Builder Incentives JSON Feed

{
  "cards": [
    {
      "address": "815 Liberty Park Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 3.06,
        "arbitrage_delta_percent": 1.88,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "11 E AZTEC Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "11-e-aztec-lane-belton",
            "price": 320000,
            "price_per_sqft": 163.18,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1961,
            "sqft_delta": 12,
            "subdivision": "Morgans Point Resort Sec 5",
            "year_built": 2015
          },
          {
            "address": "3632 North Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "3632-north-drive-belton",
            "price": 459900,
            "price_per_sqft": 237.43,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1937,
            "sqft_delta": -12,
            "subdivision": "Pine Terrace Sub",
            "year_built": 1996
          },
          {
            "address": "3172 Auction Barn Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "3172-auction-barn-road-belton",
            "price": 290000,
            "price_per_sqft": 147.81,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1962,
            "sqft_delta": 13,
            "subdivision": "Rolling Acres Sec I",
            "year_built": 1986
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 11 E AZTEC Lane, 3632 North Drive, 3172 Auction Barn Road, this new-construction card is $3/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 163.18,
        "new_effective_price_per_sqft": 166.24,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Nirmaan Builders LLC",
      "city": "Belton",
      "closing_credit": 10000,
      "dom": 120,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 166.24,
              "estimated_monthly_total_with_ti_hoa": 2772,
              "five_year_total_cost_estimate": 166353,
              "five_year_total_delta_vs_baseline": -41457,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 389,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 166.24,
              "estimated_monthly_total_with_ti_hoa": 2825,
              "five_year_total_cost_estimate": 169522,
              "five_year_total_delta_vs_baseline": -38288,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 442,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 166.24,
              "estimated_monthly_total_with_ti_hoa": 2859,
              "five_year_total_cost_estimate": 182877,
              "five_year_total_delta_vs_baseline": -24933,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 476,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 166.24,
              "estimated_monthly_total_with_ti_hoa": 2699,
              "five_year_total_cost_estimate": 183686,
              "five_year_total_delta_vs_baseline": -24124,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 316,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 166.24,
              "estimated_monthly_total_with_ti_hoa": 2883,
              "five_year_total_cost_estimate": 189204,
              "five_year_total_delta_vs_baseline": -18606,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 500,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 166.24,
              "estimated_monthly_total_with_ti_hoa": 2383,
              "five_year_total_cost_estimate": 207810,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 166.24,
              "estimated_monthly_total_with_ti_hoa": 702,
              "five_year_total_cost_estimate": 366140,
              "five_year_total_delta_vs_baseline": 158330,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1681,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 10000,
            "down_payment": 16200,
            "effective_price": 324000,
            "effective_price_per_sqft": 166.24,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 122,
            "estimated_monthly_tax": 580,
            "estimated_monthly_total_with_ti_hoa": 2699,
            "five_year_total_before_tax_insurance_hoa": 141566,
            "five_year_total_cost_estimate": 183686,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 307800,
            "monthly_mi": 154,
            "monthly_pi": 1843,
            "monthly_pi_plus_mi": 1997,
            "price_cut_already_reflected": 5900,
            "remaining_balance_after_5_years": 288949
          },
          "cash": {
            "detected_incentive_value": 10000,
            "down_payment": 324000,
            "effective_price": 324000,
            "effective_price_per_sqft": 166.24,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 122,
            "estimated_monthly_tax": 580,
            "estimated_monthly_total_with_ti_hoa": 702,
            "five_year_total_before_tax_insurance_hoa": 324020,
            "five_year_total_cost_estimate": 366140,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 5900,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 10000,
            "down_payment": 64800,
            "effective_price": 324000,
            "effective_price_per_sqft": 166.24,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 122,
            "estimated_monthly_tax": 580,
            "estimated_monthly_total_with_ti_hoa": 2383,
            "five_year_total_before_tax_insurance_hoa": 165690,
            "five_year_total_cost_estimate": 207810,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 259200,
            "monthly_mi": 0,
            "monthly_pi": 1681,
            "monthly_pi_plus_mi": 1681,
            "price_cut_already_reflected": 5900,
            "remaining_balance_after_5_years": 243326
          },
          "conventional_5": {
            "detected_incentive_value": 10000,
            "down_payment": 16200,
            "effective_price": 324000,
            "effective_price_per_sqft": 166.24,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 122,
            "estimated_monthly_tax": 580,
            "estimated_monthly_total_with_ti_hoa": 2883,
            "five_year_total_before_tax_insurance_hoa": 147084,
            "five_year_total_cost_estimate": 189204,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 307800,
            "monthly_mi": 154,
            "monthly_pi": 2027,
            "monthly_pi_plus_mi": 2181,
            "price_cut_already_reflected": 5900,
            "remaining_balance_after_5_years": 289425
          },
          "fha_3_5": {
            "detected_incentive_value": 10000,
            "down_payment": 11340,
            "effective_price": 324000,
            "effective_price_per_sqft": 166.24,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 122,
            "estimated_monthly_tax": 580,
            "estimated_monthly_total_with_ti_hoa": 2859,
            "five_year_total_before_tax_insurance_hoa": 140757,
            "five_year_total_cost_estimate": 182877,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 318132,
            "monthly_mi": 146,
            "monthly_pi": 2011,
            "monthly_pi_plus_mi": 2157,
            "price_cut_already_reflected": 5900,
            "remaining_balance_after_5_years": 297806
          },
          "physician_0": {
            "detected_incentive_value": 10000,
            "down_payment": 0,
            "effective_price": 324000,
            "effective_price_per_sqft": 166.24,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 122,
            "estimated_monthly_tax": 580,
            "estimated_monthly_total_with_ti_hoa": 2825,
            "five_year_total_before_tax_insurance_hoa": 127402,
            "five_year_total_cost_estimate": 169522,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 324000,
            "monthly_mi": 0,
            "monthly_pi": 2123,
            "monthly_pi_plus_mi": 2123,
            "price_cut_already_reflected": 5900,
            "remaining_balance_after_5_years": 304492
          },
          "va_0": {
            "detected_incentive_value": 10000,
            "down_payment": 0,
            "effective_price": 324000,
            "effective_price_per_sqft": 166.24,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 122,
            "estimated_monthly_tax": 580,
            "estimated_monthly_total_with_ti_hoa": 2772,
            "five_year_total_before_tax_insurance_hoa": 124233,
            "five_year_total_cost_estimate": 166353,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 330966,
            "monthly_mi": 0,
            "monthly_pi": 2070,
            "monthly_pi_plus_mi": 2070,
            "price_cut_already_reflected": 5900,
            "remaining_balance_after_5_years": 309462
          }
        }
      },
      "id": "00f25e00d203",
      "incentive_types": [
        "closing_costs",
        "preferred_lender",
        "price_reduction",
        "rate_buydown"
      ],
      "negotiability_score": 100,
      "original_price": 339900,
      "preferred_lender_required": true,
      "price": 334000,
      "price_cut": 5900,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language, preferred-lender requirement, price reduction, rate buydown language.",
      "sqft": 1949,
      "subdivision": "Liberty Park",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "2041 Stillwell Street",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 17.05,
        "arbitrage_delta_percent": 10.86,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1230 Fawn Lily Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "1230-fawn-lily-drive-temple",
            "price": 245000,
            "price_per_sqft": 140.08,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-0-500.csv",
            "sqft": 1749,
            "sqft_delta": 2,
            "subdivision": "Lake Pointe Ph Ii-A1",
            "year_built": 2014
          },
          {
            "address": "1404 Rolling Brook Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "1404-rolling-brook-drive-temple",
            "price": 299000,
            "price_per_sqft": 170.95,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1749,
            "sqft_delta": 2,
            "subdivision": "Hills/Westwood Ph Xi",
            "year_built": 2021
          },
          {
            "address": "617 N Beal Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "617-n-beal-street-belton",
            "price": 275000,
            "price_per_sqft": 156.96,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1752,
            "sqft_delta": 5,
            "subdivision": "Alexander Hanna",
            "year_built": 1933
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1230 Fawn Lily Drive, 1404 Rolling Brook Drive, 617 N Beal Street, this new-construction card is $17/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 156.96,
        "new_effective_price_per_sqft": 174.01,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Sandor Homes",
      "city": "Nolanville",
      "closing_credit": null,
      "dom": 136,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 174.01,
              "estimated_monthly_total_with_ti_hoa": 2601,
              "five_year_total_cost_estimate": 165185,
              "five_year_total_delta_vs_baseline": -38898,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 365,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 174.01,
              "estimated_monthly_total_with_ti_hoa": 2651,
              "five_year_total_cost_estimate": 168159,
              "five_year_total_delta_vs_baseline": -35924,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 415,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 172.27,
              "estimated_monthly_total_with_ti_hoa": 2507,
              "five_year_total_cost_estimate": 176686,
              "five_year_total_delta_vs_baseline": -27397,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 271,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 174.01,
              "estimated_monthly_total_with_ti_hoa": 2682,
              "five_year_total_cost_estimate": 180690,
              "five_year_total_delta_vs_baseline": -23393,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 446,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 174.01,
              "estimated_monthly_total_with_ti_hoa": 2705,
              "five_year_total_cost_estimate": 186626,
              "five_year_total_delta_vs_baseline": -17457,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 469,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 174.01,
              "estimated_monthly_total_with_ti_hoa": 2236,
              "five_year_total_cost_estimate": 204083,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 174.01,
              "estimated_monthly_total_with_ti_hoa": 659,
              "five_year_total_cost_estimate": 352640,
              "five_year_total_delta_vs_baseline": 148557,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1577,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 3040,
            "down_payment": 15048,
            "effective_price": 300960,
            "effective_price_per_sqft": 172.27,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 113,
            "estimated_monthly_tax": 539,
            "estimated_monthly_total_with_ti_hoa": 2507,
            "five_year_total_before_tax_insurance_hoa": 137561,
            "five_year_total_cost_estimate": 176686,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 285912,
            "monthly_mi": 143,
            "monthly_pi": 1712,
            "monthly_pi_plus_mi": 1855,
            "price_cut_already_reflected": 15000,
            "remaining_balance_after_5_years": 268402
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 304000,
            "effective_price": 304000,
            "effective_price_per_sqft": 174.01,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 114,
            "estimated_monthly_tax": 545,
            "estimated_monthly_total_with_ti_hoa": 659,
            "five_year_total_before_tax_insurance_hoa": 313120,
            "five_year_total_cost_estimate": 352640,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 15000,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 60800,
            "effective_price": 304000,
            "effective_price_per_sqft": 174.01,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 114,
            "estimated_monthly_tax": 545,
            "estimated_monthly_total_with_ti_hoa": 2236,
            "five_year_total_before_tax_insurance_hoa": 164563,
            "five_year_total_cost_estimate": 204083,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 243200,
            "monthly_mi": 0,
            "monthly_pi": 1577,
            "monthly_pi_plus_mi": 1577,
            "price_cut_already_reflected": 15000,
            "remaining_balance_after_5_years": 228306
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 15200,
            "effective_price": 304000,
            "effective_price_per_sqft": 174.01,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 114,
            "estimated_monthly_tax": 545,
            "estimated_monthly_total_with_ti_hoa": 2705,
            "five_year_total_before_tax_insurance_hoa": 147106,
            "five_year_total_cost_estimate": 186626,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 288800,
            "monthly_mi": 144,
            "monthly_pi": 1902,
            "monthly_pi_plus_mi": 2046,
            "price_cut_already_reflected": 15000,
            "remaining_balance_after_5_years": 271559
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 10640,
            "effective_price": 304000,
            "effective_price_per_sqft": 174.01,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 114,
            "estimated_monthly_tax": 545,
            "estimated_monthly_total_with_ti_hoa": 2682,
            "five_year_total_before_tax_insurance_hoa": 141170,
            "five_year_total_cost_estimate": 180690,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 298494,
            "monthly_mi": 137,
            "monthly_pi": 1887,
            "monthly_pi_plus_mi": 2023,
            "price_cut_already_reflected": 15000,
            "remaining_balance_after_5_years": 279423
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 304000,
            "effective_price_per_sqft": 174.01,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 114,
            "estimated_monthly_tax": 545,
            "estimated_monthly_total_with_ti_hoa": 2651,
            "five_year_total_before_tax_insurance_hoa": 128639,
            "five_year_total_cost_estimate": 168159,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 304000,
            "monthly_mi": 0,
            "monthly_pi": 1992,
            "monthly_pi_plus_mi": 1992,
            "price_cut_already_reflected": 15000,
            "remaining_balance_after_5_years": 285697
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 304000,
            "effective_price_per_sqft": 174.01,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 114,
            "estimated_monthly_tax": 545,
            "estimated_monthly_total_with_ti_hoa": 2601,
            "five_year_total_before_tax_insurance_hoa": 125665,
            "five_year_total_cost_estimate": 165185,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 310536,
            "monthly_mi": 0,
            "monthly_pi": 1942,
            "monthly_pi_plus_mi": 1942,
            "price_cut_already_reflected": 15000,
            "remaining_balance_after_5_years": 290359
          }
        }
      },
      "id": "983637fe3d20",
      "incentive_types": [
        "closing_costs",
        "preferred_lender",
        "price_reduction",
        "rate_buydown"
      ],
      "negotiability_score": 100,
      "original_price": 319000,
      "preferred_lender_required": true,
      "price": 304000,
      "price_cut": 15000,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language, preferred-lender requirement, price reduction, rate buydown language.",
      "sqft": 1747,
      "subdivision": "Warriors Legacy Ph 2-B",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "1978 Rosson Street",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 14.76,
        "arbitrage_delta_percent": 9.4,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1230 Fawn Lily Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "1230-fawn-lily-drive-temple",
            "price": 245000,
            "price_per_sqft": 140.08,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-0-500.csv",
            "sqft": 1749,
            "sqft_delta": 2,
            "subdivision": "Lake Pointe Ph Ii-A1",
            "year_built": 2014
          },
          {
            "address": "1404 Rolling Brook Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "1404-rolling-brook-drive-temple",
            "price": 299000,
            "price_per_sqft": 170.95,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1749,
            "sqft_delta": 2,
            "subdivision": "Hills/Westwood Ph Xi",
            "year_built": 2021
          },
          {
            "address": "617 N Beal Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "617-n-beal-street-belton",
            "price": 275000,
            "price_per_sqft": 156.96,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1752,
            "sqft_delta": 5,
            "subdivision": "Alexander Hanna",
            "year_built": 1933
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1230 Fawn Lily Drive, 1404 Rolling Brook Drive, 617 N Beal Street, this new-construction card is $15/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 156.96,
        "new_effective_price_per_sqft": 171.72,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Sandor Homes",
      "city": "Nolanville",
      "closing_credit": 15000,
      "dom": 226,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 171.72,
              "estimated_monthly_total_with_ti_hoa": 2567,
              "five_year_total_cost_estimate": 154012,
              "five_year_total_delta_vs_baseline": -38386,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 360,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 171.72,
              "estimated_monthly_total_with_ti_hoa": 2616,
              "five_year_total_cost_estimate": 156947,
              "five_year_total_delta_vs_baseline": -35451,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 409,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 171.72,
              "estimated_monthly_total_with_ti_hoa": 2647,
              "five_year_total_cost_estimate": 169312,
              "five_year_total_delta_vs_baseline": -23086,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 440,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 171.72,
              "estimated_monthly_total_with_ti_hoa": 2499,
              "five_year_total_cost_estimate": 170061,
              "five_year_total_delta_vs_baseline": -22337,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 292,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 171.72,
              "estimated_monthly_total_with_ti_hoa": 2670,
              "five_year_total_cost_estimate": 175171,
              "five_year_total_delta_vs_baseline": -17227,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 463,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 171.72,
              "estimated_monthly_total_with_ti_hoa": 2207,
              "five_year_total_cost_estimate": 192398,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 171.72,
              "estimated_monthly_total_with_ti_hoa": 650,
              "five_year_total_cost_estimate": 339000,
              "five_year_total_delta_vs_baseline": 146602,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1557,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 15000,
            "down_payment": 15000,
            "effective_price": 300000,
            "effective_price_per_sqft": 171.72,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 112,
            "estimated_monthly_tax": 537,
            "estimated_monthly_total_with_ti_hoa": 2499,
            "five_year_total_before_tax_insurance_hoa": 131061,
            "five_year_total_cost_estimate": 170061,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 285000,
            "monthly_mi": 142,
            "monthly_pi": 1707,
            "monthly_pi_plus_mi": 1849,
            "price_cut_already_reflected": 4000,
            "remaining_balance_after_5_years": 267546
          },
          "cash": {
            "detected_incentive_value": 15000,
            "down_payment": 300000,
            "effective_price": 300000,
            "effective_price_per_sqft": 171.72,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 112,
            "estimated_monthly_tax": 537,
            "estimated_monthly_total_with_ti_hoa": 650,
            "five_year_total_before_tax_insurance_hoa": 300000,
            "five_year_total_cost_estimate": 339000,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 4000,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 15000,
            "down_payment": 60000,
            "effective_price": 300000,
            "effective_price_per_sqft": 171.72,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 112,
            "estimated_monthly_tax": 537,
            "estimated_monthly_total_with_ti_hoa": 2207,
            "five_year_total_before_tax_insurance_hoa": 153398,
            "five_year_total_cost_estimate": 192398,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 240000,
            "monthly_mi": 0,
            "monthly_pi": 1557,
            "monthly_pi_plus_mi": 1557,
            "price_cut_already_reflected": 4000,
            "remaining_balance_after_5_years": 225302
          },
          "conventional_5": {
            "detected_incentive_value": 15000,
            "down_payment": 15000,
            "effective_price": 300000,
            "effective_price_per_sqft": 171.72,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 112,
            "estimated_monthly_tax": 537,
            "estimated_monthly_total_with_ti_hoa": 2670,
            "five_year_total_before_tax_insurance_hoa": 136171,
            "five_year_total_cost_estimate": 175171,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 285000,
            "monthly_mi": 142,
            "monthly_pi": 1877,
            "monthly_pi_plus_mi": 2020,
            "price_cut_already_reflected": 4000,
            "remaining_balance_after_5_years": 267986
          },
          "fha_3_5": {
            "detected_incentive_value": 15000,
            "down_payment": 10500,
            "effective_price": 300000,
            "effective_price_per_sqft": 171.72,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 112,
            "estimated_monthly_tax": 537,
            "estimated_monthly_total_with_ti_hoa": 2647,
            "five_year_total_before_tax_insurance_hoa": 130312,
            "five_year_total_cost_estimate": 169312,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 294566,
            "monthly_mi": 135,
            "monthly_pi": 1862,
            "monthly_pi_plus_mi": 1997,
            "price_cut_already_reflected": 4000,
            "remaining_balance_after_5_years": 275746
          },
          "physician_0": {
            "detected_incentive_value": 15000,
            "down_payment": 0,
            "effective_price": 300000,
            "effective_price_per_sqft": 171.72,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 112,
            "estimated_monthly_tax": 537,
            "estimated_monthly_total_with_ti_hoa": 2616,
            "five_year_total_before_tax_insurance_hoa": 117947,
            "five_year_total_cost_estimate": 156947,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 300000,
            "monthly_mi": 0,
            "monthly_pi": 1966,
            "monthly_pi_plus_mi": 1966,
            "price_cut_already_reflected": 4000,
            "remaining_balance_after_5_years": 281937
          },
          "va_0": {
            "detected_incentive_value": 15000,
            "down_payment": 0,
            "effective_price": 300000,
            "effective_price_per_sqft": 171.72,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 112,
            "estimated_monthly_tax": 537,
            "estimated_monthly_total_with_ti_hoa": 2567,
            "five_year_total_before_tax_insurance_hoa": 115012,
            "five_year_total_cost_estimate": 154012,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 306450,
            "monthly_mi": 0,
            "monthly_pi": 1917,
            "monthly_pi_plus_mi": 1917,
            "price_cut_already_reflected": 4000,
            "remaining_balance_after_5_years": 286539
          }
        }
      },
      "id": "498a2e08f5eb",
      "incentive_types": [
        "closing_costs",
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender",
        "price_reduction",
        "rate_buydown"
      ],
      "negotiability_score": 100,
      "original_price": 319000,
      "preferred_lender_required": true,
      "price": 315000,
      "price_cut": 4000,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: closing-cost concession language, limited incentive language, fixed-rate incentive, preferred-lender requirement, price reduction, rate buydown language.",
      "sqft": 1747,
      "subdivision": "Warriors Legacy Ph 2-B",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "2017 Stillwell Street",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 15.02,
        "arbitrage_delta_percent": 10.18,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "3632 North Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "3632-north-drive-belton",
            "price": 459900,
            "price_per_sqft": 237.43,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1937,
            "sqft_delta": -1,
            "subdivision": "Pine Terrace Sub",
            "year_built": 1996
          },
          {
            "address": "20 W Nugent Avenue",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "20-w-nugent-avenue-temple",
            "price": 285900,
            "price_per_sqft": 147.22,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1942,
            "sqft_delta": 4,
            "subdivision": "",
            "year_built": 1942
          },
          {
            "address": "2611 Settlers Oak Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "2611-settlers-oak-drive-belton",
            "price": 285000,
            "price_per_sqft": 147.52,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1932,
            "sqft_delta": -6,
            "subdivision": "Hubbard Branch Add Ph",
            "year_built": 2021
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 3632 North Drive, 20 W Nugent Avenue, 2611 Settlers Oak Drive, this new-construction card is $15/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 147.52,
        "new_effective_price_per_sqft": 162.54,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Sandor Homes",
      "city": "Nolanville",
      "closing_credit": 15000,
      "dom": 264,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 162.54,
              "estimated_monthly_total_with_ti_hoa": 2695,
              "five_year_total_cost_estimate": 161712,
              "five_year_total_delta_vs_baseline": -40306,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 378,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 162.54,
              "estimated_monthly_total_with_ti_hoa": 2747,
              "five_year_total_cost_estimate": 164794,
              "five_year_total_delta_vs_baseline": -37224,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 430,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 162.54,
              "estimated_monthly_total_with_ti_hoa": 2779,
              "five_year_total_cost_estimate": 177778,
              "five_year_total_delta_vs_baseline": -24240,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 462,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 162.54,
              "estimated_monthly_total_with_ti_hoa": 2624,
              "five_year_total_cost_estimate": 178565,
              "five_year_total_delta_vs_baseline": -23453,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 307,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 162.54,
              "estimated_monthly_total_with_ti_hoa": 2803,
              "five_year_total_cost_estimate": 183929,
              "five_year_total_delta_vs_baseline": -18089,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 486,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 162.54,
              "estimated_monthly_total_with_ti_hoa": 2317,
              "five_year_total_cost_estimate": 202018,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 162.54,
              "estimated_monthly_total_with_ti_hoa": 682,
              "five_year_total_cost_estimate": 355950,
              "five_year_total_delta_vs_baseline": 153932,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1635,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 15000,
            "down_payment": 15750,
            "effective_price": 315000,
            "effective_price_per_sqft": 162.54,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 118,
            "estimated_monthly_tax": 564,
            "estimated_monthly_total_with_ti_hoa": 2624,
            "five_year_total_before_tax_insurance_hoa": 137615,
            "five_year_total_cost_estimate": 178565,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 299250,
            "monthly_mi": 150,
            "monthly_pi": 1792,
            "monthly_pi_plus_mi": 1942,
            "price_cut_already_reflected": 5000,
            "remaining_balance_after_5_years": 280923
          },
          "cash": {
            "detected_incentive_value": 15000,
            "down_payment": 315000,
            "effective_price": 315000,
            "effective_price_per_sqft": 162.54,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 118,
            "estimated_monthly_tax": 564,
            "estimated_monthly_total_with_ti_hoa": 682,
            "five_year_total_before_tax_insurance_hoa": 315000,
            "five_year_total_cost_estimate": 355950,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 5000,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 15000,
            "down_payment": 63000,
            "effective_price": 315000,
            "effective_price_per_sqft": 162.54,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 118,
            "estimated_monthly_tax": 564,
            "estimated_monthly_total_with_ti_hoa": 2317,
            "five_year_total_before_tax_insurance_hoa": 161068,
            "five_year_total_cost_estimate": 202018,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 252000,
            "monthly_mi": 0,
            "monthly_pi": 1634,
            "monthly_pi_plus_mi": 1634,
            "price_cut_already_reflected": 5000,
            "remaining_balance_after_5_years": 236567
          },
          "conventional_5": {
            "detected_incentive_value": 15000,
            "down_payment": 15750,
            "effective_price": 315000,
            "effective_price_per_sqft": 162.54,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 118,
            "estimated_monthly_tax": 564,
            "estimated_monthly_total_with_ti_hoa": 2803,
            "five_year_total_before_tax_insurance_hoa": 142979,
            "five_year_total_cost_estimate": 183929,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 299250,
            "monthly_mi": 150,
            "monthly_pi": 1971,
            "monthly_pi_plus_mi": 2120,
            "price_cut_already_reflected": 5000,
            "remaining_balance_after_5_years": 281386
          },
          "fha_3_5": {
            "detected_incentive_value": 15000,
            "down_payment": 11025,
            "effective_price": 315000,
            "effective_price_per_sqft": 162.54,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 118,
            "estimated_monthly_tax": 564,
            "estimated_monthly_total_with_ti_hoa": 2779,
            "five_year_total_before_tax_insurance_hoa": 136828,
            "five_year_total_cost_estimate": 177778,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 309295,
            "monthly_mi": 142,
            "monthly_pi": 1955,
            "monthly_pi_plus_mi": 2097,
            "price_cut_already_reflected": 5000,
            "remaining_balance_after_5_years": 289534
          },
          "physician_0": {
            "detected_incentive_value": 15000,
            "down_payment": 0,
            "effective_price": 315000,
            "effective_price_per_sqft": 162.54,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 118,
            "estimated_monthly_tax": 564,
            "estimated_monthly_total_with_ti_hoa": 2747,
            "five_year_total_before_tax_insurance_hoa": 123844,
            "five_year_total_cost_estimate": 164794,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 315000,
            "monthly_mi": 0,
            "monthly_pi": 2064,
            "monthly_pi_plus_mi": 2064,
            "price_cut_already_reflected": 5000,
            "remaining_balance_after_5_years": 296034
          },
          "va_0": {
            "detected_incentive_value": 15000,
            "down_payment": 0,
            "effective_price": 315000,
            "effective_price_per_sqft": 162.54,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 118,
            "estimated_monthly_tax": 564,
            "estimated_monthly_total_with_ti_hoa": 2695,
            "five_year_total_before_tax_insurance_hoa": 120762,
            "five_year_total_cost_estimate": 161712,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 321772,
            "monthly_mi": 0,
            "monthly_pi": 2013,
            "monthly_pi_plus_mi": 2013,
            "price_cut_already_reflected": 5000,
            "remaining_balance_after_5_years": 300866
          }
        }
      },
      "id": "516a1535687e",
      "incentive_types": [
        "closing_costs",
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender",
        "price_reduction",
        "rate_buydown"
      ],
      "negotiability_score": 100,
      "original_price": 335000,
      "preferred_lender_required": true,
      "price": 330000,
      "price_cut": 5000,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: closing-cost concession language, limited incentive language, fixed-rate incentive, preferred-lender requirement, price reduction, rate buydown language.",
      "sqft": 1938,
      "subdivision": "Warriors Legacy PH 2-B",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "1974 Rosson Street",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 7.83,
        "arbitrage_delta_percent": 5.0,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "400 Downing Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "400-downing-street-belton",
            "price": 300000,
            "price_per_sqft": 156.66,
            "source": "/Users/taylordasch_1/market-monitor/05-14-2026-mls-templebelton.csv",
            "sqft": 1915,
            "sqft_delta": 0,
            "subdivision": "Norman Place Sub Unit",
            "year_built": 1963
          },
          {
            "address": "516 Weeping Willow Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "516-weeping-willow-drive-temple",
            "price": 266000,
            "price_per_sqft": 138.83,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1916,
            "sqft_delta": 1,
            "subdivision": "Windmill Farms Ph One",
            "year_built": 2009
          },
          {
            "address": "2705 Crystal Ann Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "2705-crystal-ann-drive-temple",
            "price": 330000,
            "price_per_sqft": 172.14,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1917,
            "sqft_delta": 2,
            "subdivision": "The Plains At Riverside Ph",
            "year_built": 2018
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 400 Downing Street, 516 Weeping Willow Drive, 2705 Crystal Ann Drive, this new-construction card is $8/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 156.66,
        "new_effective_price_per_sqft": 164.49,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Sandor Homes",
      "city": "Nolanville",
      "closing_credit": 15000,
      "dom": 247,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 164.49,
              "estimated_monthly_total_with_ti_hoa": 2695,
              "five_year_total_cost_estimate": 161712,
              "five_year_total_delta_vs_baseline": -40306,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 378,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 164.49,
              "estimated_monthly_total_with_ti_hoa": 2747,
              "five_year_total_cost_estimate": 164794,
              "five_year_total_delta_vs_baseline": -37224,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 430,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 164.49,
              "estimated_monthly_total_with_ti_hoa": 2779,
              "five_year_total_cost_estimate": 177778,
              "five_year_total_delta_vs_baseline": -24240,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 462,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 164.49,
              "estimated_monthly_total_with_ti_hoa": 2624,
              "five_year_total_cost_estimate": 178565,
              "five_year_total_delta_vs_baseline": -23453,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 307,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 164.49,
              "estimated_monthly_total_with_ti_hoa": 2803,
              "five_year_total_cost_estimate": 183929,
              "five_year_total_delta_vs_baseline": -18089,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 486,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 164.49,
              "estimated_monthly_total_with_ti_hoa": 2317,
              "five_year_total_cost_estimate": 202018,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 164.49,
              "estimated_monthly_total_with_ti_hoa": 682,
              "five_year_total_cost_estimate": 355950,
              "five_year_total_delta_vs_baseline": 153932,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1635,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 15000,
            "down_payment": 15750,
            "effective_price": 315000,
            "effective_price_per_sqft": 164.49,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 118,
            "estimated_monthly_tax": 564,
            "estimated_monthly_total_with_ti_hoa": 2624,
            "five_year_total_before_tax_insurance_hoa": 137615,
            "five_year_total_cost_estimate": 178565,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 299250,
            "monthly_mi": 150,
            "monthly_pi": 1792,
            "monthly_pi_plus_mi": 1942,
            "price_cut_already_reflected": 9000,
            "remaining_balance_after_5_years": 280923
          },
          "cash": {
            "detected_incentive_value": 15000,
            "down_payment": 315000,
            "effective_price": 315000,
            "effective_price_per_sqft": 164.49,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 118,
            "estimated_monthly_tax": 564,
            "estimated_monthly_total_with_ti_hoa": 682,
            "five_year_total_before_tax_insurance_hoa": 315000,
            "five_year_total_cost_estimate": 355950,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 9000,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 15000,
            "down_payment": 63000,
            "effective_price": 315000,
            "effective_price_per_sqft": 164.49,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 118,
            "estimated_monthly_tax": 564,
            "estimated_monthly_total_with_ti_hoa": 2317,
            "five_year_total_before_tax_insurance_hoa": 161068,
            "five_year_total_cost_estimate": 202018,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 252000,
            "monthly_mi": 0,
            "monthly_pi": 1634,
            "monthly_pi_plus_mi": 1634,
            "price_cut_already_reflected": 9000,
            "remaining_balance_after_5_years": 236567
          },
          "conventional_5": {
            "detected_incentive_value": 15000,
            "down_payment": 15750,
            "effective_price": 315000,
            "effective_price_per_sqft": 164.49,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 118,
            "estimated_monthly_tax": 564,
            "estimated_monthly_total_with_ti_hoa": 2803,
            "five_year_total_before_tax_insurance_hoa": 142979,
            "five_year_total_cost_estimate": 183929,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 299250,
            "monthly_mi": 150,
            "monthly_pi": 1971,
            "monthly_pi_plus_mi": 2120,
            "price_cut_already_reflected": 9000,
            "remaining_balance_after_5_years": 281386
          },
          "fha_3_5": {
            "detected_incentive_value": 15000,
            "down_payment": 11025,
            "effective_price": 315000,
            "effective_price_per_sqft": 164.49,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 118,
            "estimated_monthly_tax": 564,
            "estimated_monthly_total_with_ti_hoa": 2779,
            "five_year_total_before_tax_insurance_hoa": 136828,
            "five_year_total_cost_estimate": 177778,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 309295,
            "monthly_mi": 142,
            "monthly_pi": 1955,
            "monthly_pi_plus_mi": 2097,
            "price_cut_already_reflected": 9000,
            "remaining_balance_after_5_years": 289534
          },
          "physician_0": {
            "detected_incentive_value": 15000,
            "down_payment": 0,
            "effective_price": 315000,
            "effective_price_per_sqft": 164.49,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 118,
            "estimated_monthly_tax": 564,
            "estimated_monthly_total_with_ti_hoa": 2747,
            "five_year_total_before_tax_insurance_hoa": 123844,
            "five_year_total_cost_estimate": 164794,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 315000,
            "monthly_mi": 0,
            "monthly_pi": 2064,
            "monthly_pi_plus_mi": 2064,
            "price_cut_already_reflected": 9000,
            "remaining_balance_after_5_years": 296034
          },
          "va_0": {
            "detected_incentive_value": 15000,
            "down_payment": 0,
            "effective_price": 315000,
            "effective_price_per_sqft": 164.49,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 118,
            "estimated_monthly_tax": 564,
            "estimated_monthly_total_with_ti_hoa": 2695,
            "five_year_total_before_tax_insurance_hoa": 120762,
            "five_year_total_cost_estimate": 161712,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 321772,
            "monthly_mi": 0,
            "monthly_pi": 2013,
            "monthly_pi_plus_mi": 2013,
            "price_cut_already_reflected": 9000,
            "remaining_balance_after_5_years": 300866
          }
        }
      },
      "id": "0bb16ce107ba",
      "incentive_types": [
        "closing_costs",
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender",
        "price_reduction",
        "rate_buydown"
      ],
      "negotiability_score": 100,
      "original_price": 339000,
      "preferred_lender_required": true,
      "price": 330000,
      "price_cut": 9000,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: closing-cost concession language, limited incentive language, fixed-rate incentive, preferred-lender requirement, price reduction, rate buydown language.",
      "sqft": 1915,
      "subdivision": "Warriors Legacy Ph 2-B",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "4027 Prairie Drive",
      "apr": "6.23%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 63.58,
        "arbitrage_delta_percent": 43.54,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "4114 Birch Boulevard",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "4114-birch-boulevard-temple",
            "price": 310000,
            "price_per_sqft": 146.02,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2123,
            "sqft_delta": 0,
            "subdivision": "Ramblewood 1st Unit",
            "year_built": 1970
          },
          {
            "address": "2711 Forest Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "2711-forest-trail-temple",
            "price": 256000,
            "price_per_sqft": 120.75,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2120,
            "sqft_delta": -3,
            "subdivision": "Forest Hills 1st Ext",
            "year_built": 1966
          },
          {
            "address": "3314 Long Fellow Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "3314-long-fellow-drive-belton",
            "price": 425000,
            "price_per_sqft": 200.47,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2120,
            "sqft_delta": -3,
            "subdivision": "DAWSON RIDGE AMENDING PLAT",
            "year_built": 2020
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 4114 Birch Boulevard, 2711 Forest Trail, 3314 Long Fellow Drive, this new-construction card is $64/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 146.02,
        "new_effective_price_per_sqft": 209.6,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Nolanville",
      "closing_credit": null,
      "dom": 181,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 209.6,
              "estimated_monthly_total_with_ti_hoa": 3807,
              "five_year_total_cost_estimate": 241795,
              "five_year_total_delta_vs_baseline": -56939,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 534,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 209.6,
              "estimated_monthly_total_with_ti_hoa": 3880,
              "five_year_total_cost_estimate": 246149,
              "five_year_total_delta_vs_baseline": -52585,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 607,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 207.51,
              "estimated_monthly_total_with_ti_hoa": 3670,
              "five_year_total_cost_estimate": 258629,
              "five_year_total_delta_vs_baseline": -40105,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 397,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 209.6,
              "estimated_monthly_total_with_ti_hoa": 3926,
              "five_year_total_cost_estimate": 264490,
              "five_year_total_delta_vs_baseline": -34244,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 653,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 209.6,
              "estimated_monthly_total_with_ti_hoa": 3960,
              "five_year_total_cost_estimate": 273180,
              "five_year_total_delta_vs_baseline": -25554,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 687,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 209.6,
              "estimated_monthly_total_with_ti_hoa": 3273,
              "five_year_total_cost_estimate": 298734,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 209.6,
              "estimated_monthly_total_with_ti_hoa": 964,
              "five_year_total_cost_estimate": 516188,
              "five_year_total_delta_vs_baseline": 217454,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2309,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 4450,
            "down_payment": 22027,
            "effective_price": 440540,
            "effective_price_per_sqft": 207.51,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 165,
            "estimated_monthly_tax": 789,
            "estimated_monthly_total_with_ti_hoa": 3670,
            "five_year_total_before_tax_insurance_hoa": 201359,
            "five_year_total_cost_estimate": 258629,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 418513,
            "monthly_mi": 209,
            "monthly_pi": 2507,
            "monthly_pi_plus_mi": 2716,
            "price_cut_already_reflected": 29932,
            "remaining_balance_after_5_years": 392882
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 444990,
            "effective_price": 444990,
            "effective_price_per_sqft": 209.6,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 167,
            "estimated_monthly_tax": 797,
            "estimated_monthly_total_with_ti_hoa": 964,
            "five_year_total_before_tax_insurance_hoa": 458340,
            "five_year_total_cost_estimate": 516188,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 29932,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 88998,
            "effective_price": 444990,
            "effective_price_per_sqft": 209.6,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 167,
            "estimated_monthly_tax": 797,
            "estimated_monthly_total_with_ti_hoa": 3273,
            "five_year_total_before_tax_insurance_hoa": 240885,
            "five_year_total_cost_estimate": 298734,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 355992,
            "monthly_mi": 0,
            "monthly_pi": 2309,
            "monthly_pi_plus_mi": 2309,
            "price_cut_already_reflected": 29932,
            "remaining_balance_after_5_years": 334190
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 22250,
            "effective_price": 444990,
            "effective_price_per_sqft": 209.6,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 167,
            "estimated_monthly_tax": 797,
            "estimated_monthly_total_with_ti_hoa": 3960,
            "five_year_total_before_tax_insurance_hoa": 215332,
            "five_year_total_cost_estimate": 273180,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 422740,
            "monthly_mi": 211,
            "monthly_pi": 2784,
            "monthly_pi_plus_mi": 2996,
            "price_cut_already_reflected": 29932,
            "remaining_balance_after_5_years": 397504
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 15575,
            "effective_price": 444990,
            "effective_price_per_sqft": 209.6,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 167,
            "estimated_monthly_tax": 797,
            "estimated_monthly_total_with_ti_hoa": 3926,
            "five_year_total_before_tax_insurance_hoa": 206642,
            "five_year_total_cost_estimate": 264490,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 436930,
            "monthly_mi": 200,
            "monthly_pi": 2762,
            "monthly_pi_plus_mi": 2962,
            "price_cut_already_reflected": 29932,
            "remaining_balance_after_5_years": 409015
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 444990,
            "effective_price_per_sqft": 209.6,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 167,
            "estimated_monthly_tax": 797,
            "estimated_monthly_total_with_ti_hoa": 3880,
            "five_year_total_before_tax_insurance_hoa": 188300,
            "five_year_total_cost_estimate": 246149,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 444990,
            "monthly_mi": 0,
            "monthly_pi": 2916,
            "monthly_pi_plus_mi": 2916,
            "price_cut_already_reflected": 29932,
            "remaining_balance_after_5_years": 418198
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 444990,
            "effective_price_per_sqft": 209.6,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 167,
            "estimated_monthly_tax": 797,
            "estimated_monthly_total_with_ti_hoa": 3807,
            "five_year_total_before_tax_insurance_hoa": 183947,
            "five_year_total_cost_estimate": 241795,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 454557,
            "monthly_mi": 0,
            "monthly_pi": 2843,
            "monthly_pi_plus_mi": 2843,
            "price_cut_already_reflected": 29932,
            "remaining_balance_after_5_years": 425023
          }
        }
      },
      "id": "4cb5c7f43c02",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender",
        "price_reduction",
        "rate_buydown"
      ],
      "negotiability_score": 100,
      "original_price": 474922,
      "preferred_lender_required": true,
      "price": 444990,
      "price_cut": 29932,
      "rate": "2.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement, price reduction, rate buydown language.",
      "sqft": 2123,
      "subdivision": "Bella Charca Phase 12",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "5031 Fence Line Trail",
      "apr": "6.23%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 59.29,
        "arbitrage_delta_percent": 41.03,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "2612 Laguna Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "2612-laguna-drive-harker-heights",
            "price": 300000,
            "price_per_sqft": 134.41,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 2232,
            "sqft_delta": 2,
            "subdivision": "Skipcha Mt. Est",
            "year_built": 2009
          },
          {
            "address": "821 Kendra Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "821-kendra-drive-temple",
            "price": 322000,
            "price_per_sqft": 144.52,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2228,
            "sqft_delta": -2,
            "subdivision": "Canyon Ridge Ph III",
            "year_built": 2017
          },
          {
            "address": "2631 Cedar Glen Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "2631-cedar-glen-drive-belton",
            "price": 380000,
            "price_per_sqft": 170.56,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2228,
            "sqft_delta": -2,
            "subdivision": "Hubbard Branch Add Ph",
            "year_built": 2021
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 2612 Laguna Drive, 821 Kendra Drive, 2631 Cedar Glen Drive, this new-construction card is $59/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 144.52,
        "new_effective_price_per_sqft": 203.81,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Nolanville",
      "closing_credit": null,
      "dom": 138,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 203.81,
              "estimated_monthly_total_with_ti_hoa": 3889,
              "five_year_total_cost_estimate": 246963,
              "five_year_total_delta_vs_baseline": -58155,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 546,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 203.81,
              "estimated_monthly_total_with_ti_hoa": 3963,
              "five_year_total_cost_estimate": 251409,
              "five_year_total_delta_vs_baseline": -53709,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 620,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 201.77,
              "estimated_monthly_total_with_ti_hoa": 3749,
              "five_year_total_cost_estimate": 264157,
              "five_year_total_delta_vs_baseline": -40961,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 406,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 203.81,
              "estimated_monthly_total_with_ti_hoa": 4010,
              "five_year_total_cost_estimate": 270143,
              "five_year_total_delta_vs_baseline": -34975,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 667,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 203.81,
              "estimated_monthly_total_with_ti_hoa": 4044,
              "five_year_total_cost_estimate": 279018,
              "five_year_total_delta_vs_baseline": -26100,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 701,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 203.81,
              "estimated_monthly_total_with_ti_hoa": 3343,
              "five_year_total_cost_estimate": 305118,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 203.81,
              "estimated_monthly_total_with_ti_hoa": 985,
              "five_year_total_cost_estimate": 527220,
              "five_year_total_delta_vs_baseline": 222102,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2358,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 4545,
            "down_payment": 22498,
            "effective_price": 449955,
            "effective_price_per_sqft": 201.77,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 169,
            "estimated_monthly_tax": 806,
            "estimated_monthly_total_with_ti_hoa": 3749,
            "five_year_total_before_tax_insurance_hoa": 205663,
            "five_year_total_cost_estimate": 264157,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 427457,
            "monthly_mi": 214,
            "monthly_pi": 2560,
            "monthly_pi_plus_mi": 2774,
            "price_cut_already_reflected": 50057,
            "remaining_balance_after_5_years": 401279
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 454500,
            "effective_price": 454500,
            "effective_price_per_sqft": 203.81,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 170,
            "estimated_monthly_tax": 814,
            "estimated_monthly_total_with_ti_hoa": 985,
            "five_year_total_before_tax_insurance_hoa": 468135,
            "five_year_total_cost_estimate": 527220,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 50057,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 90900,
            "effective_price": 454500,
            "effective_price_per_sqft": 203.81,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 170,
            "estimated_monthly_tax": 814,
            "estimated_monthly_total_with_ti_hoa": 3343,
            "five_year_total_before_tax_insurance_hoa": 246033,
            "five_year_total_cost_estimate": 305118,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 363600,
            "monthly_mi": 0,
            "monthly_pi": 2358,
            "monthly_pi_plus_mi": 2358,
            "price_cut_already_reflected": 50057,
            "remaining_balance_after_5_years": 341332
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 22725,
            "effective_price": 454500,
            "effective_price_per_sqft": 203.81,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 170,
            "estimated_monthly_tax": 814,
            "estimated_monthly_total_with_ti_hoa": 4044,
            "five_year_total_before_tax_insurance_hoa": 219933,
            "five_year_total_cost_estimate": 279018,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 431775,
            "monthly_mi": 216,
            "monthly_pi": 2844,
            "monthly_pi_plus_mi": 3060,
            "price_cut_already_reflected": 50057,
            "remaining_balance_after_5_years": 405999
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 15908,
            "effective_price": 454500,
            "effective_price_per_sqft": 203.81,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 170,
            "estimated_monthly_tax": 814,
            "estimated_monthly_total_with_ti_hoa": 4010,
            "five_year_total_before_tax_insurance_hoa": 211058,
            "five_year_total_cost_estimate": 270143,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 446268,
            "monthly_mi": 205,
            "monthly_pi": 2821,
            "monthly_pi_plus_mi": 3025,
            "price_cut_already_reflected": 50057,
            "remaining_balance_after_5_years": 417756
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 454500,
            "effective_price_per_sqft": 203.81,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 170,
            "estimated_monthly_tax": 814,
            "estimated_monthly_total_with_ti_hoa": 3963,
            "five_year_total_before_tax_insurance_hoa": 192324,
            "five_year_total_cost_estimate": 251409,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 454500,
            "monthly_mi": 0,
            "monthly_pi": 2978,
            "monthly_pi_plus_mi": 2978,
            "price_cut_already_reflected": 50057,
            "remaining_balance_after_5_years": 427135
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 454500,
            "effective_price_per_sqft": 203.81,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 170,
            "estimated_monthly_tax": 814,
            "estimated_monthly_total_with_ti_hoa": 3889,
            "five_year_total_before_tax_insurance_hoa": 187878,
            "five_year_total_cost_estimate": 246963,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 464272,
            "monthly_mi": 0,
            "monthly_pi": 2904,
            "monthly_pi_plus_mi": 2904,
            "price_cut_already_reflected": 50057,
            "remaining_balance_after_5_years": 434106
          }
        }
      },
      "id": "3a32bf26fc41",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender",
        "price_reduction",
        "rate_buydown"
      ],
      "negotiability_score": 100,
      "original_price": 504557,
      "preferred_lender_required": true,
      "price": 454500,
      "price_cut": 50057,
      "rate": "2.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement, price reduction, rate buydown language.",
      "sqft": 2230,
      "subdivision": "Bella Charca Phase 12",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "5022 Pheasant Drive",
      "apr": "6.23%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 68.04,
        "arbitrage_delta_percent": 41.0,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "910 Ridgeoak Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "910-ridgeoak-drive-belton",
            "price": 549000,
            "price_per_sqft": 216.23,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-0-500.csv",
            "sqft": 2539,
            "sqft_delta": -1,
            "subdivision": "The Ranch At Woodland Trails P",
            "year_built": 2015
          },
          {
            "address": "5338 Fenton Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "5338-fenton-lane-belton",
            "price": 339000,
            "price_per_sqft": 132.99,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2549,
            "sqft_delta": 9,
            "subdivision": "Three Creeks Ph II",
            "year_built": 2017
          },
          {
            "address": "3917 Walden Creek Crossing",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "3917-walden-creek-crossing-harker-heights",
            "price": 420000,
            "price_per_sqft": 165.94,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 2531,
            "sqft_delta": -9,
            "subdivision": "The Colony Ph Two",
            "year_built": 2007
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 910 Ridgeoak Drive, 5338 Fenton Lane, 3917 Walden Creek Crossing, this new-construction card is $68/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 165.94,
        "new_effective_price_per_sqft": 233.98,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Nolanville",
      "closing_credit": null,
      "dom": 131,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 233.98,
              "estimated_monthly_total_with_ti_hoa": 5085,
              "five_year_total_cost_estimate": 322934,
              "five_year_total_delta_vs_baseline": -76045,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 714,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 233.98,
              "estimated_monthly_total_with_ti_hoa": 5182,
              "five_year_total_cost_estimate": 328748,
              "five_year_total_delta_vs_baseline": -70231,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 811,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 231.64,
              "estimated_monthly_total_with_ti_hoa": 4902,
              "five_year_total_cost_estimate": 345417,
              "five_year_total_delta_vs_baseline": -53562,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 531,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 233.98,
              "estimated_monthly_total_with_ti_hoa": 5244,
              "five_year_total_cost_estimate": 353245,
              "five_year_total_delta_vs_baseline": -45734,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 873,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 233.98,
              "estimated_monthly_total_with_ti_hoa": 5288,
              "five_year_total_cost_estimate": 364851,
              "five_year_total_delta_vs_baseline": -34128,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 917,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 233.98,
              "estimated_monthly_total_with_ti_hoa": 4371,
              "five_year_total_cost_estimate": 398979,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 233.98,
              "estimated_monthly_total_with_ti_hoa": 1288,
              "five_year_total_cost_estimate": 689404,
              "five_year_total_delta_vs_baseline": 290425,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -3083,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 5943,
            "down_payment": 29419,
            "effective_price": 588371,
            "effective_price_per_sqft": 231.64,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 221,
            "estimated_monthly_tax": 1054,
            "estimated_monthly_total_with_ti_hoa": 4902,
            "five_year_total_before_tax_insurance_hoa": 268929,
            "five_year_total_cost_estimate": 345417,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 558952,
            "monthly_mi": 279,
            "monthly_pi": 3348,
            "monthly_pi_plus_mi": 3627,
            "price_cut_already_reflected": 1500,
            "remaining_balance_after_5_years": 524721
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 594314,
            "effective_price": 594314,
            "effective_price_per_sqft": 233.98,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 223,
            "estimated_monthly_tax": 1065,
            "estimated_monthly_total_with_ti_hoa": 1288,
            "five_year_total_before_tax_insurance_hoa": 612143,
            "five_year_total_cost_estimate": 689404,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 1500,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 118863,
            "effective_price": 594314,
            "effective_price_per_sqft": 233.98,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 223,
            "estimated_monthly_tax": 1065,
            "estimated_monthly_total_with_ti_hoa": 4371,
            "five_year_total_before_tax_insurance_hoa": 321718,
            "five_year_total_cost_estimate": 398979,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 475451,
            "monthly_mi": 0,
            "monthly_pi": 3084,
            "monthly_pi_plus_mi": 3084,
            "price_cut_already_reflected": 1500,
            "remaining_balance_after_5_years": 446333
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 29716,
            "effective_price": 594314,
            "effective_price_per_sqft": 233.98,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 223,
            "estimated_monthly_tax": 1065,
            "estimated_monthly_total_with_ti_hoa": 5288,
            "five_year_total_before_tax_insurance_hoa": 287590,
            "five_year_total_cost_estimate": 364851,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 564598,
            "monthly_mi": 282,
            "monthly_pi": 3718,
            "monthly_pi_plus_mi": 4001,
            "price_cut_already_reflected": 1500,
            "remaining_balance_after_5_years": 530893
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 20801,
            "effective_price": 594314,
            "effective_price_per_sqft": 233.98,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 223,
            "estimated_monthly_tax": 1065,
            "estimated_monthly_total_with_ti_hoa": 5244,
            "five_year_total_before_tax_insurance_hoa": 275984,
            "five_year_total_cost_estimate": 353245,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 583549,
            "monthly_mi": 267,
            "monthly_pi": 3688,
            "monthly_pi_plus_mi": 3956,
            "price_cut_already_reflected": 1500,
            "remaining_balance_after_5_years": 546266
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 594314,
            "effective_price_per_sqft": 233.98,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 223,
            "estimated_monthly_tax": 1065,
            "estimated_monthly_total_with_ti_hoa": 5182,
            "five_year_total_before_tax_insurance_hoa": 251487,
            "five_year_total_cost_estimate": 328748,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 594314,
            "monthly_mi": 0,
            "monthly_pi": 3894,
            "monthly_pi_plus_mi": 3894,
            "price_cut_already_reflected": 1500,
            "remaining_balance_after_5_years": 558531
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 594314,
            "effective_price_per_sqft": 233.98,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 223,
            "estimated_monthly_tax": 1065,
            "estimated_monthly_total_with_ti_hoa": 5085,
            "five_year_total_before_tax_insurance_hoa": 245673,
            "five_year_total_cost_estimate": 322934,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 607092,
            "monthly_mi": 0,
            "monthly_pi": 3797,
            "monthly_pi_plus_mi": 3797,
            "price_cut_already_reflected": 1500,
            "remaining_balance_after_5_years": 567646
          }
        }
      },
      "id": "4d56a2954250",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender",
        "price_reduction"
      ],
      "negotiability_score": 100,
      "original_price": 595814,
      "preferred_lender_required": true,
      "price": 594314,
      "price_cut": 1500,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement, price reduction.",
      "sqft": 2540,
      "subdivision": "Bella Charca",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "1644 Hunt Dr.",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": -27.98,
        "arbitrage_delta_percent": -9.84,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1250 E Creekview Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "1250-e-creekview-drive-salado",
            "price": 910000,
            "price_per_sqft": 295.84,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 3076,
            "sqft_delta": -84,
            "subdivision": "Hidden Spgs Sec One",
            "year_built": 2021
          },
          {
            "address": "2422 Smith Bluff Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "2422-smith-bluff-road-salado",
            "price": 575000,
            "price_per_sqft": 176.6,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 3256,
            "sqft_delta": 96,
            "subdivision": "Mill Creek Sec 14",
            "year_built": 1986
          },
          {
            "address": "6409 Three Forks Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "6409-three-forks-road-belton",
            "price": 899000,
            "price_per_sqft": 284.31,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 3162,
            "sqft_delta": 2,
            "subdivision": "A0012 Bc A Menchaca",
            "year_built": 1978
          }
        ],
        "favorable": true,
        "honest_writeup": "Compared with 1250 E Creekview Drive, 2422 Smith Bluff Road, 6409 Three Forks Road, this new-construction card is $28/sqft cheaper on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 284.31,
        "new_effective_price_per_sqft": 256.33,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": null,
      "city": "Salado",
      "closing_credit": null,
      "dom": 214,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 256.33,
              "estimated_monthly_total_with_ti_hoa": 6931,
              "five_year_total_cost_estimate": 440132,
              "five_year_total_delta_vs_baseline": -103643,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 973,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 256.33,
              "estimated_monthly_total_with_ti_hoa": 7063,
              "five_year_total_cost_estimate": 448056,
              "five_year_total_delta_vs_baseline": -95719,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 1105,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 253.77,
              "estimated_monthly_total_with_ti_hoa": 6681,
              "five_year_total_cost_estimate": 470774,
              "five_year_total_delta_vs_baseline": -73001,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 723,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 256.33,
              "estimated_monthly_total_with_ti_hoa": 7147,
              "five_year_total_cost_estimate": 481443,
              "five_year_total_delta_vs_baseline": -62332,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 1189,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 256.33,
              "estimated_monthly_total_with_ti_hoa": 7208,
              "five_year_total_cost_estimate": 497261,
              "five_year_total_delta_vs_baseline": -46514,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 1250,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 256.33,
              "estimated_monthly_total_with_ti_hoa": 5958,
              "five_year_total_cost_estimate": 543775,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 256.33,
              "estimated_monthly_total_with_ti_hoa": 1755,
              "five_year_total_cost_estimate": 939600,
              "five_year_total_delta_vs_baseline": 395825,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -4203,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 8100,
            "down_payment": 40095,
            "effective_price": 801900,
            "effective_price_per_sqft": 253.77,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 301,
            "estimated_monthly_tax": 1437,
            "estimated_monthly_total_with_ti_hoa": 6681,
            "five_year_total_before_tax_insurance_hoa": 366527,
            "five_year_total_cost_estimate": 470774,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 761805,
            "monthly_mi": 381,
            "monthly_pi": 4563,
            "monthly_pi_plus_mi": 4943,
            "price_cut_already_reflected": 15000,
            "remaining_balance_after_5_years": 715150
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 810000,
            "effective_price": 810000,
            "effective_price_per_sqft": 256.33,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 304,
            "estimated_monthly_tax": 1451,
            "estimated_monthly_total_with_ti_hoa": 1755,
            "five_year_total_before_tax_insurance_hoa": 834300,
            "five_year_total_cost_estimate": 939600,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 15000,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 162000,
            "effective_price": 810000,
            "effective_price_per_sqft": 256.33,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 304,
            "estimated_monthly_tax": 1451,
            "estimated_monthly_total_with_ti_hoa": 5958,
            "five_year_total_before_tax_insurance_hoa": 438475,
            "five_year_total_cost_estimate": 543775,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 648000,
            "monthly_mi": 0,
            "monthly_pi": 4203,
            "monthly_pi_plus_mi": 4203,
            "price_cut_already_reflected": 15000,
            "remaining_balance_after_5_years": 608315
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 40500,
            "effective_price": 810000,
            "effective_price_per_sqft": 256.33,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 304,
            "estimated_monthly_tax": 1451,
            "estimated_monthly_total_with_ti_hoa": 7208,
            "five_year_total_before_tax_insurance_hoa": 391961,
            "five_year_total_cost_estimate": 497261,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 769500,
            "monthly_mi": 385,
            "monthly_pi": 5068,
            "monthly_pi_plus_mi": 5453,
            "price_cut_already_reflected": 15000,
            "remaining_balance_after_5_years": 723563
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 28350,
            "effective_price": 810000,
            "effective_price_per_sqft": 256.33,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 304,
            "estimated_monthly_tax": 1451,
            "estimated_monthly_total_with_ti_hoa": 7147,
            "five_year_total_before_tax_insurance_hoa": 376143,
            "five_year_total_cost_estimate": 481443,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 795329,
            "monthly_mi": 365,
            "monthly_pi": 5027,
            "monthly_pi_plus_mi": 5392,
            "price_cut_already_reflected": 15000,
            "remaining_balance_after_5_years": 744515
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 810000,
            "effective_price_per_sqft": 256.33,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 304,
            "estimated_monthly_tax": 1451,
            "estimated_monthly_total_with_ti_hoa": 7063,
            "five_year_total_before_tax_insurance_hoa": 342756,
            "five_year_total_cost_estimate": 448056,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 810000,
            "monthly_mi": 0,
            "monthly_pi": 5308,
            "monthly_pi_plus_mi": 5308,
            "price_cut_already_reflected": 15000,
            "remaining_balance_after_5_years": 761231
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 810000,
            "effective_price_per_sqft": 256.33,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 304,
            "estimated_monthly_tax": 1451,
            "estimated_monthly_total_with_ti_hoa": 6931,
            "five_year_total_before_tax_insurance_hoa": 334832,
            "five_year_total_cost_estimate": 440132,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 827415,
            "monthly_mi": 0,
            "monthly_pi": 5176,
            "monthly_pi_plus_mi": 5176,
            "price_cut_already_reflected": 15000,
            "remaining_balance_after_5_years": 773654
          }
        }
      },
      "id": "eb7f0470426a",
      "incentive_types": [
        "fixed_rate",
        "lender_credit",
        "preferred_lender",
        "price_reduction",
        "rate_buydown"
      ],
      "negotiability_score": 100,
      "original_price": 825000,
      "preferred_lender_required": true,
      "price": 810000,
      "price_cut": 15000,
      "rate": "3.99%",
      "source_summary": "Detected from MLS export: fixed-rate incentive, lender-credit language, preferred-lender requirement, price reduction, rate buydown language.",
      "sqft": 3160,
      "subdivision": "Mill Creek Meadows",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "1212 Peppermint Drive",
      "apr": "6.23%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 6.8,
        "arbitrage_delta_percent": 4.0,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "2001 S 9th Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "2001-s-9th-street-temple",
            "price": 146000,
            "price_per_sqft": 99.39,
            "source": "/Users/taylordasch_1/market-monitor/05-14-2026-mls-templebelton.csv",
            "sqft": 1469,
            "sqft_delta": 0,
            "subdivision": "Hollywood Add",
            "year_built": 1952
          },
          {
            "address": "828 Starlight Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "828-starlight-drive-temple",
            "price": 249828,
            "price_per_sqft": 170.18,
            "source": "/Users/taylordasch_1/market-monitor/05-14-2026-mls-templebelton.csv",
            "sqft": 1468,
            "sqft_delta": -1,
            "subdivision": "Windmill Farms Ph II",
            "year_built": 2011
          },
          {
            "address": "5918 Blackstone Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "5918-blackstone-drive-temple",
            "price": 279000,
            "price_per_sqft": 189.8,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1470,
            "sqft_delta": 1,
            "subdivision": "Wyndham Hill Additio",
            "year_built": 2018
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 2001 S 9th Street, 828 Starlight Drive, 5918 Blackstone Drive, this new-construction card is $7/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 170.18,
        "new_effective_price_per_sqft": 176.98,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Temple",
      "closing_credit": null,
      "dom": 123,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 176.98,
              "estimated_monthly_total_with_ti_hoa": 2225,
              "five_year_total_cost_estimate": 141271,
              "five_year_total_delta_vs_baseline": -33267,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 313,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 176.98,
              "estimated_monthly_total_with_ti_hoa": 2267,
              "five_year_total_cost_estimate": 143815,
              "five_year_total_delta_vs_baseline": -30723,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 355,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 175.21,
              "estimated_monthly_total_with_ti_hoa": 2144,
              "five_year_total_cost_estimate": 151107,
              "five_year_total_delta_vs_baseline": -23431,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 232,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 176.98,
              "estimated_monthly_total_with_ti_hoa": 2294,
              "five_year_total_cost_estimate": 154531,
              "five_year_total_delta_vs_baseline": -20007,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 382,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 176.98,
              "estimated_monthly_total_with_ti_hoa": 2313,
              "five_year_total_cost_estimate": 159608,
              "five_year_total_delta_vs_baseline": -14930,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 401,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 176.98,
              "estimated_monthly_total_with_ti_hoa": 1912,
              "five_year_total_cost_estimate": 174538,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 176.98,
              "estimated_monthly_total_with_ti_hoa": 563,
              "five_year_total_cost_estimate": 301588,
              "five_year_total_delta_vs_baseline": 127050,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1349,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2600,
            "down_payment": 12870,
            "effective_price": 257390,
            "effective_price_per_sqft": 175.21,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 97,
            "estimated_monthly_tax": 461,
            "estimated_monthly_total_with_ti_hoa": 2144,
            "five_year_total_before_tax_insurance_hoa": 117646,
            "five_year_total_cost_estimate": 151107,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 244520,
            "monthly_mi": 122,
            "monthly_pi": 1464,
            "monthly_pi_plus_mi": 1587,
            "price_cut_already_reflected": 3000,
            "remaining_balance_after_5_years": 229545
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 259990,
            "effective_price": 259990,
            "effective_price_per_sqft": 176.98,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 97,
            "estimated_monthly_tax": 466,
            "estimated_monthly_total_with_ti_hoa": 563,
            "five_year_total_before_tax_insurance_hoa": 267790,
            "five_year_total_cost_estimate": 301588,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 3000,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 51998,
            "effective_price": 259990,
            "effective_price_per_sqft": 176.98,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 97,
            "estimated_monthly_tax": 466,
            "estimated_monthly_total_with_ti_hoa": 1912,
            "five_year_total_before_tax_insurance_hoa": 140740,
            "five_year_total_cost_estimate": 174538,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 207992,
            "monthly_mi": 0,
            "monthly_pi": 1349,
            "monthly_pi_plus_mi": 1349,
            "price_cut_already_reflected": 3000,
            "remaining_balance_after_5_years": 195254
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 13000,
            "effective_price": 259990,
            "effective_price_per_sqft": 176.98,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 97,
            "estimated_monthly_tax": 466,
            "estimated_monthly_total_with_ti_hoa": 2313,
            "five_year_total_before_tax_insurance_hoa": 125810,
            "five_year_total_cost_estimate": 159608,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 246990,
            "monthly_mi": 123,
            "monthly_pi": 1627,
            "monthly_pi_plus_mi": 1750,
            "price_cut_already_reflected": 3000,
            "remaining_balance_after_5_years": 232246
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 9100,
            "effective_price": 259990,
            "effective_price_per_sqft": 176.98,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 97,
            "estimated_monthly_tax": 466,
            "estimated_monthly_total_with_ti_hoa": 2294,
            "five_year_total_before_tax_insurance_hoa": 120733,
            "five_year_total_cost_estimate": 154531,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 255281,
            "monthly_mi": 117,
            "monthly_pi": 1614,
            "monthly_pi_plus_mi": 1731,
            "price_cut_already_reflected": 3000,
            "remaining_balance_after_5_years": 238971
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 259990,
            "effective_price_per_sqft": 176.98,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 97,
            "estimated_monthly_tax": 466,
            "estimated_monthly_total_with_ti_hoa": 2267,
            "five_year_total_before_tax_insurance_hoa": 110016,
            "five_year_total_cost_estimate": 143815,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 259990,
            "monthly_mi": 0,
            "monthly_pi": 1704,
            "monthly_pi_plus_mi": 1704,
            "price_cut_already_reflected": 3000,
            "remaining_balance_after_5_years": 244336
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 259990,
            "effective_price_per_sqft": 176.98,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 97,
            "estimated_monthly_tax": 466,
            "estimated_monthly_total_with_ti_hoa": 2225,
            "five_year_total_before_tax_insurance_hoa": 107473,
            "five_year_total_cost_estimate": 141271,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 265580,
            "monthly_mi": 0,
            "monthly_pi": 1661,
            "monthly_pi_plus_mi": 1661,
            "price_cut_already_reflected": 3000,
            "remaining_balance_after_5_years": 248324
          }
        }
      },
      "id": "70f4c7e3bf7a",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender",
        "price_reduction",
        "rate_buydown"
      ],
      "negotiability_score": 100,
      "original_price": 262990,
      "preferred_lender_required": true,
      "price": 259990,
      "price_cut": 3000,
      "rate": "2.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement, price reduction, rate buydown language.",
      "sqft": 1469,
      "subdivision": "Oak Ridge",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "1105 Peppermint Drive",
      "apr": "6.23%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 6.8,
        "arbitrage_delta_percent": 4.0,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "2001 S 9th Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "2001-s-9th-street-temple",
            "price": 146000,
            "price_per_sqft": 99.39,
            "source": "/Users/taylordasch_1/market-monitor/05-14-2026-mls-templebelton.csv",
            "sqft": 1469,
            "sqft_delta": 0,
            "subdivision": "Hollywood Add",
            "year_built": 1952
          },
          {
            "address": "828 Starlight Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "828-starlight-drive-temple",
            "price": 249828,
            "price_per_sqft": 170.18,
            "source": "/Users/taylordasch_1/market-monitor/05-14-2026-mls-templebelton.csv",
            "sqft": 1468,
            "sqft_delta": -1,
            "subdivision": "Windmill Farms Ph II",
