h = '<script type="text/javascript">top.location = "..\/rentvsown.asp"</script>';<!-- ';

function SymError()
{
  return true;
}

window.onerror = SymError;

//-->

function jumpBox(list) {
   location.href = list.options[list.selectedIndex].value
   }
function formatNum(Vnum) {
   if(Vnum > 99000000) {
   alert("Sorry, this will not generate numbers larger that 99 million.");
   focus();
   } else {

   var V10million = parseInt(Vnum / 10000000);

   var V1million = (Vnum % 10000000)  / 1000000;
      if(V1million / 1000000 == 1) {
      V1million = 1;
      } else
      if(V1million < 1) {
      V1million = "0";
     } else {
      V1million = parseInt(V1million,10);
     }

    var V100thousand = (Vnum % 1000000)  / 100000;
      if(V100thousand / 100000 == 1) {
      V100thousand = 1;
      } else
      if(V100thousand < 1) {
      V100thousand = "0";
     } else {
      V100thousand = parseInt(V100thousand,10);
     }

   var V10thousand = (Vnum % 100000)  / 10000;
      if(V10thousand / 10000 == 1) {
      V10thousand = 1;
      } else
      if(V10thousand < 1) {
      V10thousand = "0";
      } else {
      V10thousand = parseInt(V10thousand,10);
      }

   var V1thousand = (Vnum % 10000)  / 1000;
      if(V1thousand / 1000 == 1) {
      V1thousand = 1;
      } else
      if(V1thousand < 1) {
      V1thousand = "0";
     } else {
      V1thousand = parseInt(V1thousand,10);
     }

   var Vhundreds = (Vnum % 1000)  / 100;
      if(Vhundreds / 100 == 1) {
      Vhundreds = 1;
      } else
      if(Vhundreds < 1) {
      Vhundreds = "0";
     } else {
      Vhundreds = parseInt(Vhundreds,10);
     }

   var Vtens = (Vnum % 100)  / 10;
      if(Vtens / 10 == 1) {
      Vtens = 1;
      } else
      if(Vtens < 1) {
      Vtens = "0";
     } else {
      Vtens = parseInt(Vtens,10);
     }

   var Vones = (Vnum % 10)  / 1;
      if(Vones / 1 == 1) {
      Vones = 1;
      } else
      if(Vones < 1) {
      Vones = "0";
     } else {
      Vones = parseInt(Vones,10);
     }

  //START UPGRADE
var Vcents = 0;

if(Vnum % 1 * 100 < 1) {
   Vcents = 0;
   } else {
   Vcents = parseInt(((eval(Vnum % 1) * 100)),10);
   }
//END UPGRADE

 if(Vcents < 1) {
  Vcents = "00";
  }
  else
  if(Vcents % 10 == 0) {
  Vcents = Vcents + "0";
  }
  else
  if(Vcents % 10 == Vcents) {
  Vcents = "0" + Vcents;
  } else {
  Vcents = Vcents;
  }

  if(Vcents == "900") {
  Vcents = "90";
  } else
  if(Vcents == "800") {
  Vcents = "80";
  } else
  if(Vcents == "700") {
  Vcents = "70";
  } else
  if(Vcents == "600") {
  Vcents = "60";
  } else
  if(Vcents == "500") {
  Vcents = "50";
  } else
  if(Vcents == "400") {
  Vcents = "40";
  } else
  if(Vcents == "300") {
  Vcents = "30";
  } else
  if(Vcents == "200") {
  Vcents = "20";
  } else
  if(Vcents == "100") {
  Vcents = "10";
  } else {
  Vcents = Vcents;
  }


   var Vformat = "";

