...(c.aiText?['INVESTMENT INSIGHT','',c.aiText,'─'.repeat(48)]:[]),

'This report is for informational purposes only.',

'Contact Joel: 806-891-1744 | Joel@spgllc.ltd'

];

const txt=lines.join('\n');

navigator.clipboard.writeText(txt)

.then(()=>alert('Report copied to clipboard!\n\nPaste it into an email, Notes, or Messages to share with your client.'))

.catch(()=>alert('Could not copy automatically.\n\nTip: use the Share button below to send directly.'));

}

function shareNative(){

const c=lastCalc;

if(!c.price)return;

const addr=c.address||'Investment Property';

const subject=encodeURIComponent(`Joel Gallegos Real Estate – Investment Analysis: ${addr}`);

const body=encodeURIComponent([

`Hi,`,

``,

`Please find below the investment analysis for ${addr}, prepared by Joel Gallegos Real Estate.`,

``,

`━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━`,

`INVESTMENT SUMMARY`,

`━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━`,

`Property: ${addr}`,

`Purchase Price: ${fmt(c.price)}`,

`Down Payment: ${fmt(c.downAmt)} (${(c.downPct*100).toFixed(1)}%)`,

`Loan Amount: ${fmt(c.price-c.downAmt)}`,

`Rate / Term: ${$('rate').value}% / ${c.termYears} years`,

`Monthly Mortgage: ${fmt(c.mortgage)}/mo`,

`Total Cash to Close: ${fmt(c.totalCash)}`,

``,

`━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━`,

`KEY PERFORMANCE INDICATORS`,

`━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━`,

`Cash-on-Cash Return: ${fmtPct(c.coc)} (${c.coc>=8?'Strong':c.coc>=4?'Average':'Weak'} — benchmark 8%+)`,

`Cap Rate: ${fmtPct(c.capRate)} (${c.capRate>=6?'Strong':c.capRate>=4?'Average':'Weak'} — benchmark 6%+)`,

`Monthly Cash Flow: ${c.monthlyCF<0?'−':''}${fmt(c.monthlyCF)}/mo`,

`Net Operating Income:${fmt(c.noi)}/yr`,

`DSCR: ${c.dscr.toFixed(2)}x (lenders require ≥ 1.25x)`,

`Gross Rent Multiplier: ${c.grm.toFixed(1)}x`,

``,

`━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━`,

`ANNUAL INCOME & EXPENSES`,

`━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━`,

`Gross Annual Rent: ${fmt(c.grossRent)}`,

`Vacancy Loss: − ${fmt(c.vacancyLoss)}`,

`Property Taxes: − ${fmt(c.propTax)}`,

`Insurance: − ${fmt(c.insurance)}`,

`Maintenance/OPEX: − ${fmt(c.opex)}`,

...(c.mgmt>0?[`Property Mgmt: − ${fmt(c.mgmt)}`]:[]),

...(c.hoaAnnual>0?[`HOA / Other: − ${fmt(c.hoaAnnual)}`]:[]),

`NOI: ${fmt(c.noi)}/yr`,

`Annual Debt Service: − ${fmt(c.annualDS)}`,

`Net Annual Cash Flow:${c.annualCF<0?'− ':''}${fmt(c.annualCF)}`,

``,

...(c.aiText?[

`━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━`,

`AI INVESTMENT INSIGHT`,

`━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━`,

c.aiText,

]:[]),

`━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━`,

`This report was prepared by Joel Gallegos Real Estate.`,

`Questions? Call or text: 806-891-1744`,

`Email: Joel@spgllc.ltd`,

`━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━`,

``,

`This report is for informational purposes only and does not constitute financial or legal advice.`

].join('\n'));

const mailtoLink=`mailto:?subject=${subject}&body=${body}`;

if(navigator.share){

const plainText=[

`Joel Gallegos Real Estate – ${addr}`,

``,

`Cash-on-Cash: ${fmtPct(c.coc)} | Cap Rate: ${fmtPct(c.capRate)}`,

`Monthly CF: ${fmt(c.monthlyCF)}/mo | NOI: ${fmt(c.noi)}/yr`,

`DSCR: ${c.dscr.toFixed(2)}x | Total Cash: ${fmt(c.totalCash)}`,

``,

`Joel Gallegos · 806-891-1744 · Joel@spgllc.ltd`

].join('\n');

navigator.share({title:`Investment Report – ${addr}`,text:plainText}).catch(()=>{

window.location.href=mailtoLink;

});

} else {

window.location.href=mailtoLink;

}

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