            "year_built": 2011
          },
          {
            "address": "5918 Blackstone Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "5918-blackstone-drive-temple",
            "price": 279000,
            "price_per_sqft": 189.8,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1470,
            "sqft_delta": 1,
            "subdivision": "Wyndham Hill Additio",
            "year_built": 2018
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 2001 S 9th Street, 828 Starlight Drive, 5918 Blackstone Drive, this new-construction card is $7/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 170.18,
        "new_effective_price_per_sqft": 176.98,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Temple",
      "closing_credit": null,
      "dom": 162,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 176.98,
              "estimated_monthly_total_with_ti_hoa": 2225,
              "five_year_total_cost_estimate": 141271,
              "five_year_total_delta_vs_baseline": -33267,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 313,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 176.98,
              "estimated_monthly_total_with_ti_hoa": 2267,
              "five_year_total_cost_estimate": 143815,
              "five_year_total_delta_vs_baseline": -30723,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 355,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 175.21,
              "estimated_monthly_total_with_ti_hoa": 2144,
              "five_year_total_cost_estimate": 151107,
              "five_year_total_delta_vs_baseline": -23431,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 232,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 176.98,
              "estimated_monthly_total_with_ti_hoa": 2294,
              "five_year_total_cost_estimate": 154531,
              "five_year_total_delta_vs_baseline": -20007,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 382,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 176.98,
              "estimated_monthly_total_with_ti_hoa": 2313,
              "five_year_total_cost_estimate": 159608,
              "five_year_total_delta_vs_baseline": -14930,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 401,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 176.98,
              "estimated_monthly_total_with_ti_hoa": 1912,
              "five_year_total_cost_estimate": 174538,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 176.98,
              "estimated_monthly_total_with_ti_hoa": 563,
              "five_year_total_cost_estimate": 301588,
              "five_year_total_delta_vs_baseline": 127050,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1349,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2600,
            "down_payment": 12870,
            "effective_price": 257390,
            "effective_price_per_sqft": 175.21,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 97,
            "estimated_monthly_tax": 461,
            "estimated_monthly_total_with_ti_hoa": 2144,
            "five_year_total_before_tax_insurance_hoa": 117646,
            "five_year_total_cost_estimate": 151107,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 244520,
            "monthly_mi": 122,
            "monthly_pi": 1464,
            "monthly_pi_plus_mi": 1587,
            "price_cut_already_reflected": 7362,
            "remaining_balance_after_5_years": 229545
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 259990,
            "effective_price": 259990,
            "effective_price_per_sqft": 176.98,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 97,
            "estimated_monthly_tax": 466,
            "estimated_monthly_total_with_ti_hoa": 563,
            "five_year_total_before_tax_insurance_hoa": 267790,
            "five_year_total_cost_estimate": 301588,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 7362,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 51998,
            "effective_price": 259990,
            "effective_price_per_sqft": 176.98,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 97,
            "estimated_monthly_tax": 466,
            "estimated_monthly_total_with_ti_hoa": 1912,
            "five_year_total_before_tax_insurance_hoa": 140740,
            "five_year_total_cost_estimate": 174538,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 207992,
            "monthly_mi": 0,
            "monthly_pi": 1349,
            "monthly_pi_plus_mi": 1349,
            "price_cut_already_reflected": 7362,
            "remaining_balance_after_5_years": 195254
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 13000,
            "effective_price": 259990,
            "effective_price_per_sqft": 176.98,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 97,
            "estimated_monthly_tax": 466,
            "estimated_monthly_total_with_ti_hoa": 2313,
            "five_year_total_before_tax_insurance_hoa": 125810,
            "five_year_total_cost_estimate": 159608,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 246990,
            "monthly_mi": 123,
            "monthly_pi": 1627,
            "monthly_pi_plus_mi": 1750,
            "price_cut_already_reflected": 7362,
            "remaining_balance_after_5_years": 232246
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 9100,
            "effective_price": 259990,
            "effective_price_per_sqft": 176.98,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 97,
            "estimated_monthly_tax": 466,
            "estimated_monthly_total_with_ti_hoa": 2294,
            "five_year_total_before_tax_insurance_hoa": 120733,
            "five_year_total_cost_estimate": 154531,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 255281,
            "monthly_mi": 117,
            "monthly_pi": 1614,
            "monthly_pi_plus_mi": 1731,
            "price_cut_already_reflected": 7362,
            "remaining_balance_after_5_years": 238971
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 259990,
            "effective_price_per_sqft": 176.98,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 97,
            "estimated_monthly_tax": 466,
            "estimated_monthly_total_with_ti_hoa": 2267,
            "five_year_total_before_tax_insurance_hoa": 110016,
            "five_year_total_cost_estimate": 143815,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 259990,
            "monthly_mi": 0,
            "monthly_pi": 1704,
            "monthly_pi_plus_mi": 1704,
            "price_cut_already_reflected": 7362,
            "remaining_balance_after_5_years": 244336
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 259990,
            "effective_price_per_sqft": 176.98,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 97,
            "estimated_monthly_tax": 466,
            "estimated_monthly_total_with_ti_hoa": 2225,
            "five_year_total_before_tax_insurance_hoa": 107473,
            "five_year_total_cost_estimate": 141271,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 265580,
            "monthly_mi": 0,
            "monthly_pi": 1661,
            "monthly_pi_plus_mi": 1661,
            "price_cut_already_reflected": 7362,
            "remaining_balance_after_5_years": 248324
          }
        }
      },
      "id": "6e16df3d4f3c",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender",
        "price_reduction",
        "rate_buydown"
      ],
      "negotiability_score": 100,
      "original_price": 267352,
      "preferred_lender_required": true,
      "price": 259990,
      "price_cut": 7362,
      "rate": "2.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement, price reduction, rate buydown language.",
      "sqft": 1469,
      "subdivision": "Oak Ridge",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "1518 Flatland Trail",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 29.13,
        "arbitrage_delta_percent": 19.05,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "111 N 5th Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "111-n-5th-street-temple",
            "price": 179900,
            "price_per_sqft": 119.53,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1505,
            "sqft_delta": 0,
            "subdivision": "Temple Original",
            "year_built": 1927
          },
          {
            "address": "4708 Oxford Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "4708-oxford-drive-temple",
            "price": 230000,
            "price_per_sqft": 152.93,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1504,
            "sqft_delta": -1,
            "subdivision": "Stratford Place Ph V",
            "year_built": 1994
          },
          {
            "address": "5209 Foxhill Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "5209-foxhill-road-temple",
            "price": 268999,
            "price_per_sqft": 178.62,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1506,
            "sqft_delta": 1,
            "subdivision": "West Ridge Ph Ix",
            "year_built": 2008
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 111 N 5th Street, 4708 Oxford Drive, 5209 Foxhill Road, this new-construction card is $29/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 152.93,
        "new_effective_price_per_sqft": 182.06,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Jerry Wright Homes",
      "city": "Temple",
      "closing_credit": 10000,
      "dom": 341,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 182.06,
              "estimated_monthly_total_with_ti_hoa": 2344,
              "five_year_total_cost_estimate": 140664,
              "five_year_total_delta_vs_baseline": -35060,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 329,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 182.06,
              "estimated_monthly_total_with_ti_hoa": 2389,
              "five_year_total_cost_estimate": 143345,
              "five_year_total_delta_vs_baseline": -32379,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 374,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 182.06,
              "estimated_monthly_total_with_ti_hoa": 2417,
              "five_year_total_cost_estimate": 154638,
              "five_year_total_delta_vs_baseline": -21086,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 402,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 182.06,
              "estimated_monthly_total_with_ti_hoa": 2283,
              "five_year_total_cost_estimate": 155323,
              "five_year_total_delta_vs_baseline": -20401,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 268,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 182.06,
              "estimated_monthly_total_with_ti_hoa": 2438,
              "five_year_total_cost_estimate": 159989,
              "five_year_total_delta_vs_baseline": -15735,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 423,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 182.06,
              "estimated_monthly_total_with_ti_hoa": 2015,
              "five_year_total_cost_estimate": 175724,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 182.06,
              "estimated_monthly_total_with_ti_hoa": 594,
              "five_year_total_cost_estimate": 309620,
              "five_year_total_delta_vs_baseline": 133896,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1421,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 10000,
            "down_payment": 13700,
            "effective_price": 274000,
            "effective_price_per_sqft": 182.06,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 103,
            "estimated_monthly_tax": 491,
            "estimated_monthly_total_with_ti_hoa": 2283,
            "five_year_total_before_tax_insurance_hoa": 119703,
            "five_year_total_cost_estimate": 155323,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 260300,
            "monthly_mi": 130,
            "monthly_pi": 1559,
            "monthly_pi_plus_mi": 1689,
            "price_cut_already_reflected": 13900,
            "remaining_balance_after_5_years": 244358
          },
          "cash": {
            "detected_incentive_value": 10000,
            "down_payment": 274000,
            "effective_price": 274000,
            "effective_price_per_sqft": 182.06,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 103,
            "estimated_monthly_tax": 491,
            "estimated_monthly_total_with_ti_hoa": 594,
            "five_year_total_before_tax_insurance_hoa": 274000,
            "five_year_total_cost_estimate": 309620,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 13900,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 10000,
            "down_payment": 54800,
            "effective_price": 274000,
            "effective_price_per_sqft": 182.06,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 103,
            "estimated_monthly_tax": 491,
            "estimated_monthly_total_with_ti_hoa": 2015,
            "five_year_total_before_tax_insurance_hoa": 140104,
            "five_year_total_cost_estimate": 175724,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 219200,
            "monthly_mi": 0,
            "monthly_pi": 1422,
            "monthly_pi_plus_mi": 1422,
            "price_cut_already_reflected": 13900,
            "remaining_balance_after_5_years": 205776
          },
          "conventional_5": {
            "detected_incentive_value": 10000,
            "down_payment": 13700,
            "effective_price": 274000,
            "effective_price_per_sqft": 182.06,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 103,
            "estimated_monthly_tax": 491,
            "estimated_monthly_total_with_ti_hoa": 2438,
            "five_year_total_before_tax_insurance_hoa": 124369,
            "five_year_total_cost_estimate": 159989,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 260300,
            "monthly_mi": 130,
            "monthly_pi": 1714,
            "monthly_pi_plus_mi": 1844,
            "price_cut_already_reflected": 13900,
            "remaining_balance_after_5_years": 244761
          },
          "fha_3_5": {
            "detected_incentive_value": 10000,
            "down_payment": 9590,
            "effective_price": 274000,
            "effective_price_per_sqft": 182.06,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 103,
            "estimated_monthly_tax": 491,
            "estimated_monthly_total_with_ti_hoa": 2417,
            "five_year_total_before_tax_insurance_hoa": 119018,
            "five_year_total_cost_estimate": 154638,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 269037,
            "monthly_mi": 123,
            "monthly_pi": 1700,
            "monthly_pi_plus_mi": 1824,
            "price_cut_already_reflected": 13900,
            "remaining_balance_after_5_years": 251848
          },
          "physician_0": {
            "detected_incentive_value": 10000,
            "down_payment": 0,
            "effective_price": 274000,
            "effective_price_per_sqft": 182.06,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 103,
            "estimated_monthly_tax": 491,
            "estimated_monthly_total_with_ti_hoa": 2389,
            "five_year_total_before_tax_insurance_hoa": 107725,
            "five_year_total_cost_estimate": 143345,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 274000,
            "monthly_mi": 0,
            "monthly_pi": 1795,
            "monthly_pi_plus_mi": 1795,
            "price_cut_already_reflected": 13900,
            "remaining_balance_after_5_years": 257503
          },
          "va_0": {
            "detected_incentive_value": 10000,
            "down_payment": 0,
            "effective_price": 274000,
            "effective_price_per_sqft": 182.06,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 103,
            "estimated_monthly_tax": 491,
            "estimated_monthly_total_with_ti_hoa": 2344,
            "five_year_total_before_tax_insurance_hoa": 105044,
            "five_year_total_cost_estimate": 140664,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 279891,
            "monthly_mi": 0,
            "monthly_pi": 1751,
            "monthly_pi_plus_mi": 1751,
            "price_cut_already_reflected": 13900,
            "remaining_balance_after_5_years": 261705
          }
        }
      },
      "id": "8a6ba443fff7",
      "incentive_types": [
        "builder_concession",
        "closing_costs",
        "preferred_lender",
        "price_reduction",
        "rate_buydown",
        "title_policy_survey"
      ],
      "negotiability_score": 100,
      "original_price": 297900,
      "preferred_lender_required": true,
      "price": 284000,
      "price_cut": 13900,
      "rate": null,
      "source_summary": "Detected from MLS export: builder concession language, closing-cost concession language, preferred-lender requirement, price reduction, rate buydown language, title policy or survey language.",
      "sqft": 1505,
      "subdivision": "Prairie Ridge",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "1807 Bear Grass Ridge Road",
      "apr": "6.23%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 19.15,
        "arbitrage_delta_percent": 14.23,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "2505 Canyon Creek Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "2505-canyon-creek-drive-temple",
            "price": 249900,
            "price_per_sqft": 134.57,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1857,
            "sqft_delta": 3,
            "subdivision": "Cliffs Of Canyon Creek Ph I",
            "year_built": 1983
          },
          {
            "address": "3811 River Oaks Circle",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "3811-river-oaks-circle-temple",
            "price": 237900,
            "price_per_sqft": 128.59,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1850,
            "sqft_delta": -4,
            "subdivision": "The Oaks",
            "year_built": 1981
          },
          {
            "address": "5921 Stanford Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "5921-stanford-drive-temple",
            "price": 289000,
            "price_per_sqft": 156.47,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1847,
            "sqft_delta": -7,
            "subdivision": "Alta Vista I",
            "year_built": 2013
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 2505 Canyon Creek Drive, 3811 River Oaks Circle, 5921 Stanford Drive, this new-construction card is $19/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 134.57,
        "new_effective_price_per_sqft": 153.72,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Temple",
      "closing_credit": null,
      "dom": 216,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 153.72,
              "estimated_monthly_total_with_ti_hoa": 2438,
              "five_year_total_cost_estimate": 154856,
              "five_year_total_delta_vs_baseline": -36466,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 342,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 153.72,
              "estimated_monthly_total_with_ti_hoa": 2485,
              "five_year_total_cost_estimate": 157644,
              "five_year_total_delta_vs_baseline": -33678,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 389,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 152.18,
              "estimated_monthly_total_with_ti_hoa": 2351,
              "five_year_total_cost_estimate": 165637,
              "five_year_total_delta_vs_baseline": -25685,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 255,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 153.72,
              "estimated_monthly_total_with_ti_hoa": 2514,
              "five_year_total_cost_estimate": 169391,
              "five_year_total_delta_vs_baseline": -21931,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 418,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 153.72,
              "estimated_monthly_total_with_ti_hoa": 2536,
              "five_year_total_cost_estimate": 174956,
              "five_year_total_delta_vs_baseline": -16366,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 440,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 153.72,
              "estimated_monthly_total_with_ti_hoa": 2096,
              "five_year_total_cost_estimate": 191322,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 153.72,
              "estimated_monthly_total_with_ti_hoa": 617,
              "five_year_total_cost_estimate": 330588,
              "five_year_total_delta_vs_baseline": 139266,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1479,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2850,
            "down_payment": 14107,
            "effective_price": 282140,
            "effective_price_per_sqft": 152.18,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 106,
            "estimated_monthly_tax": 506,
            "estimated_monthly_total_with_ti_hoa": 2351,
            "five_year_total_before_tax_insurance_hoa": 128959,
            "five_year_total_cost_estimate": 165637,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 268033,
            "monthly_mi": 134,
            "monthly_pi": 1605,
            "monthly_pi_plus_mi": 1739,
            "price_cut_already_reflected": 29003,
            "remaining_balance_after_5_years": 251618
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 284990,
            "effective_price": 284990,
            "effective_price_per_sqft": 153.72,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 107,
            "estimated_monthly_tax": 511,
            "estimated_monthly_total_with_ti_hoa": 617,
            "five_year_total_before_tax_insurance_hoa": 293540,
            "five_year_total_cost_estimate": 330588,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 29003,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 56998,
            "effective_price": 284990,
            "effective_price_per_sqft": 153.72,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 107,
            "estimated_monthly_tax": 511,
            "estimated_monthly_total_with_ti_hoa": 2096,
            "five_year_total_before_tax_insurance_hoa": 154273,
            "five_year_total_cost_estimate": 191322,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 227992,
            "monthly_mi": 0,
            "monthly_pi": 1479,
            "monthly_pi_plus_mi": 1479,
            "price_cut_already_reflected": 29003,
            "remaining_balance_after_5_years": 214029
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 14250,
            "effective_price": 284990,
            "effective_price_per_sqft": 153.72,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 107,
            "estimated_monthly_tax": 511,
            "estimated_monthly_total_with_ti_hoa": 2536,
            "five_year_total_before_tax_insurance_hoa": 137907,
            "five_year_total_cost_estimate": 174956,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 270740,
            "monthly_mi": 135,
            "monthly_pi": 1783,
            "monthly_pi_plus_mi": 1918,
            "price_cut_already_reflected": 29003,
            "remaining_balance_after_5_years": 254578
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 9975,
            "effective_price": 284990,
            "effective_price_per_sqft": 153.72,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 107,
            "estimated_monthly_tax": 511,
            "estimated_monthly_total_with_ti_hoa": 2514,
            "five_year_total_before_tax_insurance_hoa": 132342,
            "five_year_total_cost_estimate": 169391,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 279828,
            "monthly_mi": 128,
            "monthly_pi": 1769,
            "monthly_pi_plus_mi": 1897,
            "price_cut_already_reflected": 29003,
            "remaining_balance_after_5_years": 261950
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 284990,
            "effective_price_per_sqft": 153.72,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 107,
            "estimated_monthly_tax": 511,
            "estimated_monthly_total_with_ti_hoa": 2485,
            "five_year_total_before_tax_insurance_hoa": 120595,
            "five_year_total_cost_estimate": 157644,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 284990,
            "monthly_mi": 0,
            "monthly_pi": 1867,
            "monthly_pi_plus_mi": 1867,
            "price_cut_already_reflected": 29003,
            "remaining_balance_after_5_years": 267831
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 284990,
            "effective_price_per_sqft": 153.72,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 107,
            "estimated_monthly_tax": 511,
            "estimated_monthly_total_with_ti_hoa": 2438,
            "five_year_total_before_tax_insurance_hoa": 117807,
            "five_year_total_cost_estimate": 154856,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 291117,
            "monthly_mi": 0,
            "monthly_pi": 1821,
            "monthly_pi_plus_mi": 1821,
            "price_cut_already_reflected": 29003,
            "remaining_balance_after_5_years": 272202
          }
        }
      },
      "id": "807ec8cf8024",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender",
        "price_reduction"
      ],
      "negotiability_score": 100,
      "original_price": 313993,
      "preferred_lender_required": true,
      "price": 284990,
      "price_cut": 29003,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement, price reduction.",
      "sqft": 1854,
      "subdivision": "Ridge at Knob Creek",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "8905 Ponderosa Pine Road",
      "apr": "6.23%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 3.39,
        "arbitrage_delta_percent": 2.02,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1223 Kiskadee Branch Branch",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "1223-kiskadee-branch-branch-temple",
            "price": 299000,
            "price_per_sqft": 179.58,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1665,
            "sqft_delta": -1,
            "subdivision": "Lake Pointe",
            "year_built": 2018
          },
          {
            "address": "10409 Orion Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "10409-orion-drive-temple",
            "price": 263000,
            "price_per_sqft": 158.05,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-0-500.csv",
            "sqft": 1664,
            "sqft_delta": -2,
            "subdivision": "Windmill Farms Ph III",
            "year_built": 2011
          },
          {
            "address": "7909 McCulloch Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "7909-mcculloch-road-temple",
            "price": 279000,
            "price_per_sqft": 167.67,
            "source": "/Users/taylordasch_1/market-monitor/05-14-2026-mls-templebelton.csv",
            "sqft": 1664,
            "sqft_delta": -2,
            "subdivision": "Pea Rdg Ph 1",
            "year_built": 2020
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1223 Kiskadee Branch Branch, 10409 Orion Drive, 7909 McCulloch Road, this new-construction card is $3/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 167.67,
        "new_effective_price_per_sqft": 171.06,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Temple",
      "closing_credit": null,
      "dom": 161,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 171.06,
              "estimated_monthly_total_with_ti_hoa": 2438,
              "five_year_total_cost_estimate": 154856,
              "five_year_total_delta_vs_baseline": -36466,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 342,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 171.06,
              "estimated_monthly_total_with_ti_hoa": 2485,
              "five_year_total_cost_estimate": 157644,
              "five_year_total_delta_vs_baseline": -33678,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 389,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 169.35,
              "estimated_monthly_total_with_ti_hoa": 2351,
              "five_year_total_cost_estimate": 165637,
              "five_year_total_delta_vs_baseline": -25685,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 255,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 171.06,
              "estimated_monthly_total_with_ti_hoa": 2514,
              "five_year_total_cost_estimate": 169391,
              "five_year_total_delta_vs_baseline": -21931,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 418,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 171.06,
              "estimated_monthly_total_with_ti_hoa": 2536,
              "five_year_total_cost_estimate": 174956,
              "five_year_total_delta_vs_baseline": -16366,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 440,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 171.06,
              "estimated_monthly_total_with_ti_hoa": 2096,
              "five_year_total_cost_estimate": 191322,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 171.06,
              "estimated_monthly_total_with_ti_hoa": 617,
              "five_year_total_cost_estimate": 330588,
              "five_year_total_delta_vs_baseline": 139266,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1479,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2850,
            "down_payment": 14107,
            "effective_price": 282140,
            "effective_price_per_sqft": 169.35,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 106,
            "estimated_monthly_tax": 506,
            "estimated_monthly_total_with_ti_hoa": 2351,
            "five_year_total_before_tax_insurance_hoa": 128959,
            "five_year_total_cost_estimate": 165637,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 268033,
            "monthly_mi": 134,
            "monthly_pi": 1605,
            "monthly_pi_plus_mi": 1739,
            "price_cut_already_reflected": 18680,
            "remaining_balance_after_5_years": 251618
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 284990,
            "effective_price": 284990,
            "effective_price_per_sqft": 171.06,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 107,
            "estimated_monthly_tax": 511,
            "estimated_monthly_total_with_ti_hoa": 617,
            "five_year_total_before_tax_insurance_hoa": 293540,
            "five_year_total_cost_estimate": 330588,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 18680,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 56998,
            "effective_price": 284990,
            "effective_price_per_sqft": 171.06,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 107,
            "estimated_monthly_tax": 511,
            "estimated_monthly_total_with_ti_hoa": 2096,
            "five_year_total_before_tax_insurance_hoa": 154273,
            "five_year_total_cost_estimate": 191322,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 227992,
            "monthly_mi": 0,
            "monthly_pi": 1479,
            "monthly_pi_plus_mi": 1479,
            "price_cut_already_reflected": 18680,
            "remaining_balance_after_5_years": 214029
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 14250,
            "effective_price": 284990,
            "effective_price_per_sqft": 171.06,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 107,
            "estimated_monthly_tax": 511,
            "estimated_monthly_total_with_ti_hoa": 2536,
            "five_year_total_before_tax_insurance_hoa": 137907,
            "five_year_total_cost_estimate": 174956,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 270740,
            "monthly_mi": 135,
            "monthly_pi": 1783,
            "monthly_pi_plus_mi": 1918,
            "price_cut_already_reflected": 18680,
            "remaining_balance_after_5_years": 254578
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 9975,
            "effective_price": 284990,
            "effective_price_per_sqft": 171.06,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 107,
            "estimated_monthly_tax": 511,
            "estimated_monthly_total_with_ti_hoa": 2514,
            "five_year_total_before_tax_insurance_hoa": 132342,
            "five_year_total_cost_estimate": 169391,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 279828,
            "monthly_mi": 128,
            "monthly_pi": 1769,
            "monthly_pi_plus_mi": 1897,
            "price_cut_already_reflected": 18680,
            "remaining_balance_after_5_years": 261950
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 284990,
            "effective_price_per_sqft": 171.06,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 107,
            "estimated_monthly_tax": 511,
            "estimated_monthly_total_with_ti_hoa": 2485,
            "five_year_total_before_tax_insurance_hoa": 120595,
            "five_year_total_cost_estimate": 157644,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 284990,
            "monthly_mi": 0,
            "monthly_pi": 1867,
            "monthly_pi_plus_mi": 1867,
            "price_cut_already_reflected": 18680,
            "remaining_balance_after_5_years": 267831
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 284990,
            "effective_price_per_sqft": 171.06,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 107,
            "estimated_monthly_tax": 511,
            "estimated_monthly_total_with_ti_hoa": 2438,
            "five_year_total_before_tax_insurance_hoa": 117807,
            "five_year_total_cost_estimate": 154856,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 291117,
            "monthly_mi": 0,
            "monthly_pi": 1821,
            "monthly_pi_plus_mi": 1821,
            "price_cut_already_reflected": 18680,
            "remaining_balance_after_5_years": 272202
          }
        }
      },
      "id": "a15f0f426c6b",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender",
        "price_reduction",
        "rate_buydown"
      ],
      "negotiability_score": 100,
      "original_price": 303670,
      "preferred_lender_required": true,
      "price": 284990,
      "price_cut": 18680,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement, price reduction, rate buydown language.",
      "sqft": 1666,
      "subdivision": "Mesa Ridge",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "2302 Healy Drive",
      "apr": "6.23%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 16.87,
        "arbitrage_delta_percent": 11.7,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "7204 Rickey Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "7204-rickey-drive-temple",
            "price": 260000,
            "price_per_sqft": 139.34,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1866,
            "sqft_delta": 3,
            "subdivision": "Waco Road West Sub",
            "year_built": 2005
          },
          {
            "address": "313 Ruggles Loop",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "313-ruggles-loop-temple",
            "price": 269000,
            "price_per_sqft": 144.16,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1866,
            "sqft_delta": 3,
            "subdivision": "Bellaire North Sec 6",
            "year_built": 1976
          },
          {
            "address": "815 Cross Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "815-cross-drive-temple",
            "price": 325000,
            "price_per_sqft": 174.17,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1866,
            "sqft_delta": 3,
            "subdivision": "Wyndham Hill Additio",
            "year_built": 2018
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 7204 Rickey Drive, 313 Ruggles Loop, 815 Cross Drive, this new-construction card is $17/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 144.16,
        "new_effective_price_per_sqft": 161.03,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Temple",
      "closing_credit": null,
      "dom": 203,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 161.03,
              "estimated_monthly_total_with_ti_hoa": 2567,
              "five_year_total_cost_estimate": 163006,
              "five_year_total_delta_vs_baseline": -38385,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 360,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 161.03,
              "estimated_monthly_total_with_ti_hoa": 2616,
              "five_year_total_cost_estimate": 165941,
              "five_year_total_delta_vs_baseline": -35450,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 409,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 159.41,
              "estimated_monthly_total_with_ti_hoa": 2474,
              "five_year_total_cost_estimate": 174355,
              "five_year_total_delta_vs_baseline": -27036,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 267,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 161.03,
              "estimated_monthly_total_with_ti_hoa": 2647,
              "five_year_total_cost_estimate": 178306,
              "five_year_total_delta_vs_baseline": -23085,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 440,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 161.03,
              "estimated_monthly_total_with_ti_hoa": 2669,
              "five_year_total_cost_estimate": 184164,
              "five_year_total_delta_vs_baseline": -17227,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 462,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 161.03,
              "estimated_monthly_total_with_ti_hoa": 2207,
              "five_year_total_cost_estimate": 201391,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 161.03,
              "estimated_monthly_total_with_ti_hoa": 650,
              "five_year_total_cost_estimate": 347988,
              "five_year_total_delta_vs_baseline": 146597,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1557,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 3000,
            "down_payment": 14850,
            "effective_price": 296990,
            "effective_price_per_sqft": 159.41,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 111,
            "estimated_monthly_tax": 532,
            "estimated_monthly_total_with_ti_hoa": 2474,
            "five_year_total_before_tax_insurance_hoa": 135746,
            "five_year_total_cost_estimate": 174355,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 282140,
            "monthly_mi": 141,
            "monthly_pi": 1690,
            "monthly_pi_plus_mi": 1831,
            "price_cut_already_reflected": 13347,
            "remaining_balance_after_5_years": 264861
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 299990,
            "effective_price": 299990,
            "effective_price_per_sqft": 161.03,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 112,
            "estimated_monthly_tax": 537,
            "estimated_monthly_total_with_ti_hoa": 650,
            "five_year_total_before_tax_insurance_hoa": 308990,
            "five_year_total_cost_estimate": 347988,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 13347,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 59998,
            "effective_price": 299990,
            "effective_price_per_sqft": 161.03,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 112,
            "estimated_monthly_tax": 537,
            "estimated_monthly_total_with_ti_hoa": 2207,
            "five_year_total_before_tax_insurance_hoa": 162393,
            "five_year_total_cost_estimate": 201391,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 239992,
            "monthly_mi": 0,
            "monthly_pi": 1557,
            "monthly_pi_plus_mi": 1557,
            "price_cut_already_reflected": 13347,
            "remaining_balance_after_5_years": 225294
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 15000,
            "effective_price": 299990,
            "effective_price_per_sqft": 161.03,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 112,
            "estimated_monthly_tax": 537,
            "estimated_monthly_total_with_ti_hoa": 2669,
            "five_year_total_before_tax_insurance_hoa": 145166,
            "five_year_total_cost_estimate": 184164,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 284990,
            "monthly_mi": 142,
            "monthly_pi": 1877,
            "monthly_pi_plus_mi": 2019,
            "price_cut_already_reflected": 13347,
            "remaining_balance_after_5_years": 267977
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 10500,
            "effective_price": 299990,
            "effective_price_per_sqft": 161.03,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 112,
            "estimated_monthly_tax": 537,
            "estimated_monthly_total_with_ti_hoa": 2647,
            "five_year_total_before_tax_insurance_hoa": 139307,
            "five_year_total_cost_estimate": 178306,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 294556,
            "monthly_mi": 135,
            "monthly_pi": 1862,
            "monthly_pi_plus_mi": 1997,
            "price_cut_already_reflected": 13347,
            "remaining_balance_after_5_years": 275737
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 299990,
            "effective_price_per_sqft": 161.03,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 112,
            "estimated_monthly_tax": 537,
            "estimated_monthly_total_with_ti_hoa": 2616,
            "five_year_total_before_tax_insurance_hoa": 126942,
            "five_year_total_cost_estimate": 165941,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 299990,
            "monthly_mi": 0,
            "monthly_pi": 1966,
            "monthly_pi_plus_mi": 1966,
            "price_cut_already_reflected": 13347,
            "remaining_balance_after_5_years": 281928
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 299990,
            "effective_price_per_sqft": 161.03,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 112,
            "estimated_monthly_tax": 537,
            "estimated_monthly_total_with_ti_hoa": 2567,
            "five_year_total_before_tax_insurance_hoa": 124008,
            "five_year_total_cost_estimate": 163006,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 306440,
            "monthly_mi": 0,
            "monthly_pi": 1917,
            "monthly_pi_plus_mi": 1917,
            "price_cut_already_reflected": 13347,
            "remaining_balance_after_5_years": 286529
          }
        }
      },
      "id": "ec4329e8daab",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender",
        "price_reduction",
        "rate_buydown"
      ],
      "negotiability_score": 100,
      "original_price": 313337,
      "preferred_lender_required": true,
      "price": 299990,
      "price_cut": 13347,
      "rate": "2.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement, price reduction, rate buydown language.",
      "sqft": 1863,
      "subdivision": "Mesa Ridge",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "1102 College Avenue",
      "apr": "6.23%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": -29.28,
        "arbitrage_delta_percent": -16.04,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1503 E Calhoun Avenue",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "1503-e-calhoun-avenue-temple",
            "price": 184900,
            "price_per_sqft": 157.23,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1176,
            "sqft_delta": 2,
            "subdivision": "Highland Terrace Annex Ph I",
            "year_built": 1999
          },
          {
            "address": "1607 Ridgeway Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "1607-ridgeway-drive-temple",
            "price": 214000,
            "price_per_sqft": 182.59,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1172,
            "sqft_delta": -2,
            "subdivision": "Oak Hills Sec Two Ph Tw",
            "year_built": 1988
          },
          {
            "address": "1319 N 12th Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "1319-n-12th-street-temple",
            "price": 215000,
            "price_per_sqft": 183.45,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1172,
            "sqft_delta": -2,
            "subdivision": "Patterson Add Ph One",
            "year_built": 1996
          }
        ],
        "favorable": true,
        "honest_writeup": "Compared with 1503 E Calhoun Avenue, 1607 Ridgeway Drive, 1319 N 12th Street, this new-construction card is $29/sqft cheaper on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 182.59,
        "new_effective_price_per_sqft": 153.31,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Troy",
      "closing_credit": null,
      "dom": 122,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 153.31,
              "estimated_monthly_total_with_ti_hoa": 1540,
              "five_year_total_cost_estimate": 97802,
              "five_year_total_delta_vs_baseline": -23030,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 216,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 153.31,
              "estimated_monthly_total_with_ti_hoa": 1569,
              "five_year_total_cost_estimate": 99562,
              "five_year_total_delta_vs_baseline": -21270,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 245,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 151.78,
              "estimated_monthly_total_with_ti_hoa": 1485,
              "five_year_total_cost_estimate": 104611,
              "five_year_total_delta_vs_baseline": -16221,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 161,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 153.31,
              "estimated_monthly_total_with_ti_hoa": 1588,
              "five_year_total_cost_estimate": 106981,
              "five_year_total_delta_vs_baseline": -13851,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 264,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 153.31,
              "estimated_monthly_total_with_ti_hoa": 1602,
              "five_year_total_cost_estimate": 110496,
              "five_year_total_delta_vs_baseline": -10336,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 278,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 153.31,
              "estimated_monthly_total_with_ti_hoa": 1324,
              "five_year_total_cost_estimate": 120832,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 153.31,
              "estimated_monthly_total_with_ti_hoa": 390,
              "five_year_total_cost_estimate": 208788,
              "five_year_total_delta_vs_baseline": 87956,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -934,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 1800,
            "down_payment": 8910,
            "effective_price": 178190,
            "effective_price_per_sqft": 151.78,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 67,
            "estimated_monthly_tax": 319,
            "estimated_monthly_total_with_ti_hoa": 1485,
            "five_year_total_before_tax_insurance_hoa": 81446,
            "five_year_total_cost_estimate": 104611,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 169280,
            "monthly_mi": 85,
            "monthly_pi": 1014,
            "monthly_pi_plus_mi": 1098,
            "price_cut_already_reflected": 21000,
            "remaining_balance_after_5_years": 158913
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 179990,
            "effective_price": 179990,
            "effective_price_per_sqft": 153.31,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 67,
            "estimated_monthly_tax": 322,
            "estimated_monthly_total_with_ti_hoa": 390,
            "five_year_total_before_tax_insurance_hoa": 185390,
            "five_year_total_cost_estimate": 208788,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 21000,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 35998,
            "effective_price": 179990,
            "effective_price_per_sqft": 153.31,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 67,
            "estimated_monthly_tax": 322,
            "estimated_monthly_total_with_ti_hoa": 1324,
            "five_year_total_before_tax_insurance_hoa": 97433,
            "five_year_total_cost_estimate": 120832,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 143992,
            "monthly_mi": 0,
            "monthly_pi": 934,
            "monthly_pi_plus_mi": 934,
            "price_cut_already_reflected": 21000,
            "remaining_balance_after_5_years": 135174
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 9000,
            "effective_price": 179990,
            "effective_price_per_sqft": 153.31,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 67,
            "estimated_monthly_tax": 322,
            "estimated_monthly_total_with_ti_hoa": 1602,
            "five_year_total_before_tax_insurance_hoa": 87098,
            "five_year_total_cost_estimate": 110496,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 170990,
            "monthly_mi": 85,
            "monthly_pi": 1126,
            "monthly_pi_plus_mi": 1212,
            "price_cut_already_reflected": 21000,
            "remaining_balance_after_5_years": 160783
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 6300,
            "effective_price": 179990,
            "effective_price_per_sqft": 153.31,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 67,
            "estimated_monthly_tax": 322,
            "estimated_monthly_total_with_ti_hoa": 1588,
            "five_year_total_before_tax_insurance_hoa": 83583,
            "five_year_total_cost_estimate": 106981,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 176730,
            "monthly_mi": 81,
            "monthly_pi": 1117,
            "monthly_pi_plus_mi": 1198,
            "price_cut_already_reflected": 21000,
            "remaining_balance_after_5_years": 165439
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 179990,
            "effective_price_per_sqft": 153.31,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 67,
            "estimated_monthly_tax": 322,
            "estimated_monthly_total_with_ti_hoa": 1569,
            "five_year_total_before_tax_insurance_hoa": 76164,
            "five_year_total_cost_estimate": 99562,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 179990,
            "monthly_mi": 0,
            "monthly_pi": 1179,
            "monthly_pi_plus_mi": 1179,
            "price_cut_already_reflected": 21000,
            "remaining_balance_after_5_years": 169153
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 179990,
            "effective_price_per_sqft": 153.31,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 67,
            "estimated_monthly_tax": 322,
            "estimated_monthly_total_with_ti_hoa": 1540,
            "five_year_total_before_tax_insurance_hoa": 74403,
            "five_year_total_cost_estimate": 97802,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 183860,
            "monthly_mi": 0,
            "monthly_pi": 1150,
            "monthly_pi_plus_mi": 1150,
            "price_cut_already_reflected": 21000,
            "remaining_balance_after_5_years": 171914
          }
        }
      },
      "id": "7d8072638bfb",
      "incentive_types": [
        "closing_costs",
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender",
        "price_reduction"
      ],
      "negotiability_score": 100,
      "original_price": 200990,
      "preferred_lender_required": true,
      "price": 179990,
      "price_cut": 21000,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: closing-cost concession language, limited incentive language, fixed-rate incentive, preferred-lender requirement, price reduction.",
      "sqft": 1174,
      "subdivision": "College Park",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "3202 Salt Fork Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": -3.33,
        "arbitrage_delta_percent": -2.16,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "903 Cliffside Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "903-cliffside-drive-harker-heights",
            "price": 250000,
            "price_per_sqft": 159.24,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1570,
            "sqft_delta": -4,
            "subdivision": "Tanglewood North Second Unit",
            "year_built": 1979
          },
          {
            "address": "1703 Quarry Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1703-quarry-trail-harker-heights",
            "price": 212500,
            "price_per_sqft": 136.92,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1552,
            "sqft_delta": -22,
            "subdivision": "Fawn Valley Rep Blks 1-2",
            "year_built": 1995
          },
          {
            "address": "2010 Shadow Ridge Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "2010-shadow-ridge-road-harker-heights",
            "price": 238500,
            "price_per_sqft": 154.47,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1544,
            "sqft_delta": -30,
            "subdivision": "Whitten Place",
            "year_built": 1993
          }
        ],
        "favorable": true,
        "honest_writeup": "Compared with 903 Cliffside Drive, 1703 Quarry Trail, 2010 Shadow Ridge Road, this new-construction card is $3/sqft cheaper on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 154.47,
        "new_effective_price_per_sqft": 151.14,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Victory Homes",
      "city": "Killeen",
      "closing_credit": 12000,
      "dom": 372,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 151.14,
              "estimated_monthly_total_with_ti_hoa": 2036,
              "five_year_total_cost_estimate": 122131,
              "five_year_total_delta_vs_baseline": -30441,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 286,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 151.14,
              "estimated_monthly_total_with_ti_hoa": 2074,
              "five_year_total_cost_estimate": 124459,
              "five_year_total_delta_vs_baseline": -28113,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 324,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 151.14,
              "estimated_monthly_total_with_ti_hoa": 2099,
              "five_year_total_cost_estimate": 134265,
              "five_year_total_delta_vs_baseline": -18307,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 349,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 151.14,
              "estimated_monthly_total_with_ti_hoa": 1982,
              "five_year_total_cost_estimate": 134859,
              "five_year_total_delta_vs_baseline": -17713,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 232,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 151.14,
              "estimated_monthly_total_with_ti_hoa": 2117,
              "five_year_total_cost_estimate": 138910,
              "five_year_total_delta_vs_baseline": -13662,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 367,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 151.14,
              "estimated_monthly_total_with_ti_hoa": 1750,
              "five_year_total_cost_estimate": 152572,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 151.14,
              "estimated_monthly_total_with_ti_hoa": 515,
              "five_year_total_cost_estimate": 268827,
              "five_year_total_delta_vs_baseline": 116255,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1235,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 12000,
            "down_payment": 11895,
            "effective_price": 237900,
            "effective_price_per_sqft": 151.14,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 89,
            "estimated_monthly_tax": 426,
            "estimated_monthly_total_with_ti_hoa": 1982,
            "five_year_total_before_tax_insurance_hoa": 103932,
            "five_year_total_cost_estimate": 134859,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 226005,
            "monthly_mi": 113,
            "monthly_pi": 1354,
            "monthly_pi_plus_mi": 1467,
            "price_cut_already_reflected": 9100,
            "remaining_balance_after_5_years": 212164
          },
          "cash": {
            "detected_incentive_value": 12000,
            "down_payment": 237900,
            "effective_price": 237900,
            "effective_price_per_sqft": 151.14,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 89,
            "estimated_monthly_tax": 426,
            "estimated_monthly_total_with_ti_hoa": 515,
            "five_year_total_before_tax_insurance_hoa": 237900,
            "five_year_total_cost_estimate": 268827,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 9100,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 12000,
            "down_payment": 47580,
            "effective_price": 237900,
            "effective_price_per_sqft": 151.14,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 89,
            "estimated_monthly_tax": 426,
            "estimated_monthly_total_with_ti_hoa": 1750,
            "five_year_total_before_tax_insurance_hoa": 121645,
            "five_year_total_cost_estimate": 152572,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 190320,
            "monthly_mi": 0,
            "monthly_pi": 1234,
            "monthly_pi_plus_mi": 1234,
            "price_cut_already_reflected": 9100,
            "remaining_balance_after_5_years": 178664
          },
          "conventional_5": {
            "detected_incentive_value": 12000,
            "down_payment": 11895,
            "effective_price": 237900,
            "effective_price_per_sqft": 151.14,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 89,
            "estimated_monthly_tax": 426,
            "estimated_monthly_total_with_ti_hoa": 2117,
            "five_year_total_before_tax_insurance_hoa": 107983,
            "five_year_total_cost_estimate": 138910,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 226005,
            "monthly_mi": 113,
            "monthly_pi": 1488,
            "monthly_pi_plus_mi": 1601,
            "price_cut_already_reflected": 9100,
            "remaining_balance_after_5_years": 212513
          },
          "fha_3_5": {
            "detected_incentive_value": 12000,
            "down_payment": 8326,
            "effective_price": 237900,
            "effective_price_per_sqft": 151.14,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 89,
            "estimated_monthly_tax": 426,
            "estimated_monthly_total_with_ti_hoa": 2099,
            "five_year_total_before_tax_insurance_hoa": 103338,
            "five_year_total_cost_estimate": 134265,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 233591,
            "monthly_mi": 107,
            "monthly_pi": 1476,
            "monthly_pi_plus_mi": 1584,
            "price_cut_already_reflected": 9100,
            "remaining_balance_after_5_years": 218667
          },
          "physician_0": {
            "detected_incentive_value": 12000,
            "down_payment": 0,
            "effective_price": 237900,
            "effective_price_per_sqft": 151.14,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 89,
            "estimated_monthly_tax": 426,
            "estimated_monthly_total_with_ti_hoa": 2074,
            "five_year_total_before_tax_insurance_hoa": 93532,
            "five_year_total_cost_estimate": 124459,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 237900,
            "monthly_mi": 0,
            "monthly_pi": 1559,
            "monthly_pi_plus_mi": 1559,
            "price_cut_already_reflected": 9100,
            "remaining_balance_after_5_years": 223576
          },
          "va_0": {
            "detected_incentive_value": 12000,
            "down_payment": 0,
            "effective_price": 237900,
            "effective_price_per_sqft": 151.14,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 89,
            "estimated_monthly_tax": 426,
            "estimated_monthly_total_with_ti_hoa": 2036,
            "five_year_total_before_tax_insurance_hoa": 91204,
            "five_year_total_cost_estimate": 122131,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 243015,
            "monthly_mi": 0,
            "monthly_pi": 1520,
            "monthly_pi_plus_mi": 1520,
            "price_cut_already_reflected": 9100,
            "remaining_balance_after_5_years": 227225
          }
        }
      },
      "id": "24ca24889a3c",
      "incentive_types": [
        "closing_costs",
        "price_reduction",
        "rate_buydown"
      ],
      "negotiability_score": 98,
      "original_price": 259000,
      "preferred_lender_required": false,
      "price": 249900,
      "price_cut": 9100,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language, price reduction, rate buydown language.",
      "sqft": 1574,
      "subdivision": "Goodnight Ranch Add",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "3200 Salt Fork Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": -19.02,
        "arbitrage_delta_percent": -11.71,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1705 Lynx Circle",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1705-lynx-circle-harker-heights",
            "price": 269900,
            "price_per_sqft": 162.39,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1662,
            "sqft_delta": 2,
            "subdivision": "Country Trails Add 6th Ph",
            "year_built": 1992
          },
          {
            "address": "2006 Longmeadow Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "2006-longmeadow-road-harker-heights",
            "price": 314900,
            "price_per_sqft": 191.31,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1646,
            "sqft_delta": -14,
            "subdivision": "Whitten Place",
            "year_built": 1988
          },
          {
            "address": "712 End O Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "712-end-o-trail-harker-heights",
            "price": 268000,
            "price_per_sqft": 159.9,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1676,
            "sqft_delta": 16,
            "subdivision": "Sun Meadows Ph One",
            "year_built": 1986
          }
        ],
        "favorable": true,
        "honest_writeup": "Compared with 1705 Lynx Circle, 2006 Longmeadow Road, 712 End O Trail, this new-construction card is $19/sqft cheaper on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 162.39,
        "new_effective_price_per_sqft": 143.37,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Victory Homes",
      "city": "Killeen",
      "closing_credit": 12000,
      "dom": 195,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 143.37,
              "estimated_monthly_total_with_ti_hoa": 2036,
              "five_year_total_cost_estimate": 122183,
              "five_year_total_delta_vs_baseline": -30453,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 285,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 143.37,
              "estimated_monthly_total_with_ti_hoa": 2075,
              "five_year_total_cost_estimate": 124511,
              "five_year_total_delta_vs_baseline": -28125,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 324,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 143.37,
              "estimated_monthly_total_with_ti_hoa": 2100,
              "five_year_total_cost_estimate": 134321,
              "five_year_total_delta_vs_baseline": -18315,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 349,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 143.37,
              "estimated_monthly_total_with_ti_hoa": 1983,
              "five_year_total_cost_estimate": 134915,
              "five_year_total_delta_vs_baseline": -17721,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 232,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 143.37,
              "estimated_monthly_total_with_ti_hoa": 2118,
              "five_year_total_cost_estimate": 138969,
              "five_year_total_delta_vs_baseline": -13667,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 367,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 143.37,
              "estimated_monthly_total_with_ti_hoa": 1751,
              "five_year_total_cost_estimate": 152636,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 143.37,
              "estimated_monthly_total_with_ti_hoa": 516,
              "five_year_total_cost_estimate": 268940,
              "five_year_total_delta_vs_baseline": 116304,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1235,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 12000,
            "down_payment": 11900,
            "effective_price": 238000,
            "effective_price_per_sqft": 143.37,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 89,
            "estimated_monthly_tax": 426,
            "estimated_monthly_total_with_ti_hoa": 1983,
            "five_year_total_before_tax_insurance_hoa": 103975,
            "five_year_total_cost_estimate": 134915,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 226100,
            "monthly_mi": 113,
            "monthly_pi": 1354,
            "monthly_pi_plus_mi": 1467,
            "price_cut_already_reflected": 15000,
            "remaining_balance_after_5_years": 212253
          },
          "cash": {
            "detected_incentive_value": 12000,
            "down_payment": 238000,
            "effective_price": 238000,
            "effective_price_per_sqft": 143.37,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 89,
            "estimated_monthly_tax": 426,
            "estimated_monthly_total_with_ti_hoa": 516,
            "five_year_total_before_tax_insurance_hoa": 238000,
            "five_year_total_cost_estimate": 268940,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 15000,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 12000,
            "down_payment": 47600,
            "effective_price": 238000,
            "effective_price_per_sqft": 143.37,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 89,
            "estimated_monthly_tax": 426,
            "estimated_monthly_total_with_ti_hoa": 1751,
            "five_year_total_before_tax_insurance_hoa": 121696,
            "five_year_total_cost_estimate": 152636,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 190400,
            "monthly_mi": 0,
            "monthly_pi": 1235,
            "monthly_pi_plus_mi": 1235,
            "price_cut_already_reflected": 15000,
            "remaining_balance_after_5_years": 178739
          },
          "conventional_5": {
            "detected_incentive_value": 12000,
            "down_payment": 11900,
            "effective_price": 238000,
            "effective_price_per_sqft": 143.37,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 89,
            "estimated_monthly_tax": 426,
            "estimated_monthly_total_with_ti_hoa": 2118,
            "five_year_total_before_tax_insurance_hoa": 108029,
            "five_year_total_cost_estimate": 138969,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 226100,
            "monthly_mi": 113,
            "monthly_pi": 1489,
            "monthly_pi_plus_mi": 1602,
            "price_cut_already_reflected": 15000,
            "remaining_balance_after_5_years": 212602
          },
          "fha_3_5": {
            "detected_incentive_value": 12000,
            "down_payment": 8330,
            "effective_price": 238000,
            "effective_price_per_sqft": 143.37,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 89,
            "estimated_monthly_tax": 426,
            "estimated_monthly_total_with_ti_hoa": 2100,
            "five_year_total_before_tax_insurance_hoa": 103381,
            "five_year_total_cost_estimate": 134321,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 233689,
            "monthly_mi": 107,
            "monthly_pi": 1477,
            "monthly_pi_plus_mi": 1584,
            "price_cut_already_reflected": 15000,
            "remaining_balance_after_5_years": 218759
          },
          "physician_0": {
            "detected_incentive_value": 12000,
            "down_payment": 0,
            "effective_price": 238000,
            "effective_price_per_sqft": 143.37,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 89,
            "estimated_monthly_tax": 426,
            "estimated_monthly_total_with_ti_hoa": 2075,
            "five_year_total_before_tax_insurance_hoa": 93571,
            "five_year_total_cost_estimate": 124511,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 238000,
            "monthly_mi": 0,
            "monthly_pi": 1560,
            "monthly_pi_plus_mi": 1560,
            "price_cut_already_reflected": 15000,
            "remaining_balance_after_5_years": 223670
          },
          "va_0": {
            "detected_incentive_value": 12000,
            "down_payment": 0,
            "effective_price": 238000,
            "effective_price_per_sqft": 143.37,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 89,
            "estimated_monthly_tax": 426,
            "estimated_monthly_total_with_ti_hoa": 2036,
            "five_year_total_before_tax_insurance_hoa": 91243,
            "five_year_total_cost_estimate": 122183,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 243117,
            "monthly_mi": 0,
            "monthly_pi": 1521,
            "monthly_pi_plus_mi": 1521,
            "price_cut_already_reflected": 15000,
            "remaining_balance_after_5_years": 227321
          }
        }
      },
      "id": "bedd0c87ba83",
      "incentive_types": [
        "closing_costs",
        "price_reduction",
        "rate_buydown"
      ],
      "negotiability_score": 98,
      "original_price": 265000,
      "preferred_lender_required": false,
      "price": 250000,
      "price_cut": 15000,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language, price reduction, rate buydown language.",
      "sqft": 1660,
      "subdivision": "Goodnight Ranch Add",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "6003 Dorado Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 16.91,
        "arbitrage_delta_percent": 11.2,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "416 Canoe Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "416-canoe-drive-harker-heights",
            "price": 270000,
            "price_per_sqft": 150.92,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1789,
            "sqft_delta": 14,
            "subdivision": "Skipcha Mountain Estates Ph",
            "year_built": 2004
          },
          {
            "address": "709 Bighorn Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "709-bighorn-drive-harker-heights",
            "price": 288000,
            "price_per_sqft": 163.54,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1761,
            "sqft_delta": -14,
            "subdivision": "Skipcha Mountain Estates Ph",
            "year_built": 2005
          },
          {
            "address": "922 Ashwood Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "922-ashwood-drive-harker-heights",
            "price": 179000,
            "price_per_sqft": 99.89,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1792,
            "sqft_delta": 17,
            "subdivision": "Wildewood Acres",
            "year_built": 2000
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 416 Canoe Drive, 709 Bighorn Drive, 922 Ashwood Drive, this new-construction card is $17/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 150.92,
        "new_effective_price_per_sqft": 167.83,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Lagan Construction",
      "city": "Killeen",
      "closing_credit": null,
      "dom": 215,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 167.83,
              "estimated_monthly_total_with_ti_hoa": 2549,
              "five_year_total_cost_estimate": 161871,
              "five_year_total_delta_vs_baseline": -38117,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 358,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 167.83,
              "estimated_monthly_total_with_ti_hoa": 2597,
              "five_year_total_cost_estimate": 164785,
              "five_year_total_delta_vs_baseline": -35203,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 406,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 166.15,
              "estimated_monthly_total_with_ti_hoa": 2457,
              "five_year_total_cost_estimate": 173140,
              "five_year_total_delta_vs_baseline": -26848,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 266,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 167.83,
              "estimated_monthly_total_with_ti_hoa": 2628,
              "five_year_total_cost_estimate": 177064,
              "five_year_total_delta_vs_baseline": -22924,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 437,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 167.83,
              "estimated_monthly_total_with_ti_hoa": 2651,
              "five_year_total_cost_estimate": 182881,
              "five_year_total_delta_vs_baseline": -17107,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 460,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 167.83,
              "estimated_monthly_total_with_ti_hoa": 2191,
              "five_year_total_cost_estimate": 199988,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 167.83,
              "estimated_monthly_total_with_ti_hoa": 645,
              "five_year_total_cost_estimate": 345564,
              "five_year_total_delta_vs_baseline": 145576,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1546,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2979,
            "down_payment": 14746,
            "effective_price": 294921,
            "effective_price_per_sqft": 166.15,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 111,
            "estimated_monthly_tax": 528,
            "estimated_monthly_total_with_ti_hoa": 2457,
            "five_year_total_before_tax_insurance_hoa": 134801,
            "five_year_total_cost_estimate": 173140,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 280175,
            "monthly_mi": 140,
            "monthly_pi": 1678,
            "monthly_pi_plus_mi": 1818,
            "price_cut_already_reflected": 22000,
            "remaining_balance_after_5_years": 263016
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 297900,
            "effective_price": 297900,
            "effective_price_per_sqft": 167.83,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 112,
            "estimated_monthly_tax": 534,
            "estimated_monthly_total_with_ti_hoa": 645,
            "five_year_total_before_tax_insurance_hoa": 306837,
            "five_year_total_cost_estimate": 345564,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 22000,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 59580,
            "effective_price": 297900,
            "effective_price_per_sqft": 167.83,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 112,
            "estimated_monthly_tax": 534,
            "estimated_monthly_total_with_ti_hoa": 2191,
            "five_year_total_before_tax_insurance_hoa": 161261,
            "five_year_total_cost_estimate": 199988,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 238320,
            "monthly_mi": 0,
            "monthly_pi": 1546,
            "monthly_pi_plus_mi": 1546,
            "price_cut_already_reflected": 22000,
            "remaining_balance_after_5_years": 223725
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 14895,
            "effective_price": 297900,
            "effective_price_per_sqft": 167.83,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 112,
            "estimated_monthly_tax": 534,
            "estimated_monthly_total_with_ti_hoa": 2651,
            "five_year_total_before_tax_insurance_hoa": 144154,
            "five_year_total_cost_estimate": 182881,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 283005,
            "monthly_mi": 142,
            "monthly_pi": 1864,
            "monthly_pi_plus_mi": 2005,
            "price_cut_already_reflected": 22000,
            "remaining_balance_after_5_years": 266110
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 10427,
            "effective_price": 297900,
            "effective_price_per_sqft": 167.83,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 112,
            "estimated_monthly_tax": 534,
            "estimated_monthly_total_with_ti_hoa": 2628,
            "five_year_total_before_tax_insurance_hoa": 138337,
            "five_year_total_cost_estimate": 177064,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 292504,
            "monthly_mi": 134,
            "monthly_pi": 1849,
            "monthly_pi_plus_mi": 1983,
            "price_cut_already_reflected": 22000,
            "remaining_balance_after_5_years": 273816
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 297900,
            "effective_price_per_sqft": 167.83,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 112,
            "estimated_monthly_tax": 534,
            "estimated_monthly_total_with_ti_hoa": 2597,
            "five_year_total_before_tax_insurance_hoa": 126058,
            "five_year_total_cost_estimate": 164785,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 297900,
            "monthly_mi": 0,
            "monthly_pi": 1952,
            "monthly_pi_plus_mi": 1952,
            "price_cut_already_reflected": 22000,
            "remaining_balance_after_5_years": 279964
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 297900,
            "effective_price_per_sqft": 167.83,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 112,
            "estimated_monthly_tax": 534,
            "estimated_monthly_total_with_ti_hoa": 2549,
            "five_year_total_before_tax_insurance_hoa": 123144,
            "five_year_total_cost_estimate": 161871,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 304305,
            "monthly_mi": 0,
            "monthly_pi": 1903,
            "monthly_pi_plus_mi": 1903,
            "price_cut_already_reflected": 22000,
            "remaining_balance_after_5_years": 284533
          }
        }
      },
      "id": "290105e37848",
      "incentive_types": [
        "closing_costs",
        "exclusive_savings",
        "price_reduction",
        "rate_buydown"
      ],
      "negotiability_score": 98,
      "original_price": 319900,
      "preferred_lender_required": false,
      "price": 297900,
      "price_cut": 22000,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language, limited incentive language, price reduction, rate buydown language.",
      "sqft": 1775,
      "subdivision": "Levy Xing",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "3718 Oglala Trail",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 77.67,
        "arbitrage_delta_percent": 74.3,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1017 S 47th Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "1017-s-47th-street-temple",
            "price": 153250,
            "price_per_sqft": 104.54,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-0-500.csv",
            "sqft": 1466,
            "sqft_delta": -1,
            "subdivision": "Bellview",
            "year_built": 1950
          },
          {
            "address": "828 Starlight Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "828-starlight-drive-temple",
            "price": 249828,
            "price_per_sqft": 170.18,
            "source": "/Users/taylordasch_1/market-monitor/05-14-2026-mls-templebelton.csv",
            "sqft": 1468,
            "sqft_delta": 1,
            "subdivision": "Windmill Farms Ph II",
            "year_built": 2011
          },
          {
            "address": "2001 S 9th Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "2001-s-9th-street-temple",
            "price": 146000,
            "price_per_sqft": 99.39,
            "source": "/Users/taylordasch_1/market-monitor/05-14-2026-mls-templebelton.csv",
            "sqft": 1469,
            "sqft_delta": 2,
            "subdivision": "Hollywood Add",
            "year_built": 1952
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1017 S 47th Street, 828 Starlight Drive, 2001 S 9th Street, this new-construction card is $78/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 104.54,
        "new_effective_price_per_sqft": 182.21,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Cory Herring Homes",
      "city": "Temple",
      "closing_credit": 11500,
      "dom": 320,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 182.21,
              "estimated_monthly_total_with_ti_hoa": 2287,
              "five_year_total_cost_estimate": 137224,
              "five_year_total_delta_vs_baseline": -34203,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 321,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 182.21,
              "estimated_monthly_total_with_ti_hoa": 2331,
              "five_year_total_cost_estimate": 139839,
              "five_year_total_delta_vs_baseline": -31588,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 365,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 182.21,
              "estimated_monthly_total_with_ti_hoa": 2358,
              "five_year_total_cost_estimate": 150857,
              "five_year_total_delta_vs_baseline": -20570,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 392,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 182.21,
              "estimated_monthly_total_with_ti_hoa": 2227,
              "five_year_total_cost_estimate": 151525,
              "five_year_total_delta_vs_baseline": -19902,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 261,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 182.21,
              "estimated_monthly_total_with_ti_hoa": 2379,
              "five_year_total_cost_estimate": 156077,
              "five_year_total_delta_vs_baseline": -15350,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 413,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 182.21,
              "estimated_monthly_total_with_ti_hoa": 1966,
              "five_year_total_cost_estimate": 171427,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 182.21,
              "estimated_monthly_total_with_ti_hoa": 579,
              "five_year_total_cost_estimate": 302049,
              "five_year_total_delta_vs_baseline": 130622,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1387,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 11500,
            "down_payment": 13365,
            "effective_price": 267300,
            "effective_price_per_sqft": 182.21,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 100,
            "estimated_monthly_tax": 479,
            "estimated_monthly_total_with_ti_hoa": 2227,
            "five_year_total_before_tax_insurance_hoa": 116776,
            "five_year_total_cost_estimate": 151525,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 253935,
            "monthly_mi": 127,
            "monthly_pi": 1521,
            "monthly_pi_plus_mi": 1648,
            "price_cut_already_reflected": 100,
            "remaining_balance_after_5_years": 238383
          },
          "cash": {
            "detected_incentive_value": 11500,
            "down_payment": 267300,
            "effective_price": 267300,
            "effective_price_per_sqft": 182.21,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 100,
            "estimated_monthly_tax": 479,
            "estimated_monthly_total_with_ti_hoa": 579,
            "five_year_total_before_tax_insurance_hoa": 267300,
            "five_year_total_cost_estimate": 302049,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 100,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 11500,
            "down_payment": 53460,
            "effective_price": 267300,
            "effective_price_per_sqft": 182.21,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 100,
            "estimated_monthly_tax": 479,
            "estimated_monthly_total_with_ti_hoa": 1966,
            "five_year_total_before_tax_insurance_hoa": 136678,
            "five_year_total_cost_estimate": 171427,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 213840,
            "monthly_mi": 0,
            "monthly_pi": 1387,
            "monthly_pi_plus_mi": 1387,
            "price_cut_already_reflected": 100,
            "remaining_balance_after_5_years": 200744
          },
          "conventional_5": {
            "detected_incentive_value": 11500,
            "down_payment": 13365,
            "effective_price": 267300,
            "effective_price_per_sqft": 182.21,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 100,
            "estimated_monthly_tax": 479,
            "estimated_monthly_total_with_ti_hoa": 2379,
            "five_year_total_before_tax_insurance_hoa": 121328,
            "five_year_total_cost_estimate": 156077,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 253935,
            "monthly_mi": 127,
            "monthly_pi": 1672,
            "monthly_pi_plus_mi": 1799,
            "price_cut_already_reflected": 100,
            "remaining_balance_after_5_years": 238776
          },
          "fha_3_5": {
            "detected_incentive_value": 11500,
            "down_payment": 9356,
            "effective_price": 267300,
            "effective_price_per_sqft": 182.21,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 100,
            "estimated_monthly_tax": 479,
            "estimated_monthly_total_with_ti_hoa": 2358,
            "five_year_total_before_tax_insurance_hoa": 116108,
            "five_year_total_cost_estimate": 150857,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 262459,
            "monthly_mi": 120,
            "monthly_pi": 1659,
            "monthly_pi_plus_mi": 1779,
            "price_cut_already_reflected": 100,
            "remaining_balance_after_5_years": 245690
          },
          "physician_0": {
            "detected_incentive_value": 11500,
            "down_payment": 0,
            "effective_price": 267300,
            "effective_price_per_sqft": 182.21,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 100,
            "estimated_monthly_tax": 479,
            "estimated_monthly_total_with_ti_hoa": 2331,
            "five_year_total_before_tax_insurance_hoa": 105090,
            "five_year_total_cost_estimate": 139839,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 267300,
            "monthly_mi": 0,
            "monthly_pi": 1752,
            "monthly_pi_plus_mi": 1752,
            "price_cut_already_reflected": 100,
            "remaining_balance_after_5_years": 251206
          },
          "va_0": {
            "detected_incentive_value": 11500,
            "down_payment": 0,
            "effective_price": 267300,
            "effective_price_per_sqft": 182.21,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 100,
            "estimated_monthly_tax": 479,
            "estimated_monthly_total_with_ti_hoa": 2287,
            "five_year_total_before_tax_insurance_hoa": 102475,
            "five_year_total_cost_estimate": 137224,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 273047,
            "monthly_mi": 0,
            "monthly_pi": 1708,
            "monthly_pi_plus_mi": 1708,
            "price_cut_already_reflected": 100,
            "remaining_balance_after_5_years": 255306
          }
        }
      },
      "id": "bed46dc50394",
      "incentive_types": [
        "builder_concession",
        "closing_costs",
        "price_reduction",
        "rate_buydown"
      ],
      "negotiability_score": 98,
      "original_price": 278900,
      "preferred_lender_required": false,
      "price": 278800,
      "price_cut": 100,
      "rate": null,
      "source_summary": "Detected from MLS export: builder concession language, closing-cost concession language, price reduction, rate buydown language.",
      "sqft": 1467,
      "subdivision": "Prairie Ridge",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "1020 Peppermint Drive",
      "apr": "5.775%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 30.2,
        "arbitrage_delta_percent": 22.44,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "2505 Canyon Creek Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "2505-canyon-creek-drive-temple",
            "price": 249900,
            "price_per_sqft": 134.57,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1857,
            "sqft_delta": 3,
            "subdivision": "Cliffs Of Canyon Creek Ph I",
            "year_built": 1983
          },
          {
            "address": "3811 River Oaks Circle",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "3811-river-oaks-circle-temple",
            "price": 237900,
            "price_per_sqft": 128.59,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1850,
            "sqft_delta": -4,
            "subdivision": "The Oaks",
            "year_built": 1981
          },
          {
            "address": "5921 Stanford Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "5921-stanford-drive-temple",
            "price": 289000,
            "price_per_sqft": 156.47,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1847,
            "sqft_delta": -7,
            "subdivision": "Alta Vista I",
            "year_built": 2013
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 2505 Canyon Creek Drive, 3811 River Oaks Circle, 5921 Stanford Drive, this new-construction card is $30/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 134.57,
        "new_effective_price_per_sqft": 164.77,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Temple",
      "closing_credit": null,
      "dom": 149,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 164.77,
              "estimated_monthly_total_with_ti_hoa": 2614,
              "five_year_total_cost_estimate": 165995,
              "five_year_total_delta_vs_baseline": -39089,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 367,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 164.77,
              "estimated_monthly_total_with_ti_hoa": 2664,
              "five_year_total_cost_estimate": 168983,
              "five_year_total_delta_vs_baseline": -36101,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 417,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 163.13,