   if(Vnum >= 10000000) {
   Vformat = (V10million + "" + V1million + "," + V100thousand + "" + V10thousand + "" + V1thousand + "," + Vhundreds + "" + Vtens + "" + Vones + "." + Vcents);
   }
   else
   if(Vnum >= 1000000) {
   Vformat = (V1million + "," + V100thousand + "" + V10thousand + "" + V1thousand + "," + Vhundreds + "" + Vtens + "" + Vones + "." + Vcents);
   }
   else
   if(Vnum >= 100000) {
   Vformat = (V100thousand + "" + V10thousand + "" + V1thousand + "," + Vhundreds + "" + Vtens + "" + Vones + "." + Vcents);
   }
   else
   if(Vnum >= 10000) {
   Vformat = (V10thousand + "" + V1thousand + "," + Vhundreds + "" + Vtens + "" + Vones + "." + Vcents);
   }
   else
   if(Vnum >= 1000) {
   Vformat = (V1thousand + "," + Vhundreds + "" + Vtens + "" + Vones + "." + Vcents);
   }
   else
   if(Vnum >= 100) {
   Vformat = (Vhundreds + "" + Vtens + "" + Vones + "." + Vcents);
   }
   else
   if(Vnum >= 10) {
   Vformat = (Vtens + "" + Vones + "." + Vcents);
   }
   else
   if(Vnum >= 1) {
   Vformat = (Vones + "." + Vcents);
   } else {
   Vformat = ("0." + Vcents);
   }

  return Vformat;

  }
}

function computeForm(form) {

if(form.moRent.value == "" || form.moRent.value == 0)
{
   alert("Please enter the amount of your monthly rent payment.");
   form.moRent.focus();
   } else
      if(form.homeCost.value == "" || form.homeCost.value == 0) {
      alert("Please enter the purchase price of the home.");
      form.homeCost.focus();
   } else
      if(form.noYears.value == "" || form.noYears.value == 0) {
      alert("Please enter number of years you are financing the home for.");
      form.noYears.focus();
   } else
      if(form.payRate.value == "" || form.payRate.value == 0) {
      alert("Please enter the mortgage's annual interest rate.");
      form.payRate.focus();
   } else
      if(form.stayYrs.value == "" || form.payRate.value == 0) {
      alert("Please enter the number of years you plan to stay in this property.");
      form.payRate.focus();
   } else {
	//GET RENTAL INFO
	var VmoRent = form.moRent.value;
	var VtotRent = 0;

	var VmoRentIns = form.moRentIns.value;
	if(VmoRentIns == "" || VmoRentIns == 0)
	{
		VmoRentIns = 0
	}

	var VinflateRate = form.inflateRate.value;
	if(VinflateRate == "" || VinflateRate == 0)
	{
		VinflateRate = 0
	}
	else
		if(VinflateRate >= 1)
		{
		VinflateRate = VinflateRate / 100;
		}
		VinflateRate = eval(VinflateRate) + eval(1);

		//GET TIME INFO & CONVERT TO MONTHS
		var VstayYrs = form.stayYrs.value;
		var VstayMonths = VstayYrs * 12;
		var count = 0;

		//GET LOAN INFO
		var i = form.payRate.value;
		if (i > 1.0) {
		  i = i / 100.0;
		}
		i /= 12;

		var VhomeCost = form.homeCost.value;
		var VnoYears = form.noYears.value;

		var VdownPmt = form.downPmt.value;

		var VorigPrin = eval(VhomeCost) - eval(VdownPmt);
		var intPort = 0;
		var VaccumInt = 0;
		var prinPort = 0;
		var prin = VorigPrin;

		//CALULCATE MONTHLY MORTGAGE PAYMENT
		var noMonths = VnoYears * 12;

		var pow = 1;
		for (var j = 0; j < noMonths; j++)
		   pow = pow * (1 + i);

		var VmoPmt = (VorigPrin * pow * i) / (pow - 1);

		//GET HOME APPRECIATION INFO
		var VapprecRate = form.apprecRate.value;
		if(VapprecRate == "" || VapprecRate == 0) {
		VapprecRate = 0;
		} else
if(VapprecRate >= 0) {
VapprecRate = VapprecRate / 100;
}
VapprecRate = eval(VapprecRate) + eval(1);
var VaccumApprec = VhomeCost * VapprecRate;
//alert(VaccumApprec);