              "estimated_monthly_total_with_ti_hoa": 2520,
              "five_year_total_cost_estimate": 177551,
              "five_year_total_delta_vs_baseline": -27533,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 273,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 164.77,
              "estimated_monthly_total_with_ti_hoa": 2695,
              "five_year_total_cost_estimate": 181575,
              "five_year_total_delta_vs_baseline": -23509,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 448,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 164.77,
              "estimated_monthly_total_with_ti_hoa": 2718,
              "five_year_total_cost_estimate": 187541,
              "five_year_total_delta_vs_baseline": -17543,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 471,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 164.77,
              "estimated_monthly_total_with_ti_hoa": 2247,
              "five_year_total_cost_estimate": 205084,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 164.77,
              "estimated_monthly_total_with_ti_hoa": 662,
              "five_year_total_cost_estimate": 354368,
              "five_year_total_delta_vs_baseline": 149284,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1585,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 3055,
            "down_payment": 15122,
            "effective_price": 302435,
            "effective_price_per_sqft": 163.13,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 113,
            "estimated_monthly_tax": 542,
            "estimated_monthly_total_with_ti_hoa": 2520,
            "five_year_total_before_tax_insurance_hoa": 138235,
            "five_year_total_cost_estimate": 177551,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 287313,
            "monthly_mi": 144,
            "monthly_pi": 1721,
            "monthly_pi_plus_mi": 1864,
            "price_cut_already_reflected": 14630,
            "remaining_balance_after_5_years": 269717
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 305490,
            "effective_price": 305490,
            "effective_price_per_sqft": 164.77,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 115,
            "estimated_monthly_tax": 547,
            "estimated_monthly_total_with_ti_hoa": 662,
            "five_year_total_before_tax_insurance_hoa": 314655,
            "five_year_total_cost_estimate": 354368,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 14630,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 61098,
            "effective_price": 305490,
            "effective_price_per_sqft": 164.77,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 115,
            "estimated_monthly_tax": 547,
            "estimated_monthly_total_with_ti_hoa": 2247,
            "five_year_total_before_tax_insurance_hoa": 165370,
            "five_year_total_cost_estimate": 205084,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 244392,
            "monthly_mi": 0,
            "monthly_pi": 1585,
            "monthly_pi_plus_mi": 1585,
            "price_cut_already_reflected": 14630,
            "remaining_balance_after_5_years": 229425
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 15274,
            "effective_price": 305490,
            "effective_price_per_sqft": 164.77,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 115,
            "estimated_monthly_tax": 547,
            "estimated_monthly_total_with_ti_hoa": 2718,
            "five_year_total_before_tax_insurance_hoa": 147827,
            "five_year_total_cost_estimate": 187541,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 290216,
            "monthly_mi": 145,
            "monthly_pi": 1911,
            "monthly_pi_plus_mi": 2056,
            "price_cut_already_reflected": 14630,
            "remaining_balance_after_5_years": 272890
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 10692,
            "effective_price": 305490,
            "effective_price_per_sqft": 164.77,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 115,
            "estimated_monthly_tax": 547,
            "estimated_monthly_total_with_ti_hoa": 2695,
            "five_year_total_before_tax_insurance_hoa": 141862,
            "five_year_total_cost_estimate": 181575,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 299957,
            "monthly_mi": 137,
            "monthly_pi": 1896,
            "monthly_pi_plus_mi": 2033,
            "price_cut_already_reflected": 14630,
            "remaining_balance_after_5_years": 280793
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 305490,
            "effective_price_per_sqft": 164.77,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 115,
            "estimated_monthly_tax": 547,
            "estimated_monthly_total_with_ti_hoa": 2664,
            "five_year_total_before_tax_insurance_hoa": 129270,
            "five_year_total_cost_estimate": 168983,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 305490,
            "monthly_mi": 0,
            "monthly_pi": 2002,
            "monthly_pi_plus_mi": 2002,
            "price_cut_already_reflected": 14630,
            "remaining_balance_after_5_years": 287097
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 305490,
            "effective_price_per_sqft": 164.77,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 115,
            "estimated_monthly_tax": 547,
            "estimated_monthly_total_with_ti_hoa": 2614,
            "five_year_total_before_tax_insurance_hoa": 126281,
            "five_year_total_cost_estimate": 165995,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 312058,
            "monthly_mi": 0,
            "monthly_pi": 1952,
            "monthly_pi_plus_mi": 1952,
            "price_cut_already_reflected": 14630,
            "remaining_balance_after_5_years": 291782
          }
        }
      },
      "id": "44346bcb1b7f",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "price_reduction"
      ],
      "negotiability_score": 98,
      "original_price": 320120,
      "preferred_lender_required": false,
      "price": 305490,
      "price_cut": 14630,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, price reduction.",
      "sqft": 1854,
      "subdivision": "Oak Ridge",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "1410 Flatland Trail",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 2.81,
        "arbitrage_delta_percent": 1.66,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1607 Black Kettle Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "1607-black-kettle-trail-temple",
            "price": 268000,
            "price_per_sqft": 150.82,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1777,
            "sqft_delta": 0,
            "subdivision": "Prairie Ridge Ph I",
            "year_built": 2021
          },
          {
            "address": "2036 Clear Sky Court",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "2036-clear-sky-court-temple",
            "price": 349990,
            "price_per_sqft": 196.73,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1779,
            "sqft_delta": 2,
            "subdivision": "Mesa Rdg Ph II",
            "year_built": 2022
          },
          {
            "address": "5805 Butterfly Ct.",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "5805-butterfly-ct-temple",
            "price": 299500,
            "price_per_sqft": 168.83,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1774,
            "sqft_delta": -3,
            "subdivision": "Bentwood Phase IV",
            "year_built": 2009
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1607 Black Kettle Trail, 2036 Clear Sky Court, 5805 Butterfly Ct., this new-construction card is $3/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 168.83,
        "new_effective_price_per_sqft": 171.64,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Jerry Wright Homes",
      "city": "Temple",
      "closing_credit": 10000,
      "dom": 325,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 171.64,
              "estimated_monthly_total_with_ti_hoa": 2610,
              "five_year_total_cost_estimate": 156579,
              "five_year_total_delta_vs_baseline": -39026,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 367,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 171.64,
              "estimated_monthly_total_with_ti_hoa": 2659,
              "five_year_total_cost_estimate": 159562,
              "five_year_total_delta_vs_baseline": -36043,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 416,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 171.64,
              "estimated_monthly_total_with_ti_hoa": 2691,
              "five_year_total_cost_estimate": 172134,
              "five_year_total_delta_vs_baseline": -23471,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 448,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 171.64,
              "estimated_monthly_total_with_ti_hoa": 2541,
              "five_year_total_cost_estimate": 172896,
              "five_year_total_delta_vs_baseline": -22709,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 298,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 171.64,
              "estimated_monthly_total_with_ti_hoa": 2714,
              "five_year_total_cost_estimate": 178090,
              "five_year_total_delta_vs_baseline": -17515,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 471,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 171.64,
              "estimated_monthly_total_with_ti_hoa": 2243,
              "five_year_total_cost_estimate": 195605,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 171.64,
              "estimated_monthly_total_with_ti_hoa": 661,
              "five_year_total_cost_estimate": 344650,
              "five_year_total_delta_vs_baseline": 149045,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1582,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 10000,
            "down_payment": 15250,
            "effective_price": 305000,
            "effective_price_per_sqft": 171.64,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 114,
            "estimated_monthly_tax": 546,
            "estimated_monthly_total_with_ti_hoa": 2541,
            "five_year_total_before_tax_insurance_hoa": 133246,
            "five_year_total_cost_estimate": 172896,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 289750,
            "monthly_mi": 145,
            "monthly_pi": 1735,
            "monthly_pi_plus_mi": 1880,
            "price_cut_already_reflected": 14900,
            "remaining_balance_after_5_years": 272005
          },
          "cash": {
            "detected_incentive_value": 10000,
            "down_payment": 305000,
            "effective_price": 305000,
            "effective_price_per_sqft": 171.64,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 114,
            "estimated_monthly_tax": 546,
            "estimated_monthly_total_with_ti_hoa": 661,
            "five_year_total_before_tax_insurance_hoa": 305000,
            "five_year_total_cost_estimate": 344650,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 14900,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 10000,
            "down_payment": 61000,
            "effective_price": 305000,
            "effective_price_per_sqft": 171.64,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 114,
            "estimated_monthly_tax": 546,
            "estimated_monthly_total_with_ti_hoa": 2243,
            "five_year_total_before_tax_insurance_hoa": 155955,
            "five_year_total_cost_estimate": 195605,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 244000,
            "monthly_mi": 0,
            "monthly_pi": 1583,
            "monthly_pi_plus_mi": 1583,
            "price_cut_already_reflected": 14900,
            "remaining_balance_after_5_years": 229057
          },
          "conventional_5": {
            "detected_incentive_value": 10000,
            "down_payment": 15250,
            "effective_price": 305000,
            "effective_price_per_sqft": 171.64,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 114,
            "estimated_monthly_tax": 546,
            "estimated_monthly_total_with_ti_hoa": 2714,
            "five_year_total_before_tax_insurance_hoa": 138440,
            "five_year_total_cost_estimate": 178090,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 289750,
            "monthly_mi": 145,
            "monthly_pi": 1908,
            "monthly_pi_plus_mi": 2053,
            "price_cut_already_reflected": 14900,
            "remaining_balance_after_5_years": 272453
          },
          "fha_3_5": {
            "detected_incentive_value": 10000,
            "down_payment": 10675,
            "effective_price": 305000,
            "effective_price_per_sqft": 171.64,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 114,
            "estimated_monthly_tax": 546,
            "estimated_monthly_total_with_ti_hoa": 2691,
            "five_year_total_before_tax_insurance_hoa": 132484,
            "five_year_total_cost_estimate": 172134,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 299476,
            "monthly_mi": 137,
            "monthly_pi": 1893,
            "monthly_pi_plus_mi": 2030,
            "price_cut_already_reflected": 14900,
            "remaining_balance_after_5_years": 280342
          },
          "physician_0": {
            "detected_incentive_value": 10000,
            "down_payment": 0,
            "effective_price": 305000,
            "effective_price_per_sqft": 171.64,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 114,
            "estimated_monthly_tax": 546,
            "estimated_monthly_total_with_ti_hoa": 2659,
            "five_year_total_before_tax_insurance_hoa": 119912,
            "five_year_total_cost_estimate": 159562,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 305000,
            "monthly_mi": 0,
            "monthly_pi": 1999,
            "monthly_pi_plus_mi": 1999,
            "price_cut_already_reflected": 14900,
            "remaining_balance_after_5_years": 286636
          },
          "va_0": {
            "detected_incentive_value": 10000,
            "down_payment": 0,
            "effective_price": 305000,
            "effective_price_per_sqft": 171.64,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 114,
            "estimated_monthly_tax": 546,
            "estimated_monthly_total_with_ti_hoa": 2610,
            "five_year_total_before_tax_insurance_hoa": 116929,
            "five_year_total_cost_estimate": 156579,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 311558,
            "monthly_mi": 0,
            "monthly_pi": 1949,
            "monthly_pi_plus_mi": 1949,
            "price_cut_already_reflected": 14900,
            "remaining_balance_after_5_years": 291314
          }
        }
      },
      "id": "be4727edca2a",
      "incentive_types": [
        "closing_costs",
        "price_reduction",
        "rate_buydown"
      ],
      "negotiability_score": 98,
      "original_price": 329900,
      "preferred_lender_required": false,
      "price": 315000,
      "price_cut": 14900,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language, price reduction, rate buydown language.",
      "sqft": 1777,
      "subdivision": "Prairie Ridge",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "2809 McKinney Court",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 34.19,
        "arbitrage_delta_percent": 25.67,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "5318 Whistle Stop Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "5318-whistle-stop-drive-temple",
            "price": 265000,
            "price_per_sqft": 141.03,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1879,
            "sqft_delta": -3,
            "subdivision": "Echo Village Ph Two",
            "year_built": 2004
          },
          {
            "address": "5153 Goliad Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "5153-goliad-drive-temple",
            "price": 250000,
            "price_per_sqft": 132.56,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1886,
            "sqft_delta": 4,
            "subdivision": "Tanglewood",
            "year_built": 1993
          },
          {
            "address": "4001 Trailwood Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "4001-trailwood-drive-temple",
            "price": 250000,
            "price_per_sqft": 133.19,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1877,
            "sqft_delta": -5,
            "subdivision": "Trailwood",
            "year_built": 1981
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 5318 Whistle Stop Drive, 5153 Goliad Drive, 4001 Trailwood Drive, this new-construction card is $34/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 133.19,
        "new_effective_price_per_sqft": 167.38,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Jerry Wright Hms",
      "city": "Temple",
      "closing_credit": 10000,
      "dom": 161,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 167.38,
              "estimated_monthly_total_with_ti_hoa": 2695,
              "five_year_total_cost_estimate": 161712,
              "five_year_total_delta_vs_baseline": -40306,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 378,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 167.38,
              "estimated_monthly_total_with_ti_hoa": 2747,
              "five_year_total_cost_estimate": 164794,
              "five_year_total_delta_vs_baseline": -37224,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 430,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 167.38,
              "estimated_monthly_total_with_ti_hoa": 2779,
              "five_year_total_cost_estimate": 177778,
              "five_year_total_delta_vs_baseline": -24240,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 462,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 167.38,
              "estimated_monthly_total_with_ti_hoa": 2624,
              "five_year_total_cost_estimate": 178565,
              "five_year_total_delta_vs_baseline": -23453,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 307,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 167.38,
              "estimated_monthly_total_with_ti_hoa": 2803,
              "five_year_total_cost_estimate": 183929,
              "five_year_total_delta_vs_baseline": -18089,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 486,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 167.38,
              "estimated_monthly_total_with_ti_hoa": 2317,
              "five_year_total_cost_estimate": 202018,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 167.38,
              "estimated_monthly_total_with_ti_hoa": 682,
              "five_year_total_cost_estimate": 355950,
              "five_year_total_delta_vs_baseline": 153932,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1635,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 10000,
            "down_payment": 15750,
            "effective_price": 315000,
            "effective_price_per_sqft": 167.38,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 118,
            "estimated_monthly_tax": 564,
            "estimated_monthly_total_with_ti_hoa": 2624,
            "five_year_total_before_tax_insurance_hoa": 137615,
            "five_year_total_cost_estimate": 178565,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 299250,
            "monthly_mi": 150,
            "monthly_pi": 1792,
            "monthly_pi_plus_mi": 1942,
            "price_cut_already_reflected": 14900,
            "remaining_balance_after_5_years": 280923
          },
          "cash": {
            "detected_incentive_value": 10000,
            "down_payment": 315000,
            "effective_price": 315000,
            "effective_price_per_sqft": 167.38,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 118,
            "estimated_monthly_tax": 564,
            "estimated_monthly_total_with_ti_hoa": 682,
            "five_year_total_before_tax_insurance_hoa": 315000,
            "five_year_total_cost_estimate": 355950,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 14900,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 10000,
            "down_payment": 63000,
            "effective_price": 315000,
            "effective_price_per_sqft": 167.38,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 118,
            "estimated_monthly_tax": 564,
            "estimated_monthly_total_with_ti_hoa": 2317,
            "five_year_total_before_tax_insurance_hoa": 161068,
            "five_year_total_cost_estimate": 202018,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 252000,
            "monthly_mi": 0,
            "monthly_pi": 1634,
            "monthly_pi_plus_mi": 1634,
            "price_cut_already_reflected": 14900,
            "remaining_balance_after_5_years": 236567
          },
          "conventional_5": {
            "detected_incentive_value": 10000,
            "down_payment": 15750,
            "effective_price": 315000,
            "effective_price_per_sqft": 167.38,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 118,
            "estimated_monthly_tax": 564,
            "estimated_monthly_total_with_ti_hoa": 2803,
            "five_year_total_before_tax_insurance_hoa": 142979,
            "five_year_total_cost_estimate": 183929,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 299250,
            "monthly_mi": 150,
            "monthly_pi": 1971,
            "monthly_pi_plus_mi": 2120,
            "price_cut_already_reflected": 14900,
            "remaining_balance_after_5_years": 281386
          },
          "fha_3_5": {
            "detected_incentive_value": 10000,
            "down_payment": 11025,
            "effective_price": 315000,
            "effective_price_per_sqft": 167.38,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 118,
            "estimated_monthly_tax": 564,
            "estimated_monthly_total_with_ti_hoa": 2779,
            "five_year_total_before_tax_insurance_hoa": 136828,
            "five_year_total_cost_estimate": 177778,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 309295,
            "monthly_mi": 142,
            "monthly_pi": 1955,
            "monthly_pi_plus_mi": 2097,
            "price_cut_already_reflected": 14900,
            "remaining_balance_after_5_years": 289534
          },
          "physician_0": {
            "detected_incentive_value": 10000,
            "down_payment": 0,
            "effective_price": 315000,
            "effective_price_per_sqft": 167.38,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 118,
            "estimated_monthly_tax": 564,
            "estimated_monthly_total_with_ti_hoa": 2747,
            "five_year_total_before_tax_insurance_hoa": 123844,
            "five_year_total_cost_estimate": 164794,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 315000,
            "monthly_mi": 0,
            "monthly_pi": 2064,
            "monthly_pi_plus_mi": 2064,
            "price_cut_already_reflected": 14900,
            "remaining_balance_after_5_years": 296034
          },
          "va_0": {
            "detected_incentive_value": 10000,
            "down_payment": 0,
            "effective_price": 315000,
            "effective_price_per_sqft": 167.38,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 118,
            "estimated_monthly_tax": 564,
            "estimated_monthly_total_with_ti_hoa": 2695,
            "five_year_total_before_tax_insurance_hoa": 120762,
            "five_year_total_cost_estimate": 161712,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 321772,
            "monthly_mi": 0,
            "monthly_pi": 2013,
            "monthly_pi_plus_mi": 2013,
            "price_cut_already_reflected": 14900,
            "remaining_balance_after_5_years": 300866
          }
        }
      },
      "id": "b3390bd93ca1",
      "incentive_types": [
        "closing_costs",
        "price_reduction",
        "rate_buydown"
      ],
      "negotiability_score": 98,
      "original_price": 339900,
      "preferred_lender_required": false,
      "price": 325000,
      "price_cut": 14900,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language, price reduction, rate buydown language.",
      "sqft": 1882,
      "subdivision": "County View Add",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "1005 Nacogdoches Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 26.42,
        "arbitrage_delta_percent": 19.13,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "601 W Zenith Avenue",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "601-w-zenith-avenue-temple",
            "price": 269700,
            "price_per_sqft": 138.1,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1953,
            "sqft_delta": -3,
            "subdivision": "D H Buchanan Add Second S",
            "year_built": 1963
          },
          {
            "address": "2010 S 49th Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "2010-s-49th-street-temple",
            "price": 230000,
            "price_per_sqft": 117.29,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1961,
            "sqft_delta": 5,
            "subdivision": "Skyline",
            "year_built": 1962
          },
          {
            "address": "1503 Fiddle Wood Way",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "1503-fiddle-wood-way-temple",
            "price": 299999,
            "price_per_sqft": 153.77,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1951,
            "sqft_delta": -5,
            "subdivision": "Prairie Rdg Ph II",
            "year_built": 2022
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 601 W Zenith Avenue, 2010 S 49th Street, 1503 Fiddle Wood Way, this new-construction card is $26/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 138.1,
        "new_effective_price_per_sqft": 164.52,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Jerry Wright Homes,",
      "city": "Temple",
      "closing_credit": 10000,
      "dom": 150,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 164.52,
              "estimated_monthly_total_with_ti_hoa": 2753,
              "five_year_total_cost_estimate": 165203,
              "five_year_total_delta_vs_baseline": -41176,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 386,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 164.52,
              "estimated_monthly_total_with_ti_hoa": 2806,
              "five_year_total_cost_estimate": 168351,
              "five_year_total_delta_vs_baseline": -38028,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 439,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 164.52,
              "estimated_monthly_total_with_ti_hoa": 2839,
              "five_year_total_cost_estimate": 181615,
              "five_year_total_delta_vs_baseline": -24764,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 472,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 164.52,
              "estimated_monthly_total_with_ti_hoa": 2681,
              "five_year_total_cost_estimate": 182419,
              "five_year_total_delta_vs_baseline": -23960,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 314,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 164.52,
              "estimated_monthly_total_with_ti_hoa": 2863,
              "five_year_total_cost_estimate": 187900,
              "five_year_total_delta_vs_baseline": -18479,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 496,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 164.52,
              "estimated_monthly_total_with_ti_hoa": 2367,
              "five_year_total_cost_estimate": 206379,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 164.52,
              "estimated_monthly_total_with_ti_hoa": 697,
              "five_year_total_cost_estimate": 363634,
              "five_year_total_delta_vs_baseline": 157255,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1670,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 10000,
            "down_payment": 16090,
            "effective_price": 321800,
            "effective_price_per_sqft": 164.52,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 121,
            "estimated_monthly_tax": 577,
            "estimated_monthly_total_with_ti_hoa": 2681,
            "five_year_total_before_tax_insurance_hoa": 140585,
            "five_year_total_cost_estimate": 182419,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 305710,
            "monthly_mi": 153,
            "monthly_pi": 1831,
            "monthly_pi_plus_mi": 1984,
            "price_cut_already_reflected": 13200,
            "remaining_balance_after_5_years": 286987
          },
          "cash": {
            "detected_incentive_value": 10000,
            "down_payment": 321800,
            "effective_price": 321800,
            "effective_price_per_sqft": 164.52,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 121,
            "estimated_monthly_tax": 577,
            "estimated_monthly_total_with_ti_hoa": 697,
            "five_year_total_before_tax_insurance_hoa": 321800,
            "five_year_total_cost_estimate": 363634,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 13200,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 10000,
            "down_payment": 64360,
            "effective_price": 321800,
            "effective_price_per_sqft": 164.52,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 121,
            "estimated_monthly_tax": 577,
            "estimated_monthly_total_with_ti_hoa": 2367,
            "five_year_total_before_tax_insurance_hoa": 164545,
            "five_year_total_cost_estimate": 206379,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 257440,
            "monthly_mi": 0,
            "monthly_pi": 1670,
            "monthly_pi_plus_mi": 1670,
            "price_cut_already_reflected": 13200,
            "remaining_balance_after_5_years": 241674
          },
          "conventional_5": {
            "detected_incentive_value": 10000,
            "down_payment": 16090,
            "effective_price": 321800,
            "effective_price_per_sqft": 164.52,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 121,
            "estimated_monthly_tax": 577,
            "estimated_monthly_total_with_ti_hoa": 2863,
            "five_year_total_before_tax_insurance_hoa": 146066,
            "five_year_total_cost_estimate": 187900,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 305710,
            "monthly_mi": 153,
            "monthly_pi": 2013,
            "monthly_pi_plus_mi": 2166,
            "price_cut_already_reflected": 13200,
            "remaining_balance_after_5_years": 287460
          },
          "fha_3_5": {
            "detected_incentive_value": 10000,
            "down_payment": 11263,
            "effective_price": 321800,
            "effective_price_per_sqft": 164.52,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 121,
            "estimated_monthly_tax": 577,
            "estimated_monthly_total_with_ti_hoa": 2839,
            "five_year_total_before_tax_insurance_hoa": 139781,
            "five_year_total_cost_estimate": 181615,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 315971,
            "monthly_mi": 145,
            "monthly_pi": 1997,
            "monthly_pi_plus_mi": 2142,
            "price_cut_already_reflected": 13200,
            "remaining_balance_after_5_years": 295784
          },
          "physician_0": {
            "detected_incentive_value": 10000,
            "down_payment": 0,
            "effective_price": 321800,
            "effective_price_per_sqft": 164.52,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 121,
            "estimated_monthly_tax": 577,
            "estimated_monthly_total_with_ti_hoa": 2806,
            "five_year_total_before_tax_insurance_hoa": 126517,
            "five_year_total_cost_estimate": 168351,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 321800,
            "monthly_mi": 0,
            "monthly_pi": 2109,
            "monthly_pi_plus_mi": 2109,
            "price_cut_already_reflected": 13200,
            "remaining_balance_after_5_years": 302425
          },
          "va_0": {
            "detected_incentive_value": 10000,
            "down_payment": 0,
            "effective_price": 321800,
            "effective_price_per_sqft": 164.52,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 121,
            "estimated_monthly_tax": 577,
            "estimated_monthly_total_with_ti_hoa": 2753,
            "five_year_total_before_tax_insurance_hoa": 123369,
            "five_year_total_cost_estimate": 165203,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 328719,
            "monthly_mi": 0,
            "monthly_pi": 2056,
            "monthly_pi_plus_mi": 2056,
            "price_cut_already_reflected": 13200,
            "remaining_balance_after_5_years": 307360
          }
        }
      },
      "id": "09eac3ba293d",
      "incentive_types": [
        "closing_costs",
        "price_reduction",
        "rate_buydown"
      ],
      "negotiability_score": 98,
      "original_price": 345000,
      "preferred_lender_required": false,
      "price": 331800,
      "price_cut": 13200,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language, price reduction, rate buydown language.",
      "sqft": 1956,
      "subdivision": "County View Add",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "1721 Paint Horse Trail",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 17.2,
        "arbitrage_delta_percent": 10.96,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1800 Ridgewood Court",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "same_city",
            "id": "1800-ridgewood-court-harker-heights",
            "price": 399000,
            "price_per_sqft": 199.7,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1998,
            "sqft_delta": 2,
            "subdivision": "Woodridge Estates",
            "year_built": 2021
          },
          {
            "address": "402 Cottonwood Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "same_city",
            "id": "402-cottonwood-drive-harker-heights",
            "price": 230000,
            "price_per_sqft": 115.46,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1992,
            "sqft_delta": -4,
            "subdivision": "Meadow Acres 1st Ext Rep L",
            "year_built": 1976
          },
          {
            "address": "217 W Mockingbird Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "same_city",
            "id": "217-w-mockingbird-lane-harker-heights",
            "price": 315000,
            "price_per_sqft": 156.95,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 2007,
            "sqft_delta": 11,
            "subdivision": "Meadow Acres 1st Ext",
            "year_built": 1976
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1800 Ridgewood Court, 402 Cottonwood Drive, 217 W Mockingbird Lane, this new-construction card is $17/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 156.95,
        "new_effective_price_per_sqft": 174.15,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "King Signature Homes",
      "city": "Harker Heights",
      "closing_credit": 15000,
      "dom": 343,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 174.15,
              "estimated_monthly_total_with_ti_hoa": 2974,
              "five_year_total_cost_estimate": 178448,
              "five_year_total_delta_vs_baseline": -44477,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 417,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 174.15,
              "estimated_monthly_total_with_ti_hoa": 3031,
              "five_year_total_cost_estimate": 181849,
              "five_year_total_delta_vs_baseline": -41076,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 474,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 174.15,
              "estimated_monthly_total_with_ti_hoa": 3067,
              "five_year_total_cost_estimate": 196176,
              "five_year_total_delta_vs_baseline": -26749,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 510,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 174.15,
              "estimated_monthly_total_with_ti_hoa": 2896,
              "five_year_total_cost_estimate": 197045,
              "five_year_total_delta_vs_baseline": -25880,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 339,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 174.15,
              "estimated_monthly_total_with_ti_hoa": 3093,
              "five_year_total_cost_estimate": 202964,
              "five_year_total_delta_vs_baseline": -19961,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 536,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 174.15,
              "estimated_monthly_total_with_ti_hoa": 2557,
              "five_year_total_cost_estimate": 222925,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 174.15,
              "estimated_monthly_total_with_ti_hoa": 753,
              "five_year_total_cost_estimate": 392788,
              "five_year_total_delta_vs_baseline": 169863,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1804,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 15000,
            "down_payment": 17380,
            "effective_price": 347600,
            "effective_price_per_sqft": 174.15,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 130,
            "estimated_monthly_tax": 623,
            "estimated_monthly_total_with_ti_hoa": 2896,
            "five_year_total_before_tax_insurance_hoa": 151857,
            "five_year_total_cost_estimate": 197045,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 330220,
            "monthly_mi": 165,
            "monthly_pi": 1978,
            "monthly_pi_plus_mi": 2143,
            "price_cut_already_reflected": 27300,
            "remaining_balance_after_5_years": 309996
          },
          "cash": {
            "detected_incentive_value": 15000,
            "down_payment": 347600,
            "effective_price": 347600,
            "effective_price_per_sqft": 174.15,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 130,
            "estimated_monthly_tax": 623,
            "estimated_monthly_total_with_ti_hoa": 753,
            "five_year_total_before_tax_insurance_hoa": 347600,
            "five_year_total_cost_estimate": 392788,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 27300,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 15000,
            "down_payment": 69520,
            "effective_price": 347600,
            "effective_price_per_sqft": 174.15,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 130,
            "estimated_monthly_tax": 623,
            "estimated_monthly_total_with_ti_hoa": 2557,
            "five_year_total_before_tax_insurance_hoa": 177737,
            "five_year_total_cost_estimate": 222925,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 278080,
            "monthly_mi": 0,
            "monthly_pi": 1804,
            "monthly_pi_plus_mi": 1804,
            "price_cut_already_reflected": 27300,
            "remaining_balance_after_5_years": 261050
          },
          "conventional_5": {
            "detected_incentive_value": 15000,
            "down_payment": 17380,
            "effective_price": 347600,
            "effective_price_per_sqft": 174.15,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 130,
            "estimated_monthly_tax": 623,
            "estimated_monthly_total_with_ti_hoa": 3093,
            "five_year_total_before_tax_insurance_hoa": 157776,
            "five_year_total_cost_estimate": 202964,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 330220,
            "monthly_mi": 165,
            "monthly_pi": 2175,
            "monthly_pi_plus_mi": 2340,
            "price_cut_already_reflected": 27300,
            "remaining_balance_after_5_years": 310507
          },
          "fha_3_5": {
            "detected_incentive_value": 15000,
            "down_payment": 12166,
            "effective_price": 347600,
            "effective_price_per_sqft": 174.15,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 130,
            "estimated_monthly_tax": 623,
            "estimated_monthly_total_with_ti_hoa": 3067,
            "five_year_total_before_tax_insurance_hoa": 150988,
            "five_year_total_cost_estimate": 196176,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 341304,
            "monthly_mi": 156,
            "monthly_pi": 2157,
            "monthly_pi_plus_mi": 2314,
            "price_cut_already_reflected": 27300,
            "remaining_balance_after_5_years": 319498
          },
          "physician_0": {
            "detected_incentive_value": 15000,
            "down_payment": 0,
            "effective_price": 347600,
            "effective_price_per_sqft": 174.15,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 130,
            "estimated_monthly_tax": 623,
            "estimated_monthly_total_with_ti_hoa": 3031,
            "five_year_total_before_tax_insurance_hoa": 136661,
            "five_year_total_cost_estimate": 181849,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 347600,
            "monthly_mi": 0,
            "monthly_pi": 2278,
            "monthly_pi_plus_mi": 2278,
            "price_cut_already_reflected": 27300,
            "remaining_balance_after_5_years": 326671
          },
          "va_0": {
            "detected_incentive_value": 15000,
            "down_payment": 0,
            "effective_price": 347600,
            "effective_price_per_sqft": 174.15,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 130,
            "estimated_monthly_tax": 623,
            "estimated_monthly_total_with_ti_hoa": 2974,
            "five_year_total_before_tax_insurance_hoa": 133260,
            "five_year_total_cost_estimate": 178448,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 355073,
            "monthly_mi": 0,
            "monthly_pi": 2221,
            "monthly_pi_plus_mi": 2221,
            "price_cut_already_reflected": 27300,
            "remaining_balance_after_5_years": 332003
          }
        }
      },
      "id": "50233a7269ae",
      "incentive_types": [
        "closing_costs",
        "lender_credit",
        "preferred_lender",
        "price_reduction"
      ],
      "negotiability_score": 95,
      "original_price": 389900,
      "preferred_lender_required": true,
      "price": 362600,
      "price_cut": 27300,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language, lender-credit language, preferred-lender requirement, price reduction.",
      "sqft": 1996,
      "subdivision": "THE VILLAGE AT NOLAN HEIGHTS",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "1717 Paint Horse Trail",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 38.59,
        "arbitrage_delta_percent": 28.76,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "2112 Modoc Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "same_city",
            "id": "2112-modoc-drive-harker-heights",
            "price": 249900,
            "price_per_sqft": 114.06,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 2191,
            "sqft_delta": 15,
            "subdivision": "Skipcha Mountain Estates Ph",
            "year_built": 1999
          },
          {
            "address": "2111 Chinaberry Circle",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "same_city",
            "id": "2111-chinaberry-circle-harker-heights",
            "price": 290000,
            "price_per_sqft": 134.2,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 2161,
            "sqft_delta": -15,
            "subdivision": "Oakridge Terraace",
            "year_built": 1978
          },
          {
            "address": "818 Terra Cotta Court",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "same_city",
            "id": "818-terra-cotta-court-harker-heights",
            "price": 360000,
            "price_per_sqft": 167.6,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 2148,
            "sqft_delta": -28,
            "subdivision": "Tuscany Meadows Ph 1",
            "year_built": 2015
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 2112 Modoc Drive, 2111 Chinaberry Circle, 818 Terra Cotta Court, this new-construction card is $39/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 134.2,
        "new_effective_price_per_sqft": 172.79,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "King Signature Homes",
      "city": "Harker Heights",
      "closing_credit": 15000,
      "dom": 322,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 172.79,
              "estimated_monthly_total_with_ti_hoa": 3217,
              "five_year_total_cost_estimate": 193028,
              "five_year_total_delta_vs_baseline": -48111,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 451,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 172.79,
              "estimated_monthly_total_with_ti_hoa": 3278,
              "five_year_total_cost_estimate": 196706,
              "five_year_total_delta_vs_baseline": -44433,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 512,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 172.79,
              "estimated_monthly_total_with_ti_hoa": 3317,
              "five_year_total_cost_estimate": 212205,
              "five_year_total_delta_vs_baseline": -28934,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 551,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 172.79,
              "estimated_monthly_total_with_ti_hoa": 3133,
              "five_year_total_cost_estimate": 213144,
              "five_year_total_delta_vs_baseline": -27995,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 367,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 172.79,
              "estimated_monthly_total_with_ti_hoa": 3346,
              "five_year_total_cost_estimate": 219547,
              "five_year_total_delta_vs_baseline": -21592,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 580,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 172.79,
              "estimated_monthly_total_with_ti_hoa": 2766,
              "five_year_total_cost_estimate": 241139,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 172.79,
              "estimated_monthly_total_with_ti_hoa": 815,
              "five_year_total_cost_estimate": 424880,
              "five_year_total_delta_vs_baseline": 183741,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1951,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 15000,
            "down_payment": 18800,
            "effective_price": 376000,
            "effective_price_per_sqft": 172.79,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 141,
            "estimated_monthly_tax": 674,
            "estimated_monthly_total_with_ti_hoa": 3133,
            "five_year_total_before_tax_insurance_hoa": 164264,
            "five_year_total_cost_estimate": 213144,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 357200,
            "monthly_mi": 179,
            "monthly_pi": 2139,
            "monthly_pi_plus_mi": 2318,
            "price_cut_already_reflected": 34000,
            "remaining_balance_after_5_years": 335324
          },
          "cash": {
            "detected_incentive_value": 15000,
            "down_payment": 376000,
            "effective_price": 376000,
            "effective_price_per_sqft": 172.79,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 141,
            "estimated_monthly_tax": 674,
            "estimated_monthly_total_with_ti_hoa": 815,
            "five_year_total_before_tax_insurance_hoa": 376000,
            "five_year_total_cost_estimate": 424880,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 34000,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 15000,
            "down_payment": 75200,
            "effective_price": 376000,
            "effective_price_per_sqft": 172.79,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 141,
            "estimated_monthly_tax": 674,
            "estimated_monthly_total_with_ti_hoa": 2766,
            "five_year_total_before_tax_insurance_hoa": 192259,
            "five_year_total_cost_estimate": 241139,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 300800,
            "monthly_mi": 0,
            "monthly_pi": 1951,
            "monthly_pi_plus_mi": 1951,
            "price_cut_already_reflected": 34000,
            "remaining_balance_after_5_years": 282378
          },
          "conventional_5": {
            "detected_incentive_value": 15000,
            "down_payment": 18800,
            "effective_price": 376000,
            "effective_price_per_sqft": 172.79,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 141,
            "estimated_monthly_tax": 674,
            "estimated_monthly_total_with_ti_hoa": 3346,
            "five_year_total_before_tax_insurance_hoa": 170667,
            "five_year_total_cost_estimate": 219547,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 357200,
            "monthly_mi": 179,
            "monthly_pi": 2353,
            "monthly_pi_plus_mi": 2531,
            "price_cut_already_reflected": 34000,
            "remaining_balance_after_5_years": 335876
          },
          "fha_3_5": {
            "detected_incentive_value": 15000,
            "down_payment": 13160,
            "effective_price": 376000,
            "effective_price_per_sqft": 172.79,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 141,
            "estimated_monthly_tax": 674,
            "estimated_monthly_total_with_ti_hoa": 3317,
            "five_year_total_before_tax_insurance_hoa": 163325,
            "five_year_total_cost_estimate": 212205,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 369190,
            "monthly_mi": 169,
            "monthly_pi": 2334,
            "monthly_pi_plus_mi": 2503,
            "price_cut_already_reflected": 34000,
            "remaining_balance_after_5_years": 345602
          },
          "physician_0": {
            "detected_incentive_value": 15000,
            "down_payment": 0,
            "effective_price": 376000,
            "effective_price_per_sqft": 172.79,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 141,
            "estimated_monthly_tax": 674,
            "estimated_monthly_total_with_ti_hoa": 3278,
            "five_year_total_before_tax_insurance_hoa": 147826,
            "five_year_total_cost_estimate": 196706,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 376000,
            "monthly_mi": 0,
            "monthly_pi": 2464,
            "monthly_pi_plus_mi": 2464,
            "price_cut_already_reflected": 34000,
            "remaining_balance_after_5_years": 353361
          },
          "va_0": {
            "detected_incentive_value": 15000,
            "down_payment": 0,
            "effective_price": 376000,
            "effective_price_per_sqft": 172.79,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 141,
            "estimated_monthly_tax": 674,
            "estimated_monthly_total_with_ti_hoa": 3217,
            "five_year_total_before_tax_insurance_hoa": 144148,
            "five_year_total_cost_estimate": 193028,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 384084,
            "monthly_mi": 0,
            "monthly_pi": 2402,
            "monthly_pi_plus_mi": 2402,
            "price_cut_already_reflected": 34000,
            "remaining_balance_after_5_years": 359128
          }
        }
      },
      "id": "df671043e206",
      "incentive_types": [
        "closing_costs",
        "lender_credit",
        "preferred_lender",
        "price_reduction"
      ],
      "negotiability_score": 95,
      "original_price": 425000,
      "preferred_lender_required": true,
      "price": 391000,
      "price_cut": 34000,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language, lender-credit language, preferred-lender requirement, price reduction.",
      "sqft": 2176,
      "subdivision": "THE VILLAGE AT NOLAN HEIGHTS",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "4031 Prairie Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 48.3,
        "arbitrage_delta_percent": 33.42,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "2612 Laguna Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "2612-laguna-drive-harker-heights",
            "price": 300000,
            "price_per_sqft": 134.41,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 2232,
            "sqft_delta": 2,
            "subdivision": "Skipcha Mt. Est",
            "year_built": 2009
          },
          {
            "address": "821 Kendra Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "821-kendra-drive-temple",
            "price": 322000,
            "price_per_sqft": 144.52,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2228,
            "sqft_delta": -2,
            "subdivision": "Canyon Ridge Ph III",
            "year_built": 2017
          },
          {
            "address": "2631 Cedar Glen Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "2631-cedar-glen-drive-belton",
            "price": 380000,
            "price_per_sqft": 170.56,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2228,
            "sqft_delta": -2,
            "subdivision": "Hubbard Branch Add Ph",
            "year_built": 2021
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 2612 Laguna Drive, 821 Kendra Drive, 2631 Cedar Glen Drive, this new-construction card is $48/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 144.52,
        "new_effective_price_per_sqft": 192.82,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Nolanville",
      "closing_credit": 20000,
      "dom": 204,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 192.82,
              "estimated_monthly_total_with_ti_hoa": 3679,
              "five_year_total_cost_estimate": 220745,
              "five_year_total_delta_vs_baseline": -55019,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 516,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 192.82,
              "estimated_monthly_total_with_ti_hoa": 3749,
              "five_year_total_cost_estimate": 224952,
              "five_year_total_delta_vs_baseline": -50812,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 586,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 192.82,
              "estimated_monthly_total_with_ti_hoa": 3794,
              "five_year_total_cost_estimate": 242675,
              "five_year_total_delta_vs_baseline": -33089,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 631,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 192.82,
              "estimated_monthly_total_with_ti_hoa": 3582,
              "five_year_total_cost_estimate": 243749,
              "five_year_total_delta_vs_baseline": -32015,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 419,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 192.82,
              "estimated_monthly_total_with_ti_hoa": 3826,
              "five_year_total_cost_estimate": 251072,
              "five_year_total_delta_vs_baseline": -24692,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 663,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 192.82,
              "estimated_monthly_total_with_ti_hoa": 3163,
              "five_year_total_cost_estimate": 275764,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 192.82,
              "estimated_monthly_total_with_ti_hoa": 932,
              "five_year_total_cost_estimate": 485889,
              "five_year_total_delta_vs_baseline": 210125,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2231,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 20000,
            "down_payment": 21500,
            "effective_price": 429990,
            "effective_price_per_sqft": 192.82,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 161,
            "estimated_monthly_tax": 770,
            "estimated_monthly_total_with_ti_hoa": 3582,
            "five_year_total_before_tax_insurance_hoa": 187850,
            "five_year_total_cost_estimate": 243749,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 408490,
            "monthly_mi": 204,
            "monthly_pi": 2446,
            "monthly_pi_plus_mi": 2651,
            "price_cut_already_reflected": 32296,
            "remaining_balance_after_5_years": 383473
          },
          "cash": {
            "detected_incentive_value": 20000,
            "down_payment": 429990,
            "effective_price": 429990,
            "effective_price_per_sqft": 192.82,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 161,
            "estimated_monthly_tax": 770,
            "estimated_monthly_total_with_ti_hoa": 932,
            "five_year_total_before_tax_insurance_hoa": 429990,
            "five_year_total_cost_estimate": 485889,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 32296,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 20000,
            "down_payment": 85998,
            "effective_price": 429990,
            "effective_price_per_sqft": 192.82,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 161,
            "estimated_monthly_tax": 770,
            "estimated_monthly_total_with_ti_hoa": 3163,
            "five_year_total_before_tax_insurance_hoa": 219866,
            "five_year_total_cost_estimate": 275764,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 343992,
            "monthly_mi": 0,
            "monthly_pi": 2231,
            "monthly_pi_plus_mi": 2231,
            "price_cut_already_reflected": 32296,
            "remaining_balance_after_5_years": 322925
          },
          "conventional_5": {
            "detected_incentive_value": 20000,
            "down_payment": 21500,
            "effective_price": 429990,
            "effective_price_per_sqft": 192.82,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 161,
            "estimated_monthly_tax": 770,
            "estimated_monthly_total_with_ti_hoa": 3826,
            "five_year_total_before_tax_insurance_hoa": 195173,
            "five_year_total_cost_estimate": 251072,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 408490,
            "monthly_mi": 204,
            "monthly_pi": 2690,
            "monthly_pi_plus_mi": 2895,
            "price_cut_already_reflected": 32296,
            "remaining_balance_after_5_years": 384105
          },
          "fha_3_5": {
            "detected_incentive_value": 20000,
            "down_payment": 15050,
            "effective_price": 429990,
            "effective_price_per_sqft": 192.82,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 161,
            "estimated_monthly_tax": 770,
            "estimated_monthly_total_with_ti_hoa": 3794,
            "five_year_total_before_tax_insurance_hoa": 186776,
            "five_year_total_cost_estimate": 242675,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 422202,
            "monthly_mi": 194,
            "monthly_pi": 2669,
            "monthly_pi_plus_mi": 2862,
            "price_cut_already_reflected": 32296,
            "remaining_balance_after_5_years": 395227
          },
          "physician_0": {
            "detected_incentive_value": 20000,
            "down_payment": 0,
            "effective_price": 429990,
            "effective_price_per_sqft": 192.82,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 161,
            "estimated_monthly_tax": 770,
            "estimated_monthly_total_with_ti_hoa": 3749,
            "five_year_total_before_tax_insurance_hoa": 169053,
            "five_year_total_cost_estimate": 224952,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 429990,
            "monthly_mi": 0,
            "monthly_pi": 2818,
            "monthly_pi_plus_mi": 2818,
            "price_cut_already_reflected": 32296,
            "remaining_balance_after_5_years": 404101
          },
          "va_0": {
            "detected_incentive_value": 20000,
            "down_payment": 0,
            "effective_price": 429990,
            "effective_price_per_sqft": 192.82,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 161,
            "estimated_monthly_tax": 770,
            "estimated_monthly_total_with_ti_hoa": 3679,
            "five_year_total_before_tax_insurance_hoa": 164846,
            "five_year_total_cost_estimate": 220745,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 439235,
            "monthly_mi": 0,
            "monthly_pi": 2747,
            "monthly_pi_plus_mi": 2747,
            "price_cut_already_reflected": 32296,
            "remaining_balance_after_5_years": 410696
          }
        }
      },
      "id": "f42b723bc344",
      "incentive_types": [
        "closing_costs",
        "exclusive_savings",
        "preferred_lender",
        "price_reduction"
      ],
      "negotiability_score": 95,
      "original_price": 482286,
      "preferred_lender_required": true,
      "price": 449990,
      "price_cut": 32296,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language, limited incentive language, preferred-lender requirement, price reduction.",
      "sqft": 2230,
      "subdivision": "Bella Charca Phase 12",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "2042 Gray Fox Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 58.12,
        "arbitrage_delta_percent": 41.09,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "6006 Ambrose Circle",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "6006-ambrose-circle-temple",
            "price": 357999,
            "price_per_sqft": 115.15,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 3109,
            "sqft_delta": 2,
            "subdivision": "Alta Vista II",
            "year_built": 2014
          },
          {
            "address": "2123 Grizzly Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "2123-grizzly-trail-harker-heights",
            "price": 440000,
            "price_per_sqft": 141.43,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 3111,
            "sqft_delta": 4,
            "subdivision": "Country Trails Add 16th P",
            "year_built": 2004
          },
          {
            "address": "6110 Wooded Creek Cove",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "6110-wooded-creek-cove-temple",
            "price": 599999,
            "price_per_sqft": 192.74,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-0-500.csv",
            "sqft": 3113,
            "sqft_delta": 6,
            "subdivision": "The Creeks At Deerfield",
            "year_built": 2007
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 6006 Ambrose Circle, 2123 Grizzly Trail, 6110 Wooded Creek Cove, this new-construction card is $58/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 141.43,
        "new_effective_price_per_sqft": 199.55,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Nolanville",
      "closing_credit": 10000,
      "dom": 248,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 199.55,
              "estimated_monthly_total_with_ti_hoa": 5305,
              "five_year_total_cost_estimate": 327186,
              "five_year_total_delta_vs_baseline": -79330,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 745,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 199.55,
              "estimated_monthly_total_with_ti_hoa": 5406,
              "five_year_total_cost_estimate": 333251,
              "five_year_total_delta_vs_baseline": -73265,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 846,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 199.55,
              "estimated_monthly_total_with_ti_hoa": 5470,
              "five_year_total_cost_estimate": 358806,
              "five_year_total_delta_vs_baseline": -47710,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 910,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 199.55,
              "estimated_monthly_total_with_ti_hoa": 5165,
              "five_year_total_cost_estimate": 360354,
              "five_year_total_delta_vs_baseline": -46162,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 605,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 199.55,
              "estimated_monthly_total_with_ti_hoa": 5517,
              "five_year_total_cost_estimate": 370913,
              "five_year_total_delta_vs_baseline": -35603,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 957,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 199.55,
              "estimated_monthly_total_with_ti_hoa": 4560,
              "five_year_total_cost_estimate": 406516,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 199.55,
              "estimated_monthly_total_with_ti_hoa": 1343,
              "five_year_total_cost_estimate": 709488,
              "five_year_total_delta_vs_baseline": 302972,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -3217,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 10000,
            "down_payment": 31000,
            "effective_price": 619990,
            "effective_price_per_sqft": 199.55,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 232,
            "estimated_monthly_tax": 1111,
            "estimated_monthly_total_with_ti_hoa": 5165,
            "five_year_total_before_tax_insurance_hoa": 279756,
            "five_year_total_cost_estimate": 360354,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 588990,
            "monthly_mi": 294,
            "monthly_pi": 3528,
            "monthly_pi_plus_mi": 3822,
            "price_cut_already_reflected": 68427,
            "remaining_balance_after_5_years": 552919
          },
          "cash": {
            "detected_incentive_value": 10000,
            "down_payment": 619990,
            "effective_price": 619990,
            "effective_price_per_sqft": 199.55,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 232,
            "estimated_monthly_tax": 1111,
            "estimated_monthly_total_with_ti_hoa": 1343,
            "five_year_total_before_tax_insurance_hoa": 628890,
            "five_year_total_cost_estimate": 709488,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 68427,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 10000,
            "down_payment": 123998,
            "effective_price": 619990,
            "effective_price_per_sqft": 199.55,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 232,
            "estimated_monthly_tax": 1111,
            "estimated_monthly_total_with_ti_hoa": 4560,
            "five_year_total_before_tax_insurance_hoa": 325917,
            "five_year_total_cost_estimate": 406516,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 495992,
            "monthly_mi": 0,
            "monthly_pi": 3217,
            "monthly_pi_plus_mi": 3217,
            "price_cut_already_reflected": 68427,
            "remaining_balance_after_5_years": 465616
          },
          "conventional_5": {
            "detected_incentive_value": 10000,
            "down_payment": 31000,
            "effective_price": 619990,
            "effective_price_per_sqft": 199.55,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 232,
            "estimated_monthly_tax": 1111,
            "estimated_monthly_total_with_ti_hoa": 5517,
            "five_year_total_before_tax_insurance_hoa": 290314,
            "five_year_total_cost_estimate": 370913,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 588990,
            "monthly_mi": 294,
            "monthly_pi": 3879,
            "monthly_pi_plus_mi": 4174,
            "price_cut_already_reflected": 68427,
            "remaining_balance_after_5_years": 553829
          },
          "fha_3_5": {
            "detected_incentive_value": 10000,
            "down_payment": 21700,
            "effective_price": 619990,
            "effective_price_per_sqft": 199.55,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 232,
            "estimated_monthly_tax": 1111,
            "estimated_monthly_total_with_ti_hoa": 5470,
            "five_year_total_before_tax_insurance_hoa": 278207,
            "five_year_total_cost_estimate": 358806,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 608760,
            "monthly_mi": 279,
            "monthly_pi": 3848,
            "monthly_pi_plus_mi": 4127,
            "price_cut_already_reflected": 68427,
            "remaining_balance_after_5_years": 569867
          },
          "physician_0": {
            "detected_incentive_value": 10000,
            "down_payment": 0,
            "effective_price": 619990,
            "effective_price_per_sqft": 199.55,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 232,
            "estimated_monthly_tax": 1111,
            "estimated_monthly_total_with_ti_hoa": 5406,
            "five_year_total_before_tax_insurance_hoa": 252652,
            "five_year_total_cost_estimate": 333251,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 619990,
            "monthly_mi": 0,
            "monthly_pi": 4063,
            "monthly_pi_plus_mi": 4063,
            "price_cut_already_reflected": 68427,
            "remaining_balance_after_5_years": 582661
          },
          "va_0": {
            "detected_incentive_value": 10000,
            "down_payment": 0,
            "effective_price": 619990,
            "effective_price_per_sqft": 199.55,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 232,
            "estimated_monthly_tax": 1111,
            "estimated_monthly_total_with_ti_hoa": 5305,
            "five_year_total_before_tax_insurance_hoa": 246587,
            "five_year_total_cost_estimate": 327186,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 633320,
            "monthly_mi": 0,
            "monthly_pi": 3961,
            "monthly_pi_plus_mi": 3961,
            "price_cut_already_reflected": 68427,
            "remaining_balance_after_5_years": 592170
          }
        }
      },
      "id": "06b361df3a0d",
      "incentive_types": [
        "closing_costs",
        "exclusive_savings",
        "preferred_lender",
        "price_reduction"
      ],
      "negotiability_score": 95,
      "original_price": 698417,
      "preferred_lender_required": true,
      "price": 629990,
      "price_cut": 68427,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language, limited incentive language, preferred-lender requirement, price reduction.",
      "sqft": 3107,
      "subdivision": "Bella Charca Phase 11",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "6642 King Oaks Boulevard",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 29.0,
        "arbitrage_delta_percent": 13.78,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1250 E Creekview Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "1250-e-creekview-drive-salado",
            "price": 910000,
            "price_per_sqft": 295.84,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 3076,
            "sqft_delta": -6,
            "subdivision": "Hidden Spgs Sec One",
            "year_built": 2021
          },
          {
            "address": "1708 Meadow Crest Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "1708-meadow-crest-drive-salado",
            "price": 600000,
            "price_per_sqft": 197.17,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 3043,
            "sqft_delta": -39,
            "subdivision": "Mill Crk Spgs Ph X",
            "year_built": 2021
          },
          {
            "address": "7511 N Lakeview Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "7511-n-lakeview-drive-salado",
            "price": 640000,
            "price_per_sqft": 210.39,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 3042,
            "sqft_delta": -40,
            "subdivision": "The Woods Of Salado",
            "year_built": 1994
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1250 E Creekview Drive, 1708 Meadow Crest Drive, 7511 N Lakeview Drive, this new-construction card is $29/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 210.39,
        "new_effective_price_per_sqft": 239.39,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Salado",
      "closing_credit": null,
      "dom": 123,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 239.39,
              "estimated_monthly_total_with_ti_hoa": 6313,
              "five_year_total_cost_estimate": 400907,
              "five_year_total_delta_vs_baseline": -94407,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 886,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 239.39,
              "estimated_monthly_total_with_ti_hoa": 6433,
              "five_year_total_cost_estimate": 408125,
              "five_year_total_delta_vs_baseline": -87189,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 1006,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 237.0,
              "estimated_monthly_total_with_ti_hoa": 6085,
              "five_year_total_cost_estimate": 428819,
              "five_year_total_delta_vs_baseline": -66495,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 658,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 239.39,
              "estimated_monthly_total_with_ti_hoa": 6510,
              "five_year_total_cost_estimate": 438537,
              "five_year_total_delta_vs_baseline": -56777,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 1083,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 239.39,
              "estimated_monthly_total_with_ti_hoa": 6565,
              "five_year_total_cost_estimate": 452945,
              "five_year_total_delta_vs_baseline": -42369,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 1138,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 239.39,
              "estimated_monthly_total_with_ti_hoa": 5427,
              "five_year_total_cost_estimate": 495314,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 239.39,
              "estimated_monthly_total_with_ti_hoa": 1599,
              "five_year_total_cost_estimate": 855863,
              "five_year_total_delta_vs_baseline": 360549,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -3828,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 7378,
            "down_payment": 36522,
            "effective_price": 730435,
            "effective_price_per_sqft": 237.0,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 274,
            "estimated_monthly_tax": 1309,
            "estimated_monthly_total_with_ti_hoa": 6085,
            "five_year_total_before_tax_insurance_hoa": 333863,
            "five_year_total_cost_estimate": 428819,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 693913,
            "monthly_mi": 347,
            "monthly_pi": 4156,
            "monthly_pi_plus_mi": 4503,
            "price_cut_already_reflected": 1977,
            "remaining_balance_after_5_years": 651416
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 737813,
            "effective_price": 737813,
            "effective_price_per_sqft": 239.39,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 277,
            "estimated_monthly_tax": 1322,
            "estimated_monthly_total_with_ti_hoa": 1599,
            "five_year_total_before_tax_insurance_hoa": 759947,
            "five_year_total_cost_estimate": 855863,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 1977,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 147563,
            "effective_price": 737813,
            "effective_price_per_sqft": 239.39,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 277,
            "estimated_monthly_tax": 1322,
            "estimated_monthly_total_with_ti_hoa": 5427,
            "five_year_total_before_tax_insurance_hoa": 399398,
            "five_year_total_cost_estimate": 495314,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 590250,
            "monthly_mi": 0,
            "monthly_pi": 3828,
            "monthly_pi_plus_mi": 3828,
            "price_cut_already_reflected": 1977,
            "remaining_balance_after_5_years": 554102
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 36891,
            "effective_price": 737813,
            "effective_price_per_sqft": 239.39,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 277,
            "estimated_monthly_tax": 1322,
            "estimated_monthly_total_with_ti_hoa": 6565,
            "five_year_total_before_tax_insurance_hoa": 357029,
            "five_year_total_cost_estimate": 452945,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 700922,
            "monthly_mi": 350,
            "monthly_pi": 4616,
            "monthly_pi_plus_mi": 4967,
            "price_cut_already_reflected": 1977,
            "remaining_balance_after_5_years": 659079
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 25823,
            "effective_price": 737813,
            "effective_price_per_sqft": 239.39,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 277,
            "estimated_monthly_tax": 1322,
            "estimated_monthly_total_with_ti_hoa": 6510,
            "five_year_total_before_tax_insurance_hoa": 342621,
            "five_year_total_cost_estimate": 438537,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 724449,
            "monthly_mi": 332,
            "monthly_pi": 4579,
            "monthly_pi_plus_mi": 4911,
            "price_cut_already_reflected": 1977,
            "remaining_balance_after_5_years": 678164
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 737813,
            "effective_price_per_sqft": 239.39,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 277,
            "estimated_monthly_tax": 1322,
            "estimated_monthly_total_with_ti_hoa": 6433,
            "five_year_total_before_tax_insurance_hoa": 312210,
            "five_year_total_cost_estimate": 408125,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 737813,
            "monthly_mi": 0,
            "monthly_pi": 4835,
            "monthly_pi_plus_mi": 4835,
            "price_cut_already_reflected": 1977,
            "remaining_balance_after_5_years": 693390
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 737813,
            "effective_price_per_sqft": 239.39,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 277,
            "estimated_monthly_tax": 1322,
            "estimated_monthly_total_with_ti_hoa": 6313,
            "five_year_total_before_tax_insurance_hoa": 304992,
            "five_year_total_cost_estimate": 400907,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 753676,
            "monthly_mi": 0,
            "monthly_pi": 4714,
            "monthly_pi_plus_mi": 4714,
            "price_cut_already_reflected": 1977,
            "remaining_balance_after_5_years": 704706
          }
        }
      },
      "id": "eb8f81638a07",
      "incentive_types": [
        "exclusive_savings",
        "preferred_lender",
        "price_reduction"
      ],
      "negotiability_score": 95,
      "original_price": 739790,
      "preferred_lender_required": true,
      "price": 737813,
      "price_cut": 1977,
      "rate": null,
      "source_summary": "Detected from MLS export: limited incentive language, preferred-lender requirement, price reduction.",
      "sqft": 3082,
      "subdivision": "King Oaks",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "1735 Bear Grass Ridge Road",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 7.11,
        "arbitrage_delta_percent": 4.39,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "7405 Buffalo Grass Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "7405-buffalo-grass-drive-temple",
            "price": 247000,
            "price_per_sqft": 181.48,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1361,
            "sqft_delta": 1,
            "subdivision": "Villages/Westfield Ph II",
            "year_built": 2020
          },
          {
            "address": "4714 Buckskin Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "4714-buckskin-trail-temple",
            "price": 220000,
            "price_per_sqft": 162.0,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1358,
            "sqft_delta": -2,
            "subdivision": "Stratford Place Ph I",
            "year_built": 1989
          },
          {
            "address": "4413 Lone Star Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "4413-lone-star-trail-temple",
            "price": 197000,
            "price_per_sqft": 144.11,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1367,
            "sqft_delta": 7,
            "subdivision": "Canyon Creek Ph IV",
            "year_built": 1986
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 7405 Buffalo Grass Drive, 4714 Buckskin Trail, 4413 Lone Star Trail, this new-construction card is $7/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 162.0,
        "new_effective_price_per_sqft": 169.11,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Temple",
      "closing_credit": null,
      "dom": 131,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 169.11,
              "estimated_monthly_total_with_ti_hoa": 1968,
              "five_year_total_cost_estimate": 124970,
              "five_year_total_delta_vs_baseline": -29429,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 276,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 169.11,
              "estimated_monthly_total_with_ti_hoa": 2005,
              "five_year_total_cost_estimate": 127220,
              "five_year_total_delta_vs_baseline": -27179,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 313,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 167.42,
              "estimated_monthly_total_with_ti_hoa": 1897,
              "five_year_total_cost_estimate": 133671,
              "five_year_total_delta_vs_baseline": -20728,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 205,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 169.11,
              "estimated_monthly_total_with_ti_hoa": 2029,
              "five_year_total_cost_estimate": 136700,
              "five_year_total_delta_vs_baseline": -17699,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 337,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 169.11,
              "estimated_monthly_total_with_ti_hoa": 2047,
              "five_year_total_cost_estimate": 141191,
              "five_year_total_delta_vs_baseline": -13208,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 355,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 169.11,
              "estimated_monthly_total_with_ti_hoa": 1692,
              "five_year_total_cost_estimate": 154399,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 169.11,
              "estimated_monthly_total_with_ti_hoa": 498,
              "five_year_total_cost_estimate": 266788,
              "five_year_total_delta_vs_baseline": 112389,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1194,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2300,
            "down_payment": 11384,
            "effective_price": 227690,
            "effective_price_per_sqft": 167.42,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 85,
            "estimated_monthly_tax": 408,
            "estimated_monthly_total_with_ti_hoa": 1897,
            "five_year_total_before_tax_insurance_hoa": 104071,
            "five_year_total_cost_estimate": 133671,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 216306,
            "monthly_mi": 108,
            "monthly_pi": 1295,
            "monthly_pi_plus_mi": 1404,
            "price_cut_already_reflected": 35070,
            "remaining_balance_after_5_years": 203058
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 229990,
            "effective_price": 229990,
            "effective_price_per_sqft": 169.11,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 86,
            "estimated_monthly_tax": 412,
            "estimated_monthly_total_with_ti_hoa": 498,
            "five_year_total_before_tax_insurance_hoa": 236890,
            "five_year_total_cost_estimate": 266788,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 35070,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 45998,
            "effective_price": 229990,
            "effective_price_per_sqft": 169.11,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 86,
            "estimated_monthly_tax": 412,
            "estimated_monthly_total_with_ti_hoa": 1692,
            "five_year_total_before_tax_insurance_hoa": 124500,
            "five_year_total_cost_estimate": 154399,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 183992,
            "monthly_mi": 0,
            "monthly_pi": 1193,
            "monthly_pi_plus_mi": 1193,
            "price_cut_already_reflected": 35070,
            "remaining_balance_after_5_years": 172724
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 11500,
            "effective_price": 229990,
            "effective_price_per_sqft": 169.11,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 86,
            "estimated_monthly_tax": 412,
            "estimated_monthly_total_with_ti_hoa": 2047,
            "five_year_total_before_tax_insurance_hoa": 111293,
            "five_year_total_cost_estimate": 141191,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 218490,
            "monthly_mi": 109,
            "monthly_pi": 1439,
            "monthly_pi_plus_mi": 1548,
            "price_cut_already_reflected": 35070,
            "remaining_balance_after_5_years": 205447
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 8050,
            "effective_price": 229990,
            "effective_price_per_sqft": 169.11,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 86,
            "estimated_monthly_tax": 412,
            "estimated_monthly_total_with_ti_hoa": 2029,
            "five_year_total_before_tax_insurance_hoa": 106801,
            "five_year_total_cost_estimate": 136700,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 225824,
            "monthly_mi": 104,
            "monthly_pi": 1427,
            "monthly_pi_plus_mi": 1531,
            "price_cut_already_reflected": 35070,
            "remaining_balance_after_5_years": 211396
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 229990,
            "effective_price_per_sqft": 169.11,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 86,
            "estimated_monthly_tax": 412,
            "estimated_monthly_total_with_ti_hoa": 2005,
            "five_year_total_before_tax_insurance_hoa": 97322,
            "five_year_total_cost_estimate": 127220,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 229990,
            "monthly_mi": 0,
            "monthly_pi": 1507,
            "monthly_pi_plus_mi": 1507,
            "price_cut_already_reflected": 35070,
            "remaining_balance_after_5_years": 216143
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 229990,
            "effective_price_per_sqft": 169.11,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 86,
            "estimated_monthly_tax": 412,
            "estimated_monthly_total_with_ti_hoa": 1968,
            "five_year_total_before_tax_insurance_hoa": 95072,
            "five_year_total_cost_estimate": 124970,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 234935,
            "monthly_mi": 0,
            "monthly_pi": 1470,
            "monthly_pi_plus_mi": 1470,
            "price_cut_already_reflected": 35070,
            "remaining_balance_after_5_years": 219670
          }
        }
      },
      "id": "79dd72d3267a",
      "incentive_types": [
        "closing_costs",
        "exclusive_savings",
        "preferred_lender",
        "price_reduction"
      ],
      "negotiability_score": 95,
      "original_price": 265060,
      "preferred_lender_required": true,
      "price": 229990,
      "price_cut": 35070,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language, limited incentive language, preferred-lender requirement, price reduction.",
      "sqft": 1360,
      "subdivision": "Ridge at Knob Creek",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "2923 Atascosa Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 56.86,
        "arbitrage_delta_percent": 38.93,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "10008 Smock Mill Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "10008-smock-mill-lane-temple",
            "price": 215000,
            "price_per_sqft": 146.06,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1472,
            "sqft_delta": -1,
            "subdivision": "Windmill Farms Ph III",
            "year_built": 2013
          },
          {
            "address": "8516 Westway Cove",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "8516-westway-cove-temple",
            "price": 279000,
            "price_per_sqft": 189.54,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1472,
            "sqft_delta": -1,
            "subdivision": "Westwood Dev Ph I",
            "year_built": 2002
          },
          {
            "address": "3002 Glenwood Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "3002-glenwood-drive-temple",
            "price": 199900,
            "price_per_sqft": 135.89,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1471,
            "sqft_delta": -2,
            "subdivision": "Shady Hill",
            "year_built": 1964
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 10008 Smock Mill Lane, 8516 Westway Cove, 3002 Glenwood Drive, this new-construction card is $57/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 146.06,
        "new_effective_price_per_sqft": 202.92,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": null,
      "city": "Temple",
      "closing_credit": null,
      "dom": 707,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 202.92,
              "estimated_monthly_total_with_ti_hoa": 2557,
              "five_year_total_cost_estimate": 162414,
              "five_year_total_delta_vs_baseline": -38246,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 358,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 202.92,
              "estimated_monthly_total_with_ti_hoa": 2606,
              "five_year_total_cost_estimate": 165338,
              "five_year_total_delta_vs_baseline": -35322,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 407,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 200.89,
              "estimated_monthly_total_with_ti_hoa": 2465,
              "five_year_total_cost_estimate": 173722,
              "five_year_total_delta_vs_baseline": -26938,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 266,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 202.92,
              "estimated_monthly_total_with_ti_hoa": 2637,
              "five_year_total_cost_estimate": 177658,
              "five_year_total_delta_vs_baseline": -23002,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 438,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 202.92,
              "estimated_monthly_total_with_ti_hoa": 2660,
              "five_year_total_cost_estimate": 183495,
              "five_year_total_delta_vs_baseline": -17165,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 461,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 202.92,
              "estimated_monthly_total_with_ti_hoa": 2199,
              "five_year_total_cost_estimate": 200660,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 202.92,
              "estimated_monthly_total_with_ti_hoa": 648,
              "five_year_total_cost_estimate": 346724,
              "five_year_total_delta_vs_baseline": 146064,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1551,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2989,
            "down_payment": 14796,
            "effective_price": 295911,
            "effective_price_per_sqft": 200.89,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 111,
            "estimated_monthly_tax": 530,
            "estimated_monthly_total_with_ti_hoa": 2465,
            "five_year_total_before_tax_insurance_hoa": 135253,
            "five_year_total_cost_estimate": 173722,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 281115,
            "monthly_mi": 141,
            "monthly_pi": 1684,
            "monthly_pi_plus_mi": 1824,
            "price_cut_already_reflected": 6100,
            "remaining_balance_after_5_years": 263899
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 298900,
            "effective_price": 298900,
            "effective_price_per_sqft": 202.92,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 112,
            "estimated_monthly_tax": 536,
            "estimated_monthly_total_with_ti_hoa": 648,
            "five_year_total_before_tax_insurance_hoa": 307867,
            "five_year_total_cost_estimate": 346724,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 6100,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 59780,
            "effective_price": 298900,
            "effective_price_per_sqft": 202.92,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 112,
            "estimated_monthly_tax": 536,
            "estimated_monthly_total_with_ti_hoa": 2199,
            "five_year_total_before_tax_insurance_hoa": 161803,
            "five_year_total_cost_estimate": 200660,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 239120,
            "monthly_mi": 0,
            "monthly_pi": 1551,
            "monthly_pi_plus_mi": 1551,
            "price_cut_already_reflected": 6100,
            "remaining_balance_after_5_years": 224476
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 14945,
            "effective_price": 298900,
            "effective_price_per_sqft": 202.92,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 112,
            "estimated_monthly_tax": 536,
            "estimated_monthly_total_with_ti_hoa": 2660,
            "five_year_total_before_tax_insurance_hoa": 144638,
            "five_year_total_cost_estimate": 183495,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 283955,
            "monthly_mi": 142,
            "monthly_pi": 1870,
            "monthly_pi_plus_mi": 2012,
            "price_cut_already_reflected": 6100,
            "remaining_balance_after_5_years": 267004
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 10462,
            "effective_price": 298900,
            "effective_price_per_sqft": 202.92,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 112,
            "estimated_monthly_tax": 536,
            "estimated_monthly_total_with_ti_hoa": 2637,
            "five_year_total_before_tax_insurance_hoa": 138801,
            "five_year_total_cost_estimate": 177658,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 293486,
            "monthly_mi": 135,
            "monthly_pi": 1855,
            "monthly_pi_plus_mi": 1990,
            "price_cut_already_reflected": 6100,
            "remaining_balance_after_5_years": 274735
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 298900,
            "effective_price_per_sqft": 202.92,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 112,
            "estimated_monthly_tax": 536,
            "estimated_monthly_total_with_ti_hoa": 2606,
            "five_year_total_before_tax_insurance_hoa": 126481,
            "five_year_total_cost_estimate": 165338,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 298900,
            "monthly_mi": 0,
            "monthly_pi": 1959,
            "monthly_pi_plus_mi": 1959,
            "price_cut_already_reflected": 6100,
            "remaining_balance_after_5_years": 280904
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 298900,
            "effective_price_per_sqft": 202.92,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 112,
            "estimated_monthly_tax": 536,
            "estimated_monthly_total_with_ti_hoa": 2557,
            "five_year_total_before_tax_insurance_hoa": 123557,
            "five_year_total_cost_estimate": 162414,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 305326,
            "monthly_mi": 0,
            "monthly_pi": 1910,
            "monthly_pi_plus_mi": 1910,
            "price_cut_already_reflected": 6100,
            "remaining_balance_after_5_years": 285488
          }
        }
      },
      "id": "480eb2cb4072",
      "incentive_types": [
        "closing_costs",
        "preferred_lender",
        "price_reduction"
      ],
      "negotiability_score": 95,
      "original_price": 305000,
      "preferred_lender_required": true,
      "price": 298900,
      "price_cut": 6100,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language, preferred-lender requirement, price reduction.",
      "sqft": 1473,
      "subdivision": "County View Add",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "1006 College Avenue",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": -42.05,
        "arbitrage_delta_percent": -23.03,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1503 E Calhoun Avenue",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "1503-e-calhoun-avenue-temple",
            "price": 184900,
            "price_per_sqft": 157.23,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1176,
            "sqft_delta": 2,
            "subdivision": "Highland Terrace Annex Ph I",
            "year_built": 1999
          },
          {
            "address": "1607 Ridgeway Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "1607-ridgeway-drive-temple",
            "price": 214000,
            "price_per_sqft": 182.59,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1172,
            "sqft_delta": -2,
            "subdivision": "Oak Hills Sec Two Ph Tw",
            "year_built": 1988
          },
          {
            "address": "1319 N 12th Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "1319-n-12th-street-temple",
            "price": 215000,
            "price_per_sqft": 183.45,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1172,
            "sqft_delta": -2,
            "subdivision": "Patterson Add Ph One",
            "year_built": 1996
          }
        ],
        "favorable": true,
        "honest_writeup": "Compared with 1503 E Calhoun Avenue, 1607 Ridgeway Drive, 1319 N 12th Street, this new-construction card is $42/sqft cheaper on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 182.59,
        "new_effective_price_per_sqft": 140.54,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Troy",
      "closing_credit": 5000,
      "dom": 143,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 140.54,
              "estimated_monthly_total_with_ti_hoa": 1412,
              "five_year_total_cost_estimate": 84801,
              "five_year_total_delta_vs_baseline": -21111,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 198,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 140.54,
              "estimated_monthly_total_with_ti_hoa": 1439,
              "five_year_total_cost_estimate": 86415,
              "five_year_total_delta_vs_baseline": -19497,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 225,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 140.54,
              "estimated_monthly_total_with_ti_hoa": 1456,
              "five_year_total_cost_estimate": 93216,
              "five_year_total_delta_vs_baseline": -12696,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 242,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 140.54,
              "estimated_monthly_total_with_ti_hoa": 1375,
              "five_year_total_cost_estimate": 93628,
              "five_year_total_delta_vs_baseline": -12284,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 161,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 140.54,
              "estimated_monthly_total_with_ti_hoa": 1468,
              "five_year_total_cost_estimate": 96438,
              "five_year_total_delta_vs_baseline": -9474,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 254,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 140.54,
              "estimated_monthly_total_with_ti_hoa": 1214,
              "five_year_total_cost_estimate": 105912,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 140.54,
              "estimated_monthly_total_with_ti_hoa": 357,
              "five_year_total_cost_estimate": 186538,
              "five_year_total_delta_vs_baseline": 80626,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -857,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 5000,
            "down_payment": 8250,
            "effective_price": 164990,
            "effective_price_per_sqft": 140.54,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 62,
            "estimated_monthly_tax": 296,
            "estimated_monthly_total_with_ti_hoa": 1375,
            "five_year_total_before_tax_insurance_hoa": 72179,
            "five_year_total_cost_estimate": 93628,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 156740,
            "monthly_mi": 78,
            "monthly_pi": 939,
            "monthly_pi_plus_mi": 1017,
            "price_cut_already_reflected": 30000,
            "remaining_balance_after_5_years": 147141
          },
          "cash": {
            "detected_incentive_value": 5000,
            "down_payment": 164990,
            "effective_price": 164990,
            "effective_price_per_sqft": 140.54,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 62,
            "estimated_monthly_tax": 296,
            "estimated_monthly_total_with_ti_hoa": 357,
            "five_year_total_before_tax_insurance_hoa": 165090,
            "five_year_total_cost_estimate": 186538,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 30000,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 5000,
            "down_payment": 32998,
            "effective_price": 164990,
            "effective_price_per_sqft": 140.54,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 62,
            "estimated_monthly_tax": 296,
            "estimated_monthly_total_with_ti_hoa": 1214,
            "five_year_total_before_tax_insurance_hoa": 84464,
            "five_year_total_cost_estimate": 105912,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 131992,
            "monthly_mi": 0,
            "monthly_pi": 856,
            "monthly_pi_plus_mi": 856,
            "price_cut_already_reflected": 30000,
            "remaining_balance_after_5_years": 123908
          },
          "conventional_5": {
            "detected_incentive_value": 5000,
            "down_payment": 8250,
            "effective_price": 164990,
            "effective_price_per_sqft": 140.54,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 62,
            "estimated_monthly_tax": 296,
            "estimated_monthly_total_with_ti_hoa": 1468,
            "five_year_total_before_tax_insurance_hoa": 74989,
            "five_year_total_cost_estimate": 96438,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 156740,
            "monthly_mi": 78,
            "monthly_pi": 1032,
            "monthly_pi_plus_mi": 1111,
            "price_cut_already_reflected": 30000,
            "remaining_balance_after_5_years": 147384
          },
          "fha_3_5": {
            "detected_incentive_value": 5000,
            "down_payment": 5775,
            "effective_price": 164990,
            "effective_price_per_sqft": 140.54,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 62,
            "estimated_monthly_tax": 296,
            "estimated_monthly_total_with_ti_hoa": 1456,
            "five_year_total_before_tax_insurance_hoa": 71767,
            "five_year_total_cost_estimate": 93216,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 162002,
            "monthly_mi": 74,
            "monthly_pi": 1024,
            "monthly_pi_plus_mi": 1098,
            "price_cut_already_reflected": 30000,
            "remaining_balance_after_5_years": 151651
          },
          "physician_0": {
            "detected_incentive_value": 5000,
            "down_payment": 0,
            "effective_price": 164990,
            "effective_price_per_sqft": 140.54,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 62,
            "estimated_monthly_tax": 296,
            "estimated_monthly_total_with_ti_hoa": 1439,
            "five_year_total_before_tax_insurance_hoa": 64966,
            "five_year_total_cost_estimate": 86415,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 164990,
            "monthly_mi": 0,
            "monthly_pi": 1081,
            "monthly_pi_plus_mi": 1081,
            "price_cut_already_reflected": 30000,
            "remaining_balance_after_5_years": 155056
          },
          "va_0": {
            "detected_incentive_value": 5000,
            "down_payment": 0,
            "effective_price": 164990,
            "effective_price_per_sqft": 140.54,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 62,
            "estimated_monthly_tax": 296,
            "estimated_monthly_total_with_ti_hoa": 1412,
            "five_year_total_before_tax_insurance_hoa": 63352,
            "five_year_total_cost_estimate": 84801,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 168537,
            "monthly_mi": 0,
            "monthly_pi": 1054,
            "monthly_pi_plus_mi": 1054,
            "price_cut_already_reflected": 30000,
            "remaining_balance_after_5_years": 157587
          }
        }
      },
      "id": "afde5ba216b1",
      "incentive_types": [
        "closing_costs",
        "exclusive_savings",
        "preferred_lender",
        "price_reduction"
      ],
      "negotiability_score": 95,
      "original_price": 199990,
      "preferred_lender_required": true,
      "price": 169990,
      "price_cut": 30000,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language, limited incentive language, preferred-lender requirement, price reduction.",
      "sqft": 1174,
      "subdivision": "College Park",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "4023 Prairie Drive",
      "apr": "6.23%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 39.48,
        "arbitrage_delta_percent": 23.24,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1924 Hayes Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "1924-hayes-street-temple",
            "price": 345000,
            "price_per_sqft": 169.87,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2031,
            "sqft_delta": 1,
            "subdivision": "Reserve/Pea Rdg Ph 1",
            "year_built": 2021
          },
          {
            "address": "166 Mountain Rose Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "166-mountain-rose-road-belton",
            "price": 425000,
            "price_per_sqft": 209.26,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2031,
            "sqft_delta": 1,
            "subdivision": "High Crest Ph II",
            "year_built": 2017
          },
          {
            "address": "1306 N 15th Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "1306-n-15th-street-temple",
            "price": 210000,
            "price_per_sqft": 103.55,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-0-500.csv",
            "sqft": 2028,
            "sqft_delta": -2,
            "subdivision": "Fullview",
            "year_built": 1935
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1924 Hayes Street, 166 Mountain Rose Road, 1306 N 15th Street, this new-construction card is $39/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 169.87,
        "new_effective_price_per_sqft": 209.35,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Nolanville",
      "closing_credit": null,
      "dom": 108,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 209.35,
              "estimated_monthly_total_with_ti_hoa": 3636,
              "five_year_total_cost_estimate": 230928,
              "five_year_total_delta_vs_baseline": -54379,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 510,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 209.35,
              "estimated_monthly_total_with_ti_hoa": 3706,
              "five_year_total_cost_estimate": 235086,
              "five_year_total_delta_vs_baseline": -50221,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 580,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 207.26,
              "estimated_monthly_total_with_ti_hoa": 3505,
              "five_year_total_cost_estimate": 247005,
              "five_year_total_delta_vs_baseline": -38302,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 379,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 209.35,
              "estimated_monthly_total_with_ti_hoa": 3750,
              "five_year_total_cost_estimate": 252603,
              "five_year_total_delta_vs_baseline": -32704,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 624,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 209.35,
              "estimated_monthly_total_with_ti_hoa": 3782,
              "five_year_total_cost_estimate": 260902,
              "five_year_total_delta_vs_baseline": -24405,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 656,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 209.35,
              "estimated_monthly_total_with_ti_hoa": 3126,
              "five_year_total_cost_estimate": 285307,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 209.35,
              "estimated_monthly_total_with_ti_hoa": 921,
              "five_year_total_cost_estimate": 492988,
              "five_year_total_delta_vs_baseline": 207681,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2205,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 4250,
            "down_payment": 21037,
            "effective_price": 420740,
            "effective_price_per_sqft": 207.26,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 158,
            "estimated_monthly_tax": 754,
            "estimated_monthly_total_with_ti_hoa": 3505,
            "five_year_total_before_tax_insurance_hoa": 192309,
            "five_year_total_cost_estimate": 247005,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 399703,
            "monthly_mi": 200,
            "monthly_pi": 2394,
            "monthly_pi_plus_mi": 2594,
            "price_cut_already_reflected": 26461,
            "remaining_balance_after_5_years": 375224
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 424990,
            "effective_price": 424990,
            "effective_price_per_sqft": 209.35,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 159,
            "estimated_monthly_tax": 761,
            "estimated_monthly_total_with_ti_hoa": 921,
            "five_year_total_before_tax_insurance_hoa": 437740,
            "five_year_total_cost_estimate": 492988,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 26461,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 84998,
            "effective_price": 424990,
            "effective_price_per_sqft": 209.35,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 159,
            "estimated_monthly_tax": 761,
            "estimated_monthly_total_with_ti_hoa": 3126,
            "five_year_total_before_tax_insurance_hoa": 230059,
            "five_year_total_cost_estimate": 285307,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 339992,
            "monthly_mi": 0,
            "monthly_pi": 2205,
            "monthly_pi_plus_mi": 2205,
            "price_cut_already_reflected": 26461,
            "remaining_balance_after_5_years": 319170
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 21250,
            "effective_price": 424990,
            "effective_price_per_sqft": 209.35,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 159,
            "estimated_monthly_tax": 761,
            "estimated_monthly_total_with_ti_hoa": 3782,
            "five_year_total_before_tax_insurance_hoa": 205654,
            "five_year_total_cost_estimate": 260902,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 403740,
            "monthly_mi": 202,
            "monthly_pi": 2659,
            "monthly_pi_plus_mi": 2861,
            "price_cut_already_reflected": 26461,
            "remaining_balance_after_5_years": 379638
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 14875,
            "effective_price": 424990,
            "effective_price_per_sqft": 209.35,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 159,
            "estimated_monthly_tax": 761,
            "estimated_monthly_total_with_ti_hoa": 3750,
            "five_year_total_before_tax_insurance_hoa": 197354,
            "five_year_total_cost_estimate": 252603,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 417292,
            "monthly_mi": 191,
            "monthly_pi": 2638,
            "monthly_pi_plus_mi": 2829,
            "price_cut_already_reflected": 26461,
            "remaining_balance_after_5_years": 390631
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 424990,
            "effective_price_per_sqft": 209.35,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 159,
            "estimated_monthly_tax": 761,
            "estimated_monthly_total_with_ti_hoa": 3706,
            "five_year_total_before_tax_insurance_hoa": 179837,
            "five_year_total_cost_estimate": 235086,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 424990,
            "monthly_mi": 0,
            "monthly_pi": 2785,
            "monthly_pi_plus_mi": 2785,
            "price_cut_already_reflected": 26461,
            "remaining_balance_after_5_years": 399402
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 424990,
            "effective_price_per_sqft": 209.35,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 159,
            "estimated_monthly_tax": 761,
            "estimated_monthly_total_with_ti_hoa": 3636,
            "five_year_total_before_tax_insurance_hoa": 175679,
            "five_year_total_cost_estimate": 230928,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 434127,
            "monthly_mi": 0,
            "monthly_pi": 2715,
            "monthly_pi_plus_mi": 2715,
            "price_cut_already_reflected": 26461,
            "remaining_balance_after_5_years": 405920
          }
        }
      },
      "id": "7e4a356de77b",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "price_reduction",
        "rate_buydown"
      ],
      "negotiability_score": 94,
      "original_price": 451451,
      "preferred_lender_required": false,
      "price": 424990,
      "price_cut": 26461,
      "rate": "2.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, price reduction, rate buydown language.",
      "sqft": 2030,
      "subdivision": "Bella Charca Phase 12",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "3110 Salt Fork Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": -10.36,
        "arbitrage_delta_percent": -6.51,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1706 Lynx Circle",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1706-lynx-circle-harker-heights",
            "price": 255000,
            "price_per_sqft": 155.39,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1641,
            "sqft_delta": 29,
            "subdivision": "Country Trails Add 6th Ph",
            "year_built": 1987
          },
          {
            "address": "2006 Longmeadow Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "2006-longmeadow-road-harker-heights",
            "price": 314900,
            "price_per_sqft": 191.31,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1646,
            "sqft_delta": 34,
            "subdivision": "Whitten Place",
            "year_built": 1988
          },
          {
            "address": "903 Cliffside Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "903-cliffside-drive-harker-heights",
            "price": 250000,
            "price_per_sqft": 159.24,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1570,
            "sqft_delta": -42,
            "subdivision": "Tanglewood North Second Unit",
            "year_built": 1979
          }
        ],
        "favorable": true,
        "honest_writeup": "Compared with 1706 Lynx Circle, 2006 Longmeadow Road, 903 Cliffside Drive, this new-construction card is $10/sqft cheaper on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 159.24,
        "new_effective_price_per_sqft": 148.88,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Victory Homes LLC",
      "city": "Killeen",
      "closing_credit": 10000,
      "dom": 106,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 148.88,
              "estimated_monthly_total_with_ti_hoa": 2053,
              "five_year_total_cost_estimate": 123209,
              "five_year_total_delta_vs_baseline": -30710,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 288,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 148.88,
              "estimated_monthly_total_with_ti_hoa": 2093,
              "five_year_total_cost_estimate": 125557,
              "five_year_total_delta_vs_baseline": -28362,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 328,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 148.88,
              "estimated_monthly_total_with_ti_hoa": 2117,
              "five_year_total_cost_estimate": 135450,
              "five_year_total_delta_vs_baseline": -18469,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 352,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 148.88,
              "estimated_monthly_total_with_ti_hoa": 2000,
              "five_year_total_cost_estimate": 136049,
              "five_year_total_delta_vs_baseline": -17870,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 235,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 148.88,
              "estimated_monthly_total_with_ti_hoa": 2136,
              "five_year_total_cost_estimate": 140136,
              "five_year_total_delta_vs_baseline": -13783,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 371,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 148.88,
              "estimated_monthly_total_with_ti_hoa": 1765,
              "five_year_total_cost_estimate": 153919,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 148.88,
              "estimated_monthly_total_with_ti_hoa": 520,
              "five_year_total_cost_estimate": 271200,
              "five_year_total_delta_vs_baseline": 117281,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1245,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 10000,
            "down_payment": 12000,
            "effective_price": 240000,
            "effective_price_per_sqft": 148.88,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 90,
            "estimated_monthly_tax": 430,
            "estimated_monthly_total_with_ti_hoa": 2000,
            "five_year_total_before_tax_insurance_hoa": 104849,
            "five_year_total_cost_estimate": 136049,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 228000,
            "monthly_mi": 114,
            "monthly_pi": 1366,
            "monthly_pi_plus_mi": 1480,
            "price_cut_already_reflected": 5000,
            "remaining_balance_after_5_years": 214037
          },
          "cash": {
            "detected_incentive_value": 10000,
            "down_payment": 240000,
            "effective_price": 240000,
            "effective_price_per_sqft": 148.88,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 90,
            "estimated_monthly_tax": 430,
            "estimated_monthly_total_with_ti_hoa": 520,
            "five_year_total_before_tax_insurance_hoa": 240000,
            "five_year_total_cost_estimate": 271200,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 5000,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 10000,
            "down_payment": 48000,
            "effective_price": 240000,
            "effective_price_per_sqft": 148.88,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 90,
            "estimated_monthly_tax": 430,
            "estimated_monthly_total_with_ti_hoa": 1765,
            "five_year_total_before_tax_insurance_hoa": 122719,
            "five_year_total_cost_estimate": 153919,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 192000,
            "monthly_mi": 0,
            "monthly_pi": 1245,
            "monthly_pi_plus_mi": 1245,
            "price_cut_already_reflected": 5000,
            "remaining_balance_after_5_years": 180241
          },
          "conventional_5": {
            "detected_incentive_value": 10000,
            "down_payment": 12000,
            "effective_price": 240000,
            "effective_price_per_sqft": 148.88,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 90,
            "estimated_monthly_tax": 430,
            "estimated_monthly_total_with_ti_hoa": 2136,
            "five_year_total_before_tax_insurance_hoa": 108936,
            "five_year_total_cost_estimate": 140136,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 228000,
            "monthly_mi": 114,
            "monthly_pi": 1502,
            "monthly_pi_plus_mi": 1616,
            "price_cut_already_reflected": 5000,
            "remaining_balance_after_5_years": 214389
          },
          "fha_3_5": {
            "detected_incentive_value": 10000,
            "down_payment": 8400,
            "effective_price": 240000,
            "effective_price_per_sqft": 148.88,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 90,
            "estimated_monthly_tax": 430,
            "estimated_monthly_total_with_ti_hoa": 2117,
            "five_year_total_before_tax_insurance_hoa": 104250,
            "five_year_total_cost_estimate": 135450,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 235653,
            "monthly_mi": 108,
            "monthly_pi": 1489,
            "monthly_pi_plus_mi": 1597,
            "price_cut_already_reflected": 5000,
            "remaining_balance_after_5_years": 220597
          },
          "physician_0": {
            "detected_incentive_value": 10000,
            "down_payment": 0,
            "effective_price": 240000,
            "effective_price_per_sqft": 148.88,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 90,
            "estimated_monthly_tax": 430,
            "estimated_monthly_total_with_ti_hoa": 2093,
            "five_year_total_before_tax_insurance_hoa": 94357,
            "five_year_total_cost_estimate": 125557,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 240000,
            "monthly_mi": 0,
            "monthly_pi": 1573,
            "monthly_pi_plus_mi": 1573,
            "price_cut_already_reflected": 5000,
            "remaining_balance_after_5_years": 225550
          },
          "va_0": {
            "detected_incentive_value": 10000,
            "down_payment": 0,
            "effective_price": 240000,
            "effective_price_per_sqft": 148.88,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 90,
            "estimated_monthly_tax": 430,
            "estimated_monthly_total_with_ti_hoa": 2053,
            "five_year_total_before_tax_insurance_hoa": 92009,
            "five_year_total_cost_estimate": 123209,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 245160,
            "monthly_mi": 0,
            "monthly_pi": 1533,
            "monthly_pi_plus_mi": 1533,
            "price_cut_already_reflected": 5000,
            "remaining_balance_after_5_years": 229231
          }
        }
      },
      "id": "aa03a030883f",
      "incentive_types": [
        "closing_costs",
        "price_reduction",
        "rate_buydown"
      ],
      "negotiability_score": 93,
      "original_price": 255000,
      "preferred_lender_required": false,
      "price": 250000,
      "price_cut": 5000,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language, price reduction, rate buydown language.",
      "sqft": 1612,
      "subdivision": "Goodnight Ranch Add",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "8817 Ponderosa Pine Road",
      "apr": "5.691%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 33.71,
        "arbitrage_delta_percent": 25.05,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "2505 Canyon Creek Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "2505-canyon-creek-drive-temple",
            "price": 249900,
            "price_per_sqft": 134.57,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1857,
            "sqft_delta": 3,
            "subdivision": "Cliffs Of Canyon Creek Ph I",
            "year_built": 1983
          },
          {
            "address": "3811 River Oaks Circle",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "3811-river-oaks-circle-temple",
            "price": 237900,
            "price_per_sqft": 128.59,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1850,
            "sqft_delta": -4,
            "subdivision": "The Oaks",
            "year_built": 1981
          },
          {
            "address": "5921 Stanford Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "5921-stanford-drive-temple",
            "price": 289000,
            "price_per_sqft": 156.47,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1847,
            "sqft_delta": -7,
            "subdivision": "Alta Vista I",
            "year_built": 2013
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 2505 Canyon Creek Drive, 3811 River Oaks Circle, 5921 Stanford Drive, this new-construction card is $34/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 134.57,
        "new_effective_price_per_sqft": 168.28,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Temple",
      "closing_credit": null,
      "dom": 85,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 168.28,
              "estimated_monthly_total_with_ti_hoa": 2669,
              "five_year_total_cost_estimate": 169527,
              "five_year_total_delta_vs_baseline": -39920,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 374,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 168.28,
              "estimated_monthly_total_with_ti_hoa": 2720,
              "five_year_total_cost_estimate": 172579,
              "five_year_total_delta_vs_baseline": -36868,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 425,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 166.6,
              "estimated_monthly_total_with_ti_hoa": 2573,
              "five_year_total_cost_estimate": 181329,
              "five_year_total_delta_vs_baseline": -28118,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 278,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 168.28,
              "estimated_monthly_total_with_ti_hoa": 2753,
              "five_year_total_cost_estimate": 185439,
              "five_year_total_delta_vs_baseline": -24008,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 458,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 168.28,
              "estimated_monthly_total_with_ti_hoa": 2776,
              "five_year_total_cost_estimate": 191531,
              "five_year_total_delta_vs_baseline": -17916,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 481,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 168.28,
              "estimated_monthly_total_with_ti_hoa": 2295,
              "five_year_total_cost_estimate": 209447,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 168.28,
              "estimated_monthly_total_with_ti_hoa": 676,
              "five_year_total_cost_estimate": 361908,
              "five_year_total_delta_vs_baseline": 152461,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1619,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 3120,
            "down_payment": 15444,
            "effective_price": 308870,
            "effective_price_per_sqft": 166.6,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 116,
            "estimated_monthly_tax": 553,
            "estimated_monthly_total_with_ti_hoa": 2573,
            "five_year_total_before_tax_insurance_hoa": 141176,
            "five_year_total_cost_estimate": 181329,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 293426,
            "monthly_mi": 147,
            "monthly_pi": 1757,
            "monthly_pi_plus_mi": 1904,
            "price_cut_already_reflected": 4550,
            "remaining_balance_after_5_years": 275456
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 311990,
            "effective_price": 311990,
            "effective_price_per_sqft": 168.28,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 117,
            "estimated_monthly_tax": 559,
            "estimated_monthly_total_with_ti_hoa": 676,
            "five_year_total_before_tax_insurance_hoa": 321350,
            "five_year_total_cost_estimate": 361908,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 4550,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 62398,
            "effective_price": 311990,
            "effective_price_per_sqft": 168.28,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 117,
            "estimated_monthly_tax": 559,
            "estimated_monthly_total_with_ti_hoa": 2295,
            "five_year_total_before_tax_insurance_hoa": 168889,
            "five_year_total_cost_estimate": 209447,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 249592,
            "monthly_mi": 0,
            "monthly_pi": 1619,
            "monthly_pi_plus_mi": 1619,
            "price_cut_already_reflected": 4550,
            "remaining_balance_after_5_years": 234306
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 15600,
            "effective_price": 311990,
            "effective_price_per_sqft": 168.28,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 117,
            "estimated_monthly_tax": 559,
            "estimated_monthly_total_with_ti_hoa": 2776,
            "five_year_total_before_tax_insurance_hoa": 150973,
            "five_year_total_cost_estimate": 191531,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 296390,
            "monthly_mi": 148,
            "monthly_pi": 1952,
            "monthly_pi_plus_mi": 2100,
            "price_cut_already_reflected": 4550,
            "remaining_balance_after_5_years": 278697
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 10920,
            "effective_price": 311990,
            "effective_price_per_sqft": 168.28,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 117,
            "estimated_monthly_tax": 559,
            "estimated_monthly_total_with_ti_hoa": 2753,
            "five_year_total_before_tax_insurance_hoa": 144880,
            "five_year_total_cost_estimate": 185439,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 306339,
            "monthly_mi": 140,
            "monthly_pi": 1936,
            "monthly_pi_plus_mi": 2077,
            "price_cut_already_reflected": 4550,
            "remaining_balance_after_5_years": 286767
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 311990,
            "effective_price_per_sqft": 168.28,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 117,
            "estimated_monthly_tax": 559,
            "estimated_monthly_total_with_ti_hoa": 2720,
            "five_year_total_before_tax_insurance_hoa": 132020,
            "five_year_total_cost_estimate": 172579,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 311990,
            "monthly_mi": 0,
            "monthly_pi": 2044,
            "monthly_pi_plus_mi": 2044,
            "price_cut_already_reflected": 4550,
            "remaining_balance_after_5_years": 293205
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 311990,
            "effective_price_per_sqft": 168.28,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 117,
            "estimated_monthly_tax": 559,
            "estimated_monthly_total_with_ti_hoa": 2669,
            "five_year_total_before_tax_insurance_hoa": 128968,
            "five_year_total_cost_estimate": 169527,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 318698,
            "monthly_mi": 0,
            "monthly_pi": 1993,
            "monthly_pi_plus_mi": 1993,
            "price_cut_already_reflected": 4550,
            "remaining_balance_after_5_years": 297991
          }
        }
      },
      "id": "9f7ad638f21b",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender",
        "price_reduction",
        "rate_buydown"
      ],
      "negotiability_score": 91,
      "original_price": 316540,
      "preferred_lender_required": true,
      "price": 311990,
      "price_cut": 4550,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement, price reduction, rate buydown language.",
      "sqft": 1854,
      "subdivision": "Mesa Ridge",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "7063 Troyan Ln",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 80.83,
        "arbitrage_delta_percent": 55.71,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "7853 Old Gate Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "7853-old-gate-road-temple",
            "price": 399900,
            "price_per_sqft": 140.81,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2840,
            "sqft_delta": 7,
            "subdivision": "North Gate",
            "year_built": 2016
          },
          {
            "address": "7026 Troyan Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "7026-troyan-lane-temple",
            "price": 739900,
            "price_per_sqft": 260.44,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2841,
            "sqft_delta": 8,
            "subdivision": "Landing/Heritage Oaks",
            "year_built": 2023
          },
          {
            "address": "4316 Woodstone Circle",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "4316-woodstone-circle-temple",
            "price": 412900,
            "price_per_sqft": 145.08,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2846,
            "sqft_delta": 13,
            "subdivision": "Cliffs Of Canyon Creek Ph I",
            "year_built": 2007
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 7853 Old Gate Road, 7026 Troyan Lane, 4316 Woodstone Circle, this new-construction card is $81/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 145.08,
        "new_effective_price_per_sqft": 225.91,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "JDG Homes",
      "city": "Temple",
      "closing_credit": null,
      "dom": 84,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 225.91,
              "estimated_monthly_total_with_ti_hoa": 5476,
              "five_year_total_cost_estimate": 347758,
              "five_year_total_delta_vs_baseline": -81891,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 769,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 225.91,
              "estimated_monthly_total_with_ti_hoa": 5580,
              "five_year_total_cost_estimate": 354020,
              "five_year_total_delta_vs_baseline": -75629,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 873,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 223.65,
              "estimated_monthly_total_with_ti_hoa": 5279,
              "five_year_total_cost_estimate": 371970,
              "five_year_total_delta_vs_baseline": -57679,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 572,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 225.91,
              "estimated_monthly_total_with_ti_hoa": 5647,
              "five_year_total_cost_estimate": 380399,
              "five_year_total_delta_vs_baseline": -49250,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 940,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 225.91,
              "estimated_monthly_total_with_ti_hoa": 5695,
              "five_year_total_cost_estimate": 392897,
              "five_year_total_delta_vs_baseline": -36752,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 988,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 225.91,
              "estimated_monthly_total_with_ti_hoa": 4707,
              "five_year_total_cost_estimate": 429649,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 225.91,
              "estimated_monthly_total_with_ti_hoa": 1387,
              "five_year_total_cost_estimate": 742400,
              "five_year_total_delta_vs_baseline": 312751,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -3320,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 6400,
            "down_payment": 31680,
            "effective_price": 633600,
            "effective_price_per_sqft": 223.65,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 238,
            "estimated_monthly_tax": 1135,
            "estimated_monthly_total_with_ti_hoa": 5279,
            "five_year_total_before_tax_insurance_hoa": 289602,
            "five_year_total_cost_estimate": 371970,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 601920,
            "monthly_mi": 301,
            "monthly_pi": 3605,
            "monthly_pi_plus_mi": 3906,
            "price_cut_already_reflected": 550,
            "remaining_balance_after_5_years": 565057
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 640000,
            "effective_price": 640000,
            "effective_price_per_sqft": 225.91,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 240,
            "estimated_monthly_tax": 1147,
            "estimated_monthly_total_with_ti_hoa": 1387,
            "five_year_total_before_tax_insurance_hoa": 659200,
            "five_year_total_cost_estimate": 742400,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 550,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 128000,
            "effective_price": 640000,
            "effective_price_per_sqft": 225.91,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 240,
            "estimated_monthly_tax": 1147,
            "estimated_monthly_total_with_ti_hoa": 4707,
            "five_year_total_before_tax_insurance_hoa": 346449,
            "five_year_total_cost_estimate": 429649,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 512000,
            "monthly_mi": 0,
            "monthly_pi": 3321,
            "monthly_pi_plus_mi": 3321,
            "price_cut_already_reflected": 550,
            "remaining_balance_after_5_years": 480644
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 32000,
            "effective_price": 640000,
            "effective_price_per_sqft": 225.91,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 240,
            "estimated_monthly_tax": 1147,
            "estimated_monthly_total_with_ti_hoa": 5695,
            "five_year_total_before_tax_insurance_hoa": 309697,
            "five_year_total_cost_estimate": 392897,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 608000,
            "monthly_mi": 304,
            "monthly_pi": 4004,
            "monthly_pi_plus_mi": 4308,
            "price_cut_already_reflected": 550,
            "remaining_balance_after_5_years": 571704
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 22400,
            "effective_price": 640000,
            "effective_price_per_sqft": 225.91,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 240,
            "estimated_monthly_tax": 1147,
            "estimated_monthly_total_with_ti_hoa": 5647,
            "five_year_total_before_tax_insurance_hoa": 297199,
            "five_year_total_cost_estimate": 380399,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 628408,
            "monthly_mi": 288,
            "monthly_pi": 3972,
            "monthly_pi_plus_mi": 4260,
            "price_cut_already_reflected": 550,
            "remaining_balance_after_5_years": 588259
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 640000,
            "effective_price_per_sqft": 225.91,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 240,
            "estimated_monthly_tax": 1147,
            "estimated_monthly_total_with_ti_hoa": 5580,
            "five_year_total_before_tax_insurance_hoa": 270820,
            "five_year_total_cost_estimate": 354020,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 640000,
            "monthly_mi": 0,
            "monthly_pi": 4194,
            "monthly_pi_plus_mi": 4194,
            "price_cut_already_reflected": 550,
            "remaining_balance_after_5_years": 601466
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 640000,
            "effective_price_per_sqft": 225.91,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 240,
            "estimated_monthly_tax": 1147,
            "estimated_monthly_total_with_ti_hoa": 5476,
            "five_year_total_before_tax_insurance_hoa": 264558,
            "five_year_total_cost_estimate": 347758,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 653760,
            "monthly_mi": 0,
            "monthly_pi": 4089,
            "monthly_pi_plus_mi": 4089,
            "price_cut_already_reflected": 550,
            "remaining_balance_after_5_years": 611282
          }
        }
      },
      "id": "1e55c7e4c0ef",
      "incentive_types": [
        "closing_costs",
        "preferred_lender",
        "price_reduction",
        "rate_buydown"
      ],
      "negotiability_score": 91,
      "original_price": 640550,
      "preferred_lender_required": true,
      "price": 640000,
      "price_cut": 550,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language, preferred-lender requirement, price reduction, rate buydown language.",
      "sqft": 2833,
      "subdivision": "The Landing at Heritage Oaks",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "5034 Bella Charca Parkway",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 64.58,
        "arbitrage_delta_percent": 45.36,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1808 N Beal Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "1808-n-beal-street-belton",
            "price": 299900,
            "price_per_sqft": 129.38,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2318,
            "sqft_delta": -1,
            "subdivision": "Oakdale",
            "year_built": 1967
          },
          {
            "address": "4405 Pawnee Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "4405-pawnee-trail-harker-heights",
            "price": 330000,
            "price_per_sqft": 142.36,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 2318,
            "sqft_delta": -1,
            "subdivision": "Broken Arrow Lake Estates Sec",
            "year_built": 1971
          },
          {
            "address": "203 Sand Flat Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "203-sand-flat-lane-temple",
            "price": 499999,
            "price_per_sqft": 215.8,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2317,
            "sqft_delta": -2,
            "subdivision": "North Lake Estates",
            "year_built": 2021
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1808 N Beal Street, 4405 Pawnee Trail, 203 Sand Flat Lane, this new-construction card is $65/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 142.36,
        "new_effective_price_per_sqft": 206.94,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Hodges Eagle Ridge Builders",
      "city": "Nolanville",
      "closing_credit": null,
      "dom": 159,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 206.94,
              "estimated_monthly_total_with_ti_hoa": 4106,
              "five_year_total_cost_estimate": 260764,
              "five_year_total_delta_vs_baseline": -61406,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 576,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 206.94,
              "estimated_monthly_total_with_ti_hoa": 4184,
              "five_year_total_cost_estimate": 265459,
              "five_year_total_delta_vs_baseline": -56711,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 654,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 204.87,
              "estimated_monthly_total_with_ti_hoa": 3958,
              "five_year_total_cost_estimate": 278919,
              "five_year_total_delta_vs_baseline": -43251,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 428,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 206.94,
              "estimated_monthly_total_with_ti_hoa": 4234,
              "five_year_total_cost_estimate": 285240,
              "five_year_total_delta_vs_baseline": -36930,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 704,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 206.94,
              "estimated_monthly_total_with_ti_hoa": 4270,
              "five_year_total_cost_estimate": 294612,
              "five_year_total_delta_vs_baseline": -27558,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 740,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 206.94,
              "estimated_monthly_total_with_ti_hoa": 3530,
              "five_year_total_cost_estimate": 322170,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 206.94,
              "estimated_monthly_total_with_ti_hoa": 1040,
              "five_year_total_cost_estimate": 556684,
              "five_year_total_delta_vs_baseline": 234514,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2490,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 4799,
            "down_payment": 23755,
            "effective_price": 475101,
            "effective_price_per_sqft": 204.87,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 178,
            "estimated_monthly_tax": 851,
            "estimated_monthly_total_with_ti_hoa": 3958,
            "five_year_total_before_tax_insurance_hoa": 217156,
            "five_year_total_cost_estimate": 278919,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 451346,
            "monthly_mi": 226,
            "monthly_pi": 2703,
            "monthly_pi_plus_mi": 2929,
            "price_cut_already_reflected": 28000,
            "remaining_balance_after_5_years": 423704
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 479900,
            "effective_price": 479900,
            "effective_price_per_sqft": 206.94,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 180,
            "estimated_monthly_tax": 860,
            "estimated_monthly_total_with_ti_hoa": 1040,
            "five_year_total_before_tax_insurance_hoa": 494297,
            "five_year_total_cost_estimate": 556684,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 28000,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 95980,
            "effective_price": 479900,
            "effective_price_per_sqft": 206.94,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 180,
            "estimated_monthly_tax": 860,
            "estimated_monthly_total_with_ti_hoa": 3530,
            "five_year_total_before_tax_insurance_hoa": 259783,
            "five_year_total_cost_estimate": 322170,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 383920,
            "monthly_mi": 0,
            "monthly_pi": 2490,
            "monthly_pi_plus_mi": 2490,
            "price_cut_already_reflected": 28000,
            "remaining_balance_after_5_years": 360408
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 23995,
            "effective_price": 479900,
            "effective_price_per_sqft": 206.94,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 180,
            "estimated_monthly_tax": 860,
            "estimated_monthly_total_with_ti_hoa": 4270,
            "five_year_total_before_tax_insurance_hoa": 232225,
            "five_year_total_cost_estimate": 294612,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 455905,
            "monthly_mi": 228,
            "monthly_pi": 3003,
            "monthly_pi_plus_mi": 3231,
            "price_cut_already_reflected": 28000,
            "remaining_balance_after_5_years": 428689
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 16796,
            "effective_price": 479900,
            "effective_price_per_sqft": 206.94,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 180,
            "estimated_monthly_tax": 860,
            "estimated_monthly_total_with_ti_hoa": 4234,
            "five_year_total_before_tax_insurance_hoa": 222853,
            "five_year_total_cost_estimate": 285240,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 471208,
            "monthly_mi": 216,
            "monthly_pi": 2978,
            "monthly_pi_plus_mi": 3194,
            "price_cut_already_reflected": 28000,
            "remaining_balance_after_5_years": 441102
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 479900,
            "effective_price_per_sqft": 206.94,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 180,
            "estimated_monthly_tax": 860,
            "estimated_monthly_total_with_ti_hoa": 4184,
            "five_year_total_before_tax_insurance_hoa": 203072,
            "five_year_total_cost_estimate": 265459,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 479900,
            "monthly_mi": 0,
            "monthly_pi": 3145,
            "monthly_pi_plus_mi": 3145,
            "price_cut_already_reflected": 28000,
            "remaining_balance_after_5_years": 451006
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 479900,
            "effective_price_per_sqft": 206.94,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 180,
            "estimated_monthly_tax": 860,
            "estimated_monthly_total_with_ti_hoa": 4106,
            "five_year_total_before_tax_insurance_hoa": 198377,
            "five_year_total_cost_estimate": 260764,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 490218,
            "monthly_mi": 0,
            "monthly_pi": 3066,
            "monthly_pi_plus_mi": 3066,
            "price_cut_already_reflected": 28000,
            "remaining_balance_after_5_years": 458366
          }
        }
      },
      "id": "915d83dc53f2",
      "incentive_types": [
        "builder_concession",
        "closing_costs",
        "price_reduction",
        "title_policy_survey"
      ],
      "negotiability_score": 90,
      "original_price": 507900,
      "preferred_lender_required": false,
      "price": 479900,
      "price_cut": 28000,
      "rate": null,
      "source_summary": "Detected from MLS export: builder concession language, closing-cost concession language, price reduction, title policy or survey language.",
      "sqft": 2319,
      "subdivision": "BELLA CHARCA PHASE IX",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "3722 Oglala Trail",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 45.75,
        "arbitrage_delta_percent": 35.81,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1211 S 17th Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "1211-s-17th-street-temple",
            "price": 215000,
            "price_per_sqft": 127.75,
            "source": "/Users/taylordasch_1/market-monitor/05-14-2026-mls-templebelton.csv",
            "sqft": 1683,
            "sqft_delta": 0,
            "subdivision": "Tal-Coe Place",
            "year_built": 1949
          },
          {
            "address": "1415 S 9th Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "1415-s-9th-street-temple",
            "price": 165000,
            "price_per_sqft": 98.1,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1682,
            "sqft_delta": -1,
            "subdivision": "Rowena",
            "year_built": 1950
          },
          {
            "address": "1214 Daffodil Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "1214-daffodil-drive-temple",
            "price": 259000,
            "price_per_sqft": 153.98,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1682,
            "sqft_delta": -1,
            "subdivision": "Lake Pointe Ph Ii-A1",
            "year_built": 2018
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1211 S 17th Street, 1415 S 9th Street, 1214 Daffodil Drive, this new-construction card is $46/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 127.75,
        "new_effective_price_per_sqft": 173.5,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": null,
      "city": "Temple",
      "closing_credit": 12500,
      "dom": 315,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 173.5,
              "estimated_monthly_total_with_ti_hoa": 2498,
              "five_year_total_cost_estimate": 149905,
              "five_year_total_delta_vs_baseline": -37363,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 350,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 173.5,
              "estimated_monthly_total_with_ti_hoa": 2546,
              "five_year_total_cost_estimate": 152761,
              "five_year_total_delta_vs_baseline": -34507,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 398,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 173.5,
              "estimated_monthly_total_with_ti_hoa": 2576,
              "five_year_total_cost_estimate": 164797,
              "five_year_total_delta_vs_baseline": -22471,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 428,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 173.5,
              "estimated_monthly_total_with_ti_hoa": 2433,
              "five_year_total_cost_estimate": 165526,
              "five_year_total_delta_vs_baseline": -21742,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 285,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 173.5,
              "estimated_monthly_total_with_ti_hoa": 2598,
              "five_year_total_cost_estimate": 170499,
              "five_year_total_delta_vs_baseline": -16769,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 450,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 173.5,
              "estimated_monthly_total_with_ti_hoa": 2148,
              "five_year_total_cost_estimate": 187268,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 173.5,
              "estimated_monthly_total_with_ti_hoa": 633,
              "five_year_total_cost_estimate": 329960,
              "five_year_total_delta_vs_baseline": 142692,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1515,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 12500,
            "down_payment": 14600,
            "effective_price": 292000,
            "effective_price_per_sqft": 173.5,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 523,
            "estimated_monthly_total_with_ti_hoa": 2433,
            "five_year_total_before_tax_insurance_hoa": 127566,
            "five_year_total_cost_estimate": 165526,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 277400,
            "monthly_mi": 139,
            "monthly_pi": 1661,
            "monthly_pi_plus_mi": 1800,
            "price_cut_already_reflected": 100,
            "remaining_balance_after_5_years": 260411
          },
          "cash": {
            "detected_incentive_value": 12500,
            "down_payment": 292000,
            "effective_price": 292000,
            "effective_price_per_sqft": 173.5,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 523,
            "estimated_monthly_total_with_ti_hoa": 633,
            "five_year_total_before_tax_insurance_hoa": 292000,
            "five_year_total_cost_estimate": 329960,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 100,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 12500,
            "down_payment": 58400,
            "effective_price": 292000,
            "effective_price_per_sqft": 173.5,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 523,
            "estimated_monthly_total_with_ti_hoa": 2148,
            "five_year_total_before_tax_insurance_hoa": 149308,
            "five_year_total_cost_estimate": 187268,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 233600,
            "monthly_mi": 0,
            "monthly_pi": 1515,
            "monthly_pi_plus_mi": 1515,
            "price_cut_already_reflected": 100,
            "remaining_balance_after_5_years": 219294
          },
          "conventional_5": {
            "detected_incentive_value": 12500,
            "down_payment": 14600,
            "effective_price": 292000,
            "effective_price_per_sqft": 173.5,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 523,
            "estimated_monthly_total_with_ti_hoa": 2598,
            "five_year_total_before_tax_insurance_hoa": 132539,
            "five_year_total_cost_estimate": 170499,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 277400,
            "monthly_mi": 139,
            "monthly_pi": 1827,
            "monthly_pi_plus_mi": 1966,
            "price_cut_already_reflected": 100,
            "remaining_balance_after_5_years": 260840
          },
          "fha_3_5": {
            "detected_incentive_value": 12500,
            "down_payment": 10220,
            "effective_price": 292000,
            "effective_price_per_sqft": 173.5,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 523,
            "estimated_monthly_total_with_ti_hoa": 2576,
            "five_year_total_before_tax_insurance_hoa": 126837,
            "five_year_total_cost_estimate": 164797,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 286711,
            "monthly_mi": 131,
            "monthly_pi": 1812,
            "monthly_pi_plus_mi": 1944,
            "price_cut_already_reflected": 100,
            "remaining_balance_after_5_years": 268393
          },
          "physician_0": {
            "detected_incentive_value": 12500,
            "down_payment": 0,
            "effective_price": 292000,
            "effective_price_per_sqft": 173.5,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 523,
            "estimated_monthly_total_with_ti_hoa": 2546,
            "five_year_total_before_tax_insurance_hoa": 114801,
            "five_year_total_cost_estimate": 152761,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 292000,
            "monthly_mi": 0,
            "monthly_pi": 1913,
            "monthly_pi_plus_mi": 1913,
            "price_cut_already_reflected": 100,
            "remaining_balance_after_5_years": 274419
          },
          "va_0": {
            "detected_incentive_value": 12500,
            "down_payment": 0,
            "effective_price": 292000,
            "effective_price_per_sqft": 173.5,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 523,
            "estimated_monthly_total_with_ti_hoa": 2498,
            "five_year_total_before_tax_insurance_hoa": 111945,
            "five_year_total_cost_estimate": 149905,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 298278,
            "monthly_mi": 0,
            "monthly_pi": 1866,
            "monthly_pi_plus_mi": 1866,
            "price_cut_already_reflected": 100,
            "remaining_balance_after_5_years": 278898
          }
        }
      },
      "id": "33f799125c96",
      "incentive_types": [
        "builder_concession",
        "closing_costs",
        "price_reduction"
      ],
      "negotiability_score": 90,
      "original_price": 304600,
      "preferred_lender_required": false,
      "price": 304500,
      "price_cut": 100,
      "rate": null,
      "source_summary": "Detected from MLS export: builder concession language, closing-cost concession language, price reduction.",
      "sqft": 1683,
      "subdivision": "Prairie Rdg Ph III",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "6018 Parma Lane",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 47.76,
        "arbitrage_delta_percent": 36.03,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "5153 Goliad Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "5153-goliad-drive-temple",
            "price": 250000,
            "price_per_sqft": 132.56,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1886,
            "sqft_delta": 1,
            "subdivision": "Tanglewood",
            "year_built": 1993
          },
          {
            "address": "2503 Emerald Dove Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "2503-emerald-dove-drive-temple",
            "price": 295000,
            "price_per_sqft": 156.33,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1887,
            "sqft_delta": 2,
            "subdivision": "The Plains At Riverside Ph",
            "year_built": 2019
          },
          {
            "address": "1315 S 51st Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "1315-s-51st-street-temple",
            "price": 199000,
            "price_per_sqft": 105.24,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1891,
            "sqft_delta": 6,
            "subdivision": "Temple Heights",
            "year_built": 1950
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 5153 Goliad Drive, 2503 Emerald Dove Drive, 1315 S 51st Street, this new-construction card is $48/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 132.56,
        "new_effective_price_per_sqft": 180.32,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Hodges Eagle Ridge Builders",
      "city": "Temple",
      "closing_credit": null,
      "dom": 280,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 180.32,
              "estimated_monthly_total_with_ti_hoa": 2908,
              "five_year_total_cost_estimate": 184692,
              "five_year_total_delta_vs_baseline": -43492,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 408,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 180.32,
              "estimated_monthly_total_with_ti_hoa": 2964,
              "five_year_total_cost_estimate": 188018,
              "five_year_total_delta_vs_baseline": -40166,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 464,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 178.52,
              "estimated_monthly_total_with_ti_hoa": 2803,
              "five_year_total_cost_estimate": 197551,
              "five_year_total_delta_vs_baseline": -30633,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 303,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 180.32,
              "estimated_monthly_total_with_ti_hoa": 2999,
              "five_year_total_cost_estimate": 202028,
              "five_year_total_delta_vs_baseline": -26156,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 499,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 180.32,
              "estimated_monthly_total_with_ti_hoa": 3025,
              "five_year_total_cost_estimate": 208665,
              "five_year_total_delta_vs_baseline": -19519,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 525,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 180.32,
              "estimated_monthly_total_with_ti_hoa": 2500,
              "five_year_total_cost_estimate": 228184,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 180.32,
              "estimated_monthly_total_with_ti_hoa": 736,
              "five_year_total_cost_estimate": 394284,
              "five_year_total_delta_vs_baseline": 166100,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1764,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 3399,
            "down_payment": 16825,
            "effective_price": 336501,
            "effective_price_per_sqft": 178.52,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 126,
            "estimated_monthly_tax": 603,
            "estimated_monthly_total_with_ti_hoa": 2803,
            "five_year_total_before_tax_insurance_hoa": 153806,
            "five_year_total_cost_estimate": 197551,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 319676,
            "monthly_mi": 160,
            "monthly_pi": 1915,
            "monthly_pi_plus_mi": 2074,
            "price_cut_already_reflected": 33000,
            "remaining_balance_after_5_years": 300098
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 339900,
            "effective_price": 339900,
            "effective_price_per_sqft": 180.32,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 127,
            "estimated_monthly_tax": 609,
            "estimated_monthly_total_with_ti_hoa": 736,
            "five_year_total_before_tax_insurance_hoa": 350097,
            "five_year_total_cost_estimate": 394284,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 33000,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 67980,
            "effective_price": 339900,
            "effective_price_per_sqft": 180.32,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 127,
            "estimated_monthly_tax": 609,
            "estimated_monthly_total_with_ti_hoa": 2500,
            "five_year_total_before_tax_insurance_hoa": 183997,
            "five_year_total_cost_estimate": 228184,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 271920,
            "monthly_mi": 0,
            "monthly_pi": 1764,
            "monthly_pi_plus_mi": 1764,
            "price_cut_already_reflected": 33000,
            "remaining_balance_after_5_years": 255267
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 16995,
            "effective_price": 339900,
            "effective_price_per_sqft": 180.32,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 127,
            "estimated_monthly_tax": 609,
            "estimated_monthly_total_with_ti_hoa": 3025,
            "five_year_total_before_tax_insurance_hoa": 164478,
            "five_year_total_cost_estimate": 208665,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 322905,
            "monthly_mi": 161,
            "monthly_pi": 2127,
            "monthly_pi_plus_mi": 2288,
            "price_cut_already_reflected": 33000,
            "remaining_balance_after_5_years": 303629
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 11897,
            "effective_price": 339900,
            "effective_price_per_sqft": 180.32,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 127,
            "estimated_monthly_tax": 609,
            "estimated_monthly_total_with_ti_hoa": 2999,
            "five_year_total_before_tax_insurance_hoa": 157841,
            "five_year_total_cost_estimate": 202028,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 333744,
            "monthly_mi": 153,
            "monthly_pi": 2109,
            "monthly_pi_plus_mi": 2262,
            "price_cut_already_reflected": 33000,
            "remaining_balance_after_5_years": 312421
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 339900,
            "effective_price_per_sqft": 180.32,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 127,
            "estimated_monthly_tax": 609,
            "estimated_monthly_total_with_ti_hoa": 2964,
            "five_year_total_before_tax_insurance_hoa": 143831,
            "five_year_total_cost_estimate": 188018,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 339900,
            "monthly_mi": 0,
            "monthly_pi": 2227,
            "monthly_pi_plus_mi": 2227,
            "price_cut_already_reflected": 33000,
            "remaining_balance_after_5_years": 319435
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 339900,
            "effective_price_per_sqft": 180.32,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 127,
            "estimated_monthly_tax": 609,
            "estimated_monthly_total_with_ti_hoa": 2908,
            "five_year_total_before_tax_insurance_hoa": 140505,
            "five_year_total_cost_estimate": 184692,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 347208,
            "monthly_mi": 0,
            "monthly_pi": 2172,
            "monthly_pi_plus_mi": 2172,
            "price_cut_already_reflected": 33000,
            "remaining_balance_after_5_years": 324648
          }
        }
      },
      "id": "c44a3e7d741a",
      "incentive_types": [
        "builder_concession",
        "closing_costs",
        "price_reduction",
        "title_policy_survey"
      ],
      "negotiability_score": 90,
      "original_price": 372900,
      "preferred_lender_required": false,
      "price": 339900,
      "price_cut": 33000,
      "rate": null,
      "source_summary": "Detected from MLS export: builder concession language, closing-cost concession language, price reduction, title policy or survey language.",
      "sqft": 1885,
      "subdivision": "BELLA TERRA PHASE II",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "5821 Whippoorwill Road",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 64.6,
        "arbitrage_delta_percent": 40.82,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "3606 Whispering Oaks",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "3606-whispering-oaks-temple",
            "price": 399900,
            "price_per_sqft": 160.41,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2493,
            "sqft_delta": 12,
            "subdivision": "Woodbridge Creek Ph II",
            "year_built": 1987
          },
          {
            "address": "2413 Brooklawn Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "2413-brooklawn-drive-temple",
            "price": 379900,
            "price_per_sqft": 152.26,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2495,
            "sqft_delta": 14,
            "subdivision": "Elmwood",
            "year_built": 1956
          },
          {
            "address": "3807 Whispering Oaks",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "3807-whispering-oaks-temple",
            "price": 395000,
            "price_per_sqft": 158.25,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2496,
            "sqft_delta": 15,
            "subdivision": "Woodbridge Creek Ph III",
            "year_built": 2000
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 3606 Whispering Oaks, 2413 Brooklawn Drive, 3807 Whispering Oaks, this new-construction card is $65/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 158.25,
        "new_effective_price_per_sqft": 222.85,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Hodges Eagle Ridge Builders",
      "city": "Temple",
      "closing_credit": null,
      "dom": 210,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 222.85,
              "estimated_monthly_total_with_ti_hoa": 4731,
              "five_year_total_cost_estimate": 300431,
              "five_year_total_delta_vs_baseline": -70746,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 664,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 222.85,
              "estimated_monthly_total_with_ti_hoa": 4821,
              "five_year_total_cost_estimate": 305840,
              "five_year_total_delta_vs_baseline": -65337,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 754,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 220.63,
              "estimated_monthly_total_with_ti_hoa": 4560,
              "five_year_total_cost_estimate": 321347,
              "five_year_total_delta_vs_baseline": -49830,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 493,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 222.85,
              "estimated_monthly_total_with_ti_hoa": 4878,
              "five_year_total_cost_estimate": 328629,
              "five_year_total_delta_vs_baseline": -42548,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 811,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 222.85,
              "estimated_monthly_total_with_ti_hoa": 4920,
              "five_year_total_cost_estimate": 339426,
              "five_year_total_delta_vs_baseline": -31751,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 853,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 222.85,
              "estimated_monthly_total_with_ti_hoa": 4067,
              "five_year_total_cost_estimate": 371177,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 222.85,
              "estimated_monthly_total_with_ti_hoa": 1198,
              "five_year_total_cost_estimate": 641364,
              "five_year_total_delta_vs_baseline": 270187,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2869,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 5529,
            "down_payment": 27369,
            "effective_price": 547371,
            "effective_price_per_sqft": 220.63,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 205,
            "estimated_monthly_tax": 981,
            "estimated_monthly_total_with_ti_hoa": 4560,
            "five_year_total_before_tax_insurance_hoa": 250189,
            "five_year_total_cost_estimate": 321347,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 520002,
            "monthly_mi": 260,
            "monthly_pi": 3114,
            "monthly_pi_plus_mi": 3374,
            "price_cut_already_reflected": 21000,
            "remaining_balance_after_5_years": 488156
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 552900,
            "effective_price": 552900,
            "effective_price_per_sqft": 222.85,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 207,
            "estimated_monthly_tax": 991,
            "estimated_monthly_total_with_ti_hoa": 1198,
            "five_year_total_before_tax_insurance_hoa": 569487,
            "five_year_total_cost_estimate": 641364,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 21000,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 110580,
            "effective_price": 552900,
            "effective_price_per_sqft": 222.85,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 207,
            "estimated_monthly_tax": 991,
            "estimated_monthly_total_with_ti_hoa": 4067,
            "five_year_total_before_tax_insurance_hoa": 299300,
            "five_year_total_cost_estimate": 371177,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 442320,
            "monthly_mi": 0,
            "monthly_pi": 2869,
            "monthly_pi_plus_mi": 2869,
            "price_cut_already_reflected": 21000,
            "remaining_balance_after_5_years": 415231
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 27645,
            "effective_price": 552900,
            "effective_price_per_sqft": 222.85,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 207,
            "estimated_monthly_tax": 991,
            "estimated_monthly_total_with_ti_hoa": 4920,
            "five_year_total_before_tax_insurance_hoa": 267549,
            "five_year_total_cost_estimate": 339426,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 525255,
            "monthly_mi": 263,
            "monthly_pi": 3459,
            "monthly_pi_plus_mi": 3722,
            "price_cut_already_reflected": 21000,
            "remaining_balance_after_5_years": 493899
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 19352,
            "effective_price": 552900,
            "effective_price_per_sqft": 222.85,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 207,
            "estimated_monthly_tax": 991,
            "estimated_monthly_total_with_ti_hoa": 4878,
            "five_year_total_before_tax_insurance_hoa": 256752,
            "five_year_total_cost_estimate": 328629,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 542886,
            "monthly_mi": 249,
            "monthly_pi": 3431,
            "monthly_pi_plus_mi": 3680,
            "price_cut_already_reflected": 21000,
            "remaining_balance_after_5_years": 508201
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 552900,
            "effective_price_per_sqft": 222.85,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 207,
            "estimated_monthly_tax": 991,
            "estimated_monthly_total_with_ti_hoa": 4821,
            "five_year_total_before_tax_insurance_hoa": 233963,
            "five_year_total_cost_estimate": 305840,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 552900,
            "monthly_mi": 0,
            "monthly_pi": 3623,
            "monthly_pi_plus_mi": 3623,
            "price_cut_already_reflected": 21000,
            "remaining_balance_after_5_years": 519611
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 552900,
            "effective_price_per_sqft": 222.85,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 207,
            "estimated_monthly_tax": 991,
            "estimated_monthly_total_with_ti_hoa": 4731,
            "five_year_total_before_tax_insurance_hoa": 228554,
            "five_year_total_cost_estimate": 300431,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 564787,
            "monthly_mi": 0,
            "monthly_pi": 3533,
            "monthly_pi_plus_mi": 3533,
            "price_cut_already_reflected": 21000,
            "remaining_balance_after_5_years": 528091
          }
        }
      },
      "id": "d2025f67ea4e",
      "incentive_types": [
        "builder_concession",
        "closing_costs",
        "price_reduction",
        "title_policy_survey"
      ],
      "negotiability_score": 90,
      "original_price": 573900,
      "preferred_lender_required": false,
      "price": 552900,
      "price_cut": 21000,
      "rate": null,
      "source_summary": "Detected from MLS export: builder concession language, closing-cost concession language, price reduction, title policy or survey language.",
      "sqft": 2481,
      "subdivision": "HARTRICK CROSSING",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "5909 Whippoorwill Road",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": -24.75,
        "arbitrage_delta_percent": -11.19,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "5304 Sunflower Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "5304-sunflower-lane-temple",
            "price": 690000,
            "price_per_sqft": 225.71,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 3057,
            "sqft_delta": 1,
            "subdivision": "Wildflower Country Club Ph",
            "year_built": 2014
          },
          {
            "address": "705 Haymarket Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "705-haymarket-drive-temple",
            "price": 675000,
            "price_per_sqft": 221.09,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 3053,
            "sqft_delta": -3,
            "subdivision": "Hartrick Valley Estates",
            "year_built": 2018
          },
          {
            "address": "4012 Creekview Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "4012-creekview-trail-temple",
            "price": 424900,
            "price_per_sqft": 139.54,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 3045,
            "sqft_delta": -11,
            "subdivision": "WOODBRIDGE CREEK PHASE III",
            "year_built": 2004
          }
        ],
        "favorable": true,
        "honest_writeup": "Compared with 5304 Sunflower Lane, 705 Haymarket Drive, 4012 Creekview Trail, this new-construction card is $25/sqft cheaper on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 221.09,
        "new_effective_price_per_sqft": 196.34,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Hodges Eagle Ridge Builders",
      "city": "Temple",
      "closing_credit": 20000,
      "dom": 123,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 196.34,
              "estimated_monthly_total_with_ti_hoa": 5134,
              "five_year_total_cost_estimate": 308024,
              "five_year_total_delta_vs_baseline": -76772,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 721,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 196.34,
              "estimated_monthly_total_with_ti_hoa": 5232,
              "five_year_total_cost_estimate": 313893,
              "five_year_total_delta_vs_baseline": -70903,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 819,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 196.34,
              "estimated_monthly_total_with_ti_hoa": 5294,
              "five_year_total_cost_estimate": 338624,
              "five_year_total_delta_vs_baseline": -46172,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 881,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 196.34,
              "estimated_monthly_total_with_ti_hoa": 4999,
              "five_year_total_cost_estimate": 340123,
              "five_year_total_delta_vs_baseline": -44673,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 586,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 196.34,
              "estimated_monthly_total_with_ti_hoa": 5339,
              "five_year_total_cost_estimate": 350341,
              "five_year_total_delta_vs_baseline": -34455,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 926,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 196.34,
              "estimated_monthly_total_with_ti_hoa": 4413,
              "five_year_total_cost_estimate": 384796,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 196.34,
              "estimated_monthly_total_with_ti_hoa": 1300,
              "five_year_total_cost_estimate": 678000,
              "five_year_total_delta_vs_baseline": 293204,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -3113,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 20000,
            "down_payment": 30000,
            "effective_price": 600000,
            "effective_price_per_sqft": 196.34,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 225,
            "estimated_monthly_tax": 1075,
            "estimated_monthly_total_with_ti_hoa": 4999,
            "five_year_total_before_tax_insurance_hoa": 262123,
            "five_year_total_cost_estimate": 340123,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 570000,
            "monthly_mi": 285,
            "monthly_pi": 3414,
            "monthly_pi_plus_mi": 3699,
            "price_cut_already_reflected": 79900,
            "remaining_balance_after_5_years": 535092
          },
          "cash": {
            "detected_incentive_value": 20000,
            "down_payment": 600000,
            "effective_price": 600000,
            "effective_price_per_sqft": 196.34,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 225,
            "estimated_monthly_tax": 1075,
            "estimated_monthly_total_with_ti_hoa": 1300,
            "five_year_total_before_tax_insurance_hoa": 600000,