//GET PMI (PRIVATE MORTGAGE INSURANCE) INFO

var Vpmi = form.pmi.value;
if(Vpmi == 0 || Vpmi == "") {
Vpmi = 0;
} else
if(Vpmi >= .01) {
Vpmi = Vpmi / 100;
}
Vpmi = Vpmi / 12;
var pmiYN = 0;
var downPayPerc = VdownPmt / VhomeCost;
if(downPayPerc < .20) {
pmiYN = 1;
var VaccumPmi = 0;
}

//*******CALCULATE CLOSING COSTS

//POINTS

var Vfees = form.fees.value;
if(Vfees == 0 || Vfees == "") {
Vfees = 0;
} else
if(Vfees >= 1 ) {
Vfees = Vfees / 100;
}
var VfeeCost = VorigPrin * Vfees;

//ORIGINATION FEE
var Vpoints = form.points.value;
if(Vpoints == 0 || Vpoints == "") {
Vpoints = 0;
} else
if(Vpoints >= 1 ) {
Vpoints = Vpoints / 100;
}
var VpointCost = VorigPrin * Vpoints;

//OTHER LOAN COSTS
var VloanCosts= form.loanCosts.value;
if(VloanCosts == 0 || VloanCosts == "") {
VloanCosts = 0;
}

//TOTAL CLOSING COSTS
var VclosingCosts = eval(VpointCost) + eval(VfeeCost) + eval(VloanCosts);

//GET INVESTMENT INFO
var VinvestIntPort = 0;
var VinvestPrin = eval(VdownPmt) + eval(VclosingCosts);

var earnInt = form.saveRate.value;
if (earnInt > 1.0) {
  earnInt = earnInt / 100.0;
 }
earnInt /= 12;

//INITIATE INFLATION FACTOR
var VaccumInflate = 1;

//*****CYCLE THROUGH NUMBER OF MONTHS
while(count < VstayMonths) {

//ACCUMULATE RENT PAYMENTS & INSURANCE & APPRECIATION
if(count > 0 && count % 12 == 0) {
VaccumApprec = VaccumApprec * VapprecRate;
VmoRent = VmoRent * VinflateRate;
VaccumInflate = VaccumInflate * VinflateRate;
}
VtotRent = eval(VtotRent) + eval(VmoRent);
VtotRent = eval(VtotRent) + eval(VmoRentIns);

//ACCUMULATE INTEREST PAYMENTS
if(count < noMonths) {
   intPort = prin * i;
   VaccumInt = eval(VaccumInt) + eval(intPort)
   prinPort = eval(VmoPmt) - eval(intPort);
   prin = eval(prin) - eval(prinPort);
}

//IF PMI APPLICABLE, ACCUMULATE
if(pmiYN == 1) {
VaccumPmi = eval(VaccumPmi) + eval(Vpmi * prin);
}

//AMORTIZE INVESTED DOWNPAYMENT AND CLOSING COSTS
VinvestIntPort = earnInt * VinvestPrin;
VinvestPrin = eval(VinvestPrin) + eval(VinvestIntPort);

//INCREASE COUNT
count = eval(count) + eval(1);
}

//CALCULATE TOTAL ASSOCIATION DUES
var VassocDues = form.assocDues.value;
if(VassocDues == "" || VassocDues == 0) {
VassocDues = 0;
}
var VtotAssocDues = VassocDues * VstayYrs * VaccumInflate;

//CALCULATE TOTAL PROPERTY TAXES
var VpropTax = form.propTax.value;
if(VpropTax == "" || VpropTax == 0) {
VpropTax = 0;
}
var VtotPropTax = VpropTax * VstayYrs * VaccumInflate;

//CALCULATE TOTAL MAINTENANCE COSTS
var Vmaint = form.maint.value;
if(Vmaint == "" || Vmaint == 0) {
Vmaint = 0;
}
var VtotMaintCost = Vmaint * 12 * VstayYrs * VaccumInflate;