            "five_year_total_cost_estimate": 678000,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 79900,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 20000,
            "down_payment": 120000,
            "effective_price": 600000,
            "effective_price_per_sqft": 196.34,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 225,
            "estimated_monthly_tax": 1075,
            "estimated_monthly_total_with_ti_hoa": 4413,
            "five_year_total_before_tax_insurance_hoa": 306796,
            "five_year_total_cost_estimate": 384796,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 480000,
            "monthly_mi": 0,
            "monthly_pi": 3113,
            "monthly_pi_plus_mi": 3113,
            "price_cut_already_reflected": 79900,
            "remaining_balance_after_5_years": 450603
          },
          "conventional_5": {
            "detected_incentive_value": 20000,
            "down_payment": 30000,
            "effective_price": 600000,
            "effective_price_per_sqft": 196.34,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 225,
            "estimated_monthly_tax": 1075,
            "estimated_monthly_total_with_ti_hoa": 5339,
            "five_year_total_before_tax_insurance_hoa": 272341,
            "five_year_total_cost_estimate": 350341,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 570000,
            "monthly_mi": 285,
            "monthly_pi": 3754,
            "monthly_pi_plus_mi": 4039,
            "price_cut_already_reflected": 79900,
            "remaining_balance_after_5_years": 535973
          },
          "fha_3_5": {
            "detected_incentive_value": 20000,
            "down_payment": 21000,
            "effective_price": 600000,
            "effective_price_per_sqft": 196.34,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 225,
            "estimated_monthly_tax": 1075,
            "estimated_monthly_total_with_ti_hoa": 5294,
            "five_year_total_before_tax_insurance_hoa": 260624,
            "five_year_total_cost_estimate": 338624,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 589132,
            "monthly_mi": 270,
            "monthly_pi": 3724,
            "monthly_pi_plus_mi": 3994,
            "price_cut_already_reflected": 79900,
            "remaining_balance_after_5_years": 551493
          },
          "physician_0": {
            "detected_incentive_value": 20000,
            "down_payment": 0,
            "effective_price": 600000,
            "effective_price_per_sqft": 196.34,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 225,
            "estimated_monthly_tax": 1075,
            "estimated_monthly_total_with_ti_hoa": 5232,
            "five_year_total_before_tax_insurance_hoa": 235893,
            "five_year_total_cost_estimate": 313893,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 600000,
            "monthly_mi": 0,
            "monthly_pi": 3932,
            "monthly_pi_plus_mi": 3932,
            "price_cut_already_reflected": 79900,
            "remaining_balance_after_5_years": 563875
          },
          "va_0": {
            "detected_incentive_value": 20000,
            "down_payment": 0,
            "effective_price": 600000,
            "effective_price_per_sqft": 196.34,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 225,
            "estimated_monthly_tax": 1075,
            "estimated_monthly_total_with_ti_hoa": 5134,
            "five_year_total_before_tax_insurance_hoa": 230024,
            "five_year_total_cost_estimate": 308024,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 612900,
            "monthly_mi": 0,
            "monthly_pi": 3834,
            "monthly_pi_plus_mi": 3834,
            "price_cut_already_reflected": 79900,
            "remaining_balance_after_5_years": 573077
          }
        }
      },
      "id": "fedae2a82148",
      "incentive_types": [
        "builder_concession",
        "closing_costs",
        "price_reduction",
        "title_policy_survey"
      ],
      "negotiability_score": 90,
      "original_price": 699900,
      "preferred_lender_required": false,
      "price": 620000,
      "price_cut": 79900,
      "rate": null,
      "source_summary": "Detected from MLS export: builder concession language, closing-cost concession language, price reduction, title policy or survey language.",
      "sqft": 3056,
      "subdivision": "HARTRICK CROSSING",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "7203 Castlerock Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 118.94,
        "arbitrage_delta_percent": 104.59,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "8221 Sage Meadow Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "8221-sage-meadow-drive-temple",
            "price": 299900,
            "price_per_sqft": 111.24,
            "source": "/Users/taylordasch_1/market-monitor/05-14-2026-mls-templebelton.csv",
            "sqft": 2696,
            "sqft_delta": -12,
            "subdivision": "Sage Meadows Ph II",
            "year_built": 2004
          },
          {
            "address": "4109 Dove Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "4109-dove-lane-temple",
            "price": 310000,
            "price_per_sqft": 113.72,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2726,
            "sqft_delta": 18,
            "subdivision": "Ramblewood 2nd Unit",
            "year_built": 1971
          },
          {
            "address": "615 W Royal Avenue",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "615-w-royal-avenue-temple",
            "price": 449550,
            "price_per_sqft": 164.91,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2726,
            "sqft_delta": 18,
            "subdivision": "E E Nettles Add",
            "year_built": 1950
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 8221 Sage Meadow Drive, 4109 Dove Lane, 615 W Royal Avenue, this new-construction card is $119/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 113.72,
        "new_effective_price_per_sqft": 232.66,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Hodges Eagle Ridge Builders",
      "city": "Temple",
      "closing_credit": 20000,
      "dom": 215,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 232.66,
              "estimated_monthly_total_with_ti_hoa": 5391,
              "five_year_total_cost_estimate": 323450,
              "five_year_total_delta_vs_baseline": -80618,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 757,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 232.66,
              "estimated_monthly_total_with_ti_hoa": 5494,
              "five_year_total_cost_estimate": 329614,
              "five_year_total_delta_vs_baseline": -74454,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 860,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 232.66,
              "estimated_monthly_total_with_ti_hoa": 5559,
              "five_year_total_cost_estimate": 355584,
              "five_year_total_delta_vs_baseline": -48484,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 925,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 232.66,
              "estimated_monthly_total_with_ti_hoa": 5249,
              "five_year_total_cost_estimate": 357157,
              "five_year_total_delta_vs_baseline": -46911,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 615,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 232.66,
              "estimated_monthly_total_with_ti_hoa": 5606,
              "five_year_total_cost_estimate": 367888,
              "five_year_total_delta_vs_baseline": -36180,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 972,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 232.66,
              "estimated_monthly_total_with_ti_hoa": 4634,
              "five_year_total_cost_estimate": 404068,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 232.66,
              "estimated_monthly_total_with_ti_hoa": 1365,
              "five_year_total_cost_estimate": 711956,
              "five_year_total_delta_vs_baseline": 307888,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -3269,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 20000,
            "down_payment": 31502,
            "effective_price": 630050,
            "effective_price_per_sqft": 232.66,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 236,
            "estimated_monthly_tax": 1129,
            "estimated_monthly_total_with_ti_hoa": 5249,
            "five_year_total_before_tax_insurance_hoa": 275251,
            "five_year_total_cost_estimate": 357157,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 598548,
            "monthly_mi": 299,
            "monthly_pi": 3585,
            "monthly_pi_plus_mi": 3884,
            "price_cut_already_reflected": 39850,
            "remaining_balance_after_5_years": 561891
          },
          "cash": {
            "detected_incentive_value": 20000,
            "down_payment": 630050,
            "effective_price": 630050,
            "effective_price_per_sqft": 232.66,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 236,
            "estimated_monthly_tax": 1129,
            "estimated_monthly_total_with_ti_hoa": 1365,
            "five_year_total_before_tax_insurance_hoa": 630050,
            "five_year_total_cost_estimate": 711956,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 39850,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 20000,
            "down_payment": 126010,
            "effective_price": 630050,
            "effective_price_per_sqft": 232.66,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 236,
            "estimated_monthly_tax": 1129,
            "estimated_monthly_total_with_ti_hoa": 4634,
            "five_year_total_before_tax_insurance_hoa": 322162,
            "five_year_total_cost_estimate": 404068,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 504040,
            "monthly_mi": 0,
            "monthly_pi": 3269,
            "monthly_pi_plus_mi": 3269,
            "price_cut_already_reflected": 39850,
            "remaining_balance_after_5_years": 473171
          },
          "conventional_5": {
            "detected_incentive_value": 20000,
            "down_payment": 31502,
            "effective_price": 630050,
            "effective_price_per_sqft": 232.66,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 236,
            "estimated_monthly_tax": 1129,
            "estimated_monthly_total_with_ti_hoa": 5606,
            "five_year_total_before_tax_insurance_hoa": 285981,
            "five_year_total_cost_estimate": 367888,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 598548,
            "monthly_mi": 299,
            "monthly_pi": 3942,
            "monthly_pi_plus_mi": 4241,
            "price_cut_already_reflected": 39850,
            "remaining_balance_after_5_years": 562816
          },
          "fha_3_5": {
            "detected_incentive_value": 20000,
            "down_payment": 22052,
            "effective_price": 630050,
            "effective_price_per_sqft": 232.66,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 236,
            "estimated_monthly_tax": 1129,
            "estimated_monthly_total_with_ti_hoa": 5559,
            "five_year_total_before_tax_insurance_hoa": 273677,
            "five_year_total_cost_estimate": 355584,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 618638,
            "monthly_mi": 284,
            "monthly_pi": 3910,
            "monthly_pi_plus_mi": 4194,
            "price_cut_already_reflected": 39850,
            "remaining_balance_after_5_years": 579113
          },
          "physician_0": {
            "detected_incentive_value": 20000,
            "down_payment": 0,
            "effective_price": 630050,
            "effective_price_per_sqft": 232.66,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 236,
            "estimated_monthly_tax": 1129,
            "estimated_monthly_total_with_ti_hoa": 5494,
            "five_year_total_before_tax_insurance_hoa": 247708,
            "five_year_total_cost_estimate": 329614,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 630050,
            "monthly_mi": 0,
            "monthly_pi": 4128,
            "monthly_pi_plus_mi": 4128,
            "price_cut_already_reflected": 39850,
            "remaining_balance_after_5_years": 592115
          },
          "va_0": {
            "detected_incentive_value": 20000,
            "down_payment": 0,
            "effective_price": 630050,
            "effective_price_per_sqft": 232.66,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 236,
            "estimated_monthly_tax": 1129,
            "estimated_monthly_total_with_ti_hoa": 5391,
            "five_year_total_before_tax_insurance_hoa": 241544,
            "five_year_total_cost_estimate": 323450,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 643596,
            "monthly_mi": 0,
            "monthly_pi": 4026,
            "monthly_pi_plus_mi": 4026,
            "price_cut_already_reflected": 39850,
            "remaining_balance_after_5_years": 601779
          }
        }
      },
      "id": "30e153550f43",
      "incentive_types": [
        "builder_concession",
        "closing_costs",
        "price_reduction",
        "title_policy_survey"
      ],
      "negotiability_score": 90,
      "original_price": 689900,
      "preferred_lender_required": false,
      "price": 650050,
      "price_cut": 39850,
      "rate": null,
      "source_summary": "Detected from MLS export: builder concession language, closing-cost concession language, price reduction, title policy or survey language.",
      "sqft": 2708,
      "subdivision": "Fryers Bend",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "2210 Iron Branch Road",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 57.63,
        "arbitrage_delta_percent": 33.94,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "4306 Hickory Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "4306-hickory-road-temple",
            "price": 449000,
            "price_per_sqft": 151.28,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2968,
            "sqft_delta": 0,
            "subdivision": "Willow Ridge Sub Ph",
            "year_built": 1982
          },
          {
            "address": "1220 Larkspur Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "1220-larkspur-lane-temple",
            "price": 550000,
            "price_per_sqft": 186.13,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2955,
            "sqft_delta": -13,
            "subdivision": "Wildflower Country Club",
            "year_built": 2008
          },
          {
            "address": "909 Paint Brush Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "909-paint-brush-lane-temple",
            "price": 499900,
            "price_per_sqft": 169.8,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2944,
            "sqft_delta": -24,
            "subdivision": "Wildflower Country Club Pt T",
            "year_built": 1995
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 4306 Hickory Road, 1220 Larkspur Lane, 909 Paint Brush Lane, this new-construction card is $58/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 169.8,
        "new_effective_price_per_sqft": 227.43,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Hodges Eagle Ridge Builders",
      "city": "Temple",
      "closing_credit": 20000,
      "dom": 129,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 227.43,
              "estimated_monthly_total_with_ti_hoa": 5775,
              "five_year_total_cost_estimate": 347376,
              "five_year_total_delta_vs_baseline": -86370,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 810,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 227.43,
              "estimated_monthly_total_with_ti_hoa": 5885,
              "five_year_total_cost_estimate": 353980,
              "five_year_total_delta_vs_baseline": -79766,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 920,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 227.43,
              "estimated_monthly_total_with_ti_hoa": 5955,
              "five_year_total_cost_estimate": 381802,
              "five_year_total_delta_vs_baseline": -51944,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 990,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 227.43,
              "estimated_monthly_total_with_ti_hoa": 5624,
              "five_year_total_cost_estimate": 383488,
              "five_year_total_delta_vs_baseline": -50258,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 659,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 227.43,
              "estimated_monthly_total_with_ti_hoa": 6006,
              "five_year_total_cost_estimate": 394984,
              "five_year_total_delta_vs_baseline": -38762,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 1041,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 227.43,
              "estimated_monthly_total_with_ti_hoa": 4965,
              "five_year_total_cost_estimate": 433746,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 227.43,
              "estimated_monthly_total_with_ti_hoa": 1462,
              "five_year_total_cost_estimate": 763600,
              "five_year_total_delta_vs_baseline": 329854,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -3503,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 20000,
            "down_payment": 33750,
            "effective_price": 675000,
            "effective_price_per_sqft": 227.43,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 253,
            "estimated_monthly_tax": 1209,
            "estimated_monthly_total_with_ti_hoa": 5624,
            "five_year_total_before_tax_insurance_hoa": 295738,
            "five_year_total_cost_estimate": 383488,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 641250,
            "monthly_mi": 321,
            "monthly_pi": 3840,
            "monthly_pi_plus_mi": 4161,
            "price_cut_already_reflected": 34900,
            "remaining_balance_after_5_years": 601978
          },
          "cash": {
            "detected_incentive_value": 20000,
            "down_payment": 675000,
            "effective_price": 675000,
            "effective_price_per_sqft": 227.43,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 253,
            "estimated_monthly_tax": 1209,
            "estimated_monthly_total_with_ti_hoa": 1462,
            "five_year_total_before_tax_insurance_hoa": 675850,
            "five_year_total_cost_estimate": 763600,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 34900,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 20000,
            "down_payment": 135000,
            "effective_price": 675000,
            "effective_price_per_sqft": 227.43,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 253,
            "estimated_monthly_tax": 1209,
            "estimated_monthly_total_with_ti_hoa": 4965,
            "five_year_total_before_tax_insurance_hoa": 345996,
            "five_year_total_cost_estimate": 433746,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 540000,
            "monthly_mi": 0,
            "monthly_pi": 3502,
            "monthly_pi_plus_mi": 3502,
            "price_cut_already_reflected": 34900,
            "remaining_balance_after_5_years": 506929
          },
          "conventional_5": {
            "detected_incentive_value": 20000,
            "down_payment": 33750,
            "effective_price": 675000,
            "effective_price_per_sqft": 227.43,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 253,
            "estimated_monthly_tax": 1209,
            "estimated_monthly_total_with_ti_hoa": 6006,
            "five_year_total_before_tax_insurance_hoa": 307234,
            "five_year_total_cost_estimate": 394984,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 641250,
            "monthly_mi": 321,
            "monthly_pi": 4223,
            "monthly_pi_plus_mi": 4544,
            "price_cut_already_reflected": 34900,
            "remaining_balance_after_5_years": 602969
          },
          "fha_3_5": {
            "detected_incentive_value": 20000,
            "down_payment": 23625,
            "effective_price": 675000,
            "effective_price_per_sqft": 227.43,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 253,
            "estimated_monthly_tax": 1209,
            "estimated_monthly_total_with_ti_hoa": 5955,
            "five_year_total_before_tax_insurance_hoa": 294052,
            "five_year_total_cost_estimate": 381802,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 662774,
            "monthly_mi": 304,
            "monthly_pi": 4189,
            "monthly_pi_plus_mi": 4493,
            "price_cut_already_reflected": 34900,
            "remaining_balance_after_5_years": 620429
          },
          "physician_0": {
            "detected_incentive_value": 20000,
            "down_payment": 0,
            "effective_price": 675000,
            "effective_price_per_sqft": 227.43,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 253,
            "estimated_monthly_tax": 1209,
            "estimated_monthly_total_with_ti_hoa": 5885,
            "five_year_total_before_tax_insurance_hoa": 266230,
            "five_year_total_cost_estimate": 353980,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 675000,
            "monthly_mi": 0,
            "monthly_pi": 4423,
            "monthly_pi_plus_mi": 4423,
            "price_cut_already_reflected": 34900,
            "remaining_balance_after_5_years": 634359
          },
          "va_0": {
            "detected_incentive_value": 20000,
            "down_payment": 0,
            "effective_price": 675000,
            "effective_price_per_sqft": 227.43,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 253,
            "estimated_monthly_tax": 1209,
            "estimated_monthly_total_with_ti_hoa": 5775,
            "five_year_total_before_tax_insurance_hoa": 259626,
            "five_year_total_cost_estimate": 347376,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 689512,
            "monthly_mi": 0,
            "monthly_pi": 4313,
            "monthly_pi_plus_mi": 4313,
            "price_cut_already_reflected": 34900,
            "remaining_balance_after_5_years": 644712
          }
        }
      },
      "id": "1958a1728c4b",
      "incentive_types": [
        "builder_concession",
        "closing_costs",
        "price_reduction",
        "title_policy_survey"
      ],
      "negotiability_score": 90,
      "original_price": 729900,
      "preferred_lender_required": false,
      "price": 695000,
      "price_cut": 34900,
      "rate": null,
      "source_summary": "Detected from MLS export: builder concession language, closing-cost concession language, price reduction, title policy or survey language.",
      "sqft": 2968,
      "subdivision": "Fryers Bend",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "2119 Iron Branch Road",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 97.36,
        "arbitrage_delta_percent": 75.92,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "3501 Oak Villa Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "3501-oak-villa-drive-temple",
            "price": 415000,
            "price_per_sqft": 128.24,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 3236,
            "sqft_delta": 9,
            "subdivision": "Oak Villa Add",
            "year_built": 1982
          },
          {
            "address": "6710 Naples Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "6710-naples-drive-temple",
            "price": 798000,
            "price_per_sqft": 249.45,
            "source": "/Users/taylordasch_1/market-monitor/05-14-2026-mls-templebelton.csv",
            "sqft": 3199,
            "sqft_delta": -28,
            "subdivision": "Residences At Dantonis Cross",
            "year_built": 2016
          },
          {
            "address": "315 Chapel Knoll Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "315-chapel-knoll-road-temple",
            "price": 378000,
            "price_per_sqft": 115.81,
            "source": "/Users/taylordasch_1/market-monitor/05-14-2026-mls-templebelton.csv",
            "sqft": 3264,
            "sqft_delta": 37,
            "subdivision": "Lake Pointe Terrace Ph III",
            "year_built": 2022
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 3501 Oak Villa Drive, 6710 Naples Drive, 315 Chapel Knoll Road, this new-construction card is $97/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 128.24,
        "new_effective_price_per_sqft": 225.6,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Hodges Eagle Ridge Builders",
      "city": "Temple",
      "closing_credit": 20000,
      "dom": 197,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 225.6,
              "estimated_monthly_total_with_ti_hoa": 6229,
              "five_year_total_cost_estimate": 376175,
              "five_year_total_delta_vs_baseline": -93151,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 874,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 225.6,
              "estimated_monthly_total_with_ti_hoa": 6348,
              "five_year_total_cost_estimate": 383297,
              "five_year_total_delta_vs_baseline": -86029,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 993,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 225.6,
              "estimated_monthly_total_with_ti_hoa": 6423,
              "five_year_total_cost_estimate": 413304,
              "five_year_total_delta_vs_baseline": -56022,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 1068,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 225.6,
              "estimated_monthly_total_with_ti_hoa": 6065,
              "five_year_total_cost_estimate": 415122,
              "five_year_total_delta_vs_baseline": -54204,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 710,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 225.6,
              "estimated_monthly_total_with_ti_hoa": 6478,
              "five_year_total_cost_estimate": 427521,
              "five_year_total_delta_vs_baseline": -41805,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 1123,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 225.6,
              "estimated_monthly_total_with_ti_hoa": 5355,
              "five_year_total_cost_estimate": 469326,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 225.6,
              "estimated_monthly_total_with_ti_hoa": 1577,
              "five_year_total_cost_estimate": 825080,
              "five_year_total_delta_vs_baseline": 355754,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -3778,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 20000,
            "down_payment": 36400,
            "effective_price": 728000,
            "effective_price_per_sqft": 225.6,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 273,
            "estimated_monthly_tax": 1304,
            "estimated_monthly_total_with_ti_hoa": 6065,
            "five_year_total_before_tax_insurance_hoa": 320482,
            "five_year_total_cost_estimate": 415122,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 691600,
            "monthly_mi": 346,
            "monthly_pi": 4142,
            "monthly_pi_plus_mi": 4488,
            "price_cut_already_reflected": 34900,
            "remaining_balance_after_5_years": 649244
          },
          "cash": {
            "detected_incentive_value": 20000,
            "down_payment": 728000,
            "effective_price": 728000,
            "effective_price_per_sqft": 225.6,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 273,
            "estimated_monthly_tax": 1304,
            "estimated_monthly_total_with_ti_hoa": 1577,
            "five_year_total_before_tax_insurance_hoa": 730440,
            "five_year_total_cost_estimate": 825080,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 34900,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 20000,
            "down_payment": 145600,
            "effective_price": 728000,
            "effective_price_per_sqft": 225.6,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 273,
            "estimated_monthly_tax": 1304,
            "estimated_monthly_total_with_ti_hoa": 5355,
            "five_year_total_before_tax_insurance_hoa": 374686,
            "five_year_total_cost_estimate": 469326,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 582400,
            "monthly_mi": 0,
            "monthly_pi": 3777,
            "monthly_pi_plus_mi": 3777,
            "price_cut_already_reflected": 34900,
            "remaining_balance_after_5_years": 546732
          },
          "conventional_5": {
            "detected_incentive_value": 20000,
            "down_payment": 36400,
            "effective_price": 728000,
            "effective_price_per_sqft": 225.6,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 273,
            "estimated_monthly_tax": 1304,
            "estimated_monthly_total_with_ti_hoa": 6478,
            "five_year_total_before_tax_insurance_hoa": 332881,
            "five_year_total_cost_estimate": 427521,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 691600,
            "monthly_mi": 346,
            "monthly_pi": 4555,
            "monthly_pi_plus_mi": 4901,
            "price_cut_already_reflected": 34900,
            "remaining_balance_after_5_years": 650313
          },
          "fha_3_5": {
            "detected_incentive_value": 20000,
            "down_payment": 25480,
            "effective_price": 728000,
            "effective_price_per_sqft": 225.6,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 273,
            "estimated_monthly_tax": 1304,
            "estimated_monthly_total_with_ti_hoa": 6423,
            "five_year_total_before_tax_insurance_hoa": 318664,
            "five_year_total_cost_estimate": 413304,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 714814,
            "monthly_mi": 328,
            "monthly_pi": 4518,
            "monthly_pi_plus_mi": 4846,
            "price_cut_already_reflected": 34900,
            "remaining_balance_after_5_years": 669144
          },
          "physician_0": {
            "detected_incentive_value": 20000,
            "down_payment": 0,
            "effective_price": 728000,
            "effective_price_per_sqft": 225.6,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 273,
            "estimated_monthly_tax": 1304,
            "estimated_monthly_total_with_ti_hoa": 6348,
            "five_year_total_before_tax_insurance_hoa": 288657,
            "five_year_total_cost_estimate": 383297,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 728000,
            "monthly_mi": 0,
            "monthly_pi": 4770,
            "monthly_pi_plus_mi": 4770,
            "price_cut_already_reflected": 34900,
            "remaining_balance_after_5_years": 684168
          },
          "va_0": {
            "detected_incentive_value": 20000,
            "down_payment": 0,
            "effective_price": 728000,
            "effective_price_per_sqft": 225.6,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 273,
            "estimated_monthly_tax": 1304,
            "estimated_monthly_total_with_ti_hoa": 6229,
            "five_year_total_before_tax_insurance_hoa": 281535,
            "five_year_total_cost_estimate": 376175,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 743652,
            "monthly_mi": 0,
            "monthly_pi": 4652,
            "monthly_pi_plus_mi": 4652,
            "price_cut_already_reflected": 34900,
            "remaining_balance_after_5_years": 695334
          }
        }
      },
      "id": "c5fdfe0103f2",
      "incentive_types": [
        "builder_concession",
        "closing_costs",
        "price_reduction",
        "title_policy_survey"
      ],
      "negotiability_score": 90,
      "original_price": 782900,
      "preferred_lender_required": false,
      "price": 748000,
      "price_cut": 34900,
      "rate": null,
      "source_summary": "Detected from MLS export: builder concession language, closing-cost concession language, price reduction, title policy or survey language.",
      "sqft": 3227,
      "subdivision": "Fryers Bend",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "2013 Stillwell Street",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": -6.4,
        "arbitrage_delta_percent": -3.79,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1602 S 13th Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "1602-s-13th-street-temple",
            "price": 309900,
            "price_per_sqft": 137.86,
            "source": "/Users/taylordasch_1/market-monitor/05-14-2026-mls-templebelton.csv",
            "sqft": 2248,
            "sqft_delta": -1,
            "subdivision": "South Park",
            "year_built": 1952
          },
          {
            "address": "3428 Waggoner Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "3428-waggoner-drive-belton",
            "price": 469000,
            "price_per_sqft": 208.72,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2247,
            "sqft_delta": -2,
            "subdivision": "Dawson Ridge Add",
            "year_built": 2021
          },
          {
            "address": "6111 Parma Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "6111-parma-lane-temple",
            "price": 379900,
            "price_per_sqft": 168.69,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2252,
            "sqft_delta": 3,
            "subdivision": "Bella Terra Ph II",
            "year_built": 2022
          }
        ],
        "favorable": true,
        "honest_writeup": "Compared with 1602 S 13th Street, 3428 Waggoner Drive, 6111 Parma Lane, this new-construction card is $6/sqft cheaper on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 168.69,
        "new_effective_price_per_sqft": 162.29,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": null,
      "city": "Nolanville",
      "closing_credit": null,
      "dom": 176,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 162.29,
              "estimated_monthly_total_with_ti_hoa": 3123,
              "five_year_total_cost_estimate": 198331,
              "five_year_total_delta_vs_baseline": -46703,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 438,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 162.29,
              "estimated_monthly_total_with_ti_hoa": 3183,
              "five_year_total_cost_estimate": 201902,
              "five_year_total_delta_vs_baseline": -43132,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 498,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 160.67,
              "estimated_monthly_total_with_ti_hoa": 3011,
              "five_year_total_cost_estimate": 212139,
              "five_year_total_delta_vs_baseline": -32895,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 326,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 162.29,
              "estimated_monthly_total_with_ti_hoa": 3220,
              "five_year_total_cost_estimate": 216946,
              "five_year_total_delta_vs_baseline": -28088,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 535,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 162.29,
              "estimated_monthly_total_with_ti_hoa": 3248,
              "five_year_total_cost_estimate": 224074,
              "five_year_total_delta_vs_baseline": -20960,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 563,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 162.29,
              "estimated_monthly_total_with_ti_hoa": 2685,
              "five_year_total_cost_estimate": 245034,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 162.29,
              "estimated_monthly_total_with_ti_hoa": 791,
              "five_year_total_cost_estimate": 423400,
              "five_year_total_delta_vs_baseline": 178366,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1894,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 3650,
            "down_payment": 18068,
            "effective_price": 361350,
            "effective_price_per_sqft": 160.67,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 136,
            "estimated_monthly_tax": 647,
            "estimated_monthly_total_with_ti_hoa": 3011,
            "five_year_total_before_tax_insurance_hoa": 165164,
            "five_year_total_cost_estimate": 212139,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 343282,
            "monthly_mi": 172,
            "monthly_pi": 2056,
            "monthly_pi_plus_mi": 2228,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 322259
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 365000,
            "effective_price": 365000,
            "effective_price_per_sqft": 162.29,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 137,
            "estimated_monthly_tax": 654,
            "estimated_monthly_total_with_ti_hoa": 791,
            "five_year_total_before_tax_insurance_hoa": 375950,
            "five_year_total_cost_estimate": 423400,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 73000,
            "effective_price": 365000,
            "effective_price_per_sqft": 162.29,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 137,
            "estimated_monthly_tax": 654,
            "estimated_monthly_total_with_ti_hoa": 2685,
            "five_year_total_before_tax_insurance_hoa": 197584,
            "five_year_total_cost_estimate": 245034,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 292000,
            "monthly_mi": 0,
            "monthly_pi": 1894,
            "monthly_pi_plus_mi": 1894,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 274117
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 18250,
            "effective_price": 365000,
            "effective_price_per_sqft": 162.29,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 137,
            "estimated_monthly_tax": 654,
            "estimated_monthly_total_with_ti_hoa": 3248,
            "five_year_total_before_tax_insurance_hoa": 176624,
            "five_year_total_cost_estimate": 224074,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 346750,
            "monthly_mi": 173,
            "monthly_pi": 2284,
            "monthly_pi_plus_mi": 2457,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 326050
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 12775,
            "effective_price": 365000,
            "effective_price_per_sqft": 162.29,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 137,
            "estimated_monthly_tax": 654,
            "estimated_monthly_total_with_ti_hoa": 3220,
            "five_year_total_before_tax_insurance_hoa": 169496,
            "five_year_total_cost_estimate": 216946,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 358389,
            "monthly_mi": 164,
            "monthly_pi": 2265,
            "monthly_pi_plus_mi": 2430,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 335491
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 365000,
            "effective_price_per_sqft": 162.29,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 137,
            "estimated_monthly_tax": 654,
            "estimated_monthly_total_with_ti_hoa": 3183,
            "five_year_total_before_tax_insurance_hoa": 154452,
            "five_year_total_cost_estimate": 201902,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 365000,
            "monthly_mi": 0,
            "monthly_pi": 2392,
            "monthly_pi_plus_mi": 2392,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 343024
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 365000,
            "effective_price_per_sqft": 162.29,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 137,
            "estimated_monthly_tax": 654,
            "estimated_monthly_total_with_ti_hoa": 3123,
            "five_year_total_before_tax_insurance_hoa": 150881,
            "five_year_total_cost_estimate": 198331,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 372848,
            "monthly_mi": 0,
            "monthly_pi": 2332,
            "monthly_pi_plus_mi": 2332,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 348622
          }
        }
      },
      "id": "ab77a8b6b52f",
      "incentive_types": [
        "closing_costs",
        "preferred_lender",
        "rate_buydown"
      ],
      "negotiability_score": 88,
      "original_price": 365000,
      "preferred_lender_required": true,
      "price": 365000,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language, preferred-lender requirement, rate buydown language.",
      "sqft": 2249,
      "subdivision": "Warriors Legacy Ph 2-B",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "4034 Prairie Drive",
      "apr": "5.775%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 51.71,
        "arbitrage_delta_percent": 30.44,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1924 Hayes Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "1924-hayes-street-temple",
            "price": 345000,
            "price_per_sqft": 169.87,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2031,
            "sqft_delta": 1,
            "subdivision": "Reserve/Pea Rdg Ph 1",
            "year_built": 2021
          },
          {
            "address": "166 Mountain Rose Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "166-mountain-rose-road-belton",
            "price": 425000,
            "price_per_sqft": 209.26,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2031,
            "sqft_delta": 1,
            "subdivision": "High Crest Ph II",
            "year_built": 2017
          },
          {
            "address": "1306 N 15th Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "1306-n-15th-street-temple",
            "price": 210000,
            "price_per_sqft": 103.55,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-0-500.csv",
            "sqft": 2028,
            "sqft_delta": -2,
            "subdivision": "Fullview",
            "year_built": 1935
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1924 Hayes Street, 166 Mountain Rose Road, 1306 N 15th Street, this new-construction card is $52/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 169.87,
        "new_effective_price_per_sqft": 221.58,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Nolanville",
      "closing_credit": null,
      "dom": 140,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 221.58,
              "estimated_monthly_total_with_ti_hoa": 3849,
              "five_year_total_cost_estimate": 244413,
              "five_year_total_delta_vs_baseline": -57555,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 540,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 221.58,
              "estimated_monthly_total_with_ti_hoa": 3922,
              "five_year_total_cost_estimate": 248813,
              "five_year_total_delta_vs_baseline": -53155,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 613,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 219.36,
              "estimated_monthly_total_with_ti_hoa": 3710,
              "five_year_total_cost_estimate": 261429,
              "five_year_total_delta_vs_baseline": -40539,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 401,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 221.58,
              "estimated_monthly_total_with_ti_hoa": 3969,
              "five_year_total_cost_estimate": 267353,
              "five_year_total_delta_vs_baseline": -34615,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 660,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 221.58,
              "estimated_monthly_total_with_ti_hoa": 4003,
              "five_year_total_cost_estimate": 276137,
              "five_year_total_delta_vs_baseline": -25831,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 694,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 221.58,
              "estimated_monthly_total_with_ti_hoa": 3309,
              "five_year_total_cost_estimate": 301968,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 221.58,
              "estimated_monthly_total_with_ti_hoa": 975,
              "five_year_total_cost_estimate": 521776,
              "five_year_total_delta_vs_baseline": 219808,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2334,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 4498,
            "down_payment": 22265,
            "effective_price": 445309,
            "effective_price_per_sqft": 219.36,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 167,
            "estimated_monthly_tax": 798,
            "estimated_monthly_total_with_ti_hoa": 3710,
            "five_year_total_before_tax_insurance_hoa": 203539,
            "five_year_total_cost_estimate": 261429,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 423044,
            "monthly_mi": 212,
            "monthly_pi": 2534,
            "monthly_pi_plus_mi": 2745,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 397135
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 449807,
            "effective_price": 449807,
            "effective_price_per_sqft": 221.58,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 169,
            "estimated_monthly_tax": 806,
            "estimated_monthly_total_with_ti_hoa": 975,
            "five_year_total_before_tax_insurance_hoa": 463301,
            "five_year_total_cost_estimate": 521776,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 89961,
            "effective_price": 449807,
            "effective_price_per_sqft": 221.58,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 169,
            "estimated_monthly_tax": 806,
            "estimated_monthly_total_with_ti_hoa": 3309,
            "five_year_total_before_tax_insurance_hoa": 243493,
            "five_year_total_cost_estimate": 301968,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 359846,
            "monthly_mi": 0,
            "monthly_pi": 2334,
            "monthly_pi_plus_mi": 2334,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 337808
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 22490,
            "effective_price": 449807,
            "effective_price_per_sqft": 221.58,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 169,
            "estimated_monthly_tax": 806,
            "estimated_monthly_total_with_ti_hoa": 4003,
            "five_year_total_before_tax_insurance_hoa": 217663,
            "five_year_total_cost_estimate": 276137,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 427317,
            "monthly_mi": 214,
            "monthly_pi": 2814,
            "monthly_pi_plus_mi": 3028,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 401807
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 15743,
            "effective_price": 449807,
            "effective_price_per_sqft": 221.58,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 169,
            "estimated_monthly_tax": 806,
            "estimated_monthly_total_with_ti_hoa": 3969,
            "five_year_total_before_tax_insurance_hoa": 208879,
            "five_year_total_cost_estimate": 267353,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 441660,
            "monthly_mi": 202,
            "monthly_pi": 2792,
            "monthly_pi_plus_mi": 2994,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 413442
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 449807,
            "effective_price_per_sqft": 221.58,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 169,
            "estimated_monthly_tax": 806,
            "estimated_monthly_total_with_ti_hoa": 3922,
            "five_year_total_before_tax_insurance_hoa": 190338,
            "five_year_total_cost_estimate": 248813,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 449807,
            "monthly_mi": 0,
            "monthly_pi": 2947,
            "monthly_pi_plus_mi": 2947,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 422725
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 449807,
            "effective_price_per_sqft": 221.58,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 169,
            "estimated_monthly_tax": 806,
            "estimated_monthly_total_with_ti_hoa": 3849,
            "five_year_total_before_tax_insurance_hoa": 185938,
            "five_year_total_cost_estimate": 244413,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 459478,
            "monthly_mi": 0,
            "monthly_pi": 2874,
            "monthly_pi_plus_mi": 2874,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 429624
          }
        }
      },
      "id": "eb9abc15edc9",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender"
      ],
      "negotiability_score": 88,
      "original_price": 445732,
      "preferred_lender_required": true,
      "price": 449807,
      "price_cut": 0,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement.",
      "sqft": 2030,
      "subdivision": "Bella Charca Phase 12",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "8913 Ponderosa Pine Road",
      "apr": "6.23%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 15.18,
        "arbitrage_delta_percent": 8.92,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "2001 S 9th Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "2001-s-9th-street-temple",
            "price": 146000,
            "price_per_sqft": 99.39,
            "source": "/Users/taylordasch_1/market-monitor/05-14-2026-mls-templebelton.csv",
            "sqft": 1469,
            "sqft_delta": 0,
            "subdivision": "Hollywood Add",
            "year_built": 1952
          },
          {
            "address": "828 Starlight Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "828-starlight-drive-temple",
            "price": 249828,
            "price_per_sqft": 170.18,
            "source": "/Users/taylordasch_1/market-monitor/05-14-2026-mls-templebelton.csv",
            "sqft": 1468,
            "sqft_delta": -1,
            "subdivision": "Windmill Farms Ph II",
            "year_built": 2011
          },
          {
            "address": "5918 Blackstone Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "5918-blackstone-drive-temple",
            "price": 279000,
            "price_per_sqft": 189.8,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1470,
            "sqft_delta": 1,
            "subdivision": "Wyndham Hill Additio",
            "year_built": 2018
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 2001 S 9th Street, 828 Starlight Drive, 5918 Blackstone Drive, this new-construction card is $15/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 170.18,
        "new_effective_price_per_sqft": 185.36,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Temple",
      "closing_credit": null,
      "dom": 175,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 185.36,
              "estimated_monthly_total_with_ti_hoa": 2330,
              "five_year_total_cost_estimate": 147955,
              "five_year_total_delta_vs_baseline": -34841,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 327,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 185.36,
              "estimated_monthly_total_with_ti_hoa": 2374,
              "five_year_total_cost_estimate": 150619,
              "five_year_total_delta_vs_baseline": -32177,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 371,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 183.5,
              "estimated_monthly_total_with_ti_hoa": 2246,
              "five_year_total_cost_estimate": 158256,
              "five_year_total_delta_vs_baseline": -24540,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 243,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 185.36,
              "estimated_monthly_total_with_ti_hoa": 2402,
              "five_year_total_cost_estimate": 161842,
              "five_year_total_delta_vs_baseline": -20954,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 399,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 185.36,
              "estimated_monthly_total_with_ti_hoa": 2423,
              "five_year_total_cost_estimate": 167159,
              "five_year_total_delta_vs_baseline": -15637,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 420,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 185.36,
              "estimated_monthly_total_with_ti_hoa": 2003,
              "five_year_total_cost_estimate": 182796,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 185.36,
              "estimated_monthly_total_with_ti_hoa": 590,
              "five_year_total_cost_estimate": 315856,
              "five_year_total_delta_vs_baseline": 133060,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1413,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2723,
            "down_payment": 13478,
            "effective_price": 269567,
            "effective_price_per_sqft": 183.5,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 101,
            "estimated_monthly_tax": 483,
            "estimated_monthly_total_with_ti_hoa": 2246,
            "five_year_total_before_tax_insurance_hoa": 123212,
            "five_year_total_cost_estimate": 158256,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 256089,
            "monthly_mi": 128,
            "monthly_pi": 1534,
            "monthly_pi_plus_mi": 1662,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 240405
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 272290,
            "effective_price": 272290,
            "effective_price_per_sqft": 185.36,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 102,
            "estimated_monthly_tax": 488,
            "estimated_monthly_total_with_ti_hoa": 590,
            "five_year_total_before_tax_insurance_hoa": 280459,
            "five_year_total_cost_estimate": 315856,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 54458,
            "effective_price": 272290,
            "effective_price_per_sqft": 185.36,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 102,
            "estimated_monthly_tax": 488,
            "estimated_monthly_total_with_ti_hoa": 2003,
            "five_year_total_before_tax_insurance_hoa": 147398,
            "five_year_total_cost_estimate": 182796,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 217832,
            "monthly_mi": 0,
            "monthly_pi": 1413,
            "monthly_pi_plus_mi": 1413,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 204491
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 13614,
            "effective_price": 272290,
            "effective_price_per_sqft": 185.36,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 102,
            "estimated_monthly_tax": 488,
            "estimated_monthly_total_with_ti_hoa": 2423,
            "five_year_total_before_tax_insurance_hoa": 131762,
            "five_year_total_cost_estimate": 167159,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 258676,
            "monthly_mi": 129,
            "monthly_pi": 1704,
            "monthly_pi_plus_mi": 1833,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 243233
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 9530,
            "effective_price": 272290,
            "effective_price_per_sqft": 185.36,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 102,
            "estimated_monthly_tax": 488,
            "estimated_monthly_total_with_ti_hoa": 2402,
            "five_year_total_before_tax_insurance_hoa": 126444,
            "five_year_total_cost_estimate": 161842,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 267358,
            "monthly_mi": 123,
            "monthly_pi": 1690,
            "monthly_pi_plus_mi": 1812,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 250277
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 272290,
            "effective_price_per_sqft": 185.36,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 102,
            "estimated_monthly_tax": 488,
            "estimated_monthly_total_with_ti_hoa": 2374,
            "five_year_total_before_tax_insurance_hoa": 115221,
            "five_year_total_cost_estimate": 150619,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 272290,
            "monthly_mi": 0,
            "monthly_pi": 1784,
            "monthly_pi_plus_mi": 1784,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 255896
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 272290,
            "effective_price_per_sqft": 185.36,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 102,
            "estimated_monthly_tax": 488,
            "estimated_monthly_total_with_ti_hoa": 2330,
            "five_year_total_before_tax_insurance_hoa": 112557,
            "five_year_total_cost_estimate": 147955,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 278144,
            "monthly_mi": 0,
            "monthly_pi": 1740,
            "monthly_pi_plus_mi": 1740,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 260072
          }
        }
      },
      "id": "843a5f755180",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender",
        "rate_buydown"
      ],
      "negotiability_score": 88,
      "original_price": 272290,
      "preferred_lender_required": true,
      "price": 272290,
      "price_cut": 0,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement, rate buydown language.",
      "sqft": 1469,
      "subdivision": "Mesa Ridge",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "3206 Privet Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": -0.63,
        "arbitrage_delta_percent": -0.42,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "416 Canoe Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "416-canoe-drive-harker-heights",
            "price": 270000,
            "price_per_sqft": 150.92,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1789,
            "sqft_delta": 5,
            "subdivision": "Skipcha Mountain Estates Ph",
            "year_built": 2004
          },
          {
            "address": "922 Ashwood Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "922-ashwood-drive-harker-heights",
            "price": 179000,
            "price_per_sqft": 99.89,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1792,
            "sqft_delta": 8,
            "subdivision": "Wildewood Acres",
            "year_built": 2000
          },
          {
            "address": "1126 Mossy Oak Circle",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1126-mossy-oak-circle-harker-heights",
            "price": 285000,
            "price_per_sqft": 158.69,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1796,
            "sqft_delta": 12,
            "subdivision": "Enchanted Oaks 1st",
            "year_built": 1975
          }
        ],
        "favorable": true,
        "honest_writeup": "Compared with 416 Canoe Drive, 922 Ashwood Drive, 1126 Mossy Oak Circle, this new-construction card is $1/sqft cheaper on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 150.92,
        "new_effective_price_per_sqft": 150.29,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": null,
      "city": "Killeen",
      "closing_credit": 16000,
      "dom": 117,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 150.29,
              "estimated_monthly_total_with_ti_hoa": 2294,
              "five_year_total_cost_estimate": 137643,
              "five_year_total_delta_vs_baseline": -34306,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 322,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 150.29,
              "estimated_monthly_total_with_ti_hoa": 2338,
              "five_year_total_cost_estimate": 140266,
              "five_year_total_delta_vs_baseline": -31683,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 366,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 150.29,
              "estimated_monthly_total_with_ti_hoa": 2366,
              "five_year_total_cost_estimate": 151317,
              "five_year_total_delta_vs_baseline": -20632,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 394,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 150.29,
              "estimated_monthly_total_with_ti_hoa": 2234,
              "five_year_total_cost_estimate": 151987,
              "five_year_total_delta_vs_baseline": -19962,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 262,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 150.29,
              "estimated_monthly_total_with_ti_hoa": 2386,
              "five_year_total_cost_estimate": 156553,
              "five_year_total_delta_vs_baseline": -15396,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 414,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 150.29,
              "estimated_monthly_total_with_ti_hoa": 1972,
              "five_year_total_cost_estimate": 171949,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 150.29,
              "estimated_monthly_total_with_ti_hoa": 581,
              "five_year_total_cost_estimate": 302970,
              "five_year_total_delta_vs_baseline": 131021,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1391,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 16000,
            "down_payment": 13406,
            "effective_price": 268115,
            "effective_price_per_sqft": 150.29,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 101,
            "estimated_monthly_tax": 480,
            "estimated_monthly_total_with_ti_hoa": 2234,
            "five_year_total_before_tax_insurance_hoa": 117132,
            "five_year_total_cost_estimate": 151987,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 254709,
            "monthly_mi": 127,
            "monthly_pi": 1525,
            "monthly_pi_plus_mi": 1653,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 239110
          },
          "cash": {
            "detected_incentive_value": 16000,
            "down_payment": 268115,
            "effective_price": 268115,
            "effective_price_per_sqft": 150.29,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 101,
            "estimated_monthly_tax": 480,
            "estimated_monthly_total_with_ti_hoa": 581,
            "five_year_total_before_tax_insurance_hoa": 268115,
            "five_year_total_cost_estimate": 302970,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 16000,
            "down_payment": 53623,
            "effective_price": 268115,
            "effective_price_per_sqft": 150.29,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 101,
            "estimated_monthly_tax": 480,
            "estimated_monthly_total_with_ti_hoa": 1972,
            "five_year_total_before_tax_insurance_hoa": 137094,
            "five_year_total_cost_estimate": 171949,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 214492,
            "monthly_mi": 0,
            "monthly_pi": 1391,
            "monthly_pi_plus_mi": 1391,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 201356
          },
          "conventional_5": {
            "detected_incentive_value": 16000,
            "down_payment": 13406,
            "effective_price": 268115,
            "effective_price_per_sqft": 150.29,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 101,
            "estimated_monthly_tax": 480,
            "estimated_monthly_total_with_ti_hoa": 2386,
            "five_year_total_before_tax_insurance_hoa": 121698,
            "five_year_total_cost_estimate": 156553,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 254709,
            "monthly_mi": 127,
            "monthly_pi": 1678,
            "monthly_pi_plus_mi": 1805,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 239504
          },
          "fha_3_5": {
            "detected_incentive_value": 16000,
            "down_payment": 9384,
            "effective_price": 268115,
            "effective_price_per_sqft": 150.29,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 101,
            "estimated_monthly_tax": 480,
            "estimated_monthly_total_with_ti_hoa": 2366,
            "five_year_total_before_tax_insurance_hoa": 116462,
            "five_year_total_cost_estimate": 151317,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 263259,
            "monthly_mi": 121,
            "monthly_pi": 1664,
            "monthly_pi_plus_mi": 1785,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 246439
          },
          "physician_0": {
            "detected_incentive_value": 16000,
            "down_payment": 0,
            "effective_price": 268115,
            "effective_price_per_sqft": 150.29,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 101,
            "estimated_monthly_tax": 480,
            "estimated_monthly_total_with_ti_hoa": 2338,
            "five_year_total_before_tax_insurance_hoa": 105411,
            "five_year_total_cost_estimate": 140266,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 268115,
            "monthly_mi": 0,
            "monthly_pi": 1757,
            "monthly_pi_plus_mi": 1757,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 251972
          },
          "va_0": {
            "detected_incentive_value": 16000,
            "down_payment": 0,
            "effective_price": 268115,
            "effective_price_per_sqft": 150.29,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 101,
            "estimated_monthly_tax": 480,
            "estimated_monthly_total_with_ti_hoa": 2294,
            "five_year_total_before_tax_insurance_hoa": 102788,
            "five_year_total_cost_estimate": 137643,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 273879,
            "monthly_mi": 0,
            "monthly_pi": 1713,
            "monthly_pi_plus_mi": 1713,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 256084
          }
        }
      },
      "id": "94797240b951",
      "incentive_types": [
        "builder_concession",
        "closing_costs",
        "preferred_lender",
        "rate_buydown"
      ],
      "negotiability_score": 87,
      "original_price": 279815,
      "preferred_lender_required": true,
      "price": 284115,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: builder concession language, closing-cost concession language, preferred-lender requirement, rate buydown language.",
      "sqft": 1784,
      "subdivision": "Goodnight Ranch",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "15987 Charlya Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 71.29,
        "arbitrage_delta_percent": 53.83,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1203 Iron Glen Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "1203-iron-glen-drive-temple",
            "price": 285000,
            "price_per_sqft": 132.43,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2152,
            "sqft_delta": 2,
            "subdivision": "Lake Pointe Ph III",
            "year_built": 2018
          },
          {
            "address": "120 Metheglin Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "120-metheglin-drive-temple",
            "price": 549900,
            "price_per_sqft": 255.41,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2153,
            "sqft_delta": 3,
            "subdivision": "North Lake Estates",
            "year_built": 2020
          },
          {
            "address": "5707 AMBROSE CR Circle",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "5707-ambrose-cr-circle-temple",
            "price": 267999,
            "price_per_sqft": 125.06,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2143,
            "sqft_delta": -7,
            "subdivision": "Alta Vista II",
            "year_built": 2017
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1203 Iron Glen Drive, 120 Metheglin Drive, 5707 AMBROSE CR Circle, this new-construction card is $71/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 132.43,
        "new_effective_price_per_sqft": 203.72,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Lion House Construct",
      "city": "Temple",
      "closing_credit": null,
      "dom": 215,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 203.72,
              "estimated_monthly_total_with_ti_hoa": 3748,
              "five_year_total_cost_estimate": 237997,
              "five_year_total_delta_vs_baseline": -56044,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 526,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 203.72,
              "estimated_monthly_total_with_ti_hoa": 3819,
              "five_year_total_cost_estimate": 242282,
              "five_year_total_delta_vs_baseline": -51759,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 597,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 201.68,
              "estimated_monthly_total_with_ti_hoa": 3613,
              "five_year_total_cost_estimate": 254567,
              "five_year_total_delta_vs_baseline": -39474,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 391,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 203.72,
              "estimated_monthly_total_with_ti_hoa": 3864,
              "five_year_total_cost_estimate": 260336,
              "five_year_total_delta_vs_baseline": -33705,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 642,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 203.72,
              "estimated_monthly_total_with_ti_hoa": 3897,
              "five_year_total_cost_estimate": 268889,
              "five_year_total_delta_vs_baseline": -25152,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 675,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 203.72,
              "estimated_monthly_total_with_ti_hoa": 3222,
              "five_year_total_cost_estimate": 294041,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 203.72,
              "estimated_monthly_total_with_ti_hoa": 949,
              "five_year_total_cost_estimate": 508080,
              "five_year_total_delta_vs_baseline": 214039,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2273,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 4380,
            "down_payment": 21681,
            "effective_price": 433620,
            "effective_price_per_sqft": 201.68,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 163,
            "estimated_monthly_tax": 777,
            "estimated_monthly_total_with_ti_hoa": 3613,
            "five_year_total_before_tax_insurance_hoa": 198196,
            "five_year_total_cost_estimate": 254567,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 411939,
            "monthly_mi": 206,
            "monthly_pi": 2467,
            "monthly_pi_plus_mi": 2673,
            "price_cut_already_reflected": 47000,
            "remaining_balance_after_5_years": 386711
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 438000,
            "effective_price": 438000,
            "effective_price_per_sqft": 203.72,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 164,
            "estimated_monthly_tax": 785,
            "estimated_monthly_total_with_ti_hoa": 949,
            "five_year_total_before_tax_insurance_hoa": 451140,
            "five_year_total_cost_estimate": 508080,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 47000,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 87600,
            "effective_price": 438000,
            "effective_price_per_sqft": 203.72,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 164,
            "estimated_monthly_tax": 785,
            "estimated_monthly_total_with_ti_hoa": 3222,
            "five_year_total_before_tax_insurance_hoa": 237101,
            "five_year_total_cost_estimate": 294041,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 350400,
            "monthly_mi": 0,
            "monthly_pi": 2273,
            "monthly_pi_plus_mi": 2273,
            "price_cut_already_reflected": 47000,
            "remaining_balance_after_5_years": 328940
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 21900,
            "effective_price": 438000,
            "effective_price_per_sqft": 203.72,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 164,
            "estimated_monthly_tax": 785,
            "estimated_monthly_total_with_ti_hoa": 3897,
            "five_year_total_before_tax_insurance_hoa": 211949,
            "five_year_total_cost_estimate": 268889,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 416100,
            "monthly_mi": 208,
            "monthly_pi": 2740,
            "monthly_pi_plus_mi": 2948,
            "price_cut_already_reflected": 47000,
            "remaining_balance_after_5_years": 391260
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 15330,
            "effective_price": 438000,
            "effective_price_per_sqft": 203.72,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 164,
            "estimated_monthly_tax": 785,
            "estimated_monthly_total_with_ti_hoa": 3864,
            "five_year_total_before_tax_insurance_hoa": 203396,
            "five_year_total_cost_estimate": 260336,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 430067,
            "monthly_mi": 197,
            "monthly_pi": 2718,
            "monthly_pi_plus_mi": 2915,
            "price_cut_already_reflected": 47000,
            "remaining_balance_after_5_years": 402590
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 438000,
            "effective_price_per_sqft": 203.72,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 164,
            "estimated_monthly_tax": 785,
            "estimated_monthly_total_with_ti_hoa": 3819,
            "five_year_total_before_tax_insurance_hoa": 185342,
            "five_year_total_cost_estimate": 242282,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 438000,
            "monthly_mi": 0,
            "monthly_pi": 2870,
            "monthly_pi_plus_mi": 2870,
            "price_cut_already_reflected": 47000,
            "remaining_balance_after_5_years": 411629
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 438000,
            "effective_price_per_sqft": 203.72,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 164,
            "estimated_monthly_tax": 785,
            "estimated_monthly_total_with_ti_hoa": 3748,
            "five_year_total_before_tax_insurance_hoa": 181057,
            "five_year_total_cost_estimate": 237997,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 447417,
            "monthly_mi": 0,
            "monthly_pi": 2799,
            "monthly_pi_plus_mi": 2799,
            "price_cut_already_reflected": 47000,
            "remaining_balance_after_5_years": 418346
          }
        }
      },
      "id": "da0dbab8f72a",
      "incentive_types": [
        "fixed_rate",
        "price_reduction"
      ],
      "negotiability_score": 87,
      "original_price": 485000,
      "preferred_lender_required": false,
      "price": 438000,
      "price_cut": 47000,
      "rate": "4.875%",
      "source_summary": "Detected from MLS export: fixed-rate incentive, price reduction.",
      "sqft": 2150,
      "subdivision": "Tanglewood",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "1719 Bear Grass Ridge Road",
      "apr": "6.23%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 29.93,
        "arbitrage_delta_percent": 22.24,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "2505 Canyon Creek Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "2505-canyon-creek-drive-temple",
            "price": 249900,
            "price_per_sqft": 134.57,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1857,
            "sqft_delta": 3,
            "subdivision": "Cliffs Of Canyon Creek Ph I",
            "year_built": 1983
          },
          {
            "address": "3811 River Oaks Circle",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "3811-river-oaks-circle-temple",
            "price": 237900,
            "price_per_sqft": 128.59,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1850,
            "sqft_delta": -4,
            "subdivision": "The Oaks",
            "year_built": 1981
          },
          {
            "address": "5921 Stanford Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "5921-stanford-drive-temple",
            "price": 289000,
            "price_per_sqft": 156.47,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1847,
            "sqft_delta": -7,
            "subdivision": "Alta Vista I",
            "year_built": 2013
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 2505 Canyon Creek Drive, 3811 River Oaks Circle, 5921 Stanford Drive, this new-construction card is $30/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 134.57,
        "new_effective_price_per_sqft": 164.5,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Temple",
      "closing_credit": null,
      "dom": 84,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 164.5,
              "estimated_monthly_total_with_ti_hoa": 2610,
              "five_year_total_cost_estimate": 165723,
              "five_year_total_delta_vs_baseline": -39025,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 367,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 164.5,
              "estimated_monthly_total_with_ti_hoa": 2659,
              "five_year_total_cost_estimate": 168707,
              "five_year_total_delta_vs_baseline": -36041,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 416,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 162.86,
              "estimated_monthly_total_with_ti_hoa": 2516,
              "five_year_total_cost_estimate": 177261,
              "five_year_total_delta_vs_baseline": -27487,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 273,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 164.5,
              "estimated_monthly_total_with_ti_hoa": 2691,
              "five_year_total_cost_estimate": 181278,
              "five_year_total_delta_vs_baseline": -23470,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 448,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 164.5,
              "estimated_monthly_total_with_ti_hoa": 2714,
              "five_year_total_cost_estimate": 187234,
              "five_year_total_delta_vs_baseline": -17514,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 471,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 164.5,
              "estimated_monthly_total_with_ti_hoa": 2243,
              "five_year_total_cost_estimate": 204748,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 164.5,
              "estimated_monthly_total_with_ti_hoa": 661,
              "five_year_total_cost_estimate": 353788,
              "five_year_total_delta_vs_baseline": 149040,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1582,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 3050,
            "down_payment": 15097,
            "effective_price": 301940,
            "effective_price_per_sqft": 162.86,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 113,
            "estimated_monthly_tax": 541,
            "estimated_monthly_total_with_ti_hoa": 2516,
            "five_year_total_before_tax_insurance_hoa": 138009,
            "five_year_total_cost_estimate": 177261,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 286843,
            "monthly_mi": 143,
            "monthly_pi": 1718,
            "monthly_pi_plus_mi": 1861,
            "price_cut_already_reflected": 34563,
            "remaining_balance_after_5_years": 269276
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 304990,
            "effective_price": 304990,
            "effective_price_per_sqft": 164.5,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 114,
            "estimated_monthly_tax": 546,
            "estimated_monthly_total_with_ti_hoa": 661,
            "five_year_total_before_tax_insurance_hoa": 314140,
            "five_year_total_cost_estimate": 353788,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 34563,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 60998,
            "effective_price": 304990,
            "effective_price_per_sqft": 164.5,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 114,
            "estimated_monthly_tax": 546,
            "estimated_monthly_total_with_ti_hoa": 2243,
            "five_year_total_before_tax_insurance_hoa": 165099,
            "five_year_total_cost_estimate": 204748,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 243992,
            "monthly_mi": 0,
            "monthly_pi": 1583,
            "monthly_pi_plus_mi": 1583,
            "price_cut_already_reflected": 34563,
            "remaining_balance_after_5_years": 229049
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 15250,
            "effective_price": 304990,
            "effective_price_per_sqft": 164.5,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 114,
            "estimated_monthly_tax": 546,
            "estimated_monthly_total_with_ti_hoa": 2714,
            "five_year_total_before_tax_insurance_hoa": 147585,
            "five_year_total_cost_estimate": 187234,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 289740,
            "monthly_mi": 145,
            "monthly_pi": 1908,
            "monthly_pi_plus_mi": 2053,
            "price_cut_already_reflected": 34563,
            "remaining_balance_after_5_years": 272444
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 10675,
            "effective_price": 304990,
            "effective_price_per_sqft": 164.5,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 114,
            "estimated_monthly_tax": 546,
            "estimated_monthly_total_with_ti_hoa": 2691,
            "five_year_total_before_tax_insurance_hoa": 141629,
            "five_year_total_cost_estimate": 181278,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 299466,
            "monthly_mi": 137,
            "monthly_pi": 1893,
            "monthly_pi_plus_mi": 2030,
            "price_cut_already_reflected": 34563,
            "remaining_balance_after_5_years": 280333
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 304990,
            "effective_price_per_sqft": 164.5,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 114,
            "estimated_monthly_tax": 546,
            "estimated_monthly_total_with_ti_hoa": 2659,
            "five_year_total_before_tax_insurance_hoa": 129058,
            "five_year_total_cost_estimate": 168707,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 304990,
            "monthly_mi": 0,
            "monthly_pi": 1998,
            "monthly_pi_plus_mi": 1998,
            "price_cut_already_reflected": 34563,
            "remaining_balance_after_5_years": 286627
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 304990,
            "effective_price_per_sqft": 164.5,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 114,
            "estimated_monthly_tax": 546,
            "estimated_monthly_total_with_ti_hoa": 2610,
            "five_year_total_before_tax_insurance_hoa": 126075,
            "five_year_total_cost_estimate": 165723,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 311547,
            "monthly_mi": 0,
            "monthly_pi": 1949,
            "monthly_pi_plus_mi": 1949,
            "price_cut_already_reflected": 34563,
            "remaining_balance_after_5_years": 291305
          }
        }
      },
      "id": "ffa6c58a8585",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "price_reduction",
        "rate_buydown"
      ],
      "negotiability_score": 86,
      "original_price": 339553,
      "preferred_lender_required": false,
      "price": 304990,
      "price_cut": 34563,
      "rate": "2.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, price reduction, rate buydown language.",
      "sqft": 1854,
      "subdivision": "Ridge at Knob Creek",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "4026 Prairie Drive",
      "apr": "5.775%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 10.19,
        "arbitrage_delta_percent": 4.98,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "3343 Bob White Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "3343-bob-white-lane-belton",
            "price": 798000,
            "price_per_sqft": 356.73,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2237,
            "sqft_delta": -2,
            "subdivision": "Apache Point Rev",
            "year_built": 1980
          },
          {
            "address": "3306 Spring Canyon Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "3306-spring-canyon-road-belton",
            "price": 459000,
            "price_per_sqft": 204.64,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2243,
            "sqft_delta": 4,
            "subdivision": "Regatta Oaks Sub",
            "year_built": 2013
          },
          {
            "address": "203 Echo Village Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "203-echo-village-drive-temple",
            "price": 275000,
            "price_per_sqft": 123.1,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2234,
            "sqft_delta": -5,
            "subdivision": "Echo Village Ph Two",
            "year_built": 2004
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 3343 Bob White Lane, 3306 Spring Canyon Road, 203 Echo Village Drive, this new-construction card is $10/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 204.64,
        "new_effective_price_per_sqft": 214.83,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Nolanville",
      "closing_credit": null,
      "dom": 82,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 214.83,
              "estimated_monthly_total_with_ti_hoa": 4116,
              "five_year_total_cost_estimate": 261362,
              "five_year_total_delta_vs_baseline": -61546,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 578,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 214.83,
              "estimated_monthly_total_with_ti_hoa": 4194,
              "five_year_total_cost_estimate": 266068,
              "five_year_total_delta_vs_baseline": -56840,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 656,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 212.68,
              "estimated_monthly_total_with_ti_hoa": 3967,
              "five_year_total_cost_estimate": 279559,
              "five_year_total_delta_vs_baseline": -43349,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 429,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 214.83,
              "estimated_monthly_total_with_ti_hoa": 4244,
              "five_year_total_cost_estimate": 285894,
              "five_year_total_delta_vs_baseline": -37014,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 706,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 214.83,
              "estimated_monthly_total_with_ti_hoa": 4280,
              "five_year_total_cost_estimate": 295287,
              "five_year_total_delta_vs_baseline": -27621,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 742,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 214.83,
              "estimated_monthly_total_with_ti_hoa": 3538,
              "five_year_total_cost_estimate": 322908,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 214.83,
              "estimated_monthly_total_with_ti_hoa": 1042,
              "five_year_total_cost_estimate": 557960,
              "five_year_total_delta_vs_baseline": 235052,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2496,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 4810,
            "down_payment": 23810,
            "effective_price": 476190,
            "effective_price_per_sqft": 212.68,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 179,
            "estimated_monthly_tax": 853,
            "estimated_monthly_total_with_ti_hoa": 3967,
            "five_year_total_before_tax_insurance_hoa": 217654,
            "five_year_total_cost_estimate": 279559,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 452380,
            "monthly_mi": 226,
            "monthly_pi": 2709,
            "monthly_pi_plus_mi": 2936,
            "price_cut_already_reflected": 46230,
            "remaining_balance_after_5_years": 424675
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 481000,
            "effective_price": 481000,
            "effective_price_per_sqft": 214.83,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 180,
            "estimated_monthly_tax": 862,
            "estimated_monthly_total_with_ti_hoa": 1042,
            "five_year_total_before_tax_insurance_hoa": 495430,
            "five_year_total_cost_estimate": 557960,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 46230,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 96200,
            "effective_price": 481000,
            "effective_price_per_sqft": 214.83,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 180,
            "estimated_monthly_tax": 862,
            "estimated_monthly_total_with_ti_hoa": 3538,
            "five_year_total_before_tax_insurance_hoa": 260378,
            "five_year_total_cost_estimate": 322908,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 384800,
            "monthly_mi": 0,
            "monthly_pi": 2496,
            "monthly_pi_plus_mi": 2496,
            "price_cut_already_reflected": 46230,
            "remaining_balance_after_5_years": 361234
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 24050,
            "effective_price": 481000,
            "effective_price_per_sqft": 214.83,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 180,
            "estimated_monthly_tax": 862,
            "estimated_monthly_total_with_ti_hoa": 4280,
            "five_year_total_before_tax_insurance_hoa": 232757,
            "five_year_total_cost_estimate": 295287,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 456950,
            "monthly_mi": 228,
            "monthly_pi": 3009,
            "monthly_pi_plus_mi": 3238,
            "price_cut_already_reflected": 46230,
            "remaining_balance_after_5_years": 429671
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 16835,
            "effective_price": 481000,
            "effective_price_per_sqft": 214.83,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 180,
            "estimated_monthly_tax": 862,
            "estimated_monthly_total_with_ti_hoa": 4244,
            "five_year_total_before_tax_insurance_hoa": 223364,
            "five_year_total_cost_estimate": 285894,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 472288,
            "monthly_mi": 216,
            "monthly_pi": 2985,
            "monthly_pi_plus_mi": 3202,
            "price_cut_already_reflected": 46230,
            "remaining_balance_after_5_years": 442113
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 481000,
            "effective_price_per_sqft": 214.83,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 180,
            "estimated_monthly_tax": 862,
            "estimated_monthly_total_with_ti_hoa": 4194,
            "five_year_total_before_tax_insurance_hoa": 203538,
            "five_year_total_cost_estimate": 266068,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 481000,
            "monthly_mi": 0,
            "monthly_pi": 3152,
            "monthly_pi_plus_mi": 3152,
            "price_cut_already_reflected": 46230,
            "remaining_balance_after_5_years": 452040
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 481000,
            "effective_price_per_sqft": 214.83,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 180,
            "estimated_monthly_tax": 862,
            "estimated_monthly_total_with_ti_hoa": 4116,
            "five_year_total_before_tax_insurance_hoa": 198832,
            "five_year_total_cost_estimate": 261362,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 491342,
            "monthly_mi": 0,
            "monthly_pi": 3073,
            "monthly_pi_plus_mi": 3073,
            "price_cut_already_reflected": 46230,
            "remaining_balance_after_5_years": 459417
          }
        }
      },
      "id": "4c4ef1900b94",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "price_reduction"
      ],
      "negotiability_score": 85,
      "original_price": 527230,
      "preferred_lender_required": false,
      "price": 481000,
      "price_cut": 46230,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, price reduction.",
      "sqft": 2239,
      "subdivision": "Bella Charca Phase 12",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "1201 Peppermint Drive",
      "apr": "6.23%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": -1.62,
        "arbitrage_delta_percent": -1.0,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "8915 Sky Crest Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "8915-sky-crest-drive-temple",
            "price": 129000,
            "price_per_sqft": 77.85,
            "source": "/Users/taylordasch_1/market-monitor/05-14-2026-mls-templebelton.csv",
            "sqft": 1657,
            "sqft_delta": 0,
            "subdivision": "Lake Pointe Terrace Ph I",
            "year_built": 2020
          },
          {
            "address": "412 Dandridge Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "412-dandridge-drive-temple",
            "price": 289900,
            "price_per_sqft": 175.06,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1656,
            "sqft_delta": -1,
            "subdivision": "Wyndham Hill",
            "year_built": 2013
          },
          {
            "address": "3512 Oglala Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "3512-oglala-trail-temple",
            "price": 268000,
            "price_per_sqft": 161.54,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1659,
            "sqft_delta": 2,
            "subdivision": "Prairie Rdg Ph 2",
            "year_built": 2022
          }
        ],
        "favorable": true,
        "honest_writeup": "Compared with 8915 Sky Crest Drive, 412 Dandridge Drive, 3512 Oglala Trail, this new-construction card is $2/sqft cheaper on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 161.54,
        "new_effective_price_per_sqft": 159.92,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Temple",
      "closing_credit": null,
      "dom": 66,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 159.92,
              "estimated_monthly_total_with_ti_hoa": 2267,
              "five_year_total_cost_estimate": 143988,
              "five_year_total_delta_vs_baseline": -33907,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 318,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 159.92,
              "estimated_monthly_total_with_ti_hoa": 2311,
              "five_year_total_cost_estimate": 146581,
              "five_year_total_delta_vs_baseline": -31314,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 362,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 158.32,
              "estimated_monthly_total_with_ti_hoa": 2186,
              "five_year_total_cost_estimate": 154013,
              "five_year_total_delta_vs_baseline": -23882,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 237,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 159.92,
              "estimated_monthly_total_with_ti_hoa": 2338,
              "five_year_total_cost_estimate": 157503,
              "five_year_total_delta_vs_baseline": -20392,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 389,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 159.92,
              "estimated_monthly_total_with_ti_hoa": 2358,
              "five_year_total_cost_estimate": 162678,
              "five_year_total_delta_vs_baseline": -15217,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 409,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 159.92,
              "estimated_monthly_total_with_ti_hoa": 1949,
              "five_year_total_cost_estimate": 177895,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 159.92,
              "estimated_monthly_total_with_ti_hoa": 574,
              "five_year_total_cost_estimate": 307388,
              "five_year_total_delta_vs_baseline": 129493,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1375,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2650,
            "down_payment": 13117,
            "effective_price": 262340,
            "effective_price_per_sqft": 158.32,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 98,
            "estimated_monthly_tax": 470,
            "estimated_monthly_total_with_ti_hoa": 2186,
            "five_year_total_before_tax_insurance_hoa": 119909,
            "five_year_total_cost_estimate": 154013,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 249223,
            "monthly_mi": 125,
            "monthly_pi": 1493,
            "monthly_pi_plus_mi": 1617,
            "price_cut_already_reflected": 11853,
            "remaining_balance_after_5_years": 233960
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 264990,
            "effective_price": 264990,
            "effective_price_per_sqft": 159.92,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 475,
            "estimated_monthly_total_with_ti_hoa": 574,
            "five_year_total_before_tax_insurance_hoa": 272940,
            "five_year_total_cost_estimate": 307388,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 11853,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 52998,
            "effective_price": 264990,
            "effective_price_per_sqft": 159.92,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 475,
            "estimated_monthly_total_with_ti_hoa": 1949,
            "five_year_total_before_tax_insurance_hoa": 143446,
            "five_year_total_cost_estimate": 177895,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 211992,
            "monthly_mi": 0,
            "monthly_pi": 1375,
            "monthly_pi_plus_mi": 1375,
            "price_cut_already_reflected": 11853,
            "remaining_balance_after_5_years": 199009
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 13250,
            "effective_price": 264990,
            "effective_price_per_sqft": 159.92,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 475,
            "estimated_monthly_total_with_ti_hoa": 2358,
            "five_year_total_before_tax_insurance_hoa": 128229,
            "five_year_total_cost_estimate": 162678,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 251740,
            "monthly_mi": 126,
            "monthly_pi": 1658,
            "monthly_pi_plus_mi": 1784,
            "price_cut_already_reflected": 11853,
            "remaining_balance_after_5_years": 236712
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 9275,
            "effective_price": 264990,
            "effective_price_per_sqft": 159.92,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 475,
            "estimated_monthly_total_with_ti_hoa": 2338,
            "five_year_total_before_tax_insurance_hoa": 123054,
            "five_year_total_cost_estimate": 157503,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 260190,
            "monthly_mi": 119,
            "monthly_pi": 1645,
            "monthly_pi_plus_mi": 1764,
            "price_cut_already_reflected": 11853,
            "remaining_balance_after_5_years": 243567
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 264990,
            "effective_price_per_sqft": 159.92,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 475,
            "estimated_monthly_total_with_ti_hoa": 2311,
            "five_year_total_before_tax_insurance_hoa": 112132,
            "five_year_total_cost_estimate": 146581,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 264990,
            "monthly_mi": 0,
            "monthly_pi": 1736,
            "monthly_pi_plus_mi": 1736,
            "price_cut_already_reflected": 11853,
            "remaining_balance_after_5_years": 249035
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 264990,
            "effective_price_per_sqft": 159.92,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 475,
            "estimated_monthly_total_with_ti_hoa": 2267,
            "five_year_total_before_tax_insurance_hoa": 109540,
            "five_year_total_cost_estimate": 143988,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 270687,
            "monthly_mi": 0,
            "monthly_pi": 1693,
            "monthly_pi_plus_mi": 1693,
            "price_cut_already_reflected": 11853,
            "remaining_balance_after_5_years": 253100
          }
        }
      },
      "id": "520deab50dab",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender",
        "price_reduction",
        "rate_buydown"
      ],
      "negotiability_score": 85,
      "original_price": 276843,
      "preferred_lender_required": true,
      "price": 264990,
      "price_cut": 11853,
      "rate": "2.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement, price reduction, rate buydown language.",
      "sqft": 1657,
      "subdivision": "Oak Ridge",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "2534 Cowgirl Trail",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 14.4,
        "arbitrage_delta_percent": 8.34,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "303 E 20th Avenue",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "303-e-20th-avenue-belton",
            "price": 247000,
            "price_per_sqft": 158.43,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1559,
            "sqft_delta": 4,
            "subdivision": "Brookwood Add",
            "year_built": 1977
          },
          {
            "address": "1001 N Penelope Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "1001-n-penelope-street-belton",
            "price": 299000,
            "price_per_sqft": 191.67,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1560,
            "sqft_delta": 5,
            "subdivision": "Belton Original",
            "year_built": 1950
          },
          {
            "address": "2704 Kneese Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "2704-kneese-drive-belton",
            "price": 267400,
            "price_per_sqft": 172.74,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1548,
            "sqft_delta": -7,
            "subdivision": "Forrest Hill Ph II",
            "year_built": 2000
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 303 E 20th Avenue, 1001 N Penelope Street, 2704 Kneese Drive, this new-construction card is $14/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 172.74,
        "new_effective_price_per_sqft": 187.14,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Jubilee Homes",
      "city": "Belton",
      "closing_credit": null,
      "dom": 368,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 187.14,
              "estimated_monthly_total_with_ti_hoa": 2490,
              "five_year_total_cost_estimate": 158121,
              "five_year_total_delta_vs_baseline": -37235,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 350,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 187.14,
              "estimated_monthly_total_with_ti_hoa": 2537,
              "five_year_total_cost_estimate": 160968,
              "five_year_total_delta_vs_baseline": -34388,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 397,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 185.27,
              "estimated_monthly_total_with_ti_hoa": 2400,
              "five_year_total_cost_estimate": 169130,
              "five_year_total_delta_vs_baseline": -26226,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 260,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 187.14,
              "estimated_monthly_total_with_ti_hoa": 2567,
              "five_year_total_cost_estimate": 172963,
              "five_year_total_delta_vs_baseline": -22393,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 427,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 187.14,
              "estimated_monthly_total_with_ti_hoa": 2589,
              "five_year_total_cost_estimate": 178646,
              "five_year_total_delta_vs_baseline": -16710,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 449,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 187.14,
              "estimated_monthly_total_with_ti_hoa": 2140,
              "five_year_total_cost_estimate": 195356,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 187.14,
              "estimated_monthly_total_with_ti_hoa": 630,
              "five_year_total_cost_estimate": 337560,
              "five_year_total_delta_vs_baseline": 142204,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1510,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2910,
            "down_payment": 14404,
            "effective_price": 288090,
            "effective_price_per_sqft": 185.27,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 108,
            "estimated_monthly_tax": 516,
            "estimated_monthly_total_with_ti_hoa": 2400,
            "five_year_total_before_tax_insurance_hoa": 131678,
            "five_year_total_cost_estimate": 169130,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 273686,
            "monthly_mi": 137,
            "monthly_pi": 1639,
            "monthly_pi_plus_mi": 1776,
            "price_cut_already_reflected": 3000,
            "remaining_balance_after_5_years": 256924
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 291000,
            "effective_price": 291000,
            "effective_price_per_sqft": 187.14,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 109,
            "estimated_monthly_tax": 521,
            "estimated_monthly_total_with_ti_hoa": 630,
            "five_year_total_before_tax_insurance_hoa": 299730,
            "five_year_total_cost_estimate": 337560,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 3000,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 58200,
            "effective_price": 291000,
            "effective_price_per_sqft": 187.14,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 109,
            "estimated_monthly_tax": 521,
            "estimated_monthly_total_with_ti_hoa": 2140,
            "five_year_total_before_tax_insurance_hoa": 157526,
            "five_year_total_cost_estimate": 195356,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 232800,
            "monthly_mi": 0,
            "monthly_pi": 1510,
            "monthly_pi_plus_mi": 1510,
            "price_cut_already_reflected": 3000,
            "remaining_balance_after_5_years": 218543
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 14550,
            "effective_price": 291000,
            "effective_price_per_sqft": 187.14,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 109,
            "estimated_monthly_tax": 521,
            "estimated_monthly_total_with_ti_hoa": 2589,
            "five_year_total_before_tax_insurance_hoa": 140816,
            "five_year_total_cost_estimate": 178646,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 276450,
            "monthly_mi": 138,
            "monthly_pi": 1821,
            "monthly_pi_plus_mi": 1959,
            "price_cut_already_reflected": 3000,
            "remaining_balance_after_5_years": 259947
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 10185,
            "effective_price": 291000,
            "effective_price_per_sqft": 187.14,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 109,
            "estimated_monthly_tax": 521,
            "estimated_monthly_total_with_ti_hoa": 2567,
            "five_year_total_before_tax_insurance_hoa": 135133,
            "five_year_total_cost_estimate": 172963,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 285729,
            "monthly_mi": 131,
            "monthly_pi": 1806,
            "monthly_pi_plus_mi": 1937,
            "price_cut_already_reflected": 3000,
            "remaining_balance_after_5_years": 267474
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 291000,
            "effective_price_per_sqft": 187.14,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 109,
            "estimated_monthly_tax": 521,
            "estimated_monthly_total_with_ti_hoa": 2537,
            "five_year_total_before_tax_insurance_hoa": 123138,
            "five_year_total_cost_estimate": 160968,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 291000,
            "monthly_mi": 0,
            "monthly_pi": 1907,
            "monthly_pi_plus_mi": 1907,
            "price_cut_already_reflected": 3000,
            "remaining_balance_after_5_years": 273479
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 291000,
            "effective_price_per_sqft": 187.14,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 109,
            "estimated_monthly_tax": 521,
            "estimated_monthly_total_with_ti_hoa": 2490,
            "five_year_total_before_tax_insurance_hoa": 120291,
            "five_year_total_cost_estimate": 158121,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 297256,
            "monthly_mi": 0,
            "monthly_pi": 1859,
            "monthly_pi_plus_mi": 1859,
            "price_cut_already_reflected": 3000,
            "remaining_balance_after_5_years": 277942
          }
        }
      },
      "id": "e8eddee83fb9",
      "incentive_types": [
        "preferred_lender",
        "price_reduction"
      ],
      "negotiability_score": 84,
      "original_price": 294000,
      "preferred_lender_required": true,
      "price": 291000,
      "price_cut": 3000,
      "rate": null,
      "source_summary": "Detected from MLS export: preferred-lender requirement, price reduction.",
      "sqft": 1555,
      "subdivision": "Hubbard Branch",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "2528 Cowgirl Trail",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 14.2,
        "arbitrage_delta_percent": 8.22,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1001 N Penelope Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "1001-n-penelope-street-belton",
            "price": 299000,
            "price_per_sqft": 191.67,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1560,
            "sqft_delta": -2,
            "subdivision": "Belton Original",
            "year_built": 1950
          },
          {
            "address": "303 E 20th Avenue",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "303-e-20th-avenue-belton",
            "price": 247000,
            "price_per_sqft": 158.43,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1559,
            "sqft_delta": -3,
            "subdivision": "Brookwood Add",
            "year_built": 1977
          },
          {
            "address": "2704 Kneese Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "2704-kneese-drive-belton",
            "price": 267400,
            "price_per_sqft": 172.74,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1548,
            "sqft_delta": -14,
            "subdivision": "Forrest Hill Ph II",
            "year_built": 2000
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1001 N Penelope Street, 303 E 20th Avenue, 2704 Kneese Drive, this new-construction card is $14/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 172.74,
        "new_effective_price_per_sqft": 186.94,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Jubilee Homes",
      "city": "Belton",
      "closing_credit": null,
      "dom": 351,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 186.94,
              "estimated_monthly_total_with_ti_hoa": 2498,
              "five_year_total_cost_estimate": 158665,
              "five_year_total_delta_vs_baseline": -37363,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 350,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 186.94,
              "estimated_monthly_total_with_ti_hoa": 2546,
              "five_year_total_cost_estimate": 161521,
              "five_year_total_delta_vs_baseline": -34507,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 398,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 185.07,
              "estimated_monthly_total_with_ti_hoa": 2408,
              "five_year_total_cost_estimate": 169711,
              "five_year_total_delta_vs_baseline": -26317,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 260,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 186.94,
              "estimated_monthly_total_with_ti_hoa": 2576,
              "five_year_total_cost_estimate": 173557,
              "five_year_total_delta_vs_baseline": -22471,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 428,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 186.94,
              "estimated_monthly_total_with_ti_hoa": 2598,
              "five_year_total_cost_estimate": 179259,
              "five_year_total_delta_vs_baseline": -16769,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 450,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 186.94,
              "estimated_monthly_total_with_ti_hoa": 2148,
              "five_year_total_cost_estimate": 196028,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 186.94,
              "estimated_monthly_total_with_ti_hoa": 633,
              "five_year_total_cost_estimate": 338720,
              "five_year_total_delta_vs_baseline": 142692,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1515,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2920,
            "down_payment": 14454,
            "effective_price": 289080,
            "effective_price_per_sqft": 185.07,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 108,
            "estimated_monthly_tax": 518,
            "estimated_monthly_total_with_ti_hoa": 2408,
            "five_year_total_before_tax_insurance_hoa": 132131,
            "five_year_total_cost_estimate": 169711,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 274626,
            "monthly_mi": 137,
            "monthly_pi": 1645,
            "monthly_pi_plus_mi": 1782,
            "price_cut_already_reflected": 3000,
            "remaining_balance_after_5_years": 257807
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 292000,
            "effective_price": 292000,
            "effective_price_per_sqft": 186.94,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 523,
            "estimated_monthly_total_with_ti_hoa": 633,
            "five_year_total_before_tax_insurance_hoa": 300760,
            "five_year_total_cost_estimate": 338720,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 3000,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 58400,
            "effective_price": 292000,
            "effective_price_per_sqft": 186.94,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 523,
            "estimated_monthly_total_with_ti_hoa": 2148,
            "five_year_total_before_tax_insurance_hoa": 158068,
            "five_year_total_cost_estimate": 196028,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 233600,
            "monthly_mi": 0,
            "monthly_pi": 1515,
            "monthly_pi_plus_mi": 1515,
            "price_cut_already_reflected": 3000,
            "remaining_balance_after_5_years": 219294
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 14600,
            "effective_price": 292000,
            "effective_price_per_sqft": 186.94,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 523,
            "estimated_monthly_total_with_ti_hoa": 2598,
            "five_year_total_before_tax_insurance_hoa": 141299,
            "five_year_total_cost_estimate": 179259,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 277400,
            "monthly_mi": 139,
            "monthly_pi": 1827,
            "monthly_pi_plus_mi": 1966,
            "price_cut_already_reflected": 3000,
            "remaining_balance_after_5_years": 260840
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 10220,
            "effective_price": 292000,
            "effective_price_per_sqft": 186.94,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 523,
            "estimated_monthly_total_with_ti_hoa": 2576,
            "five_year_total_before_tax_insurance_hoa": 135597,
            "five_year_total_cost_estimate": 173557,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 286711,
            "monthly_mi": 131,
            "monthly_pi": 1812,
            "monthly_pi_plus_mi": 1944,
            "price_cut_already_reflected": 3000,
            "remaining_balance_after_5_years": 268393
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 292000,
            "effective_price_per_sqft": 186.94,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 523,
            "estimated_monthly_total_with_ti_hoa": 2546,
            "five_year_total_before_tax_insurance_hoa": 123561,
            "five_year_total_cost_estimate": 161521,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 292000,
            "monthly_mi": 0,
            "monthly_pi": 1913,
            "monthly_pi_plus_mi": 1913,
            "price_cut_already_reflected": 3000,
            "remaining_balance_after_5_years": 274419
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 292000,
            "effective_price_per_sqft": 186.94,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 523,
            "estimated_monthly_total_with_ti_hoa": 2498,
            "five_year_total_before_tax_insurance_hoa": 120705,
            "five_year_total_cost_estimate": 158665,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 298278,
            "monthly_mi": 0,
            "monthly_pi": 1866,
            "monthly_pi_plus_mi": 1866,
            "price_cut_already_reflected": 3000,
            "remaining_balance_after_5_years": 278898
          }
        }
      },
      "id": "8897de334d31",
      "incentive_types": [
        "preferred_lender",
        "price_reduction"
      ],
      "negotiability_score": 84,
      "original_price": 295000,
      "preferred_lender_required": true,
      "price": 292000,
      "price_cut": 3000,
      "rate": null,
      "source_summary": "Detected from MLS export: preferred-lender requirement, price reduction.",
      "sqft": 1562,
      "subdivision": "Hubbard Branch",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "1313 Shirley Faye Lane",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 4.86,
        "arbitrage_delta_percent": 2.27,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "2068 Pirtle Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "2068-pirtle-drive-salado",
            "price": 449900,
            "price_per_sqft": 214.14,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2101,
            "sqft_delta": 1,
            "subdivision": "Salado Lakeview Fka Cedar Kno",
            "year_built": 2012
          },
          {
            "address": "8099 Fm 2484",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "8099-fm-2484-salado",
            "price": 389900,
            "price_per_sqft": 188.27,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2071,
            "sqft_delta": -29,
            "subdivision": "Salado Spgs Estates Sec",
            "year_built": 1999
          },
          {
            "address": "11010 La Paloma Loop",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "11010-la-paloma-loop-salado",
            "price": 584000,
            "price_per_sqft": 270.87,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2156,
            "sqft_delta": 56,
            "subdivision": "La Paloma Sub",
            "year_built": 2014
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 2068 Pirtle Drive, 8099 Fm 2484, 11010 La Paloma Loop, this new-construction card is $5/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 214.14,
        "new_effective_price_per_sqft": 219.0,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "White River Homes",
      "city": "Salado",
      "closing_credit": null,
      "dom": 207,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 219.0,
              "estimated_monthly_total_with_ti_hoa": 3935,
              "five_year_total_cost_estimate": 249897,
              "five_year_total_delta_vs_baseline": -58846,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 552,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 219.0,
              "estimated_monthly_total_with_ti_hoa": 4010,
              "five_year_total_cost_estimate": 254396,
              "five_year_total_delta_vs_baseline": -54347,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 627,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 216.81,
              "estimated_monthly_total_with_ti_hoa": 3793,
              "five_year_total_cost_estimate": 267295,
              "five_year_total_delta_vs_baseline": -41448,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 410,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 219.0,
              "estimated_monthly_total_with_ti_hoa": 4058,
              "five_year_total_cost_estimate": 273352,
              "five_year_total_delta_vs_baseline": -35391,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 675,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 219.0,
              "estimated_monthly_total_with_ti_hoa": 4092,
              "five_year_total_cost_estimate": 282334,
              "five_year_total_delta_vs_baseline": -26409,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 709,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 219.0,
              "estimated_monthly_total_with_ti_hoa": 3383,
              "five_year_total_cost_estimate": 308743,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 219.0,
              "estimated_monthly_total_with_ti_hoa": 996,
              "five_year_total_cost_estimate": 533484,
              "five_year_total_delta_vs_baseline": 224741,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2387,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 4599,
            "down_payment": 22765,
            "effective_price": 455301,
            "effective_price_per_sqft": 216.81,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 171,
            "estimated_monthly_tax": 816,
            "estimated_monthly_total_with_ti_hoa": 3793,
            "five_year_total_before_tax_insurance_hoa": 208106,
            "five_year_total_cost_estimate": 267295,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 432536,
            "monthly_mi": 216,
            "monthly_pi": 2590,
            "monthly_pi_plus_mi": 2807,
            "price_cut_already_reflected": 10000,
            "remaining_balance_after_5_years": 406046
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 459900,
            "effective_price": 459900,
            "effective_price_per_sqft": 219.0,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 172,
            "estimated_monthly_tax": 824,
            "estimated_monthly_total_with_ti_hoa": 996,
            "five_year_total_before_tax_insurance_hoa": 473697,
            "five_year_total_cost_estimate": 533484,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 10000,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 91980,
            "effective_price": 459900,
            "effective_price_per_sqft": 219.0,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 172,
            "estimated_monthly_tax": 824,
            "estimated_monthly_total_with_ti_hoa": 3383,
            "five_year_total_before_tax_insurance_hoa": 248956,
            "five_year_total_cost_estimate": 308743,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 367920,
            "monthly_mi": 0,
            "monthly_pi": 2386,
            "monthly_pi_plus_mi": 2386,
            "price_cut_already_reflected": 10000,
            "remaining_balance_after_5_years": 345388
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 22995,
            "effective_price": 459900,
            "effective_price_per_sqft": 219.0,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 172,
            "estimated_monthly_tax": 824,
            "estimated_monthly_total_with_ti_hoa": 4092,
            "five_year_total_before_tax_insurance_hoa": 222547,
            "five_year_total_cost_estimate": 282334,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 436905,
            "monthly_mi": 218,
            "monthly_pi": 2877,
            "monthly_pi_plus_mi": 3096,
            "price_cut_already_reflected": 10000,
            "remaining_balance_after_5_years": 410823
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 16097,
            "effective_price": 459900,
            "effective_price_per_sqft": 219.0,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 172,
            "estimated_monthly_tax": 824,
            "estimated_monthly_total_with_ti_hoa": 4058,
            "five_year_total_before_tax_insurance_hoa": 213565,
            "five_year_total_cost_estimate": 273352,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 451570,
            "monthly_mi": 207,
            "monthly_pi": 2854,
            "monthly_pi_plus_mi": 3061,
            "price_cut_already_reflected": 10000,
            "remaining_balance_after_5_years": 422719
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 459900,
            "effective_price_per_sqft": 219.0,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 172,
            "estimated_monthly_tax": 824,
            "estimated_monthly_total_with_ti_hoa": 4010,
            "five_year_total_before_tax_insurance_hoa": 194609,
            "five_year_total_cost_estimate": 254396,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 459900,
            "monthly_mi": 0,
            "monthly_pi": 3014,
            "monthly_pi_plus_mi": 3014,
            "price_cut_already_reflected": 10000,
            "remaining_balance_after_5_years": 432210
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 459900,
            "effective_price_per_sqft": 219.0,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 172,
            "estimated_monthly_tax": 824,
            "estimated_monthly_total_with_ti_hoa": 3935,
            "five_year_total_before_tax_insurance_hoa": 190110,
            "five_year_total_cost_estimate": 249897,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 469788,
            "monthly_mi": 0,
            "monthly_pi": 2939,
            "monthly_pi_plus_mi": 2939,
            "price_cut_already_reflected": 10000,
            "remaining_balance_after_5_years": 439264
          }
        }
      },
      "id": "28c83f62e73e",
      "incentive_types": [
        "preferred_lender",
        "price_reduction"
      ],
      "negotiability_score": 84,
      "original_price": 469900,
      "preferred_lender_required": true,
      "price": 459900,
      "price_cut": 10000,
      "rate": null,
      "source_summary": "Detected from MLS export: preferred-lender requirement, price reduction.",
      "sqft": 2100,
      "subdivision": "Drakes Landing Phase II",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "221 Cabiness Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 6.16,
        "arbitrage_delta_percent": 2.73,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "11010 La Paloma Loop",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "11010-la-paloma-loop-salado",
            "price": 584000,
            "price_per_sqft": 270.87,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2156,
            "sqft_delta": 7,
            "subdivision": "La Paloma Sub",
            "year_built": 2014
          },
          {
            "address": "2068 Pirtle Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "2068-pirtle-drive-salado",
            "price": 449900,
            "price_per_sqft": 214.14,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2101,
            "sqft_delta": -48,
            "subdivision": "Salado Lakeview Fka Cedar Kno",
            "year_built": 2012
          },
          {
            "address": "1601 Guess Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "1601-guess-drive-salado",
            "price": 500000,
            "price_per_sqft": 226.04,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2212,
            "sqft_delta": 63,
            "subdivision": "Chisholm Trail Ph 1",
            "year_built": 1996
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 11010 La Paloma Loop, 2068 Pirtle Drive, 1601 Guess Drive, this new-construction card is $6/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 226.04,
        "new_effective_price_per_sqft": 232.2,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "CastleRock",
      "city": "Salado",
      "closing_credit": null,
      "dom": 258,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 232.2,
              "estimated_monthly_total_with_ti_hoa": 4270,
              "five_year_total_cost_estimate": 271143,
              "five_year_total_delta_vs_baseline": -63849,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 600,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 232.2,
              "estimated_monthly_total_with_ti_hoa": 4351,
              "five_year_total_cost_estimate": 276025,
              "five_year_total_delta_vs_baseline": -58967,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 681,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 229.88,
              "estimated_monthly_total_with_ti_hoa": 4116,
              "five_year_total_cost_estimate": 290020,
              "five_year_total_delta_vs_baseline": -44972,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 446,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 232.2,
              "estimated_monthly_total_with_ti_hoa": 4403,
              "five_year_total_cost_estimate": 296592,
              "five_year_total_delta_vs_baseline": -38400,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 733,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 232.2,
              "estimated_monthly_total_with_ti_hoa": 4440,
              "five_year_total_cost_estimate": 306337,
              "five_year_total_delta_vs_baseline": -28655,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 770,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 232.2,
              "estimated_monthly_total_with_ti_hoa": 3670,
              "five_year_total_cost_estimate": 334992,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 232.2,
              "estimated_monthly_total_with_ti_hoa": 1081,
              "five_year_total_cost_estimate": 578840,
              "five_year_total_delta_vs_baseline": 243848,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2589,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 4990,
            "down_payment": 24700,
            "effective_price": 494010,
            "effective_price_per_sqft": 229.88,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 185,
            "estimated_monthly_tax": 885,
            "estimated_monthly_total_with_ti_hoa": 4116,
            "five_year_total_before_tax_insurance_hoa": 225799,
            "five_year_total_cost_estimate": 290020,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 469310,
            "monthly_mi": 235,
            "monthly_pi": 2811,
            "monthly_pi_plus_mi": 3045,
            "price_cut_already_reflected": 32523,
            "remaining_balance_after_5_years": 440568
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 499000,
            "effective_price": 499000,
            "effective_price_per_sqft": 232.2,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 187,
            "estimated_monthly_tax": 894,
            "estimated_monthly_total_with_ti_hoa": 1081,
            "five_year_total_before_tax_insurance_hoa": 513970,
            "five_year_total_cost_estimate": 578840,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 32523,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 99800,
            "effective_price": 499000,
            "effective_price_per_sqft": 232.2,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 187,
            "estimated_monthly_tax": 894,
            "estimated_monthly_total_with_ti_hoa": 3670,
            "five_year_total_before_tax_insurance_hoa": 270122,
            "five_year_total_cost_estimate": 334992,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 399200,
            "monthly_mi": 0,
            "monthly_pi": 2589,
            "monthly_pi_plus_mi": 2589,
            "price_cut_already_reflected": 32523,
            "remaining_balance_after_5_years": 374752
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 24950,
            "effective_price": 499000,
            "effective_price_per_sqft": 232.2,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 187,
            "estimated_monthly_tax": 894,
            "estimated_monthly_total_with_ti_hoa": 4440,
            "five_year_total_before_tax_insurance_hoa": 241467,
            "five_year_total_cost_estimate": 306337,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 474050,
            "monthly_mi": 237,
            "monthly_pi": 3122,
            "monthly_pi_plus_mi": 3359,
            "price_cut_already_reflected": 32523,
            "remaining_balance_after_5_years": 445751
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 17465,
            "effective_price": 499000,
            "effective_price_per_sqft": 232.2,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 187,
            "estimated_monthly_tax": 894,
            "estimated_monthly_total_with_ti_hoa": 4403,
            "five_year_total_before_tax_insurance_hoa": 231722,
            "five_year_total_cost_estimate": 296592,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 489962,
            "monthly_mi": 225,
            "monthly_pi": 3097,
            "monthly_pi_plus_mi": 3321,
            "price_cut_already_reflected": 32523,
            "remaining_balance_after_5_years": 458658
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 499000,
            "effective_price_per_sqft": 232.2,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 187,
            "estimated_monthly_tax": 894,
            "estimated_monthly_total_with_ti_hoa": 4351,
            "five_year_total_before_tax_insurance_hoa": 211155,
            "five_year_total_cost_estimate": 276025,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 499000,
            "monthly_mi": 0,
            "monthly_pi": 3270,
            "monthly_pi_plus_mi": 3270,
            "price_cut_already_reflected": 32523,
            "remaining_balance_after_5_years": 468956
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 499000,
            "effective_price_per_sqft": 232.2,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 187,
            "estimated_monthly_tax": 894,
            "estimated_monthly_total_with_ti_hoa": 4270,
            "five_year_total_before_tax_insurance_hoa": 206273,
            "five_year_total_cost_estimate": 271143,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 509728,
            "monthly_mi": 0,
            "monthly_pi": 3188,
            "monthly_pi_plus_mi": 3188,
            "price_cut_already_reflected": 32523,
            "remaining_balance_after_5_years": 476609
          }
        }
      },
      "id": "0f9e1b23ac30",
      "incentive_types": [
        "preferred_lender",
        "price_reduction"
      ],
      "negotiability_score": 84,
      "original_price": 531523,
      "preferred_lender_required": true,
      "price": 499000,
      "price_cut": 32523,
      "rate": null,
      "source_summary": "Detected from MLS export: preferred-lender requirement, price reduction.",
      "sqft": 2149,
      "subdivision": "Sanctuary",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "11042 Eagle Walk Boulevard",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 51.09,
        "arbitrage_delta_percent": 27.3,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1710 Old Mill Road Unit#12",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "1710-old-mill-road-unit-12-salado",
            "price": 389990,
            "price_per_sqft": 145.19,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2686,
            "sqft_delta": 4,
            "subdivision": "The Old Mill Circle",
            "year_built": 1977
          },
          {
            "address": "8301 Brewer Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "8301-brewer-lane-salado",
            "price": 1100000,
            "price_per_sqft": 411.52,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2673,
            "sqft_delta": -9,
            "subdivision": "E Brewer Surv Abs #61",
            "year_built": 2007
          },
          {
            "address": "380 Salado Creek Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "380-salado-creek-road-salado",
            "price": 499999,
            "price_per_sqft": 187.13,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2672,
            "sqft_delta": -10,
            "subdivision": "",
            "year_built": 1998
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1710 Old Mill Road Unit#12, 8301 Brewer Lane, 380 Salado Creek Road, this new-construction card is $51/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 187.13,
        "new_effective_price_per_sqft": 238.22,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Omicron Custom Homes",
      "city": "Salado",
      "closing_credit": null,
      "dom": 257,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 238.22,
              "estimated_monthly_total_with_ti_hoa": 5467,
              "five_year_total_cost_estimate": 347160,
              "five_year_total_delta_vs_baseline": -81750,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 768,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 238.22,
              "estimated_monthly_total_with_ti_hoa": 5571,
              "five_year_total_cost_estimate": 353411,
              "five_year_total_delta_vs_baseline": -75499,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 872,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 235.84,
              "estimated_monthly_total_with_ti_hoa": 5270,
              "five_year_total_cost_estimate": 371330,
              "five_year_total_delta_vs_baseline": -57580,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 571,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 238.22,
              "estimated_monthly_total_with_ti_hoa": 5637,
              "five_year_total_cost_estimate": 379745,
              "five_year_total_delta_vs_baseline": -49165,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 938,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 238.22,
              "estimated_monthly_total_with_ti_hoa": 5685,
              "five_year_total_cost_estimate": 392221,
              "five_year_total_delta_vs_baseline": -36689,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 986,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 238.22,
              "estimated_monthly_total_with_ti_hoa": 4699,
              "five_year_total_cost_estimate": 428910,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 238.22,
              "estimated_monthly_total_with_ti_hoa": 1384,
              "five_year_total_cost_estimate": 741123,
              "five_year_total_delta_vs_baseline": 312213,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -3315,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 6389,
            "down_payment": 31626,
            "effective_price": 632510,
            "effective_price_per_sqft": 235.84,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 237,
            "estimated_monthly_tax": 1133,
            "estimated_monthly_total_with_ti_hoa": 5270,
            "five_year_total_before_tax_insurance_hoa": 289104,
            "five_year_total_cost_estimate": 371330,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 600884,
            "monthly_mi": 300,
            "monthly_pi": 3599,
            "monthly_pi_plus_mi": 3899,
            "price_cut_already_reflected": 6101,
            "remaining_balance_after_5_years": 564085
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 638899,
            "effective_price": 638899,
            "effective_price_per_sqft": 238.22,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 240,
            "estimated_monthly_tax": 1145,
            "estimated_monthly_total_with_ti_hoa": 1384,
            "five_year_total_before_tax_insurance_hoa": 658066,
            "five_year_total_cost_estimate": 741123,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 6101,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 127780,
            "effective_price": 638899,
            "effective_price_per_sqft": 238.22,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 240,
            "estimated_monthly_tax": 1145,
            "estimated_monthly_total_with_ti_hoa": 4699,
            "five_year_total_before_tax_insurance_hoa": 345853,
            "five_year_total_cost_estimate": 428910,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 511119,
            "monthly_mi": 0,
            "monthly_pi": 3315,
            "monthly_pi_plus_mi": 3315,
            "price_cut_already_reflected": 6101,
            "remaining_balance_after_5_years": 479817
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 31945,
            "effective_price": 638899,
            "effective_price_per_sqft": 238.22,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 240,
            "estimated_monthly_tax": 1145,
            "estimated_monthly_total_with_ti_hoa": 5685,
            "five_year_total_before_tax_insurance_hoa": 309165,
            "five_year_total_cost_estimate": 392221,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 606954,
            "monthly_mi": 303,
            "monthly_pi": 3997,
            "monthly_pi_plus_mi": 4301,
            "price_cut_already_reflected": 6101,
            "remaining_balance_after_5_years": 570721
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 22361,
            "effective_price": 638899,
            "effective_price_per_sqft": 238.22,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 240,
            "estimated_monthly_tax": 1145,
            "estimated_monthly_total_with_ti_hoa": 5637,
            "five_year_total_before_tax_insurance_hoa": 296688,
            "five_year_total_cost_estimate": 379745,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 627327,
            "monthly_mi": 288,
            "monthly_pi": 3965,
            "monthly_pi_plus_mi": 4253,
            "price_cut_already_reflected": 6101,
            "remaining_balance_after_5_years": 587247
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 638899,
            "effective_price_per_sqft": 238.22,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 240,
            "estimated_monthly_tax": 1145,
            "estimated_monthly_total_with_ti_hoa": 5571,
            "five_year_total_before_tax_insurance_hoa": 270354,
            "five_year_total_cost_estimate": 353411,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 638899,
            "monthly_mi": 0,
            "monthly_pi": 4186,
            "monthly_pi_plus_mi": 4186,
            "price_cut_already_reflected": 6101,
            "remaining_balance_after_5_years": 600432
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 638899,
            "effective_price_per_sqft": 238.22,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 240,
            "estimated_monthly_tax": 1145,
            "estimated_monthly_total_with_ti_hoa": 5467,
            "five_year_total_before_tax_insurance_hoa": 264103,
            "five_year_total_cost_estimate": 347160,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 652635,
            "monthly_mi": 0,
            "monthly_pi": 4082,
            "monthly_pi_plus_mi": 4082,
            "price_cut_already_reflected": 6101,
            "remaining_balance_after_5_years": 610231
          }
        }
      },
      "id": "7ad347308cb4",
      "incentive_types": [
        "preferred_lender",
        "price_reduction"
      ],
      "negotiability_score": 84,
      "original_price": 645000,
      "preferred_lender_required": true,
      "price": 638899,
      "price_cut": 6101,
      "rate": null,
      "source_summary": "Detected from MLS export: preferred-lender requirement, price reduction.",
      "sqft": 2682,
      "subdivision": "Eagle Ranch",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "1010 College Avenue",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": -28.85,
        "arbitrage_delta_percent": -15.8,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1503 E Calhoun Avenue",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "1503-e-calhoun-avenue-temple",
            "price": 184900,
            "price_per_sqft": 157.23,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1176,
            "sqft_delta": 2,
            "subdivision": "Highland Terrace Annex Ph I",
            "year_built": 1999
          },
          {
            "address": "1607 Ridgeway Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "1607-ridgeway-drive-temple",
            "price": 214000,
            "price_per_sqft": 182.59,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1172,
            "sqft_delta": -2,
            "subdivision": "Oak Hills Sec Two Ph Tw",
            "year_built": 1988
          },
          {
            "address": "1319 N 12th Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "1319-n-12th-street-temple",
            "price": 215000,
            "price_per_sqft": 183.45,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1172,
            "sqft_delta": -2,
            "subdivision": "Patterson Add Ph One",
            "year_built": 1996
          }
        ],
        "favorable": true,
        "honest_writeup": "Compared with 1503 E Calhoun Avenue, 1607 Ridgeway Drive, 1319 N 12th Street, this new-construction card is $29/sqft cheaper on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 182.59,
        "new_effective_price_per_sqft": 153.74,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Troy",
      "closing_credit": null,
      "dom": 87,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 153.74,
              "estimated_monthly_total_with_ti_hoa": 1544,
              "five_year_total_cost_estimate": 98073,
              "five_year_total_delta_vs_baseline": -23095,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 216,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 153.74,
              "estimated_monthly_total_with_ti_hoa": 1574,
              "five_year_total_cost_estimate": 99839,
              "five_year_total_delta_vs_baseline": -21329,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 246,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 152.2,
              "estimated_monthly_total_with_ti_hoa": 1489,
              "five_year_total_cost_estimate": 104901,
              "five_year_total_delta_vs_baseline": -16267,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 161,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 153.74,
              "estimated_monthly_total_with_ti_hoa": 1592,
              "five_year_total_cost_estimate": 107279,
              "five_year_total_delta_vs_baseline": -13889,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 264,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 153.74,
              "estimated_monthly_total_with_ti_hoa": 1606,
              "five_year_total_cost_estimate": 110803,
              "five_year_total_delta_vs_baseline": -10365,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 278,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 153.74,
              "estimated_monthly_total_with_ti_hoa": 1328,
              "five_year_total_cost_estimate": 121168,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 153.74,
              "estimated_monthly_total_with_ti_hoa": 391,
              "five_year_total_cost_estimate": 209368,
              "five_year_total_delta_vs_baseline": 88200,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -937,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 1805,
            "down_payment": 8934,
            "effective_price": 178685,
            "effective_price_per_sqft": 152.2,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 67,
            "estimated_monthly_tax": 320,
            "estimated_monthly_total_with_ti_hoa": 1489,
            "five_year_total_before_tax_insurance_hoa": 81672,
            "five_year_total_cost_estimate": 104901,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 169751,
            "monthly_mi": 85,
            "monthly_pi": 1017,
            "monthly_pi_plus_mi": 1102,
            "price_cut_already_reflected": 22553,
            "remaining_balance_after_5_years": 159355
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 180490,
            "effective_price": 180490,
            "effective_price_per_sqft": 153.74,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 68,
            "estimated_monthly_tax": 323,
            "estimated_monthly_total_with_ti_hoa": 391,
            "five_year_total_before_tax_insurance_hoa": 185905,
            "five_year_total_cost_estimate": 209368,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 22553,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 36098,
            "effective_price": 180490,
            "effective_price_per_sqft": 153.74,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 68,
            "estimated_monthly_tax": 323,
            "estimated_monthly_total_with_ti_hoa": 1328,
            "five_year_total_before_tax_insurance_hoa": 97704,
            "five_year_total_cost_estimate": 121168,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 144392,
            "monthly_mi": 0,
            "monthly_pi": 937,
            "monthly_pi_plus_mi": 937,
            "price_cut_already_reflected": 22553,
            "remaining_balance_after_5_years": 135549
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 9024,
            "effective_price": 180490,
            "effective_price_per_sqft": 153.74,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 68,
            "estimated_monthly_tax": 323,
            "estimated_monthly_total_with_ti_hoa": 1606,
            "five_year_total_before_tax_insurance_hoa": 87339,
            "five_year_total_cost_estimate": 110803,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 171466,
            "monthly_mi": 86,
            "monthly_pi": 1129,
            "monthly_pi_plus_mi": 1215,
            "price_cut_already_reflected": 22553,
            "remaining_balance_after_5_years": 161230
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 6317,
            "effective_price": 180490,
            "effective_price_per_sqft": 153.74,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 68,
            "estimated_monthly_tax": 323,
            "estimated_monthly_total_with_ti_hoa": 1592,
            "five_year_total_before_tax_insurance_hoa": 83815,
            "five_year_total_cost_estimate": 107279,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 177221,
            "monthly_mi": 81,
            "monthly_pi": 1120,
            "monthly_pi_plus_mi": 1201,
            "price_cut_already_reflected": 22553,
            "remaining_balance_after_5_years": 165898
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 180490,
            "effective_price_per_sqft": 153.74,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 68,
            "estimated_monthly_tax": 323,
            "estimated_monthly_total_with_ti_hoa": 1574,
            "five_year_total_before_tax_insurance_hoa": 76375,
            "five_year_total_cost_estimate": 99839,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 180490,
            "monthly_mi": 0,
            "monthly_pi": 1183,
            "monthly_pi_plus_mi": 1183,
            "price_cut_already_reflected": 22553,
            "remaining_balance_after_5_years": 169623
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 180490,
            "effective_price_per_sqft": 153.74,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 68,
            "estimated_monthly_tax": 323,
            "estimated_monthly_total_with_ti_hoa": 1544,
            "five_year_total_before_tax_insurance_hoa": 74610,
            "five_year_total_cost_estimate": 98073,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 184371,
            "monthly_mi": 0,
            "monthly_pi": 1153,
            "monthly_pi_plus_mi": 1153,
            "price_cut_already_reflected": 22553,
            "remaining_balance_after_5_years": 172391
          }
        }
      },
      "id": "506aabf266ed",
      "incentive_types": [
        "closing_costs",
        "exclusive_savings",
        "preferred_lender",
        "price_reduction"
      ],
      "negotiability_score": 84,
      "original_price": 203043,
      "preferred_lender_required": true,
      "price": 180490,
      "price_cut": 22553,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language, limited incentive language, preferred-lender requirement, price reduction.",
      "sqft": 1174,
      "subdivision": "College Park",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "8908 Chalk Maple Drive",
      "apr": "5.691%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 30.72,
        "arbitrage_delta_percent": 21.68,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "410 Cheetah Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "410-cheetah-trail-harker-heights",
            "price": 317500,
            "price_per_sqft": 155.79,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 2038,
            "sqft_delta": 8,
            "subdivision": "Country Trails Comm Add",
            "year_built": 2005
          },
          {
            "address": "110 Stone Canyon Court",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "110-stone-canyon-court-harker-heights",
            "price": 250000,
            "price_per_sqft": 122.19,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 2046,
            "sqft_delta": 16,
            "subdivision": "Tanglewood North 4th Unit 1st",
            "year_built": 1978
          },
          {
            "address": "400 Cheetah Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "400-cheetah-trail-harker-heights",
            "price": 289900,
            "price_per_sqft": 141.69,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 2046,
            "sqft_delta": 16,
            "subdivision": "Country Trails Comm Add",
            "year_built": 2004
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 410 Cheetah Trail, 110 Stone Canyon Court, 400 Cheetah Trail, this new-construction card is $31/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 141.69,
        "new_effective_price_per_sqft": 172.41,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Killeen",
      "closing_credit": null,
      "dom": 54,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 172.41,
              "estimated_monthly_total_with_ti_hoa": 2995,
              "five_year_total_cost_estimate": 190175,
              "five_year_total_delta_vs_baseline": -44783,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 421,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 172.41,
              "estimated_monthly_total_with_ti_hoa": 3052,
              "five_year_total_cost_estimate": 193599,
              "five_year_total_delta_vs_baseline": -41359,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 478,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 170.68,
              "estimated_monthly_total_with_ti_hoa": 2887,
              "five_year_total_cost_estimate": 203415,
              "five_year_total_delta_vs_baseline": -31543,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 313,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 172.41,
              "estimated_monthly_total_with_ti_hoa": 3088,
              "five_year_total_cost_estimate": 208025,
              "five_year_total_delta_vs_baseline": -26933,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 514,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 172.41,
              "estimated_monthly_total_with_ti_hoa": 3114,
              "five_year_total_cost_estimate": 214860,
              "five_year_total_delta_vs_baseline": -20098,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 540,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 172.41,
              "estimated_monthly_total_with_ti_hoa": 2574,
              "five_year_total_cost_estimate": 234958,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 172.41,
              "estimated_monthly_total_with_ti_hoa": 758,
              "five_year_total_cost_estimate": 405988,
              "five_year_total_delta_vs_baseline": 171030,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1816,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 3500,
            "down_payment": 17324,
            "effective_price": 346490,
            "effective_price_per_sqft": 170.68,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 130,
            "estimated_monthly_tax": 621,
            "estimated_monthly_total_with_ti_hoa": 2887,
            "five_year_total_before_tax_insurance_hoa": 158371,
            "five_year_total_cost_estimate": 203415,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 329166,
            "monthly_mi": 165,
            "monthly_pi": 1971,
            "monthly_pi_plus_mi": 2136,
            "price_cut_already_reflected": 12935,
            "remaining_balance_after_5_years": 309006
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 349990,
            "effective_price": 349990,
            "effective_price_per_sqft": 172.41,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 131,
            "estimated_monthly_tax": 627,
            "estimated_monthly_total_with_ti_hoa": 758,
            "five_year_total_before_tax_insurance_hoa": 360490,
            "five_year_total_cost_estimate": 405988,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 12935,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 69998,
            "effective_price": 349990,
            "effective_price_per_sqft": 172.41,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 131,
            "estimated_monthly_tax": 627,
            "estimated_monthly_total_with_ti_hoa": 2574,
            "five_year_total_before_tax_insurance_hoa": 189459,
            "five_year_total_cost_estimate": 234958,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 279992,
            "monthly_mi": 0,
            "monthly_pi": 1816,
            "monthly_pi_plus_mi": 1816,
            "price_cut_already_reflected": 12935,
            "remaining_balance_after_5_years": 262844
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 17500,
            "effective_price": 349990,
            "effective_price_per_sqft": 172.41,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 131,
            "estimated_monthly_tax": 627,
            "estimated_monthly_total_with_ti_hoa": 3114,
            "five_year_total_before_tax_insurance_hoa": 169361,
            "five_year_total_cost_estimate": 214860,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 332490,
            "monthly_mi": 166,
            "monthly_pi": 2190,
            "monthly_pi_plus_mi": 2356,
            "price_cut_already_reflected": 12935,
            "remaining_balance_after_5_years": 312642
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 12250,
            "effective_price": 349990,
            "effective_price_per_sqft": 172.41,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 131,
            "estimated_monthly_tax": 627,
            "estimated_monthly_total_with_ti_hoa": 3088,
            "five_year_total_before_tax_insurance_hoa": 162526,
            "five_year_total_cost_estimate": 208025,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 343651,
            "monthly_mi": 158,
            "monthly_pi": 2172,
            "monthly_pi_plus_mi": 2330,
            "price_cut_already_reflected": 12935,
            "remaining_balance_after_5_years": 321695
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 349990,
            "effective_price_per_sqft": 172.41,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 131,
            "estimated_monthly_tax": 627,
            "estimated_monthly_total_with_ti_hoa": 3052,
            "five_year_total_before_tax_insurance_hoa": 148100,
            "five_year_total_cost_estimate": 193599,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 349990,
            "monthly_mi": 0,
            "monthly_pi": 2293,
            "monthly_pi_plus_mi": 2293,
            "price_cut_already_reflected": 12935,
            "remaining_balance_after_5_years": 328918
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 349990,
            "effective_price_per_sqft": 172.41,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 131,
            "estimated_monthly_tax": 627,
            "estimated_monthly_total_with_ti_hoa": 2995,
            "five_year_total_before_tax_insurance_hoa": 144676,
            "five_year_total_cost_estimate": 190175,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 357515,
            "monthly_mi": 0,
            "monthly_pi": 2236,
            "monthly_pi_plus_mi": 2236,
            "price_cut_already_reflected": 12935,
            "remaining_balance_after_5_years": 334286
          }
        }
      },
      "id": "f651dc6a4de1",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender",
        "price_reduction"
      ],
      "negotiability_score": 81,
      "original_price": 362925,
      "preferred_lender_required": true,
      "price": 349990,
      "price_cut": 12935,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement, price reduction.",
      "sqft": 2030,
      "subdivision": "Preserve at Thousand Oaks",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "8902 Chalk Maple Drive",
      "apr": "6.23%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 19.4,
        "arbitrage_delta_percent": 14.1,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "713 Bighorn Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "713-bighorn-drive-harker-heights",
            "price": 320000,
            "price_per_sqft": 137.58,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 2326,
            "sqft_delta": 1,
            "subdivision": "Skipcha Mountain Estates Ph",
            "year_built": 2005
          },
          {
            "address": "4405 Pawnee Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "4405-pawnee-trail-harker-heights",
            "price": 330000,
            "price_per_sqft": 142.36,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 2318,
            "sqft_delta": -7,
            "subdivision": "Broken Arrow Lake Estates Sec",
            "year_built": 1971
          },
          {
            "address": "916 Mustang Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "916-mustang-trail-harker-heights",
            "price": 310000,
            "price_per_sqft": 132.76,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 2335,
            "sqft_delta": 10,
            "subdivision": "Skipcha Mountain Estates Ph",
            "year_built": 2005
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 713 Bighorn Drive, 4405 Pawnee Trail, 916 Mustang Trail, this new-construction card is $19/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 137.58,
        "new_effective_price_per_sqft": 156.98,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Killeen",
      "closing_credit": null,
      "dom": 54,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 156.98,
              "estimated_monthly_total_with_ti_hoa": 3123,
              "five_year_total_cost_estimate": 198326,
              "five_year_total_delta_vs_baseline": -46702,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 438,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 156.98,
              "estimated_monthly_total_with_ti_hoa": 3182,
              "five_year_total_cost_estimate": 201896,
              "five_year_total_delta_vs_baseline": -43132,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 497,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 155.42,
              "estimated_monthly_total_with_ti_hoa": 3010,
              "five_year_total_cost_estimate": 212133,
              "five_year_total_delta_vs_baseline": -32895,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 325,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 156.98,
              "estimated_monthly_total_with_ti_hoa": 3220,
              "five_year_total_cost_estimate": 216940,
              "five_year_total_delta_vs_baseline": -28088,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 535,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 156.98,
              "estimated_monthly_total_with_ti_hoa": 3248,
              "five_year_total_cost_estimate": 224068,
              "five_year_total_delta_vs_baseline": -20960,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 563,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 156.98,
              "estimated_monthly_total_with_ti_hoa": 2685,
              "five_year_total_cost_estimate": 245028,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 156.98,
              "estimated_monthly_total_with_ti_hoa": 791,
              "five_year_total_cost_estimate": 423388,
              "five_year_total_delta_vs_baseline": 178360,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1894,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 3650,
            "down_payment": 18067,
            "effective_price": 361340,
            "effective_price_per_sqft": 155.42,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 136,
            "estimated_monthly_tax": 647,
            "estimated_monthly_total_with_ti_hoa": 3010,
            "five_year_total_before_tax_insurance_hoa": 165159,
            "five_year_total_cost_estimate": 212133,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 343273,
            "monthly_mi": 172,
            "monthly_pi": 2056,
            "monthly_pi_plus_mi": 2228,
            "price_cut_already_reflected": 19050,
            "remaining_balance_after_5_years": 322250
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 364990,
            "effective_price": 364990,
            "effective_price_per_sqft": 156.98,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 137,
            "estimated_monthly_tax": 654,
            "estimated_monthly_total_with_ti_hoa": 791,
            "five_year_total_before_tax_insurance_hoa": 375940,
            "five_year_total_cost_estimate": 423388,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 19050,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 72998,
            "effective_price": 364990,
            "effective_price_per_sqft": 156.98,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 137,
            "estimated_monthly_tax": 654,
            "estimated_monthly_total_with_ti_hoa": 2685,
            "five_year_total_before_tax_insurance_hoa": 197579,
            "five_year_total_cost_estimate": 245028,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 291992,
            "monthly_mi": 0,
            "monthly_pi": 1894,
            "monthly_pi_plus_mi": 1894,
            "price_cut_already_reflected": 19050,
            "remaining_balance_after_5_years": 274110
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 18250,
            "effective_price": 364990,
            "effective_price_per_sqft": 156.98,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 137,
            "estimated_monthly_tax": 654,
            "estimated_monthly_total_with_ti_hoa": 3248,
            "five_year_total_before_tax_insurance_hoa": 176619,
            "five_year_total_cost_estimate": 224068,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 346740,
            "monthly_mi": 173,
            "monthly_pi": 2284,
            "monthly_pi_plus_mi": 2457,
            "price_cut_already_reflected": 19050,
            "remaining_balance_after_5_years": 326041
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 12775,
            "effective_price": 364990,
            "effective_price_per_sqft": 156.98,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 137,
            "estimated_monthly_tax": 654,
            "estimated_monthly_total_with_ti_hoa": 3220,
            "five_year_total_before_tax_insurance_hoa": 169492,
            "five_year_total_cost_estimate": 216940,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 358379,
            "monthly_mi": 164,
            "monthly_pi": 2265,
            "monthly_pi_plus_mi": 2429,
            "price_cut_already_reflected": 19050,
            "remaining_balance_after_5_years": 335482
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 364990,
            "effective_price_per_sqft": 156.98,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 137,
            "estimated_monthly_tax": 654,
            "estimated_monthly_total_with_ti_hoa": 3182,
            "five_year_total_before_tax_insurance_hoa": 154448,
            "five_year_total_cost_estimate": 201896,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 364990,
            "monthly_mi": 0,
            "monthly_pi": 2392,
            "monthly_pi_plus_mi": 2392,
            "price_cut_already_reflected": 19050,
            "remaining_balance_after_5_years": 343014
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 364990,
            "effective_price_per_sqft": 156.98,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 137,
            "estimated_monthly_tax": 654,
            "estimated_monthly_total_with_ti_hoa": 3123,
            "five_year_total_before_tax_insurance_hoa": 150877,
            "five_year_total_cost_estimate": 198326,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 372837,
            "monthly_mi": 0,
            "monthly_pi": 2332,
            "monthly_pi_plus_mi": 2332,
            "price_cut_already_reflected": 19050,
            "remaining_balance_after_5_years": 348612
          }
        }
      },
      "id": "1c416c7027a7",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender",
        "price_reduction"
      ],
      "negotiability_score": 81,
      "original_price": 384040,
      "preferred_lender_required": true,
      "price": 364990,
      "price_cut": 19050,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement, price reduction.",
      "sqft": 2325,
      "subdivision": "Preserve at Thousand Oaks",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "8904 Chalk Maple Drive",
      "apr": "5.691%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 33.56,
        "arbitrage_delta_percent": 29.83,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "2122 Modoc Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "2122-modoc-drive-harker-heights",
            "price": 320000,
            "price_per_sqft": 112.52,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 2844,
            "sqft_delta": -31,
            "subdivision": "Skipcha Mountain Estates Ph",
            "year_built": 2005
          },
          {
            "address": "3381 Vineyard Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "3381-vineyard-trail-harker-heights",
            "price": 399999,
            "price_per_sqft": 143.27,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 2792,
            "sqft_delta": -83,
            "subdivision": "Tuscany Meadows Ph 1",
            "year_built": 2013
          },
          {
            "address": "2408 Catawba Loop",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "2408-catawba-loop-harker-heights",
            "price": 309900,
            "price_per_sqft": 111.15,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 2788,
            "sqft_delta": -87,
            "subdivision": "Skipcha Mountain Estates Ph",
            "year_built": 2002
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 2122 Modoc Drive, 3381 Vineyard Trail, 2408 Catawba Loop, this new-construction card is $34/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 112.52,
        "new_effective_price_per_sqft": 146.08,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Killeen",
      "closing_credit": null,
      "dom": 54,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 146.08,
              "estimated_monthly_total_with_ti_hoa": 3594,
              "five_year_total_cost_estimate": 228211,
              "five_year_total_delta_vs_baseline": -53740,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 505,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 146.08,
              "estimated_monthly_total_with_ti_hoa": 3662,
              "five_year_total_cost_estimate": 232320,
              "five_year_total_delta_vs_baseline": -49631,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 573,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 144.62,
              "estimated_monthly_total_with_ti_hoa": 3464,
              "five_year_total_cost_estimate": 244099,
              "five_year_total_delta_vs_baseline": -37852,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 375,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 146.08,
              "estimated_monthly_total_with_ti_hoa": 3706,
              "five_year_total_cost_estimate": 249631,
              "five_year_total_delta_vs_baseline": -32320,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 617,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 146.08,
              "estimated_monthly_total_with_ti_hoa": 3737,
              "five_year_total_cost_estimate": 257833,
              "five_year_total_delta_vs_baseline": -24118,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 648,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 146.08,
              "estimated_monthly_total_with_ti_hoa": 3089,
              "five_year_total_cost_estimate": 281951,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 146.08,
              "estimated_monthly_total_with_ti_hoa": 910,
              "five_year_total_cost_estimate": 487188,
              "five_year_total_delta_vs_baseline": 205237,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2179,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 4200,
            "down_payment": 20790,
            "effective_price": 415790,
            "effective_price_per_sqft": 144.62,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 156,
            "estimated_monthly_tax": 745,
            "estimated_monthly_total_with_ti_hoa": 3464,
            "five_year_total_before_tax_insurance_hoa": 190047,
            "five_year_total_cost_estimate": 244099,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 395000,
            "monthly_mi": 198,
            "monthly_pi": 2366,
            "monthly_pi_plus_mi": 2563,
            "price_cut_already_reflected": 29975,
            "remaining_balance_after_5_years": 370810
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 419990,
            "effective_price": 419990,
            "effective_price_per_sqft": 146.08,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 157,
            "estimated_monthly_tax": 752,
            "estimated_monthly_total_with_ti_hoa": 910,
            "five_year_total_before_tax_insurance_hoa": 432590,
            "five_year_total_cost_estimate": 487188,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 29975,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 83998,
            "effective_price": 419990,
            "effective_price_per_sqft": 146.08,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 157,
            "estimated_monthly_tax": 752,
            "estimated_monthly_total_with_ti_hoa": 3089,
            "five_year_total_before_tax_insurance_hoa": 227352,
            "five_year_total_cost_estimate": 281951,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 335992,
            "monthly_mi": 0,
            "monthly_pi": 2179,
            "monthly_pi_plus_mi": 2179,
            "price_cut_already_reflected": 29975,
            "remaining_balance_after_5_years": 315415
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 21000,
            "effective_price": 419990,
            "effective_price_per_sqft": 146.08,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 157,
            "estimated_monthly_tax": 752,
            "estimated_monthly_total_with_ti_hoa": 3737,
            "five_year_total_before_tax_insurance_hoa": 203234,
            "five_year_total_cost_estimate": 257833,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 398990,
            "monthly_mi": 199,
            "monthly_pi": 2628,
            "monthly_pi_plus_mi": 2827,
            "price_cut_already_reflected": 29975,
            "remaining_balance_after_5_years": 375172
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 14700,
            "effective_price": 419990,
            "effective_price_per_sqft": 146.08,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 157,
            "estimated_monthly_tax": 752,
            "estimated_monthly_total_with_ti_hoa": 3706,
            "five_year_total_before_tax_insurance_hoa": 195032,
            "five_year_total_cost_estimate": 249631,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 412383,
            "monthly_mi": 189,
            "monthly_pi": 2607,
            "monthly_pi_plus_mi": 2796,
            "price_cut_already_reflected": 29975,
            "remaining_balance_after_5_years": 386036
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 419990,
            "effective_price_per_sqft": 146.08,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 157,
            "estimated_monthly_tax": 752,
            "estimated_monthly_total_with_ti_hoa": 3662,
            "five_year_total_before_tax_insurance_hoa": 177721,
            "five_year_total_cost_estimate": 232320,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 419990,
            "monthly_mi": 0,
            "monthly_pi": 2752,
            "monthly_pi_plus_mi": 2752,
            "price_cut_already_reflected": 29975,
            "remaining_balance_after_5_years": 394703
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 419990,
            "effective_price_per_sqft": 146.08,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 157,
            "estimated_monthly_tax": 752,
            "estimated_monthly_total_with_ti_hoa": 3594,
            "five_year_total_before_tax_insurance_hoa": 173612,
            "five_year_total_cost_estimate": 228211,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 429020,
            "monthly_mi": 0,
            "monthly_pi": 2684,
            "monthly_pi_plus_mi": 2684,
            "price_cut_already_reflected": 29975,
            "remaining_balance_after_5_years": 401145
          }
        }
      },
      "id": "0cc58697f3e9",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender",
        "price_reduction"
      ],
      "negotiability_score": 81,
      "original_price": 449965,
      "preferred_lender_required": true,
      "price": 419990,
      "price_cut": 29975,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement, price reduction.",
      "sqft": 2875,
      "subdivision": "Preserve at Thousand Oaks",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "9005 Chalk Maple Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 38.73,
        "arbitrage_delta_percent": 25.01,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1602 Indian Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1602-indian-trail-harker-heights",
            "price": 165000,
            "price_per_sqft": 122.04,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1352,
            "sqft_delta": -8,
            "subdivision": "Comanche Land 1st Unit",
            "year_built": 1982
          },
          {
            "address": "4214 Broken Arrow Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "4214-broken-arrow-drive-harker-heights",
            "price": 239700,
            "price_per_sqft": 174.71,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1372,
            "sqft_delta": 12,
            "subdivision": "Broken Arrow Lake Estates Sec",
            "year_built": 1977
          },
          {
            "address": "1102 Chablis Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1102-chablis-drive-harker-heights",
            "price": 214900,
            "price_per_sqft": 154.83,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1388,
            "sqft_delta": 28,
            "subdivision": "The Vineyard",
            "year_built": 1994
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1602 Indian Trail, 4214 Broken Arrow Drive, 1102 Chablis Drive, this new-construction card is $39/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 154.83,
        "new_effective_price_per_sqft": 193.56,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Killeen",
      "closing_credit": null,
      "dom": 164,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 193.56,
              "estimated_monthly_total_with_ti_hoa": 2252,
              "five_year_total_cost_estimate": 143037,
              "five_year_total_delta_vs_baseline": -33683,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 316,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 193.56,
              "estimated_monthly_total_with_ti_hoa": 2295,
              "five_year_total_cost_estimate": 145613,
              "five_year_total_delta_vs_baseline": -31107,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 359,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 191.62,
              "estimated_monthly_total_with_ti_hoa": 2171,
              "five_year_total_cost_estimate": 152996,