//CALCULATE TOTAL HOMEOWNER INSURANCE COSTS
var VhomeIns = form.homeIns.value;
if(VhomeIns == "" || VhomeIns == 0) {
VhomeIns = 0;
} else
if(VhomeIns >= .01) {
VhomeIns = VhomeIns / 100;
}
var VtotHomeInsCost = VhomeIns * VhomeCost * VstayYrs * VaccumInflate;

//CALCULATE NET GAIN ON HOME
var VnetGain = eval(VaccumApprec) - eval(VhomeCost);

//CALCULATE TAX SAVINGS ON INTEREST, POINTS AND PROPERTY TAXES
var VtotTaxDeduct = eval(VaccumInt) + eval(VtotPropTax) + eval(VfeeCost);
var VincomeTax = form.incomeTax.value;
if(VincomeTax == 0 || VincomeTax == "") {
VincomeTax = 0;
} else
if(VincomeTax >= 1) {
VincomeTax = VincomeTax / 100;
}
var VtotTaxSave = VincomeTax * VtotTaxDeduct;

//CALCULATE REALTOR COMMISSION ON SALE OF HOME
var VrealtorCom = form.realtorCom.value;
if(VrealtorCom == 0 || VrealtorCom == "") {
VrealtorCom = 0;
} else
if(VrealtorCom >= 1) {
VrealtorCom = VrealtorCom / 100;
}
var VsellCost = VaccumApprec * VrealtorCom;

//CALCULATE NET EARNINGS ON INVESTMENT
var VinvestEarn = eval(VinvestPrin) - eval(VdownPmt) - eval(VclosingCosts);

form.totRent.value = VtotRent;
form.moPmt.value = VmoPmt;
form.accumInt.value = VaccumInt;
form.closeCosts.value = VclosingCosts;
form.totPropTax.value = VtotPropTax;
form.totMaintCost.value = VtotMaintCost;
form.totHomeInsCost.value = VtotHomeInsCost;
form.netGain.value = VnetGain;
form.pmiCost.value = VaccumPmi;
form.investPrin.value = VinvestEarn;
form.totAssocDues.value = VtotAssocDues;
form.totTaxSave.value = VtotTaxSave;
form.sellCost.value = VsellCost;

var VtotRentCosts = VtotRent;
form.totRentCosts.value = VtotRentCosts;
var VtotRentBenefits = VinvestEarn;
form.totRentBenefits.value = VtotRentBenefits;
var VnetRentCost = eval(VtotRent) - eval(VinvestEarn);

var VtotBuyCosts = eval(VaccumInt) + eval(VclosingCosts) + eval(VtotPropTax) + eval(VtotMaintCost) + eval(VtotHomeInsCost) + eval(VtotAssocDues) + eval(VsellCost);
form.totBuyCosts.value = VtotBuyCosts;

var VtotBuyBenefits = eval(VnetGain) + eval(VtotTaxSave);
form.totBuyBenefits.value = VtotBuyBenefits;
var VnetBuyCost = eval(VtotBuyCosts) - eval(VtotBuyBenefits);


form.netRentCost.value = formatNum(VnetRentCost);
form.netBuyCost.value = formatNum(VnetBuyCost);

document.getElementById('netRentCost').innerHTML="$ " + formatNum(VnetRentCost);
document.getElementById('netBuyCost').innerHTML="$ " + formatNum(VnetBuyCost);

var diff = 0;
var Vsummary = "";
if(VnetRentCost > VnetBuyCost) {
diff = eval(VnetRentCost) - eval(VnetBuyCost);
Vsummary = "You will save $" + formatNum(diff) + " if you buy instead of rent."
} else {
diff = eval(VnetBuyCost) - eval(VnetRentCost);
//Vsummary = "You will save $" + formatNum(diff) + " if you rent instead of buy."
}

//form.results.value = Vsummary;
document.getElementById('resultx').innerHTML= Vsummary;
document.getElementById('result').style.display="";
}

}


function clearForm(form)
  {
        document.getElementById('result').style.display="none";
  }

h = ' -->';