              "five_year_total_delta_vs_baseline": -23724,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 235,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 193.56,
              "estimated_monthly_total_with_ti_hoa": 2323,
              "five_year_total_cost_estimate": 156463,
              "five_year_total_delta_vs_baseline": -20257,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 387,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 193.56,
              "estimated_monthly_total_with_ti_hoa": 2342,
              "five_year_total_cost_estimate": 161604,
              "five_year_total_delta_vs_baseline": -15116,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 406,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 193.56,
              "estimated_monthly_total_with_ti_hoa": 1936,
              "five_year_total_cost_estimate": 176720,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 193.56,
              "estimated_monthly_total_with_ti_hoa": 570,
              "five_year_total_cost_estimate": 305358,
              "five_year_total_delta_vs_baseline": 128638,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1366,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2632,
            "down_payment": 13030,
            "effective_price": 260608,
            "effective_price_per_sqft": 191.62,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 98,
            "estimated_monthly_tax": 467,
            "estimated_monthly_total_with_ti_hoa": 2171,
            "five_year_total_before_tax_insurance_hoa": 119117,
            "five_year_total_cost_estimate": 152996,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 247578,
            "monthly_mi": 124,
            "monthly_pi": 1483,
            "monthly_pi_plus_mi": 1607,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 232415
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 263240,
            "effective_price": 263240,
            "effective_price_per_sqft": 193.56,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 472,
            "estimated_monthly_total_with_ti_hoa": 570,
            "five_year_total_before_tax_insurance_hoa": 271137,
            "five_year_total_cost_estimate": 305358,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 52648,
            "effective_price": 263240,
            "effective_price_per_sqft": 193.56,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 472,
            "estimated_monthly_total_with_ti_hoa": 1936,
            "five_year_total_before_tax_insurance_hoa": 142499,
            "five_year_total_cost_estimate": 176720,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 210592,
            "monthly_mi": 0,
            "monthly_pi": 1366,
            "monthly_pi_plus_mi": 1366,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 197695
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 13162,
            "effective_price": 263240,
            "effective_price_per_sqft": 193.56,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 472,
            "estimated_monthly_total_with_ti_hoa": 2342,
            "five_year_total_before_tax_insurance_hoa": 127382,
            "five_year_total_cost_estimate": 161604,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 250078,
            "monthly_mi": 125,
            "monthly_pi": 1647,
            "monthly_pi_plus_mi": 1772,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 235149
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 9213,
            "effective_price": 263240,
            "effective_price_per_sqft": 193.56,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 472,
            "estimated_monthly_total_with_ti_hoa": 2323,
            "five_year_total_before_tax_insurance_hoa": 122242,
            "five_year_total_cost_estimate": 156463,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 258472,
            "monthly_mi": 118,
            "monthly_pi": 1634,
            "monthly_pi_plus_mi": 1752,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 241958
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 263240,
            "effective_price_per_sqft": 193.56,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 472,
            "estimated_monthly_total_with_ti_hoa": 2295,
            "five_year_total_before_tax_insurance_hoa": 111391,
            "five_year_total_cost_estimate": 145613,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 263240,
            "monthly_mi": 0,
            "monthly_pi": 1725,
            "monthly_pi_plus_mi": 1725,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 247391
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 263240,
            "effective_price_per_sqft": 193.56,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 472,
            "estimated_monthly_total_with_ti_hoa": 2252,
            "five_year_total_before_tax_insurance_hoa": 108816,
            "five_year_total_cost_estimate": 143037,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 268900,
            "monthly_mi": 0,
            "monthly_pi": 1682,
            "monthly_pi_plus_mi": 1682,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 251428
          }
        }
      },
      "id": "3b84764b8ee4",
      "incentive_types": [
        "closing_costs",
        "exclusive_savings",
        "preferred_lender"
      ],
      "negotiability_score": 80,
      "original_price": 263240,
      "preferred_lender_required": true,
      "price": 263240,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language, limited incentive language, preferred-lender requirement.",
      "sqft": 1360,
      "subdivision": "Preserve at Thousand Oaks",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "2533 Tin Barn Bluff",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 5.85,
        "arbitrage_delta_percent": 3.41,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "5700 Redfish Court",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "5700-redfish-court-belton",
            "price": 350000,
            "price_per_sqft": 171.48,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2041,
            "sqft_delta": -6,
            "subdivision": "Three Creeks",
            "year_built": 2022
          },
          {
            "address": "4601 Abergavenny Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "4601-abergavenny-drive-belton",
            "price": 310000,
            "price_per_sqft": 150.49,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2060,
            "sqft_delta": 13,
            "subdivision": "Three Creeks Ph I",
            "year_built": 2015
          },
          {
            "address": "166 Mountain Rose Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "166-mountain-rose-road-belton",
            "price": 425000,
            "price_per_sqft": 209.26,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2031,
            "sqft_delta": -16,
            "subdivision": "High Crest Ph II",
            "year_built": 2017
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 5700 Redfish Court, 4601 Abergavenny Drive, 166 Mountain Rose Road, this new-construction card is $6/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 171.48,
        "new_effective_price_per_sqft": 177.33,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Rocky Creek Homes",
      "city": "Belton",
      "closing_credit": 10000,
      "dom": 176,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 177.33,
              "estimated_monthly_total_with_ti_hoa": 3106,
              "five_year_total_cost_estimate": 187544,
              "five_year_total_delta_vs_baseline": -46448,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 436,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 177.33,
              "estimated_monthly_total_with_ti_hoa": 3165,
              "five_year_total_cost_estimate": 191095,
              "five_year_total_delta_vs_baseline": -42897,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 495,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 177.33,
              "estimated_monthly_total_with_ti_hoa": 3203,
              "five_year_total_cost_estimate": 206058,
              "five_year_total_delta_vs_baseline": -27934,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 533,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 177.33,
              "estimated_monthly_total_with_ti_hoa": 3024,
              "five_year_total_cost_estimate": 206964,
              "five_year_total_delta_vs_baseline": -27028,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 354,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 177.33,
              "estimated_monthly_total_with_ti_hoa": 3230,
              "five_year_total_cost_estimate": 213146,
              "five_year_total_delta_vs_baseline": -20846,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 560,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 177.33,
              "estimated_monthly_total_with_ti_hoa": 2670,
              "five_year_total_cost_estimate": 233992,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 177.33,
              "estimated_monthly_total_with_ti_hoa": 786,
              "five_year_total_cost_estimate": 411380,
              "five_year_total_delta_vs_baseline": 177388,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1884,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 10000,
            "down_payment": 18150,
            "effective_price": 363000,
            "effective_price_per_sqft": 177.33,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 136,
            "estimated_monthly_tax": 650,
            "estimated_monthly_total_with_ti_hoa": 3024,
            "five_year_total_before_tax_insurance_hoa": 159774,
            "five_year_total_cost_estimate": 206964,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 344850,
            "monthly_mi": 172,
            "monthly_pi": 2065,
            "monthly_pi_plus_mi": 2238,
            "price_cut_already_reflected": 5500,
            "remaining_balance_after_5_years": 323730
          },
          "cash": {
            "detected_incentive_value": 10000,
            "down_payment": 363000,
            "effective_price": 363000,
            "effective_price_per_sqft": 177.33,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 136,
            "estimated_monthly_tax": 650,
            "estimated_monthly_total_with_ti_hoa": 786,
            "five_year_total_before_tax_insurance_hoa": 364190,
            "five_year_total_cost_estimate": 411380,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 5500,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 10000,
            "down_payment": 72600,
            "effective_price": 363000,
            "effective_price_per_sqft": 177.33,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 136,
            "estimated_monthly_tax": 650,
            "estimated_monthly_total_with_ti_hoa": 2670,
            "five_year_total_before_tax_insurance_hoa": 186802,
            "five_year_total_cost_estimate": 233992,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 290400,
            "monthly_mi": 0,
            "monthly_pi": 1884,
            "monthly_pi_plus_mi": 1884,
            "price_cut_already_reflected": 5500,
            "remaining_balance_after_5_years": 272615
          },
          "conventional_5": {
            "detected_incentive_value": 10000,
            "down_payment": 18150,
            "effective_price": 363000,
            "effective_price_per_sqft": 177.33,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 136,
            "estimated_monthly_tax": 650,
            "estimated_monthly_total_with_ti_hoa": 3230,
            "five_year_total_before_tax_insurance_hoa": 165956,
            "five_year_total_cost_estimate": 213146,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 344850,
            "monthly_mi": 172,
            "monthly_pi": 2271,
            "monthly_pi_plus_mi": 2444,
            "price_cut_already_reflected": 5500,
            "remaining_balance_after_5_years": 324263
          },
          "fha_3_5": {
            "detected_incentive_value": 10000,
            "down_payment": 12705,
            "effective_price": 363000,
            "effective_price_per_sqft": 177.33,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 136,
            "estimated_monthly_tax": 650,
            "estimated_monthly_total_with_ti_hoa": 3203,
            "five_year_total_before_tax_insurance_hoa": 158868,
            "five_year_total_cost_estimate": 206058,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 356425,
            "monthly_mi": 163,
            "monthly_pi": 2253,
            "monthly_pi_plus_mi": 2416,
            "price_cut_already_reflected": 5500,
            "remaining_balance_after_5_years": 333653
          },
          "physician_0": {
            "detected_incentive_value": 10000,
            "down_payment": 0,
            "effective_price": 363000,
            "effective_price_per_sqft": 177.33,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 136,
            "estimated_monthly_tax": 650,
            "estimated_monthly_total_with_ti_hoa": 3165,
            "five_year_total_before_tax_insurance_hoa": 143905,
            "five_year_total_cost_estimate": 191095,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 363000,
            "monthly_mi": 0,
            "monthly_pi": 2379,
            "monthly_pi_plus_mi": 2379,
            "price_cut_already_reflected": 5500,
            "remaining_balance_after_5_years": 341144
          },
          "va_0": {
            "detected_incentive_value": 10000,
            "down_payment": 0,
            "effective_price": 363000,
            "effective_price_per_sqft": 177.33,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 136,
            "estimated_monthly_tax": 650,
            "estimated_monthly_total_with_ti_hoa": 3106,
            "five_year_total_before_tax_insurance_hoa": 140354,
            "five_year_total_cost_estimate": 187544,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 370804,
            "monthly_mi": 0,
            "monthly_pi": 2319,
            "monthly_pi_plus_mi": 2319,
            "price_cut_already_reflected": 5500,
            "remaining_balance_after_5_years": 346712
          }
        }
      },
      "id": "d85e771ba59b",
      "incentive_types": [
        "closing_costs",
        "price_reduction"
      ],
      "negotiability_score": 79,
      "original_price": 378500,
      "preferred_lender_required": false,
      "price": 373000,
      "price_cut": 5500,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language, price reduction.",
      "sqft": 2047,
      "subdivision": "Hubbard Branch",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "2539 Tin Barn Bluff",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 30.48,
        "arbitrage_delta_percent": 20.83,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "743 E 13th Avenue",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "743-e-13th-avenue-belton",
            "price": 246900,
            "price_per_sqft": 118.7,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2080,
            "sqft_delta": 0,
            "subdivision": "Means 1",
            "year_built": 1947
          },
          {
            "address": "2114 Hamilton Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "2114-hamilton-lane-belton",
            "price": 305000,
            "price_per_sqft": 146.35,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2084,
            "sqft_delta": 4,
            "subdivision": "Liberty Valley Ph III",
            "year_built": 2017
          },
          {
            "address": "508 N Wall Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "508-n-wall-street-belton",
            "price": 377000,
            "price_per_sqft": 180.73,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2086,
            "sqft_delta": 6,
            "subdivision": "Alexanders Add",
            "year_built": 1915
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 743 E 13th Avenue, 2114 Hamilton Lane, 508 N Wall Street, this new-construction card is $30/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 146.35,
        "new_effective_price_per_sqft": 176.83,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Rocky Creek Homes",
      "city": "Belton",
      "closing_credit": 10000,
      "dom": 187,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 176.83,
              "estimated_monthly_total_with_ti_hoa": 3147,
              "five_year_total_cost_estimate": 190152,
              "five_year_total_delta_vs_baseline": -47062,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 442,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 176.83,
              "estimated_monthly_total_with_ti_hoa": 3207,
              "five_year_total_cost_estimate": 193751,
              "five_year_total_delta_vs_baseline": -43463,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 502,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 176.83,
              "estimated_monthly_total_with_ti_hoa": 3245,
              "five_year_total_cost_estimate": 208911,
              "five_year_total_delta_vs_baseline": -28303,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 540,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 176.83,
              "estimated_monthly_total_with_ti_hoa": 3064,
              "five_year_total_cost_estimate": 209829,
              "five_year_total_delta_vs_baseline": -27385,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 359,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 176.83,
              "estimated_monthly_total_with_ti_hoa": 3273,
              "five_year_total_cost_estimate": 216093,
              "five_year_total_delta_vs_baseline": -21121,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 568,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 176.83,
              "estimated_monthly_total_with_ti_hoa": 2705,
              "five_year_total_cost_estimate": 237214,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 176.83,
              "estimated_monthly_total_with_ti_hoa": 797,
              "five_year_total_cost_estimate": 416948,
              "five_year_total_delta_vs_baseline": 179734,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1908,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 10000,
            "down_payment": 18390,
            "effective_price": 367800,
            "effective_price_per_sqft": 176.83,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 138,
            "estimated_monthly_tax": 659,
            "estimated_monthly_total_with_ti_hoa": 3064,
            "five_year_total_before_tax_insurance_hoa": 162015,
            "five_year_total_cost_estimate": 209829,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 349410,
            "monthly_mi": 175,
            "monthly_pi": 2093,
            "monthly_pi_plus_mi": 2267,
            "price_cut_already_reflected": 7000,
            "remaining_balance_after_5_years": 328011
          },
          "cash": {
            "detected_incentive_value": 10000,
            "down_payment": 367800,
            "effective_price": 367800,
            "effective_price_per_sqft": 176.83,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 138,
            "estimated_monthly_tax": 659,
            "estimated_monthly_total_with_ti_hoa": 797,
            "five_year_total_before_tax_insurance_hoa": 369134,
            "five_year_total_cost_estimate": 416948,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 7000,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 10000,
            "down_payment": 73560,
            "effective_price": 367800,
            "effective_price_per_sqft": 176.83,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 138,
            "estimated_monthly_tax": 659,
            "estimated_monthly_total_with_ti_hoa": 2705,
            "five_year_total_before_tax_insurance_hoa": 189400,
            "five_year_total_cost_estimate": 237214,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 294240,
            "monthly_mi": 0,
            "monthly_pi": 1908,
            "monthly_pi_plus_mi": 1908,
            "price_cut_already_reflected": 7000,
            "remaining_balance_after_5_years": 276220
          },
          "conventional_5": {
            "detected_incentive_value": 10000,
            "down_payment": 18390,
            "effective_price": 367800,
            "effective_price_per_sqft": 176.83,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 138,
            "estimated_monthly_tax": 659,
            "estimated_monthly_total_with_ti_hoa": 3273,
            "five_year_total_before_tax_insurance_hoa": 168279,
            "five_year_total_cost_estimate": 216093,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 349410,
            "monthly_mi": 175,
            "monthly_pi": 2301,
            "monthly_pi_plus_mi": 2476,
            "price_cut_already_reflected": 7000,
            "remaining_balance_after_5_years": 328551
          },
          "fha_3_5": {
            "detected_incentive_value": 10000,
            "down_payment": 12873,
            "effective_price": 367800,
            "effective_price_per_sqft": 176.83,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 138,
            "estimated_monthly_tax": 659,
            "estimated_monthly_total_with_ti_hoa": 3245,
            "five_year_total_before_tax_insurance_hoa": 161097,
            "five_year_total_cost_estimate": 208911,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 361138,
            "monthly_mi": 166,
            "monthly_pi": 2283,
            "monthly_pi_plus_mi": 2448,
            "price_cut_already_reflected": 7000,
            "remaining_balance_after_5_years": 338065
          },
          "physician_0": {
            "detected_incentive_value": 10000,
            "down_payment": 0,
            "effective_price": 367800,
            "effective_price_per_sqft": 176.83,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 138,
            "estimated_monthly_tax": 659,
            "estimated_monthly_total_with_ti_hoa": 3207,
            "five_year_total_before_tax_insurance_hoa": 145937,
            "five_year_total_cost_estimate": 193751,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 367800,
            "monthly_mi": 0,
            "monthly_pi": 2410,
            "monthly_pi_plus_mi": 2410,
            "price_cut_already_reflected": 7000,
            "remaining_balance_after_5_years": 345655
          },
          "va_0": {
            "detected_incentive_value": 10000,
            "down_payment": 0,
            "effective_price": 367800,
            "effective_price_per_sqft": 176.83,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 138,
            "estimated_monthly_tax": 659,
            "estimated_monthly_total_with_ti_hoa": 3147,
            "five_year_total_before_tax_insurance_hoa": 142338,
            "five_year_total_cost_estimate": 190152,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 375708,
            "monthly_mi": 0,
            "monthly_pi": 2350,
            "monthly_pi_plus_mi": 2350,
            "price_cut_already_reflected": 7000,
            "remaining_balance_after_5_years": 351296
          }
        }
      },
      "id": "434d99102600",
      "incentive_types": [
        "closing_costs",
        "price_reduction"
      ],
      "negotiability_score": 79,
      "original_price": 384800,
      "preferred_lender_required": false,
      "price": 377800,
      "price_cut": 7000,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language, price reduction.",
      "sqft": 2080,
      "subdivision": "Hubbard Branch",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "1803 Paint Horse Trail",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 51.78,
        "arbitrage_delta_percent": 37.51,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1418 Loblolly Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "same_city",
            "id": "1418-loblolly-drive-harker-heights",
            "price": 295000,
            "price_per_sqft": 138.04,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 2137,
            "sqft_delta": 6,
            "subdivision": "Evergreen Ph I",
            "year_built": 2007
          },
          {
            "address": "1701 Elk Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "same_city",
            "id": "1701-elk-trail-harker-heights",
            "price": 260000,
            "price_per_sqft": 122.82,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 2117,
            "sqft_delta": -14,
            "subdivision": "Country Trails",
            "year_built": 1983
          },
          {
            "address": "818 Terra Cotta Court",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "same_city",
            "id": "818-terra-cotta-court-harker-heights",
            "price": 360000,
            "price_per_sqft": 167.6,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 2148,
            "sqft_delta": 17,
            "subdivision": "Tuscany Meadows Ph 1",
            "year_built": 2015
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1418 Loblolly Drive, 1701 Elk Trail, 818 Terra Cotta Court, this new-construction card is $52/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 138.04,
        "new_effective_price_per_sqft": 189.82,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "King Signature Homes",
      "city": "Harker Heights",
      "closing_credit": null,
      "dom": 187,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 189.82,
              "estimated_monthly_total_with_ti_hoa": 3461,
              "five_year_total_cost_estimate": 219794,
              "five_year_total_delta_vs_baseline": -51758,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 486,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 189.82,
              "estimated_monthly_total_with_ti_hoa": 3527,
              "five_year_total_cost_estimate": 223751,
              "five_year_total_delta_vs_baseline": -47801,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 552,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 187.92,
              "estimated_monthly_total_with_ti_hoa": 3336,
              "five_year_total_cost_estimate": 235097,
              "five_year_total_delta_vs_baseline": -36455,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 361,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 189.82,
              "estimated_monthly_total_with_ti_hoa": 3569,
              "five_year_total_cost_estimate": 240424,
              "five_year_total_delta_vs_baseline": -31128,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 594,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 189.82,
              "estimated_monthly_total_with_ti_hoa": 3599,
              "five_year_total_cost_estimate": 248323,
              "five_year_total_delta_vs_baseline": -23229,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 624,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 189.82,
              "estimated_monthly_total_with_ti_hoa": 2975,
              "five_year_total_cost_estimate": 271552,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 189.82,
              "estimated_monthly_total_with_ti_hoa": 876,
              "five_year_total_cost_estimate": 469220,
              "five_year_total_delta_vs_baseline": 197668,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2099,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 4045,
            "down_payment": 20023,
            "effective_price": 400455,
            "effective_price_per_sqft": 187.92,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 150,
            "estimated_monthly_tax": 717,
            "estimated_monthly_total_with_ti_hoa": 3336,
            "five_year_total_before_tax_insurance_hoa": 183037,
            "five_year_total_cost_estimate": 235097,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 380432,
            "monthly_mi": 190,
            "monthly_pi": 2278,
            "monthly_pi_plus_mi": 2469,
            "price_cut_already_reflected": 400,
            "remaining_balance_after_5_years": 357133
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 404500,
            "effective_price": 404500,
            "effective_price_per_sqft": 189.82,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 152,
            "estimated_monthly_tax": 725,
            "estimated_monthly_total_with_ti_hoa": 876,
            "five_year_total_before_tax_insurance_hoa": 416635,
            "five_year_total_cost_estimate": 469220,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 400,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 80900,
            "effective_price": 404500,
            "effective_price_per_sqft": 189.82,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 152,
            "estimated_monthly_tax": 725,
            "estimated_monthly_total_with_ti_hoa": 2975,
            "five_year_total_before_tax_insurance_hoa": 218967,
            "five_year_total_cost_estimate": 271552,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 323600,
            "monthly_mi": 0,
            "monthly_pi": 2099,
            "monthly_pi_plus_mi": 2099,
            "price_cut_already_reflected": 400,
            "remaining_balance_after_5_years": 303782
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 20225,
            "effective_price": 404500,
            "effective_price_per_sqft": 189.82,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 152,
            "estimated_monthly_tax": 725,
            "estimated_monthly_total_with_ti_hoa": 3599,
            "five_year_total_before_tax_insurance_hoa": 195738,
            "five_year_total_cost_estimate": 248323,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 384275,
            "monthly_mi": 192,
            "monthly_pi": 2531,
            "monthly_pi_plus_mi": 2723,
            "price_cut_already_reflected": 400,
            "remaining_balance_after_5_years": 361335
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 14158,
            "effective_price": 404500,
            "effective_price_per_sqft": 189.82,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 152,
            "estimated_monthly_tax": 725,
            "estimated_monthly_total_with_ti_hoa": 3569,
            "five_year_total_before_tax_insurance_hoa": 187839,
            "five_year_total_cost_estimate": 240424,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 397173,
            "monthly_mi": 182,
            "monthly_pi": 2510,
            "monthly_pi_plus_mi": 2692,
            "price_cut_already_reflected": 400,
            "remaining_balance_after_5_years": 371798
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 404500,
            "effective_price_per_sqft": 189.82,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 152,
            "estimated_monthly_tax": 725,
            "estimated_monthly_total_with_ti_hoa": 3527,
            "five_year_total_before_tax_insurance_hoa": 171166,
            "five_year_total_cost_estimate": 223751,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 404500,
            "monthly_mi": 0,
            "monthly_pi": 2651,
            "monthly_pi_plus_mi": 2651,
            "price_cut_already_reflected": 400,
            "remaining_balance_after_5_years": 380146
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 404500,
            "effective_price_per_sqft": 189.82,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 152,
            "estimated_monthly_tax": 725,
            "estimated_monthly_total_with_ti_hoa": 3461,
            "five_year_total_before_tax_insurance_hoa": 167209,
            "five_year_total_cost_estimate": 219794,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 413197,
            "monthly_mi": 0,
            "monthly_pi": 2585,
            "monthly_pi_plus_mi": 2585,
            "price_cut_already_reflected": 400,
            "remaining_balance_after_5_years": 386350
          }
        }
      },
      "id": "f20713978c03",
      "incentive_types": [
        "lender_credit",
        "price_reduction"
      ],
      "negotiability_score": 79,
      "original_price": 404900,
      "preferred_lender_required": false,
      "price": 404500,
      "price_cut": 400,
      "rate": null,
      "source_summary": "Detected from MLS export: lender-credit language, price reduction.",
      "sqft": 2131,
      "subdivision": "THE VILLAGE AT NOLAN HEIGHTS",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "8907 Chalk Maple Drive",
      "apr": "5.775%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 12.62,
        "arbitrage_delta_percent": 7.77,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1705 Lynx Circle",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1705-lynx-circle-harker-heights",
            "price": 269900,
            "price_per_sqft": 162.39,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1662,
            "sqft_delta": 5,
            "subdivision": "Country Trails Add 6th Ph",
            "year_built": 1992
          },
          {
            "address": "2006 Longmeadow Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "2006-longmeadow-road-harker-heights",
            "price": 314900,
            "price_per_sqft": 191.31,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1646,
            "sqft_delta": -11,
            "subdivision": "Whitten Place",
            "year_built": 1988
          },
          {
            "address": "1706 Lynx Circle",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1706-lynx-circle-harker-heights",
            "price": 255000,
            "price_per_sqft": 155.39,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1641,
            "sqft_delta": -16,
            "subdivision": "Country Trails Add 6th Ph",
            "year_built": 1987
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1705 Lynx Circle, 2006 Longmeadow Road, 1706 Lynx Circle, this new-construction card is $13/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 162.39,
        "new_effective_price_per_sqft": 175.01,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Killeen",
      "closing_credit": null,
      "dom": 65,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 175.01,
              "estimated_monthly_total_with_ti_hoa": 2481,
              "five_year_total_cost_estimate": 157573,
              "five_year_total_delta_vs_baseline": -37105,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 348,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 175.01,
              "estimated_monthly_total_with_ti_hoa": 2528,
              "five_year_total_cost_estimate": 160410,
              "five_year_total_delta_vs_baseline": -34268,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 395,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 173.26,
              "estimated_monthly_total_with_ti_hoa": 2392,
              "five_year_total_cost_estimate": 168543,
              "five_year_total_delta_vs_baseline": -26135,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 259,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 175.01,
              "estimated_monthly_total_with_ti_hoa": 2559,
              "five_year_total_cost_estimate": 172362,
              "five_year_total_delta_vs_baseline": -22316,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 426,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 175.01,
              "estimated_monthly_total_with_ti_hoa": 2580,
              "five_year_total_cost_estimate": 178025,
              "five_year_total_delta_vs_baseline": -16653,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 447,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 175.01,
              "estimated_monthly_total_with_ti_hoa": 2133,
              "five_year_total_cost_estimate": 194678,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 175.01,
              "estimated_monthly_total_with_ti_hoa": 628,
              "five_year_total_cost_estimate": 336388,
              "five_year_total_delta_vs_baseline": 141710,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1505,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2900,
            "down_payment": 14354,
            "effective_price": 287090,
            "effective_price_per_sqft": 173.26,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 108,
            "estimated_monthly_tax": 514,
            "estimated_monthly_total_with_ti_hoa": 2392,
            "five_year_total_before_tax_insurance_hoa": 131221,
            "five_year_total_cost_estimate": 168543,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 272736,
            "monthly_mi": 136,
            "monthly_pi": 1633,
            "monthly_pi_plus_mi": 1770,
            "price_cut_already_reflected": 3305,
            "remaining_balance_after_5_years": 256032
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 289990,
            "effective_price": 289990,
            "effective_price_per_sqft": 175.01,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 109,
            "estimated_monthly_tax": 520,
            "estimated_monthly_total_with_ti_hoa": 628,
            "five_year_total_before_tax_insurance_hoa": 298690,
            "five_year_total_cost_estimate": 336388,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 3305,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 57998,
            "effective_price": 289990,
            "effective_price_per_sqft": 175.01,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 109,
            "estimated_monthly_tax": 520,
            "estimated_monthly_total_with_ti_hoa": 2133,
            "five_year_total_before_tax_insurance_hoa": 156979,
            "five_year_total_cost_estimate": 194678,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 231992,
            "monthly_mi": 0,
            "monthly_pi": 1505,
            "monthly_pi_plus_mi": 1505,
            "price_cut_already_reflected": 3305,
            "remaining_balance_after_5_years": 217784
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 14500,
            "effective_price": 289990,
            "effective_price_per_sqft": 175.01,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 109,
            "estimated_monthly_tax": 520,
            "estimated_monthly_total_with_ti_hoa": 2580,
            "five_year_total_before_tax_insurance_hoa": 140327,
            "five_year_total_cost_estimate": 178025,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 275490,
            "monthly_mi": 138,
            "monthly_pi": 1814,
            "monthly_pi_plus_mi": 1952,
            "price_cut_already_reflected": 3305,
            "remaining_balance_after_5_years": 259045
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 10150,
            "effective_price": 289990,
            "effective_price_per_sqft": 175.01,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 109,
            "estimated_monthly_tax": 520,
            "estimated_monthly_total_with_ti_hoa": 2559,
            "five_year_total_before_tax_insurance_hoa": 134664,
            "five_year_total_cost_estimate": 172362,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 284738,
            "monthly_mi": 131,
            "monthly_pi": 1800,
            "monthly_pi_plus_mi": 1930,
            "price_cut_already_reflected": 3305,
            "remaining_balance_after_5_years": 266546
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 289990,
            "effective_price_per_sqft": 175.01,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 109,
            "estimated_monthly_tax": 520,
            "estimated_monthly_total_with_ti_hoa": 2528,
            "five_year_total_before_tax_insurance_hoa": 122711,
            "five_year_total_cost_estimate": 160410,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 289990,
            "monthly_mi": 0,
            "monthly_pi": 1900,
            "monthly_pi_plus_mi": 1900,
            "price_cut_already_reflected": 3305,
            "remaining_balance_after_5_years": 272530
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 289990,
            "effective_price_per_sqft": 175.01,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 109,
            "estimated_monthly_tax": 520,
            "estimated_monthly_total_with_ti_hoa": 2481,
            "five_year_total_before_tax_insurance_hoa": 119874,
            "five_year_total_cost_estimate": 157573,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 296225,
            "monthly_mi": 0,
            "monthly_pi": 1853,
            "monthly_pi_plus_mi": 1853,
            "price_cut_already_reflected": 3305,
            "remaining_balance_after_5_years": 276978
          }
        }
      },
      "id": "71eee616bd9a",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "price_reduction"
      ],
      "negotiability_score": 79,
      "original_price": 293295,
      "preferred_lender_required": false,
      "price": 289990,
      "price_cut": 3305,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, price reduction.",
      "sqft": 1657,
      "subdivision": "Preserve at Thousand Oaks",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "3011 Privet Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 8.59,
        "arbitrage_delta_percent": 5.71,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1711 Lynx Circle",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1711-lynx-circle-harker-heights",
            "price": 280000,
            "price_per_sqft": 150.54,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1860,
            "sqft_delta": 1,
            "subdivision": "Country Trails Add 6th Ph",
            "year_built": 1993
          },
          {
            "address": "308 Live Oak Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "308-live-oak-drive-harker-heights",
            "price": 335000,
            "price_per_sqft": 180.89,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1852,
            "sqft_delta": -7,
            "subdivision": "Highland Oaks Estates Sec",
            "year_built": 1973
          },
          {
            "address": "220 W Mockingbird Ln",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "220-w-mockingbird-ln-harker-heights",
            "price": 235000,
            "price_per_sqft": 126.96,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1851,
            "sqft_delta": -8,
            "subdivision": "",
            "year_built": 1975
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1711 Lynx Circle, 308 Live Oak Drive, 220 W Mockingbird Ln, this new-construction card is $9/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 150.54,
        "new_effective_price_per_sqft": 159.13,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": null,
      "city": "Killeen",
      "closing_credit": null,
      "dom": 166,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 159.13,
              "estimated_monthly_total_with_ti_hoa": 2531,
              "five_year_total_cost_estimate": 160738,
              "five_year_total_delta_vs_baseline": -37851,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 355,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 159.13,
              "estimated_monthly_total_with_ti_hoa": 2579,
              "five_year_total_cost_estimate": 163632,
              "five_year_total_delta_vs_baseline": -34957,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 403,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 157.53,
              "estimated_monthly_total_with_ti_hoa": 2440,
              "five_year_total_cost_estimate": 171929,
              "five_year_total_delta_vs_baseline": -26660,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 264,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 159.13,
              "estimated_monthly_total_with_ti_hoa": 2610,
              "five_year_total_cost_estimate": 175825,
              "five_year_total_delta_vs_baseline": -22764,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 434,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 159.13,
              "estimated_monthly_total_with_ti_hoa": 2632,
              "five_year_total_cost_estimate": 181601,
              "five_year_total_delta_vs_baseline": -16988,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 456,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 159.13,
              "estimated_monthly_total_with_ti_hoa": 2176,
              "five_year_total_cost_estimate": 198589,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 159.13,
              "estimated_monthly_total_with_ti_hoa": 641,
              "five_year_total_cost_estimate": 343145,
              "five_year_total_delta_vs_baseline": 144556,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1535,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2958,
            "down_payment": 14643,
            "effective_price": 292857,
            "effective_price_per_sqft": 157.53,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 525,
            "estimated_monthly_total_with_ti_hoa": 2440,
            "five_year_total_before_tax_insurance_hoa": 133857,
            "five_year_total_cost_estimate": 171929,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 278214,
            "monthly_mi": 139,
            "monthly_pi": 1666,
            "monthly_pi_plus_mi": 1805,
            "price_cut_already_reflected": 9000,
            "remaining_balance_after_5_years": 261176
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 295815,
            "effective_price": 295815,
            "effective_price_per_sqft": 159.13,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 111,
            "estimated_monthly_tax": 530,
            "estimated_monthly_total_with_ti_hoa": 641,
            "five_year_total_before_tax_insurance_hoa": 304689,
            "five_year_total_cost_estimate": 343145,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 9000,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 59163,
            "effective_price": 295815,
            "effective_price_per_sqft": 159.13,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 111,
            "estimated_monthly_tax": 530,
            "estimated_monthly_total_with_ti_hoa": 2176,
            "five_year_total_before_tax_insurance_hoa": 160133,
            "five_year_total_cost_estimate": 198589,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 236652,
            "monthly_mi": 0,
            "monthly_pi": 1535,
            "monthly_pi_plus_mi": 1535,
            "price_cut_already_reflected": 9000,
            "remaining_balance_after_5_years": 222159
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 14791,
            "effective_price": 295815,
            "effective_price_per_sqft": 159.13,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 111,
            "estimated_monthly_tax": 530,
            "estimated_monthly_total_with_ti_hoa": 2632,
            "five_year_total_before_tax_insurance_hoa": 143145,
            "five_year_total_cost_estimate": 181601,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 281024,
            "monthly_mi": 141,
            "monthly_pi": 1851,
            "monthly_pi_plus_mi": 1991,
            "price_cut_already_reflected": 9000,
            "remaining_balance_after_5_years": 264248
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 10354,
            "effective_price": 295815,
            "effective_price_per_sqft": 159.13,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 111,
            "estimated_monthly_tax": 530,
            "estimated_monthly_total_with_ti_hoa": 2610,
            "five_year_total_before_tax_insurance_hoa": 137369,
            "five_year_total_cost_estimate": 175825,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 290457,
            "monthly_mi": 133,
            "monthly_pi": 1836,
            "monthly_pi_plus_mi": 1969,
            "price_cut_already_reflected": 9000,
            "remaining_balance_after_5_years": 271900
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 295815,
            "effective_price_per_sqft": 159.13,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 111,
            "estimated_monthly_tax": 530,
            "estimated_monthly_total_with_ti_hoa": 2579,
            "five_year_total_before_tax_insurance_hoa": 125176,
            "five_year_total_cost_estimate": 163632,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 295815,
            "monthly_mi": 0,
            "monthly_pi": 1938,
            "monthly_pi_plus_mi": 1938,
            "price_cut_already_reflected": 9000,
            "remaining_balance_after_5_years": 278004
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 295815,
            "effective_price_per_sqft": 159.13,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 111,
            "estimated_monthly_tax": 530,
            "estimated_monthly_total_with_ti_hoa": 2531,
            "five_year_total_before_tax_insurance_hoa": 122282,
            "five_year_total_cost_estimate": 160738,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 302175,
            "monthly_mi": 0,
            "monthly_pi": 1890,
            "monthly_pi_plus_mi": 1890,
            "price_cut_already_reflected": 9000,
            "remaining_balance_after_5_years": 282541
          }
        }
      },
      "id": "aff1b5c07383",
      "incentive_types": [
        "closing_costs",
        "price_reduction"
      ],
      "negotiability_score": 79,
      "original_price": 304815,
      "preferred_lender_required": false,
      "price": 295815,
      "price_cut": 9000,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language, price reduction.",
      "sqft": 1859,
      "subdivision": "Goodnight Ranch Add",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "5019 Fence Line Trail",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 37.68,
        "arbitrage_delta_percent": 25.8,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "4114 Birch Boulevard",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "4114-birch-boulevard-temple",
            "price": 310000,
            "price_per_sqft": 146.02,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2123,
            "sqft_delta": 0,
            "subdivision": "Ramblewood 1st Unit",
            "year_built": 1970
          },
          {
            "address": "2711 Forest Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "2711-forest-trail-temple",
            "price": 256000,
            "price_per_sqft": 120.75,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2120,
            "sqft_delta": -3,
            "subdivision": "Forest Hills 1st Ext",
            "year_built": 1966
          },
          {
            "address": "3314 Long Fellow Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "3314-long-fellow-drive-belton",
            "price": 425000,
            "price_per_sqft": 200.47,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2120,
            "sqft_delta": -3,
            "subdivision": "DAWSON RIDGE AMENDING PLAT",
            "year_built": 2020
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 4114 Birch Boulevard, 2711 Forest Trail, 3314 Long Fellow Drive, this new-construction card is $38/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 146.02,
        "new_effective_price_per_sqft": 183.7,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Nolanville",
      "closing_credit": null,
      "dom": 221,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 183.7,
              "estimated_monthly_total_with_ti_hoa": 3337,
              "five_year_total_cost_estimate": 211910,
              "five_year_total_delta_vs_baseline": -49901,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 468,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 183.7,
              "estimated_monthly_total_with_ti_hoa": 3400,
              "five_year_total_cost_estimate": 215725,
              "five_year_total_delta_vs_baseline": -46086,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 531,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 181.86,
              "estimated_monthly_total_with_ti_hoa": 3217,
              "five_year_total_cost_estimate": 226663,
              "five_year_total_delta_vs_baseline": -35148,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 348,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 183.7,
              "estimated_monthly_total_with_ti_hoa": 3441,
              "five_year_total_cost_estimate": 231800,
              "five_year_total_delta_vs_baseline": -30011,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 572,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 183.7,
              "estimated_monthly_total_with_ti_hoa": 3470,
              "five_year_total_cost_estimate": 239416,
              "five_year_total_delta_vs_baseline": -22395,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 601,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 183.7,
              "estimated_monthly_total_with_ti_hoa": 2869,
              "five_year_total_cost_estimate": 261811,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 183.7,
              "estimated_monthly_total_with_ti_hoa": 845,
              "five_year_total_cost_estimate": 452388,
              "five_year_total_delta_vs_baseline": 190577,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2024,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 3900,
            "down_payment": 19304,
            "effective_price": 386090,
            "effective_price_per_sqft": 181.86,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 145,
            "estimated_monthly_tax": 692,
            "estimated_monthly_total_with_ti_hoa": 3217,
            "five_year_total_before_tax_insurance_hoa": 176471,
            "five_year_total_cost_estimate": 226663,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 366786,
            "monthly_mi": 183,
            "monthly_pi": 2197,
            "monthly_pi_plus_mi": 2380,
            "price_cut_already_reflected": 74470,
            "remaining_balance_after_5_years": 344322
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 389990,
            "effective_price": 389990,
            "effective_price_per_sqft": 183.7,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 146,
            "estimated_monthly_tax": 699,
            "estimated_monthly_total_with_ti_hoa": 845,
            "five_year_total_before_tax_insurance_hoa": 401690,
            "five_year_total_cost_estimate": 452388,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 74470,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 77998,
            "effective_price": 389990,
            "effective_price_per_sqft": 183.7,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 146,
            "estimated_monthly_tax": 699,
            "estimated_monthly_total_with_ti_hoa": 2869,
            "five_year_total_before_tax_insurance_hoa": 211112,
            "five_year_total_cost_estimate": 261811,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 311992,
            "monthly_mi": 0,
            "monthly_pi": 2024,
            "monthly_pi_plus_mi": 2024,
            "price_cut_already_reflected": 74470,
            "remaining_balance_after_5_years": 292885
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 19500,
            "effective_price": 389990,
            "effective_price_per_sqft": 183.7,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 146,
            "estimated_monthly_tax": 699,
            "estimated_monthly_total_with_ti_hoa": 3470,
            "five_year_total_before_tax_insurance_hoa": 188717,
            "five_year_total_cost_estimate": 239416,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 370490,
            "monthly_mi": 185,
            "monthly_pi": 2440,
            "monthly_pi_plus_mi": 2625,
            "price_cut_already_reflected": 74470,
            "remaining_balance_after_5_years": 348373
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 13650,
            "effective_price": 389990,
            "effective_price_per_sqft": 183.7,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 146,
            "estimated_monthly_tax": 699,
            "estimated_monthly_total_with_ti_hoa": 3441,
            "five_year_total_before_tax_insurance_hoa": 181101,
            "five_year_total_cost_estimate": 231800,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 382926,
            "monthly_mi": 176,
            "monthly_pi": 2420,
            "monthly_pi_plus_mi": 2596,
            "price_cut_already_reflected": 74470,
            "remaining_balance_after_5_years": 358461
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 389990,
            "effective_price_per_sqft": 183.7,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 146,
            "estimated_monthly_tax": 699,
            "estimated_monthly_total_with_ti_hoa": 3400,
            "five_year_total_before_tax_insurance_hoa": 165026,
            "five_year_total_cost_estimate": 215725,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 389990,
            "monthly_mi": 0,
            "monthly_pi": 2555,
            "monthly_pi_plus_mi": 2555,
            "price_cut_already_reflected": 74470,
            "remaining_balance_after_5_years": 366509
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 389990,
            "effective_price_per_sqft": 183.7,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 146,
            "estimated_monthly_tax": 699,
            "estimated_monthly_total_with_ti_hoa": 3337,
            "five_year_total_before_tax_insurance_hoa": 161211,
            "five_year_total_cost_estimate": 211910,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 398375,
            "monthly_mi": 0,
            "monthly_pi": 2492,
            "monthly_pi_plus_mi": 2492,
            "price_cut_already_reflected": 74470,
            "remaining_balance_after_5_years": 372491
          }
        }
      },
      "id": "05a6f37cdc13",
      "incentive_types": [
        "exclusive_savings",
        "price_reduction"
      ],
      "negotiability_score": 79,
      "original_price": 464460,
      "preferred_lender_required": false,
      "price": 389990,
      "price_cut": 74470,
      "rate": null,
      "source_summary": "Detected from MLS export: limited incentive language, price reduction.",
      "sqft": 2123,
      "subdivision": "Bella Charca Phase 12",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "5027 Fence Line Trail",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 5.27,
        "arbitrage_delta_percent": 2.58,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "3343 Bob White Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "3343-bob-white-lane-belton",
            "price": 798000,
            "price_per_sqft": 356.73,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2237,
            "sqft_delta": -2,
            "subdivision": "Apache Point Rev",
            "year_built": 1980
          },
          {
            "address": "3306 Spring Canyon Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "3306-spring-canyon-road-belton",
            "price": 459000,
            "price_per_sqft": 204.64,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2243,
            "sqft_delta": 4,
            "subdivision": "Regatta Oaks Sub",
            "year_built": 2013
          },
          {
            "address": "203 Echo Village Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "203-echo-village-drive-temple",
            "price": 275000,
            "price_per_sqft": 123.1,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2234,
            "sqft_delta": -5,
            "subdivision": "Echo Village Ph Two",
            "year_built": 2004
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 3343 Bob White Lane, 3306 Spring Canyon Road, 203 Echo Village Drive, this new-construction card is $5/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 204.64,
        "new_effective_price_per_sqft": 209.91,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Nolanville",
      "closing_credit": null,
      "dom": 133,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 209.91,
              "estimated_monthly_total_with_ti_hoa": 4021,
              "five_year_total_cost_estimate": 255380,
              "five_year_total_delta_vs_baseline": -60137,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 564,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 209.91,
              "estimated_monthly_total_with_ti_hoa": 4098,
              "five_year_total_cost_estimate": 259978,
              "five_year_total_delta_vs_baseline": -55539,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 641,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 207.81,
              "estimated_monthly_total_with_ti_hoa": 3876,
              "five_year_total_cost_estimate": 273159,
              "five_year_total_delta_vs_baseline": -42358,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 419,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 209.91,
              "estimated_monthly_total_with_ti_hoa": 4147,
              "five_year_total_cost_estimate": 279350,
              "five_year_total_delta_vs_baseline": -36167,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 690,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 209.91,
              "estimated_monthly_total_with_ti_hoa": 4182,
              "five_year_total_cost_estimate": 288528,
              "five_year_total_delta_vs_baseline": -26989,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 725,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 209.91,
              "estimated_monthly_total_with_ti_hoa": 3457,
              "five_year_total_cost_estimate": 315517,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 209.91,
              "estimated_monthly_total_with_ti_hoa": 1018,
              "five_year_total_cost_estimate": 545188,
              "five_year_total_delta_vs_baseline": 229671,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2439,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 4700,
            "down_payment": 23264,
            "effective_price": 465290,
            "effective_price_per_sqft": 207.81,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 174,
            "estimated_monthly_tax": 834,
            "estimated_monthly_total_with_ti_hoa": 3876,
            "five_year_total_before_tax_insurance_hoa": 212672,
            "five_year_total_cost_estimate": 273159,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 442026,
            "monthly_mi": 221,
            "monthly_pi": 2647,
            "monthly_pi_plus_mi": 2868,
            "price_cut_already_reflected": 41000,
            "remaining_balance_after_5_years": 414955
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 469990,
            "effective_price": 469990,
            "effective_price_per_sqft": 209.91,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 176,
            "estimated_monthly_tax": 842,
            "estimated_monthly_total_with_ti_hoa": 1018,
            "five_year_total_before_tax_insurance_hoa": 484090,
            "five_year_total_cost_estimate": 545188,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 41000,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 93998,
            "effective_price": 469990,
            "effective_price_per_sqft": 209.91,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 176,
            "estimated_monthly_tax": 842,
            "estimated_monthly_total_with_ti_hoa": 3457,
            "five_year_total_before_tax_insurance_hoa": 254418,
            "five_year_total_cost_estimate": 315517,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 375992,
            "monthly_mi": 0,
            "monthly_pi": 2439,
            "monthly_pi_plus_mi": 2439,
            "price_cut_already_reflected": 41000,
            "remaining_balance_after_5_years": 352965
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 23500,
            "effective_price": 469990,
            "effective_price_per_sqft": 209.91,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 176,
            "estimated_monthly_tax": 842,
            "estimated_monthly_total_with_ti_hoa": 4182,
            "five_year_total_before_tax_insurance_hoa": 227429,
            "five_year_total_cost_estimate": 288528,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 446490,
            "monthly_mi": 223,
            "monthly_pi": 2941,
            "monthly_pi_plus_mi": 3164,
            "price_cut_already_reflected": 41000,
            "remaining_balance_after_5_years": 419836
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 16450,
            "effective_price": 469990,
            "effective_price_per_sqft": 209.91,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 176,
            "estimated_monthly_tax": 842,
            "estimated_monthly_total_with_ti_hoa": 4147,
            "five_year_total_before_tax_insurance_hoa": 218251,
            "five_year_total_cost_estimate": 279350,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 461477,
            "monthly_mi": 212,
            "monthly_pi": 2917,
            "monthly_pi_plus_mi": 3128,
            "price_cut_already_reflected": 41000,
            "remaining_balance_after_5_years": 431993
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 469990,
            "effective_price_per_sqft": 209.91,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 176,
            "estimated_monthly_tax": 842,
            "estimated_monthly_total_with_ti_hoa": 4098,
            "five_year_total_before_tax_insurance_hoa": 198879,
            "five_year_total_cost_estimate": 259978,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 469990,
            "monthly_mi": 0,
            "monthly_pi": 3080,
            "monthly_pi_plus_mi": 3080,
            "price_cut_already_reflected": 41000,
            "remaining_balance_after_5_years": 441692
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 469990,
            "effective_price_per_sqft": 209.91,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 176,
            "estimated_monthly_tax": 842,
            "estimated_monthly_total_with_ti_hoa": 4021,
            "five_year_total_before_tax_insurance_hoa": 194281,
            "five_year_total_cost_estimate": 255380,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 480095,
            "monthly_mi": 0,
            "monthly_pi": 3003,
            "monthly_pi_plus_mi": 3003,
            "price_cut_already_reflected": 41000,
            "remaining_balance_after_5_years": 448901
          }
        }
      },
      "id": "dc5711c74eee",
      "incentive_types": [
        "exclusive_savings",
        "price_reduction"
      ],
      "negotiability_score": 79,
      "original_price": 510990,
      "preferred_lender_required": false,
      "price": 469990,
      "price_cut": 41000,
      "rate": null,
      "source_summary": "Detected from MLS export: limited incentive language, price reduction.",
      "sqft": 2239,
      "subdivision": "Bella Charca Phase 12",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "2046 Gray Fox Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 82.49,
        "arbitrage_delta_percent": 59.96,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1808 N Beal Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "1808-n-beal-street-belton",
            "price": 299900,
            "price_per_sqft": 129.38,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2318,
            "sqft_delta": -4,
            "subdivision": "Oakdale",
            "year_built": 1967
          },
          {
            "address": "713 Bighorn Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "713-bighorn-drive-harker-heights",
            "price": 320000,
            "price_per_sqft": 137.58,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 2326,
            "sqft_delta": 4,
            "subdivision": "Skipcha Mountain Estates Ph",
            "year_built": 2005
          },
          {
            "address": "4405 Pawnee Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "4405-pawnee-trail-harker-heights",
            "price": 330000,
            "price_per_sqft": 142.36,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 2318,
            "sqft_delta": -4,
            "subdivision": "Broken Arrow Lake Estates Sec",
            "year_built": 1971
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1808 N Beal Street, 713 Bighorn Drive, 4405 Pawnee Trail, this new-construction card is $82/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 137.58,
        "new_effective_price_per_sqft": 220.07,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Nolanville",
      "closing_credit": null,
      "dom": 137,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 220.07,
              "estimated_monthly_total_with_ti_hoa": 4372,
              "five_year_total_cost_estimate": 277663,
              "five_year_total_delta_vs_baseline": -65385,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 613,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 220.07,
              "estimated_monthly_total_with_ti_hoa": 4456,
              "five_year_total_cost_estimate": 282662,
              "five_year_total_delta_vs_baseline": -60386,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 697,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 217.87,
              "estimated_monthly_total_with_ti_hoa": 4215,
              "five_year_total_cost_estimate": 296995,
              "five_year_total_delta_vs_baseline": -46053,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 456,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 220.07,
              "estimated_monthly_total_with_ti_hoa": 4508,
              "five_year_total_cost_estimate": 303725,
              "five_year_total_delta_vs_baseline": -39323,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 749,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 220.07,
              "estimated_monthly_total_with_ti_hoa": 4547,
              "five_year_total_cost_estimate": 313704,
              "five_year_total_delta_vs_baseline": -29344,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 788,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 220.07,
              "estimated_monthly_total_with_ti_hoa": 3759,
              "five_year_total_cost_estimate": 343048,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 220.07,
              "estimated_monthly_total_with_ti_hoa": 1107,
              "five_year_total_cost_estimate": 592760,
              "five_year_total_delta_vs_baseline": 249712,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2652,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 5110,
            "down_payment": 25294,
            "effective_price": 505890,
            "effective_price_per_sqft": 217.87,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 190,
            "estimated_monthly_tax": 906,
            "estimated_monthly_total_with_ti_hoa": 4215,
            "five_year_total_before_tax_insurance_hoa": 231229,
            "five_year_total_cost_estimate": 296995,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 480596,
            "monthly_mi": 240,
            "monthly_pi": 2878,
            "monthly_pi_plus_mi": 3119,
            "price_cut_already_reflected": 49973,
            "remaining_balance_after_5_years": 451162
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 511000,
            "effective_price": 511000,
            "effective_price_per_sqft": 220.07,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 192,
            "estimated_monthly_tax": 916,
            "estimated_monthly_total_with_ti_hoa": 1107,
            "five_year_total_before_tax_insurance_hoa": 526330,
            "five_year_total_cost_estimate": 592760,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 49973,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 102200,
            "effective_price": 511000,
            "effective_price_per_sqft": 220.07,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 192,
            "estimated_monthly_tax": 916,
            "estimated_monthly_total_with_ti_hoa": 3759,
            "five_year_total_before_tax_insurance_hoa": 276618,
            "five_year_total_cost_estimate": 343048,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 408800,
            "monthly_mi": 0,
            "monthly_pi": 2651,
            "monthly_pi_plus_mi": 2651,
            "price_cut_already_reflected": 49973,
            "remaining_balance_after_5_years": 383764
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 25550,
            "effective_price": 511000,
            "effective_price_per_sqft": 220.07,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 192,
            "estimated_monthly_tax": 916,
            "estimated_monthly_total_with_ti_hoa": 4547,
            "five_year_total_before_tax_insurance_hoa": 247274,
            "five_year_total_cost_estimate": 313704,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 485450,
            "monthly_mi": 243,
            "monthly_pi": 3197,
            "monthly_pi_plus_mi": 3440,
            "price_cut_already_reflected": 49973,
            "remaining_balance_after_5_years": 456470
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 17885,
            "effective_price": 511000,
            "effective_price_per_sqft": 220.07,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 192,
            "estimated_monthly_tax": 916,
            "estimated_monthly_total_with_ti_hoa": 4508,
            "five_year_total_before_tax_insurance_hoa": 237295,
            "five_year_total_cost_estimate": 303725,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 501745,
            "monthly_mi": 230,
            "monthly_pi": 3171,
            "monthly_pi_plus_mi": 3401,
            "price_cut_already_reflected": 49973,
            "remaining_balance_after_5_years": 469688
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 511000,
            "effective_price_per_sqft": 220.07,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 192,
            "estimated_monthly_tax": 916,
            "estimated_monthly_total_with_ti_hoa": 4456,
            "five_year_total_before_tax_insurance_hoa": 216232,
            "five_year_total_cost_estimate": 282662,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 511000,
            "monthly_mi": 0,
            "monthly_pi": 3348,
            "monthly_pi_plus_mi": 3348,
            "price_cut_already_reflected": 49973,
            "remaining_balance_after_5_years": 480233
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 511000,
            "effective_price_per_sqft": 220.07,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 192,
            "estimated_monthly_tax": 916,
            "estimated_monthly_total_with_ti_hoa": 4372,
            "five_year_total_before_tax_insurance_hoa": 211233,
            "five_year_total_cost_estimate": 277663,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 521986,
            "monthly_mi": 0,
            "monthly_pi": 3265,
            "monthly_pi_plus_mi": 3265,
            "price_cut_already_reflected": 49973,
            "remaining_balance_after_5_years": 488071
          }
        }
      },
      "id": "e54040bb611a",
      "incentive_types": [
        "exclusive_savings",
        "price_reduction"
      ],
      "negotiability_score": 79,
      "original_price": 560973,
      "preferred_lender_required": false,
      "price": 511000,
      "price_cut": 49973,
      "rate": null,
      "source_summary": "Detected from MLS export: limited incentive language, price reduction.",
      "sqft": 2322,
      "subdivision": "Bella Charca Phase 11",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "6919 Cherry Laurel",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": -26.55,
        "arbitrage_delta_percent": -9.86,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "3900 Chisholm Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "3900-chisholm-trail-salado",
            "price": 525000,
            "price_per_sqft": 189.8,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2766,
            "sqft_delta": -15,
            "subdivision": "The Highlands Of Mill Creek Se",
            "year_built": 1996
          },
          {
            "address": "10015 Hodge Canyon Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "10015-hodge-canyon-drive-salado",
            "price": 765000,
            "price_per_sqft": 269.27,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2841,
            "sqft_delta": 60,
            "subdivision": "The Woods Of Salado",
            "year_built": 1998
          },
          {
            "address": "1410 E Creekview Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "1410-e-creekview-drive-salado",
            "price": 1237000,
            "price_per_sqft": 434.95,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2844,
            "sqft_delta": 63,
            "subdivision": "Hidden Springs",
            "year_built": 2021
          }
        ],
        "favorable": true,
        "honest_writeup": "Compared with 3900 Chisholm Trail, 10015 Hodge Canyon Drive, 1410 E Creekview Drive, this new-construction card is $27/sqft cheaper on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 269.27,
        "new_effective_price_per_sqft": 242.72,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": null,
      "city": "Salado",
      "closing_credit": null,
      "dom": 294,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 242.72,
              "estimated_monthly_total_with_ti_hoa": 5775,
              "five_year_total_cost_estimate": 366776,
              "five_year_total_delta_vs_baseline": -86370,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 810,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 242.72,
              "estimated_monthly_total_with_ti_hoa": 5885,
              "five_year_total_cost_estimate": 373380,
              "five_year_total_delta_vs_baseline": -79766,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 920,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 240.29,
              "estimated_monthly_total_with_ti_hoa": 5567,
              "five_year_total_cost_estimate": 392312,
              "five_year_total_delta_vs_baseline": -60834,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 602,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 242.72,
              "estimated_monthly_total_with_ti_hoa": 5955,
              "five_year_total_cost_estimate": 401202,
              "five_year_total_delta_vs_baseline": -51944,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 990,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 242.72,
              "estimated_monthly_total_with_ti_hoa": 6006,
              "five_year_total_cost_estimate": 414384,
              "five_year_total_delta_vs_baseline": -38762,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 1041,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 242.72,
              "estimated_monthly_total_with_ti_hoa": 4965,
              "five_year_total_cost_estimate": 453146,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 242.72,
              "estimated_monthly_total_with_ti_hoa": 1462,
              "five_year_total_cost_estimate": 783000,
              "five_year_total_delta_vs_baseline": 329854,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -3503,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 6750,
            "down_payment": 33412,
            "effective_price": 668250,
            "effective_price_per_sqft": 240.29,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 251,
            "estimated_monthly_tax": 1197,
            "estimated_monthly_total_with_ti_hoa": 5567,
            "five_year_total_before_tax_insurance_hoa": 305439,
            "five_year_total_cost_estimate": 392312,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 634838,
            "monthly_mi": 317,
            "monthly_pi": 3802,
            "monthly_pi_plus_mi": 4120,
            "price_cut_already_reflected": 62230,
            "remaining_balance_after_5_years": 595958
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 675000,
            "effective_price": 675000,
            "effective_price_per_sqft": 242.72,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 253,
            "estimated_monthly_tax": 1209,
            "estimated_monthly_total_with_ti_hoa": 1462,
            "five_year_total_before_tax_insurance_hoa": 695250,
            "five_year_total_cost_estimate": 783000,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 62230,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 135000,
            "effective_price": 675000,
            "effective_price_per_sqft": 242.72,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 253,
            "estimated_monthly_tax": 1209,
            "estimated_monthly_total_with_ti_hoa": 4965,
            "five_year_total_before_tax_insurance_hoa": 365396,
            "five_year_total_cost_estimate": 453146,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 540000,
            "monthly_mi": 0,
            "monthly_pi": 3502,
            "monthly_pi_plus_mi": 3502,
            "price_cut_already_reflected": 62230,
            "remaining_balance_after_5_years": 506929
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 33750,
            "effective_price": 675000,
            "effective_price_per_sqft": 242.72,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 253,
            "estimated_monthly_tax": 1209,
            "estimated_monthly_total_with_ti_hoa": 6006,
            "five_year_total_before_tax_insurance_hoa": 326634,
            "five_year_total_cost_estimate": 414384,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 641250,
            "monthly_mi": 321,
            "monthly_pi": 4223,
            "monthly_pi_plus_mi": 4544,
            "price_cut_already_reflected": 62230,
            "remaining_balance_after_5_years": 602969
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 23625,
            "effective_price": 675000,
            "effective_price_per_sqft": 242.72,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 253,
            "estimated_monthly_tax": 1209,
            "estimated_monthly_total_with_ti_hoa": 5955,
            "five_year_total_before_tax_insurance_hoa": 313452,
            "five_year_total_cost_estimate": 401202,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 662774,
            "monthly_mi": 304,
            "monthly_pi": 4189,
            "monthly_pi_plus_mi": 4493,
            "price_cut_already_reflected": 62230,
            "remaining_balance_after_5_years": 620429
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 675000,
            "effective_price_per_sqft": 242.72,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 253,
            "estimated_monthly_tax": 1209,
            "estimated_monthly_total_with_ti_hoa": 5885,
            "five_year_total_before_tax_insurance_hoa": 285630,
            "five_year_total_cost_estimate": 373380,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 675000,
            "monthly_mi": 0,
            "monthly_pi": 4423,
            "monthly_pi_plus_mi": 4423,
            "price_cut_already_reflected": 62230,
            "remaining_balance_after_5_years": 634359
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 675000,
            "effective_price_per_sqft": 242.72,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 253,
            "estimated_monthly_tax": 1209,
            "estimated_monthly_total_with_ti_hoa": 5775,
            "five_year_total_before_tax_insurance_hoa": 279026,
            "five_year_total_cost_estimate": 366776,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 689512,
            "monthly_mi": 0,
            "monthly_pi": 4313,
            "monthly_pi_plus_mi": 4313,
            "price_cut_already_reflected": 62230,
            "remaining_balance_after_5_years": 644712
          }
        }
      },
      "id": "ed35ac81d131",
      "incentive_types": [
        "exclusive_savings",
        "price_reduction"
      ],
      "negotiability_score": 79,
      "original_price": 737230,
      "preferred_lender_required": false,
      "price": 675000,
      "price_cut": 62230,
      "rate": null,
      "source_summary": "Detected from MLS export: limited incentive language, price reduction.",
      "sqft": 2781,
      "subdivision": "",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "1311 Lone Pine Way",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 27.58,
        "arbitrage_delta_percent": 20.7,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "3908 Lakecliff Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "3908-lakecliff-drive-harker-heights",
            "price": 174900,
            "price_per_sqft": 133.21,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1313,
            "sqft_delta": 7,
            "subdivision": "Cherokee Lane",
            "year_built": 1996
          },
          {
            "address": "104 W Beeline Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "104-w-beeline-lane-harker-heights",
            "price": 180000,
            "price_per_sqft": 141.18,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1275,
            "sqft_delta": -31,
            "subdivision": "Meadow Acres 1st Ext",
            "year_built": 1961
          },
          {
            "address": "1602 Indian Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1602-indian-trail-harker-heights",
            "price": 165000,
            "price_per_sqft": 122.04,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1352,
            "sqft_delta": 46,
            "subdivision": "Comanche Land 1st Unit",
            "year_built": 1982
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 3908 Lakecliff Drive, 104 W Beeline Lane, 1602 Indian Trail, this new-construction card is $28/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 133.21,
        "new_effective_price_per_sqft": 160.79,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "BFF Construction LLC",
      "city": "Killeen",
      "closing_credit": null,
      "dom": 69,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 160.79,
              "estimated_monthly_total_with_ti_hoa": 1797,
              "five_year_total_cost_estimate": 114103,
              "five_year_total_delta_vs_baseline": -26869,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 252,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 160.79,
              "estimated_monthly_total_with_ti_hoa": 1831,
              "five_year_total_cost_estimate": 116157,
              "five_year_total_delta_vs_baseline": -24815,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 286,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 159.18,
              "estimated_monthly_total_with_ti_hoa": 1732,
              "five_year_total_cost_estimate": 122047,
              "five_year_total_delta_vs_baseline": -18925,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 187,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 160.79,
              "estimated_monthly_total_with_ti_hoa": 1853,
              "five_year_total_cost_estimate": 124813,
              "five_year_total_delta_vs_baseline": -16159,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 308,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 160.79,
              "estimated_monthly_total_with_ti_hoa": 1869,
              "five_year_total_cost_estimate": 128913,
              "five_year_total_delta_vs_baseline": -12059,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 324,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 160.79,
              "estimated_monthly_total_with_ti_hoa": 1545,
              "five_year_total_cost_estimate": 140972,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 160.79,
              "estimated_monthly_total_with_ti_hoa": 455,
              "five_year_total_cost_estimate": 243588,
              "five_year_total_delta_vs_baseline": 102616,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1090,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2100,
            "down_payment": 10394,
            "effective_price": 207890,
            "effective_price_per_sqft": 159.18,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 78,
            "estimated_monthly_tax": 372,
            "estimated_monthly_total_with_ti_hoa": 1732,
            "five_year_total_before_tax_insurance_hoa": 95021,
            "five_year_total_cost_estimate": 122047,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 197496,
            "monthly_mi": 99,
            "monthly_pi": 1183,
            "monthly_pi_plus_mi": 1282,
            "price_cut_already_reflected": 8000,
            "remaining_balance_after_5_years": 185400
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 209990,
            "effective_price": 209990,
            "effective_price_per_sqft": 160.79,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 79,
            "estimated_monthly_tax": 376,
            "estimated_monthly_total_with_ti_hoa": 455,
            "five_year_total_before_tax_insurance_hoa": 216290,
            "five_year_total_cost_estimate": 243588,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 8000,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 41998,
            "effective_price": 209990,
            "effective_price_per_sqft": 160.79,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 79,
            "estimated_monthly_tax": 376,
            "estimated_monthly_total_with_ti_hoa": 1545,
            "five_year_total_before_tax_insurance_hoa": 113673,
            "five_year_total_cost_estimate": 140972,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 167992,
            "monthly_mi": 0,
            "monthly_pi": 1090,
            "monthly_pi_plus_mi": 1090,
            "price_cut_already_reflected": 8000,
            "remaining_balance_after_5_years": 157704
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 10500,
            "effective_price": 209990,
            "effective_price_per_sqft": 160.79,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 79,
            "estimated_monthly_tax": 376,
            "estimated_monthly_total_with_ti_hoa": 1869,
            "five_year_total_before_tax_insurance_hoa": 101615,
            "five_year_total_cost_estimate": 128913,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 199490,
            "monthly_mi": 100,
            "monthly_pi": 1314,
            "monthly_pi_plus_mi": 1414,
            "price_cut_already_reflected": 8000,
            "remaining_balance_after_5_years": 187581
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 7350,
            "effective_price": 209990,
            "effective_price_per_sqft": 160.79,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 79,
            "estimated_monthly_tax": 376,
            "estimated_monthly_total_with_ti_hoa": 1853,
            "five_year_total_before_tax_insurance_hoa": 97514,
            "five_year_total_cost_estimate": 124813,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 206187,
            "monthly_mi": 95,
            "monthly_pi": 1303,
            "monthly_pi_plus_mi": 1398,
            "price_cut_already_reflected": 8000,
            "remaining_balance_after_5_years": 193013
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 209990,
            "effective_price_per_sqft": 160.79,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 79,
            "estimated_monthly_tax": 376,
            "estimated_monthly_total_with_ti_hoa": 1831,
            "five_year_total_before_tax_insurance_hoa": 88858,
            "five_year_total_cost_estimate": 116157,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 209990,
            "monthly_mi": 0,
            "monthly_pi": 1376,
            "monthly_pi_plus_mi": 1376,
            "price_cut_already_reflected": 8000,
            "remaining_balance_after_5_years": 197347
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 209990,
            "effective_price_per_sqft": 160.79,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 79,
            "estimated_monthly_tax": 376,
            "estimated_monthly_total_with_ti_hoa": 1797,
            "five_year_total_before_tax_insurance_hoa": 86804,
            "five_year_total_cost_estimate": 114103,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 214505,
            "monthly_mi": 0,
            "monthly_pi": 1342,
            "monthly_pi_plus_mi": 1342,
            "price_cut_already_reflected": 8000,
            "remaining_balance_after_5_years": 200567
          }
        }
      },
      "id": "1fa98c9bbc7e",
      "incentive_types": [
        "lender_credit",
        "preferred_lender",
        "price_reduction"
      ],
      "negotiability_score": 78,
      "original_price": 217990,
      "preferred_lender_required": true,
      "price": 209990,
      "price_cut": 8000,
      "rate": null,
      "source_summary": "Detected from MLS export: lender-credit language, preferred-lender requirement, price reduction.",
      "sqft": 1306,
      "subdivision": "",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "3104 Goblin Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 21.66,
        "arbitrage_delta_percent": 14.02,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "604 Totem Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "604-totem-trail-harker-heights",
            "price": 248000,
            "price_per_sqft": 163.91,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1513,
            "sqft_delta": 13,
            "subdivision": "Skipcha Mountain Estates Ph",
            "year_built": 1995
          },
          {
            "address": "1100 Chablis Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1100-chablis-drive-harker-heights",
            "price": 220000,
            "price_per_sqft": 143.51,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1533,
            "sqft_delta": 33,
            "subdivision": "The Vineyard",
            "year_built": 1994
          },
          {
            "address": "2010 Shadow Ridge Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "2010-shadow-ridge-road-harker-heights",
            "price": 238500,
            "price_per_sqft": 154.47,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1544,
            "sqft_delta": 44,
            "subdivision": "Whitten Place",
            "year_built": 1993
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 604 Totem Trail, 1100 Chablis Drive, 2010 Shadow Ridge Road, this new-construction card is $22/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 154.47,
        "new_effective_price_per_sqft": 176.13,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": null,
      "city": "Killeen",
      "closing_credit": null,
      "dom": 92,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 176.13,
              "estimated_monthly_total_with_ti_hoa": 2260,
              "five_year_total_cost_estimate": 143554,
              "five_year_total_delta_vs_baseline": -33804,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 317,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 176.13,
              "estimated_monthly_total_with_ti_hoa": 2304,
              "five_year_total_cost_estimate": 146138,
              "five_year_total_delta_vs_baseline": -31220,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 361,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 174.37,
              "estimated_monthly_total_with_ti_hoa": 2179,
              "five_year_total_cost_estimate": 153548,
              "five_year_total_delta_vs_baseline": -23810,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 236,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 176.13,
              "estimated_monthly_total_with_ti_hoa": 2331,
              "five_year_total_cost_estimate": 157028,
              "five_year_total_delta_vs_baseline": -20330,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 388,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 176.13,
              "estimated_monthly_total_with_ti_hoa": 2351,
              "five_year_total_cost_estimate": 162187,
              "five_year_total_delta_vs_baseline": -15171,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 408,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 176.13,
              "estimated_monthly_total_with_ti_hoa": 1943,
              "five_year_total_cost_estimate": 177358,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 176.13,
              "estimated_monthly_total_with_ti_hoa": 572,
              "five_year_total_cost_estimate": 306460,
              "five_year_total_delta_vs_baseline": 129102,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1371,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2642,
            "down_payment": 13077,
            "effective_price": 261548,
            "effective_price_per_sqft": 174.37,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 98,
            "estimated_monthly_tax": 469,
            "estimated_monthly_total_with_ti_hoa": 2179,
            "five_year_total_before_tax_insurance_hoa": 119547,
            "five_year_total_cost_estimate": 153548,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 248471,
            "monthly_mi": 124,
            "monthly_pi": 1488,
            "monthly_pi_plus_mi": 1612,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 233254
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 264190,
            "effective_price": 264190,
            "effective_price_per_sqft": 176.13,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 473,
            "estimated_monthly_total_with_ti_hoa": 572,
            "five_year_total_before_tax_insurance_hoa": 272116,
            "five_year_total_cost_estimate": 306460,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 52838,
            "effective_price": 264190,
            "effective_price_per_sqft": 176.13,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 473,
            "estimated_monthly_total_with_ti_hoa": 1943,
            "five_year_total_before_tax_insurance_hoa": 143013,
            "five_year_total_cost_estimate": 177358,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 211352,
            "monthly_mi": 0,
            "monthly_pi": 1371,
            "monthly_pi_plus_mi": 1371,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 198408
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 13210,
            "effective_price": 264190,
            "effective_price_per_sqft": 176.13,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 473,
            "estimated_monthly_total_with_ti_hoa": 2351,
            "five_year_total_before_tax_insurance_hoa": 127842,
            "five_year_total_cost_estimate": 162187,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 250980,
            "monthly_mi": 125,
            "monthly_pi": 1653,
            "monthly_pi_plus_mi": 1778,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 235998
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 9247,
            "effective_price": 264190,
            "effective_price_per_sqft": 176.13,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 473,
            "estimated_monthly_total_with_ti_hoa": 2331,
            "five_year_total_before_tax_insurance_hoa": 122683,
            "five_year_total_cost_estimate": 157028,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 259405,
            "monthly_mi": 119,
            "monthly_pi": 1640,
            "monthly_pi_plus_mi": 1759,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 242831
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 264190,
            "effective_price_per_sqft": 176.13,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 473,
            "estimated_monthly_total_with_ti_hoa": 2304,
            "five_year_total_before_tax_insurance_hoa": 111793,
            "five_year_total_cost_estimate": 146138,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 264190,
            "monthly_mi": 0,
            "monthly_pi": 1731,
            "monthly_pi_plus_mi": 1731,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 248283
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 264190,
            "effective_price_per_sqft": 176.13,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 473,
            "estimated_monthly_total_with_ti_hoa": 2260,
            "five_year_total_before_tax_insurance_hoa": 109209,
            "five_year_total_cost_estimate": 143554,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 269870,
            "monthly_mi": 0,
            "monthly_pi": 1688,
            "monthly_pi_plus_mi": 1688,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 252335
          }
        }
      },
      "id": "a519872ac7d1",
      "incentive_types": [
        "closing_costs",
        "fixed_rate",
        "preferred_lender"
      ],
      "negotiability_score": 78,
      "original_price": 264190,
      "preferred_lender_required": true,
      "price": 264190,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language, fixed-rate incentive, preferred-lender requirement.",
      "sqft": 1500,
      "subdivision": "Goodnight Ranch Add",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "4216 Lugard Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 32.68,
        "arbitrage_delta_percent": 20.87,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "4005 Lakecliff Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "4005-lakecliff-drive-harker-heights",
            "price": 239000,
            "price_per_sqft": 171.2,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1396,
            "sqft_delta": -1,
            "subdivision": "Cherokee Lane",
            "year_built": 1995
          },
          {
            "address": "304 Blackfoot Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "304-blackfoot-drive-harker-heights",
            "price": 219900,
            "price_per_sqft": 156.62,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1404,
            "sqft_delta": 7,
            "subdivision": "Skipcha Mountain Estates Ph",
            "year_built": 1988
          },
          {
            "address": "1102 Chablis Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1102-chablis-drive-harker-heights",
            "price": 214900,
            "price_per_sqft": 154.83,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1388,
            "sqft_delta": -9,
            "subdivision": "The Vineyard",
            "year_built": 1994
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 4005 Lakecliff Drive, 304 Blackfoot Drive, 1102 Chablis Drive, this new-construction card is $33/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 156.62,
        "new_effective_price_per_sqft": 189.3,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": null,
      "city": "Killeen",
      "closing_credit": null,
      "dom": 94,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 189.3,
              "estimated_monthly_total_with_ti_hoa": 2263,
              "five_year_total_cost_estimate": 143695,
              "five_year_total_delta_vs_baseline": -33837,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 318,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 189.3,
              "estimated_monthly_total_with_ti_hoa": 2306,
              "five_year_total_cost_estimate": 146282,
              "five_year_total_delta_vs_baseline": -31250,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 361,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 187.41,
              "estimated_monthly_total_with_ti_hoa": 2181,
              "five_year_total_cost_estimate": 153700,
              "five_year_total_delta_vs_baseline": -23832,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 236,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 189.3,
              "estimated_monthly_total_with_ti_hoa": 2333,
              "five_year_total_cost_estimate": 157182,
              "five_year_total_delta_vs_baseline": -20350,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 388,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 189.3,
              "estimated_monthly_total_with_ti_hoa": 2353,
              "five_year_total_cost_estimate": 162346,
              "five_year_total_delta_vs_baseline": -15186,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 408,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 189.3,
              "estimated_monthly_total_with_ti_hoa": 1945,
              "five_year_total_cost_estimate": 177532,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 189.3,
              "estimated_monthly_total_with_ti_hoa": 573,
              "five_year_total_cost_estimate": 306762,
              "five_year_total_delta_vs_baseline": 129230,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1372,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2644,
            "down_payment": 13090,
            "effective_price": 261806,
            "effective_price_per_sqft": 187.41,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 98,
            "estimated_monthly_tax": 469,
            "estimated_monthly_total_with_ti_hoa": 2181,
            "five_year_total_before_tax_insurance_hoa": 119665,
            "five_year_total_cost_estimate": 153700,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 248716,
            "monthly_mi": 124,
            "monthly_pi": 1490,
            "monthly_pi_plus_mi": 1614,
            "price_cut_already_reflected": 500,
            "remaining_balance_after_5_years": 233484
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 264450,
            "effective_price": 264450,
            "effective_price_per_sqft": 189.3,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 474,
            "estimated_monthly_total_with_ti_hoa": 573,
            "five_year_total_before_tax_insurance_hoa": 272384,
            "five_year_total_cost_estimate": 306762,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 500,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 52890,
            "effective_price": 264450,
            "effective_price_per_sqft": 189.3,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 474,
            "estimated_monthly_total_with_ti_hoa": 1945,
            "five_year_total_before_tax_insurance_hoa": 143154,
            "five_year_total_cost_estimate": 177532,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 211560,
            "monthly_mi": 0,
            "monthly_pi": 1372,
            "monthly_pi_plus_mi": 1372,
            "price_cut_already_reflected": 500,
            "remaining_balance_after_5_years": 198603
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 13222,
            "effective_price": 264450,
            "effective_price_per_sqft": 189.3,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 474,
            "estimated_monthly_total_with_ti_hoa": 2353,
            "five_year_total_before_tax_insurance_hoa": 127968,
            "five_year_total_cost_estimate": 162346,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 251228,
            "monthly_mi": 126,
            "monthly_pi": 1655,
            "monthly_pi_plus_mi": 1780,
            "price_cut_already_reflected": 500,
            "remaining_balance_after_5_years": 236230
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 9256,
            "effective_price": 264450,
            "effective_price_per_sqft": 189.3,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 474,
            "estimated_monthly_total_with_ti_hoa": 2333,
            "five_year_total_before_tax_insurance_hoa": 122804,
            "five_year_total_cost_estimate": 157182,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 259660,
            "monthly_mi": 119,
            "monthly_pi": 1641,
            "monthly_pi_plus_mi": 1760,
            "price_cut_already_reflected": 500,
            "remaining_balance_after_5_years": 243070
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 264450,
            "effective_price_per_sqft": 189.3,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 474,
            "estimated_monthly_total_with_ti_hoa": 2306,
            "five_year_total_before_tax_insurance_hoa": 111903,
            "five_year_total_cost_estimate": 146282,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 264450,
            "monthly_mi": 0,
            "monthly_pi": 1733,
            "monthly_pi_plus_mi": 1733,
            "price_cut_already_reflected": 500,
            "remaining_balance_after_5_years": 248528
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 264450,
            "effective_price_per_sqft": 189.3,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 474,
            "estimated_monthly_total_with_ti_hoa": 2263,
            "five_year_total_before_tax_insurance_hoa": 109316,
            "five_year_total_cost_estimate": 143695,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 270136,
            "monthly_mi": 0,
            "monthly_pi": 1690,
            "monthly_pi_plus_mi": 1690,
            "price_cut_already_reflected": 500,
            "remaining_balance_after_5_years": 252584
          }
        }
      },
      "id": "66746aaf0457",
      "incentive_types": [
        "price_reduction",
        "rate_buydown"
      ],
      "negotiability_score": 78,
      "original_price": 264950,
      "preferred_lender_required": false,
      "price": 264450,
      "price_cut": 500,
      "rate": null,
      "source_summary": "Detected from MLS export: price reduction, rate buydown language.",
      "sqft": 1397,
      "subdivision": "Yowell Ranch Ph Vii",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "3701 Southern Catalpa Drive",
      "apr": "6.23%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 20.31,
        "arbitrage_delta_percent": 12.51,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1705 Lynx Circle",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1705-lynx-circle-harker-heights",
            "price": 269900,
            "price_per_sqft": 162.39,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1662,
            "sqft_delta": 5,
            "subdivision": "Country Trails Add 6th Ph",
            "year_built": 1992
          },
          {
            "address": "2006 Longmeadow Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "2006-longmeadow-road-harker-heights",
            "price": 314900,
            "price_per_sqft": 191.31,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1646,
            "sqft_delta": -11,
            "subdivision": "Whitten Place",
            "year_built": 1988
          },
          {
            "address": "1706 Lynx Circle",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1706-lynx-circle-harker-heights",
            "price": 255000,
            "price_per_sqft": 155.39,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1641,
            "sqft_delta": -16,
            "subdivision": "Country Trails Add 6th Ph",
            "year_built": 1987
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1705 Lynx Circle, 2006 Longmeadow Road, 1706 Lynx Circle, this new-construction card is $20/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 162.39,
        "new_effective_price_per_sqft": 182.7,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Killeen",
      "closing_credit": null,
      "dom": 92,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 182.7,
              "estimated_monthly_total_with_ti_hoa": 2590,
              "five_year_total_cost_estimate": 164501,
              "five_year_total_delta_vs_baseline": -38737,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 363,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 182.7,
              "estimated_monthly_total_with_ti_hoa": 2640,
              "five_year_total_cost_estimate": 167462,
              "five_year_total_delta_vs_baseline": -35776,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 413,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 180.88,
              "estimated_monthly_total_with_ti_hoa": 2497,
              "five_year_total_cost_estimate": 175954,
              "five_year_total_delta_vs_baseline": -27284,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 270,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 182.7,
              "estimated_monthly_total_with_ti_hoa": 2671,
              "five_year_total_cost_estimate": 179941,
              "five_year_total_delta_vs_baseline": -23297,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 444,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 182.7,
              "estimated_monthly_total_with_ti_hoa": 2694,
              "five_year_total_cost_estimate": 185853,
              "five_year_total_delta_vs_baseline": -17385,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 467,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 182.7,
              "estimated_monthly_total_with_ti_hoa": 2227,
              "five_year_total_cost_estimate": 203238,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 182.7,
              "estimated_monthly_total_with_ti_hoa": 656,
              "five_year_total_cost_estimate": 351178,
              "five_year_total_delta_vs_baseline": 147940,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1571,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 3027,
            "down_payment": 14986,
            "effective_price": 299713,
            "effective_price_per_sqft": 180.88,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 112,
            "estimated_monthly_tax": 537,
            "estimated_monthly_total_with_ti_hoa": 2497,
            "five_year_total_before_tax_insurance_hoa": 136991,
            "five_year_total_cost_estimate": 175954,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 284727,
            "monthly_mi": 142,
            "monthly_pi": 1705,
            "monthly_pi_plus_mi": 1848,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 267290
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 302740,
            "effective_price": 302740,
            "effective_price_per_sqft": 182.7,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 114,
            "estimated_monthly_tax": 542,
            "estimated_monthly_total_with_ti_hoa": 656,
            "five_year_total_before_tax_insurance_hoa": 311822,
            "five_year_total_cost_estimate": 351178,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 60548,
            "effective_price": 302740,
            "effective_price_per_sqft": 182.7,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 114,
            "estimated_monthly_tax": 542,
            "estimated_monthly_total_with_ti_hoa": 2227,
            "five_year_total_before_tax_insurance_hoa": 163881,
            "five_year_total_cost_estimate": 203238,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 242192,
            "monthly_mi": 0,
            "monthly_pi": 1571,
            "monthly_pi_plus_mi": 1571,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 227359
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 15137,
            "effective_price": 302740,
            "effective_price_per_sqft": 182.7,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 114,
            "estimated_monthly_tax": 542,
            "estimated_monthly_total_with_ti_hoa": 2694,
            "five_year_total_before_tax_insurance_hoa": 146497,
            "five_year_total_cost_estimate": 185853,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 287603,
            "monthly_mi": 144,
            "monthly_pi": 1894,
            "monthly_pi_plus_mi": 2038,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 270434
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 10596,
            "effective_price": 302740,
            "effective_price_per_sqft": 182.7,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 114,
            "estimated_monthly_tax": 542,
            "estimated_monthly_total_with_ti_hoa": 2671,
            "five_year_total_before_tax_insurance_hoa": 140585,
            "five_year_total_cost_estimate": 179941,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 297257,
            "monthly_mi": 136,
            "monthly_pi": 1879,
            "monthly_pi_plus_mi": 2015,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 278265
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 302740,
            "effective_price_per_sqft": 182.7,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 114,
            "estimated_monthly_tax": 542,
            "estimated_monthly_total_with_ti_hoa": 2640,
            "five_year_total_before_tax_insurance_hoa": 128106,
            "five_year_total_cost_estimate": 167462,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 302740,
            "monthly_mi": 0,
            "monthly_pi": 1984,
            "monthly_pi_plus_mi": 1984,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 284512
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 302740,
            "effective_price_per_sqft": 182.7,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 114,
            "estimated_monthly_tax": 542,
            "estimated_monthly_total_with_ti_hoa": 2590,
            "five_year_total_before_tax_insurance_hoa": 125144,
            "five_year_total_cost_estimate": 164501,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 309249,
            "monthly_mi": 0,
            "monthly_pi": 1934,
            "monthly_pi_plus_mi": 1934,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 289156
          }
        }
      },
      "id": "2c01aed748c9",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender",
        "rate_buydown"
      ],
      "negotiability_score": 78,
      "original_price": 302740,
      "preferred_lender_required": true,
      "price": 302740,
      "price_cut": 0,
      "rate": "2.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement, rate buydown language.",
      "sqft": 1657,
      "subdivision": "Preserve at Thousand Oaks",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "6625 King Oaks Boulevard",
      "apr": "5.775%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 13.49,
        "arbitrage_delta_percent": 6.41,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1250 E Creekview Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "1250-e-creekview-drive-salado",
            "price": 910000,
            "price_per_sqft": 295.84,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 3076,
            "sqft_delta": -6,
            "subdivision": "Hidden Spgs Sec One",
            "year_built": 2021
          },
          {
            "address": "1708 Meadow Crest Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "1708-meadow-crest-drive-salado",
            "price": 600000,
            "price_per_sqft": 197.17,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 3043,
            "sqft_delta": -39,
            "subdivision": "Mill Crk Spgs Ph X",
            "year_built": 2021
          },
          {
            "address": "7511 N Lakeview Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "7511-n-lakeview-drive-salado",
            "price": 640000,
            "price_per_sqft": 210.39,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 3042,
            "sqft_delta": -40,
            "subdivision": "The Woods Of Salado",
            "year_built": 1994
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1250 E Creekview Drive, 1708 Meadow Crest Drive, 7511 N Lakeview Drive, this new-construction card is $13/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 210.39,
        "new_effective_price_per_sqft": 223.88,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Salado",
      "closing_credit": null,
      "dom": 62,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 223.88,
              "estimated_monthly_total_with_ti_hoa": 5904,
              "five_year_total_cost_estimate": 374927,
              "five_year_total_delta_vs_baseline": -88289,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 829,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 223.88,
              "estimated_monthly_total_with_ti_hoa": 6016,
              "five_year_total_cost_estimate": 381677,
              "five_year_total_delta_vs_baseline": -81539,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 941,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 221.64,
              "estimated_monthly_total_with_ti_hoa": 5691,
              "five_year_total_cost_estimate": 401030,
              "five_year_total_delta_vs_baseline": -62186,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 616,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 223.88,
              "estimated_monthly_total_with_ti_hoa": 6088,
              "five_year_total_cost_estimate": 410118,
              "five_year_total_delta_vs_baseline": -53098,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 1013,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 223.88,
              "estimated_monthly_total_with_ti_hoa": 6140,
              "five_year_total_cost_estimate": 423592,
              "five_year_total_delta_vs_baseline": -39624,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 1065,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 223.88,
              "estimated_monthly_total_with_ti_hoa": 5075,
              "five_year_total_cost_estimate": 463216,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 223.88,
              "estimated_monthly_total_with_ti_hoa": 1495,
              "five_year_total_cost_estimate": 800400,
              "five_year_total_delta_vs_baseline": 337184,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -3580,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 6900,
            "down_payment": 34155,
            "effective_price": 683100,
            "effective_price_per_sqft": 221.64,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 256,
            "estimated_monthly_tax": 1224,
            "estimated_monthly_total_with_ti_hoa": 5691,
            "five_year_total_before_tax_insurance_hoa": 312227,
            "five_year_total_cost_estimate": 401030,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 648945,
            "monthly_mi": 324,
            "monthly_pi": 3887,
            "monthly_pi_plus_mi": 4211,
            "price_cut_already_reflected": 21349,
            "remaining_balance_after_5_years": 609202
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 690000,
            "effective_price": 690000,
            "effective_price_per_sqft": 223.88,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 259,
            "estimated_monthly_tax": 1236,
            "estimated_monthly_total_with_ti_hoa": 1495,
            "five_year_total_before_tax_insurance_hoa": 710700,
            "five_year_total_cost_estimate": 800400,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 21349,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 138000,
            "effective_price": 690000,
            "effective_price_per_sqft": 223.88,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 259,
            "estimated_monthly_tax": 1236,
            "estimated_monthly_total_with_ti_hoa": 5075,
            "five_year_total_before_tax_insurance_hoa": 373516,
            "five_year_total_cost_estimate": 463216,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 552000,
            "monthly_mi": 0,
            "monthly_pi": 3580,
            "monthly_pi_plus_mi": 3580,
            "price_cut_already_reflected": 21349,
            "remaining_balance_after_5_years": 518194
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 34500,
            "effective_price": 690000,
            "effective_price_per_sqft": 223.88,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 259,
            "estimated_monthly_tax": 1236,
            "estimated_monthly_total_with_ti_hoa": 6140,
            "five_year_total_before_tax_insurance_hoa": 333892,
            "five_year_total_cost_estimate": 423592,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 655500,
            "monthly_mi": 328,
            "monthly_pi": 4317,
            "monthly_pi_plus_mi": 4645,
            "price_cut_already_reflected": 21349,
            "remaining_balance_after_5_years": 616369
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 24150,
            "effective_price": 690000,
            "effective_price_per_sqft": 223.88,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 259,
            "estimated_monthly_tax": 1236,
            "estimated_monthly_total_with_ti_hoa": 6088,
            "five_year_total_before_tax_insurance_hoa": 320418,
            "five_year_total_cost_estimate": 410118,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 677502,
            "monthly_mi": 311,
            "monthly_pi": 4282,
            "monthly_pi_plus_mi": 4593,
            "price_cut_already_reflected": 21349,
            "remaining_balance_after_5_years": 634217
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 690000,
            "effective_price_per_sqft": 223.88,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 259,
            "estimated_monthly_tax": 1236,
            "estimated_monthly_total_with_ti_hoa": 6016,
            "five_year_total_before_tax_insurance_hoa": 291977,
            "five_year_total_cost_estimate": 381677,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 690000,
            "monthly_mi": 0,
            "monthly_pi": 4521,
            "monthly_pi_plus_mi": 4521,
            "price_cut_already_reflected": 21349,
            "remaining_balance_after_5_years": 648456
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 690000,
            "effective_price_per_sqft": 223.88,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 259,
            "estimated_monthly_tax": 1236,
            "estimated_monthly_total_with_ti_hoa": 5904,
            "five_year_total_before_tax_insurance_hoa": 285227,
            "five_year_total_cost_estimate": 374927,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 704835,
            "monthly_mi": 0,
            "monthly_pi": 4409,
            "monthly_pi_plus_mi": 4409,
            "price_cut_already_reflected": 21349,
            "remaining_balance_after_5_years": 659039
          }
        }
      },
      "id": "eb1b1b3cd076",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "price_reduction"
      ],
      "negotiability_score": 78,
      "original_price": 711349,
      "preferred_lender_required": false,
      "price": 690000,
      "price_cut": 21349,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, price reduction.",
      "sqft": 3082,
      "subdivision": "King Oaks",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "3707 Southern Catalpa Drive",
      "apr": "5.775%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 33.46,
        "arbitrage_delta_percent": 21.36,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "604 Totem Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "604-totem-trail-harker-heights",
            "price": 248000,
            "price_per_sqft": 163.91,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1513,
            "sqft_delta": 40,
            "subdivision": "Skipcha Mountain Estates Ph",
            "year_built": 1995
          },
          {
            "address": "1100 Chablis Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1100-chablis-drive-harker-heights",
            "price": 220000,
            "price_per_sqft": 143.51,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1533,
            "sqft_delta": 60,
            "subdivision": "The Vineyard",
            "year_built": 1994
          },
          {
            "address": "304 Blackfoot Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "304-blackfoot-drive-harker-heights",
            "price": 219900,
            "price_per_sqft": 156.62,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1404,
            "sqft_delta": -69,
            "subdivision": "Skipcha Mountain Estates Ph",
            "year_built": 1988
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 604 Totem Trail, 1100 Chablis Drive, 304 Blackfoot Drive, this new-construction card is $33/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 156.62,
        "new_effective_price_per_sqft": 190.08,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Killeen",
      "closing_credit": null,
      "dom": 42,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 190.08,
              "estimated_monthly_total_with_ti_hoa": 2396,
              "five_year_total_cost_estimate": 152139,
              "five_year_total_delta_vs_baseline": -35826,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 337,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 190.08,
              "estimated_monthly_total_with_ti_hoa": 2441,
              "five_year_total_cost_estimate": 154878,
              "five_year_total_delta_vs_baseline": -33087,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 382,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 188.18,
              "estimated_monthly_total_with_ti_hoa": 2309,
              "five_year_total_cost_estimate": 162731,
              "five_year_total_delta_vs_baseline": -25234,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 250,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 190.08,
              "estimated_monthly_total_with_ti_hoa": 2470,
              "five_year_total_cost_estimate": 166419,
              "five_year_total_delta_vs_baseline": -21546,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 411,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 190.08,
              "estimated_monthly_total_with_ti_hoa": 2491,
              "five_year_total_cost_estimate": 171886,
              "five_year_total_delta_vs_baseline": -16079,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 432,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 190.08,
              "estimated_monthly_total_with_ti_hoa": 2059,
              "five_year_total_cost_estimate": 187965,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 190.08,
              "estimated_monthly_total_with_ti_hoa": 607,
              "five_year_total_cost_estimate": 324788,
              "five_year_total_delta_vs_baseline": 136823,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1452,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2800,
            "down_payment": 13860,
            "effective_price": 277190,
            "effective_price_per_sqft": 188.18,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 497,
            "estimated_monthly_total_with_ti_hoa": 2309,
            "five_year_total_before_tax_insurance_hoa": 126696,
            "five_year_total_cost_estimate": 162731,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 263330,
            "monthly_mi": 132,
            "monthly_pi": 1577,
            "monthly_pi_plus_mi": 1709,
            "price_cut_already_reflected": 3100,
            "remaining_balance_after_5_years": 247203
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 279990,
            "effective_price": 279990,
            "effective_price_per_sqft": 190.08,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 105,
            "estimated_monthly_tax": 502,
            "estimated_monthly_total_with_ti_hoa": 607,
            "five_year_total_before_tax_insurance_hoa": 288390,
            "five_year_total_cost_estimate": 324788,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 3100,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 55998,
            "effective_price": 279990,
            "effective_price_per_sqft": 190.08,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 105,
            "estimated_monthly_tax": 502,
            "estimated_monthly_total_with_ti_hoa": 2059,
            "five_year_total_before_tax_insurance_hoa": 151566,
            "five_year_total_cost_estimate": 187965,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 223992,
            "monthly_mi": 0,
            "monthly_pi": 1453,
            "monthly_pi_plus_mi": 1453,
            "price_cut_already_reflected": 3100,
            "remaining_balance_after_5_years": 210274
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 14000,
            "effective_price": 279990,
            "effective_price_per_sqft": 190.08,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 105,
            "estimated_monthly_tax": 502,
            "estimated_monthly_total_with_ti_hoa": 2491,
            "five_year_total_before_tax_insurance_hoa": 135488,
            "five_year_total_cost_estimate": 171886,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 265990,
            "monthly_mi": 133,
            "monthly_pi": 1752,
            "monthly_pi_plus_mi": 1885,
            "price_cut_already_reflected": 3100,
            "remaining_balance_after_5_years": 250112
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 9800,
            "effective_price": 279990,
            "effective_price_per_sqft": 190.08,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 105,
            "estimated_monthly_tax": 502,
            "estimated_monthly_total_with_ti_hoa": 2470,
            "five_year_total_before_tax_insurance_hoa": 130020,
            "five_year_total_cost_estimate": 166419,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 274919,
            "monthly_mi": 126,
            "monthly_pi": 1738,
            "monthly_pi_plus_mi": 1864,
            "price_cut_already_reflected": 3100,
            "remaining_balance_after_5_years": 257354
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 279990,
            "effective_price_per_sqft": 190.08,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 105,
            "estimated_monthly_tax": 502,
            "estimated_monthly_total_with_ti_hoa": 2441,
            "five_year_total_before_tax_insurance_hoa": 118479,
            "five_year_total_cost_estimate": 154878,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 279990,
            "monthly_mi": 0,
            "monthly_pi": 1835,
            "monthly_pi_plus_mi": 1835,
            "price_cut_already_reflected": 3100,
            "remaining_balance_after_5_years": 263132
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 279990,
            "effective_price_per_sqft": 190.08,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 105,
            "estimated_monthly_tax": 502,
            "estimated_monthly_total_with_ti_hoa": 2396,
            "five_year_total_before_tax_insurance_hoa": 115740,
            "five_year_total_cost_estimate": 152139,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 286010,
            "monthly_mi": 0,
            "monthly_pi": 1789,
            "monthly_pi_plus_mi": 1789,
            "price_cut_already_reflected": 3100,
            "remaining_balance_after_5_years": 267427
          }
        }
      },
      "id": "1b0df24040e7",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender",
        "price_reduction"
      ],
      "negotiability_score": 77,
      "original_price": 283090,
      "preferred_lender_required": true,
      "price": 279990,
      "price_cut": 3100,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement, price reduction.",
      "sqft": 1473,
      "subdivision": "Preserve at Thousand Oaks",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "1858 Horatio Street",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 3.65,
        "arbitrage_delta_percent": 2.16,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1607 Black Kettle Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "1607-black-kettle-trail-temple",
            "price": 268000,
            "price_per_sqft": 150.82,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1777,
            "sqft_delta": 0,
            "subdivision": "Prairie Ridge Ph I",
            "year_built": 2021
          },
          {
            "address": "2036 Clear Sky Court",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "2036-clear-sky-court-temple",
            "price": 349990,
            "price_per_sqft": 196.73,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1779,
            "sqft_delta": 2,
            "subdivision": "Mesa Rdg Ph II",
            "year_built": 2022
          },
          {
            "address": "5805 Butterfly Ct.",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "5805-butterfly-ct-temple",
            "price": 299500,
            "price_per_sqft": 168.83,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1774,
            "sqft_delta": -3,
            "subdivision": "Bentwood Phase IV",
            "year_built": 2009
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1607 Black Kettle Trail, 2036 Clear Sky Court, 5805 Butterfly Ct., this new-construction card is $4/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 168.83,
        "new_effective_price_per_sqft": 172.48,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Jerry Wright Homes",
      "city": "Nolanville",
      "closing_credit": 15000,
      "dom": 142,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 172.48,
              "estimated_monthly_total_with_ti_hoa": 2622,
              "five_year_total_cost_estimate": 157349,
              "five_year_total_delta_vs_baseline": -39218,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 368,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 172.48,
              "estimated_monthly_total_with_ti_hoa": 2672,
              "five_year_total_cost_estimate": 160347,
              "five_year_total_delta_vs_baseline": -36220,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 418,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 172.48,
              "estimated_monthly_total_with_ti_hoa": 2704,
              "five_year_total_cost_estimate": 172981,
              "five_year_total_delta_vs_baseline": -23586,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 450,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 172.48,
              "estimated_monthly_total_with_ti_hoa": 2554,
              "five_year_total_cost_estimate": 173746,
              "five_year_total_delta_vs_baseline": -22821,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 300,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 172.48,
              "estimated_monthly_total_with_ti_hoa": 2727,
              "five_year_total_cost_estimate": 178966,
              "five_year_total_delta_vs_baseline": -17601,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 473,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 172.48,
              "estimated_monthly_total_with_ti_hoa": 2254,
              "five_year_total_cost_estimate": 196567,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 172.48,
              "estimated_monthly_total_with_ti_hoa": 664,
              "five_year_total_cost_estimate": 346345,
              "five_year_total_delta_vs_baseline": 149778,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1590,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 15000,
            "down_payment": 15325,
            "effective_price": 306500,
            "effective_price_per_sqft": 172.48,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 115,
            "estimated_monthly_tax": 549,
            "estimated_monthly_total_with_ti_hoa": 2554,
            "five_year_total_before_tax_insurance_hoa": 133901,
            "five_year_total_cost_estimate": 173746,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 291175,
            "monthly_mi": 146,
            "monthly_pi": 1744,
            "monthly_pi_plus_mi": 1889,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 273343
          },
          "cash": {
            "detected_incentive_value": 15000,
            "down_payment": 306500,
            "effective_price": 306500,
            "effective_price_per_sqft": 172.48,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 115,
            "estimated_monthly_tax": 549,
            "estimated_monthly_total_with_ti_hoa": 664,
            "five_year_total_before_tax_insurance_hoa": 306500,
            "five_year_total_cost_estimate": 346345,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 15000,
            "down_payment": 61300,
            "effective_price": 306500,
            "effective_price_per_sqft": 172.48,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 115,
            "estimated_monthly_tax": 549,
            "estimated_monthly_total_with_ti_hoa": 2254,
            "five_year_total_before_tax_insurance_hoa": 156722,
            "five_year_total_cost_estimate": 196567,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 245200,
            "monthly_mi": 0,
            "monthly_pi": 1590,
            "monthly_pi_plus_mi": 1590,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 230183
          },
          "conventional_5": {
            "detected_incentive_value": 15000,
            "down_payment": 15325,
            "effective_price": 306500,
            "effective_price_per_sqft": 172.48,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 115,
            "estimated_monthly_tax": 549,
            "estimated_monthly_total_with_ti_hoa": 2727,
            "five_year_total_before_tax_insurance_hoa": 139121,
            "five_year_total_cost_estimate": 178966,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 291175,
            "monthly_mi": 146,
            "monthly_pi": 1918,
            "monthly_pi_plus_mi": 2063,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 273793
          },
          "fha_3_5": {
            "detected_incentive_value": 15000,
            "down_payment": 10728,
            "effective_price": 306500,
            "effective_price_per_sqft": 172.48,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 115,
            "estimated_monthly_tax": 549,
            "estimated_monthly_total_with_ti_hoa": 2704,
            "five_year_total_before_tax_insurance_hoa": 133136,
            "five_year_total_cost_estimate": 172981,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 300949,
            "monthly_mi": 138,
            "monthly_pi": 1902,
            "monthly_pi_plus_mi": 2040,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 281721
          },
          "physician_0": {
            "detected_incentive_value": 15000,
            "down_payment": 0,
            "effective_price": 306500,
            "effective_price_per_sqft": 172.48,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 115,
            "estimated_monthly_tax": 549,
            "estimated_monthly_total_with_ti_hoa": 2672,
            "five_year_total_before_tax_insurance_hoa": 120502,
            "five_year_total_cost_estimate": 160347,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 306500,
            "monthly_mi": 0,
            "monthly_pi": 2008,
            "monthly_pi_plus_mi": 2008,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 288046
          },
          "va_0": {
            "detected_incentive_value": 15000,
            "down_payment": 0,
            "effective_price": 306500,
            "effective_price_per_sqft": 172.48,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 115,
            "estimated_monthly_tax": 549,
            "estimated_monthly_total_with_ti_hoa": 2622,
            "five_year_total_before_tax_insurance_hoa": 117504,
            "five_year_total_cost_estimate": 157349,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 313090,
            "monthly_mi": 0,
            "monthly_pi": 1958,
            "monthly_pi_plus_mi": 1958,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 292747
          }
        }
      },
      "id": "d087a5065d74",
      "incentive_types": [
        "preferred_lender",
        "rate_buydown"
      ],
      "negotiability_score": 77,
      "original_price": 321500,
      "preferred_lender_required": true,
      "price": 321500,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: preferred-lender requirement, rate buydown language.",
      "sqft": 1777,
      "subdivision": "Warriors Legacy Ph 2-C",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "6830 Lacey Oak Road",
      "apr": "5.775%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": -2.92,
        "arbitrage_delta_percent": -1.28,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "8841 Brewer Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "8841-brewer-lane-salado",
            "price": 1200000,
            "price_per_sqft": 360.04,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 3333,
            "sqft_delta": -9,
            "subdivision": "",
            "year_built": 2000
          },
          {
            "address": "8219 Collins Creek Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "8219-collins-creek-drive-salado",
            "price": 750000,
            "price_per_sqft": 227.34,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 3299,
            "sqft_delta": -43,
            "subdivision": "Spring Crk",
            "year_built": 2019
          },
          {
            "address": "2422 Smith Bluff Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "2422-smith-bluff-road-salado",
            "price": 575000,
            "price_per_sqft": 176.6,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 3256,
            "sqft_delta": -86,
            "subdivision": "Mill Creek Sec 14",
            "year_built": 1986
          }
        ],
        "favorable": true,
        "honest_writeup": "Compared with 8841 Brewer Lane, 8219 Collins Creek Drive, 2422 Smith Bluff Road, this new-construction card is $3/sqft cheaper on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 227.34,
        "new_effective_price_per_sqft": 224.42,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Salado",
      "closing_credit": null,
      "dom": 43,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 224.42,
              "estimated_monthly_total_with_ti_hoa": 6417,
              "five_year_total_cost_estimate": 407529,
              "five_year_total_delta_vs_baseline": -95966,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 900,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 224.42,
              "estimated_monthly_total_with_ti_hoa": 6539,
              "five_year_total_cost_estimate": 414867,
              "five_year_total_delta_vs_baseline": -88628,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 1022,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 222.17,
              "estimated_monthly_total_with_ti_hoa": 6186,
              "five_year_total_cost_estimate": 435902,
              "five_year_total_delta_vs_baseline": -67593,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 669,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 224.42,
              "estimated_monthly_total_with_ti_hoa": 6617,
              "five_year_total_cost_estimate": 445780,
              "five_year_total_delta_vs_baseline": -57715,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 1100,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 224.42,
              "estimated_monthly_total_with_ti_hoa": 6674,
              "five_year_total_cost_estimate": 460427,
              "five_year_total_delta_vs_baseline": -43068,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 1157,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 224.42,
              "estimated_monthly_total_with_ti_hoa": 5517,
              "five_year_total_cost_estimate": 503495,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 224.42,
              "estimated_monthly_total_with_ti_hoa": 1625,
              "five_year_total_cost_estimate": 870000,
              "five_year_total_delta_vs_baseline": 366505,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -3892,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 7500,
            "down_payment": 37125,
            "effective_price": 742500,
            "effective_price_per_sqft": 222.17,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 278,
            "estimated_monthly_tax": 1330,
            "estimated_monthly_total_with_ti_hoa": 6186,
            "five_year_total_before_tax_insurance_hoa": 339377,
            "five_year_total_cost_estimate": 435902,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 705375,
            "monthly_mi": 353,
            "monthly_pi": 4225,
            "monthly_pi_plus_mi": 4577,
            "price_cut_already_reflected": 9442,
            "remaining_balance_after_5_years": 662176
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 750000,
            "effective_price": 750000,
            "effective_price_per_sqft": 224.42,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 281,
            "estimated_monthly_tax": 1344,
            "estimated_monthly_total_with_ti_hoa": 1625,
            "five_year_total_before_tax_insurance_hoa": 772500,
            "five_year_total_cost_estimate": 870000,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 9442,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 150000,
            "effective_price": 750000,
            "effective_price_per_sqft": 224.42,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 281,
            "estimated_monthly_tax": 1344,
            "estimated_monthly_total_with_ti_hoa": 5517,
            "five_year_total_before_tax_insurance_hoa": 405995,
            "five_year_total_cost_estimate": 503495,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 600000,
            "monthly_mi": 0,
            "monthly_pi": 3892,
            "monthly_pi_plus_mi": 3892,
            "price_cut_already_reflected": 9442,
            "remaining_balance_after_5_years": 563254
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 37500,
            "effective_price": 750000,
            "effective_price_per_sqft": 224.42,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 281,
            "estimated_monthly_tax": 1344,
            "estimated_monthly_total_with_ti_hoa": 6674,
            "five_year_total_before_tax_insurance_hoa": 362927,
            "five_year_total_cost_estimate": 460427,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 712500,
            "monthly_mi": 356,
            "monthly_pi": 4693,
            "monthly_pi_plus_mi": 5049,
            "price_cut_already_reflected": 9442,
            "remaining_balance_after_5_years": 669966
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 26250,
            "effective_price": 750000,
            "effective_price_per_sqft": 224.42,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 281,
            "estimated_monthly_tax": 1344,
            "estimated_monthly_total_with_ti_hoa": 6617,
            "five_year_total_before_tax_insurance_hoa": 348280,
            "five_year_total_cost_estimate": 445780,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 736416,
            "monthly_mi": 338,
            "monthly_pi": 4655,
            "monthly_pi_plus_mi": 4992,
            "price_cut_already_reflected": 9442,
            "remaining_balance_after_5_years": 689366
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 750000,
            "effective_price_per_sqft": 224.42,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 281,
            "estimated_monthly_tax": 1344,
            "estimated_monthly_total_with_ti_hoa": 6539,
            "five_year_total_before_tax_insurance_hoa": 317367,
            "five_year_total_cost_estimate": 414867,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 750000,
            "monthly_mi": 0,
            "monthly_pi": 4914,
            "monthly_pi_plus_mi": 4914,
            "price_cut_already_reflected": 9442,
            "remaining_balance_after_5_years": 704843
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 750000,
            "effective_price_per_sqft": 224.42,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 281,
            "estimated_monthly_tax": 1344,
            "estimated_monthly_total_with_ti_hoa": 6417,
            "five_year_total_before_tax_insurance_hoa": 310029,
            "five_year_total_cost_estimate": 407529,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 766125,
            "monthly_mi": 0,
            "monthly_pi": 4792,
            "monthly_pi_plus_mi": 4792,
            "price_cut_already_reflected": 9442,
            "remaining_balance_after_5_years": 716347
          }
        }
      },
      "id": "179452704468",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender",
        "price_reduction"
      ],
      "negotiability_score": 77,
      "original_price": 759442,
      "preferred_lender_required": true,
      "price": 750000,
      "price_cut": 9442,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement, price reduction.",
      "sqft": 3342,
      "subdivision": "King Oaks",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "727 Liberty Park Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 34.06,
        "arbitrage_delta_percent": 24.6,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "13273 Estate Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "13273-estate-trail-belton",
            "price": 257000,
            "price_per_sqft": 138.47,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-0-500.csv",
            "sqft": 1856,
            "sqft_delta": 7,
            "subdivision": "Temple Park Estates",
            "year_built": 1983
          },
          {
            "address": "129 Bremond",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "129-bremond-belton",
            "price": 89964,
            "price_per_sqft": 48.37,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1860,
            "sqft_delta": 11,
            "subdivision": "Shiloh Terrace Ph One",
            "year_built": 2003
          },
          {
            "address": "1419 Loving Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "1419-loving-trail-belton",
            "price": 365000,
            "price_per_sqft": 195.92,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1863,
            "sqft_delta": 14,
            "subdivision": "Dawson Ranch Sec I Ph I",
            "year_built": 2006
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 13273 Estate Trail, 129 Bremond, 1419 Loving Trail, this new-construction card is $34/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 138.47,
        "new_effective_price_per_sqft": 172.53,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Nirmaan Builders LLC",
      "city": "Belton",
      "closing_credit": null,
      "dom": 85,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 172.53,
              "estimated_monthly_total_with_ti_hoa": 2729,
              "five_year_total_cost_estimate": 173336,
              "five_year_total_delta_vs_baseline": -40817,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 383,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 172.53,
              "estimated_monthly_total_with_ti_hoa": 2781,
              "five_year_total_cost_estimate": 176457,
              "five_year_total_delta_vs_baseline": -37696,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 435,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 170.8,
              "estimated_monthly_total_with_ti_hoa": 2631,
              "five_year_total_cost_estimate": 185404,
              "five_year_total_delta_vs_baseline": -28749,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 285,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 172.53,
              "estimated_monthly_total_with_ti_hoa": 2815,
              "five_year_total_cost_estimate": 189605,
              "five_year_total_delta_vs_baseline": -24548,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 469,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 172.53,
              "estimated_monthly_total_with_ti_hoa": 2839,
              "five_year_total_cost_estimate": 195835,
              "five_year_total_delta_vs_baseline": -18318,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 493,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 172.53,
              "estimated_monthly_total_with_ti_hoa": 2346,
              "five_year_total_cost_estimate": 214153,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 172.53,
              "estimated_monthly_total_with_ti_hoa": 691,
              "five_year_total_cost_estimate": 370040,
              "five_year_total_delta_vs_baseline": 155887,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1655,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 3190,
            "down_payment": 15790,
            "effective_price": 315810,
            "effective_price_per_sqft": 170.8,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 118,
            "estimated_monthly_tax": 566,
            "estimated_monthly_total_with_ti_hoa": 2631,
            "five_year_total_before_tax_insurance_hoa": 144348,
            "five_year_total_cost_estimate": 185404,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 300020,
            "monthly_mi": 150,
            "monthly_pi": 1797,
            "monthly_pi_plus_mi": 1947,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 281645
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 319000,
            "effective_price": 319000,
            "effective_price_per_sqft": 172.53,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 572,
            "estimated_monthly_total_with_ti_hoa": 691,
            "five_year_total_before_tax_insurance_hoa": 328570,
            "five_year_total_cost_estimate": 370040,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 63800,
            "effective_price": 319000,
            "effective_price_per_sqft": 172.53,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 572,
            "estimated_monthly_total_with_ti_hoa": 2346,
            "five_year_total_before_tax_insurance_hoa": 172683,
            "five_year_total_cost_estimate": 214153,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 255200,
            "monthly_mi": 0,
            "monthly_pi": 1655,
            "monthly_pi_plus_mi": 1655,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 239571
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 15950,
            "effective_price": 319000,
            "effective_price_per_sqft": 172.53,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 572,
            "estimated_monthly_total_with_ti_hoa": 2839,
            "five_year_total_before_tax_insurance_hoa": 154365,
            "five_year_total_cost_estimate": 195835,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 303050,
            "monthly_mi": 152,
            "monthly_pi": 1996,
            "monthly_pi_plus_mi": 2147,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 284959
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 11165,
            "effective_price": 319000,
            "effective_price_per_sqft": 172.53,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 572,
            "estimated_monthly_total_with_ti_hoa": 2815,
            "five_year_total_before_tax_insurance_hoa": 148135,
            "five_year_total_cost_estimate": 189605,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 313222,
            "monthly_mi": 144,
            "monthly_pi": 1980,
            "monthly_pi_plus_mi": 2123,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 293210
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 319000,
            "effective_price_per_sqft": 172.53,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 572,
            "estimated_monthly_total_with_ti_hoa": 2781,
            "five_year_total_before_tax_insurance_hoa": 134987,
            "five_year_total_cost_estimate": 176457,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 319000,
            "monthly_mi": 0,
            "monthly_pi": 2090,
            "monthly_pi_plus_mi": 2090,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 299793
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 319000,
            "effective_price_per_sqft": 172.53,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 572,
            "estimated_monthly_total_with_ti_hoa": 2729,
            "five_year_total_before_tax_insurance_hoa": 131866,
            "five_year_total_cost_estimate": 173336,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 325858,
            "monthly_mi": 0,
            "monthly_pi": 2038,
            "monthly_pi_plus_mi": 2038,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 304686
          }
        }
      },
      "id": "dbf3dcec884c",
      "incentive_types": [
        "closing_costs",
        "exclusive_savings",
        "preferred_lender",
        "rate_buydown"
      ],
      "negotiability_score": 76,
      "original_price": 236900,
      "preferred_lender_required": true,
      "price": 319000,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language, limited incentive language, preferred-lender requirement, rate buydown language.",
      "sqft": 1849,
      "subdivision": "Liberty Park",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "4707 Allison Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": -21.11,
        "arbitrage_delta_percent": -11.34,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "3632 North Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "3632-north-drive-belton",
            "price": 459900,
            "price_per_sqft": 237.43,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1937,
            "sqft_delta": -1,
            "subdivision": "Pine Terrace Sub",
            "year_built": 1996
          },
          {
            "address": "2611 Settlers Oak Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "2611-settlers-oak-drive-belton",
            "price": 285000,
            "price_per_sqft": 147.52,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1932,
            "sqft_delta": -6,
            "subdivision": "Hubbard Branch Add Ph",
            "year_built": 2021
          },
          {
            "address": "3001 RIVER PLACE Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "3001-river-place-drive-belton",
            "price": 359000,
            "price_per_sqft": 186.11,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1929,
            "sqft_delta": -9,
            "subdivision": "RIVER PLACE",
            "year_built": 1993
          }
        ],
        "favorable": true,
        "honest_writeup": "Compared with 3632 North Drive, 2611 Settlers Oak Drive, 3001 RIVER PLACE Drive, this new-construction card is $21/sqft cheaper on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 186.11,
        "new_effective_price_per_sqft": 165.0,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Tippit Homes",
      "city": "Belton",
      "closing_credit": null,
      "dom": 294,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 165.0,
              "estimated_monthly_total_with_ti_hoa": 2736,
              "five_year_total_cost_estimate": 173754,
              "five_year_total_delta_vs_baseline": -40916,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 384,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 165.0,
              "estimated_monthly_total_with_ti_hoa": 2788,
              "five_year_total_cost_estimate": 176883,
              "five_year_total_delta_vs_baseline": -37787,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 436,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 163.35,
              "estimated_monthly_total_with_ti_hoa": 2637,
              "five_year_total_cost_estimate": 185851,
              "five_year_total_delta_vs_baseline": -28819,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 285,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 165.0,
              "estimated_monthly_total_with_ti_hoa": 2821,
              "five_year_total_cost_estimate": 190063,
              "five_year_total_delta_vs_baseline": -24607,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 469,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 165.0,
              "estimated_monthly_total_with_ti_hoa": 2845,
              "five_year_total_cost_estimate": 196307,
              "five_year_total_delta_vs_baseline": -18363,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 493,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 165.0,
              "estimated_monthly_total_with_ti_hoa": 2352,
              "five_year_total_cost_estimate": 214670,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 165.0,
              "estimated_monthly_total_with_ti_hoa": 693,
              "five_year_total_cost_estimate": 370933,
              "five_year_total_delta_vs_baseline": 156263,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1659,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 3198,
            "down_payment": 15829,
            "effective_price": 316572,
            "effective_price_per_sqft": 163.35,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 119,
            "estimated_monthly_tax": 567,
            "estimated_monthly_total_with_ti_hoa": 2637,
            "five_year_total_before_tax_insurance_hoa": 144696,
            "five_year_total_cost_estimate": 185851,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 300743,
            "monthly_mi": 150,
            "monthly_pi": 1801,
            "monthly_pi_plus_mi": 1952,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 282325
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 319770,
            "effective_price": 319770,
            "effective_price_per_sqft": 165.0,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 573,
            "estimated_monthly_total_with_ti_hoa": 693,
            "five_year_total_before_tax_insurance_hoa": 329363,
            "five_year_total_cost_estimate": 370933,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 63954,
            "effective_price": 319770,
            "effective_price_per_sqft": 165.0,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 573,
            "estimated_monthly_total_with_ti_hoa": 2352,
            "five_year_total_before_tax_insurance_hoa": 173100,
            "five_year_total_cost_estimate": 214670,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 255816,
            "monthly_mi": 0,
            "monthly_pi": 1659,
            "monthly_pi_plus_mi": 1659,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 240149
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 15988,
            "effective_price": 319770,
            "effective_price_per_sqft": 165.0,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 573,
            "estimated_monthly_total_with_ti_hoa": 2845,
            "five_year_total_before_tax_insurance_hoa": 154737,
            "five_year_total_cost_estimate": 196307,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 303782,
            "monthly_mi": 152,
            "monthly_pi": 2001,
            "monthly_pi_plus_mi": 2153,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 285647
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 11192,
            "effective_price": 319770,
            "effective_price_per_sqft": 165.0,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 573,
            "estimated_monthly_total_with_ti_hoa": 2821,
            "five_year_total_before_tax_insurance_hoa": 148493,
            "five_year_total_cost_estimate": 190063,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 313978,
            "monthly_mi": 144,
            "monthly_pi": 1985,
            "monthly_pi_plus_mi": 2128,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 293918
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 319770,
            "effective_price_per_sqft": 165.0,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 573,
            "estimated_monthly_total_with_ti_hoa": 2788,
            "five_year_total_before_tax_insurance_hoa": 135312,
            "five_year_total_cost_estimate": 176883,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 319770,
            "monthly_mi": 0,
            "monthly_pi": 2095,
            "monthly_pi_plus_mi": 2095,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 300517
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 319770,
            "effective_price_per_sqft": 165.0,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 573,
            "estimated_monthly_total_with_ti_hoa": 2736,
            "five_year_total_before_tax_insurance_hoa": 132184,
            "five_year_total_cost_estimate": 173754,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 326645,
            "monthly_mi": 0,
            "monthly_pi": 2043,
            "monthly_pi_plus_mi": 2043,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 305422
          }
        }
      },
      "id": "919d8edb896d",
      "incentive_types": [
        "builder_concession",
        "closing_costs",
        "title_policy_survey"
      ],
      "negotiability_score": 75,
      "original_price": 319770,
      "preferred_lender_required": false,
      "price": 319770,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: builder concession language, closing-cost concession language, title policy or survey language.",
      "sqft": 1938,
      "subdivision": "Three Creeks",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "3202 Privet Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 38.04,
        "arbitrage_delta_percent": 35.77,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "2612 Laguna Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "2612-laguna-drive-harker-heights",
            "price": 300000,
            "price_per_sqft": 134.41,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 2232,
            "sqft_delta": 1,
            "subdivision": "Skipcha Mt. Est",
            "year_built": 2009
          },
          {
            "address": "1515 Mountain Laurel",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1515-mountain-laurel-harker-heights",
            "price": 236500,
            "price_per_sqft": 106.34,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 2224,
            "sqft_delta": -7,
            "subdivision": "Briarwood Estates Ph Two",
            "year_built": 1996
          },
          {
            "address": "1708 Redwood Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1708-redwood-drive-harker-heights",
            "price": 225000,
            "price_per_sqft": 101.21,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 2223,
            "sqft_delta": -8,
            "subdivision": "Highland Oaks Estates Sec",
            "year_built": 1977
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 2612 Laguna Drive, 1515 Mountain Laurel, 1708 Redwood Drive, this new-construction card is $38/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 106.34,
        "new_effective_price_per_sqft": 144.38,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": null,
      "city": "Killeen",
      "closing_credit": null,
      "dom": 93,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 144.38,
              "estimated_monthly_total_with_ti_hoa": 2756,
              "five_year_total_cost_estimate": 175028,
              "five_year_total_delta_vs_baseline": -41217,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 387,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 144.38,
              "estimated_monthly_total_with_ti_hoa": 2809,
              "five_year_total_cost_estimate": 178180,
              "five_year_total_delta_vs_baseline": -38065,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 440,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 142.94,
              "estimated_monthly_total_with_ti_hoa": 2657,
              "five_year_total_cost_estimate": 187214,
              "five_year_total_delta_vs_baseline": -29031,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 288,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 144.38,
              "estimated_monthly_total_with_ti_hoa": 2842,
              "five_year_total_cost_estimate": 191457,
              "five_year_total_delta_vs_baseline": -24788,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 473,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 144.38,
              "estimated_monthly_total_with_ti_hoa": 2866,
              "five_year_total_cost_estimate": 197747,
              "five_year_total_delta_vs_baseline": -18498,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 497,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 144.38,
              "estimated_monthly_total_with_ti_hoa": 2369,
              "five_year_total_cost_estimate": 216245,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 144.38,
              "estimated_monthly_total_with_ti_hoa": 698,
              "five_year_total_cost_estimate": 373653,
              "five_year_total_delta_vs_baseline": 157408,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1671,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 3221,
            "down_payment": 15945,
            "effective_price": 318894,
            "effective_price_per_sqft": 142.94,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 571,
            "estimated_monthly_total_with_ti_hoa": 2657,
            "five_year_total_before_tax_insurance_hoa": 145758,
            "five_year_total_cost_estimate": 187214,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 302949,
            "monthly_mi": 151,
            "monthly_pi": 1814,
            "monthly_pi_plus_mi": 1966,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 284396
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 322115,
            "effective_price": 322115,
            "effective_price_per_sqft": 144.38,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 121,
            "estimated_monthly_tax": 577,
            "estimated_monthly_total_with_ti_hoa": 698,
            "five_year_total_before_tax_insurance_hoa": 331778,
            "five_year_total_cost_estimate": 373653,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 64423,
            "effective_price": 322115,
            "effective_price_per_sqft": 144.38,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 121,
            "estimated_monthly_tax": 577,
            "estimated_monthly_total_with_ti_hoa": 2369,
            "five_year_total_before_tax_insurance_hoa": 174370,
            "five_year_total_cost_estimate": 216245,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 257692,
            "monthly_mi": 0,
            "monthly_pi": 1671,
            "monthly_pi_plus_mi": 1671,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 241910
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 16106,
            "effective_price": 322115,
            "effective_price_per_sqft": 144.38,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 121,
            "estimated_monthly_tax": 577,
            "estimated_monthly_total_with_ti_hoa": 2866,
            "five_year_total_before_tax_insurance_hoa": 155872,
            "five_year_total_cost_estimate": 197747,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 306009,
            "monthly_mi": 153,
            "monthly_pi": 2015,
            "monthly_pi_plus_mi": 2168,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 287741
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 11274,
            "effective_price": 322115,
            "effective_price_per_sqft": 144.38,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 121,
            "estimated_monthly_tax": 577,
            "estimated_monthly_total_with_ti_hoa": 2842,
            "five_year_total_before_tax_insurance_hoa": 149582,
            "five_year_total_cost_estimate": 191457,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 316281,
            "monthly_mi": 145,
            "monthly_pi": 1999,
            "monthly_pi_plus_mi": 2144,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 296073
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 322115,
            "effective_price_per_sqft": 144.38,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 121,
            "estimated_monthly_tax": 577,
            "estimated_monthly_total_with_ti_hoa": 2809,
            "five_year_total_before_tax_insurance_hoa": 136305,
            "five_year_total_cost_estimate": 178180,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 322115,
            "monthly_mi": 0,
            "monthly_pi": 2111,
            "monthly_pi_plus_mi": 2111,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 302721
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 322115,
            "effective_price_per_sqft": 144.38,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 121,
            "estimated_monthly_tax": 577,
            "estimated_monthly_total_with_ti_hoa": 2756,
            "five_year_total_before_tax_insurance_hoa": 133154,
            "five_year_total_cost_estimate": 175028,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 329040,
            "monthly_mi": 0,
            "monthly_pi": 2058,
            "monthly_pi_plus_mi": 2058,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 307661
          }
        }
      },
      "id": "25935d0fbd83",
      "incentive_types": [
        "builder_concession",
        "closing_costs",
        "rate_buydown"
      ],
      "negotiability_score": 74,
      "original_price": 322115,
      "preferred_lender_required": false,
      "price": 322115,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: builder concession language, closing-cost concession language, rate buydown language.",
      "sqft": 2231,
      "subdivision": "Goodnight Ranch",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "2041 Mercer Street",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 17.58,
        "arbitrage_delta_percent": 11.87,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "2601 Arno Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "2601-arno-street-harker-heights",
            "price": 345000,
            "price_per_sqft": 176.29,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1957,
            "sqft_delta": 1,
            "subdivision": "Cedarbrook Ridge Ph I Amd",
            "year_built": 2018
          },
          {
            "address": "3005 Sun Dance Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "3005-sun-dance-drive-harker-heights",
            "price": 277000,
            "price_per_sqft": 141.47,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1958,
            "sqft_delta": 2,
            "subdivision": "Skipcha Mountain Estates Ph",
            "year_built": 2003
          },
          {
            "address": "604 Arapaho Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "604-arapaho-drive-harker-heights",
            "price": 289900,
            "price_per_sqft": 148.06,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1958,
            "sqft_delta": 2,
            "subdivision": "Skipcha Mountain Estates Ph",
            "year_built": 1993
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 2601 Arno Street, 3005 Sun Dance Drive, 604 Arapaho Drive, this new-construction card is $18/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 148.06,
        "new_effective_price_per_sqft": 165.64,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Jerry Wright Homes",
      "city": "Nolanville",
      "closing_credit": 15000,
      "dom": 79,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 165.64,
              "estimated_monthly_total_with_ti_hoa": 2772,
              "five_year_total_cost_estimate": 166333,
              "five_year_total_delta_vs_baseline": -41457,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 389,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 165.64,
              "estimated_monthly_total_with_ti_hoa": 2825,
              "five_year_total_cost_estimate": 169502,
              "five_year_total_delta_vs_baseline": -38288,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 442,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 165.64,
              "estimated_monthly_total_with_ti_hoa": 2859,
              "five_year_total_cost_estimate": 182857,
              "five_year_total_delta_vs_baseline": -24933,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 476,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 165.64,
              "estimated_monthly_total_with_ti_hoa": 2699,
              "five_year_total_cost_estimate": 183666,
              "five_year_total_delta_vs_baseline": -24124,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 316,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 165.64,
              "estimated_monthly_total_with_ti_hoa": 2883,
              "five_year_total_cost_estimate": 189184,
              "five_year_total_delta_vs_baseline": -18606,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 500,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 165.64,
              "estimated_monthly_total_with_ti_hoa": 2383,
              "five_year_total_cost_estimate": 207790,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 165.64,
              "estimated_monthly_total_with_ti_hoa": 702,
              "five_year_total_cost_estimate": 366120,
              "five_year_total_delta_vs_baseline": 158330,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1681,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 15000,
            "down_payment": 16200,
            "effective_price": 324000,
            "effective_price_per_sqft": 165.64,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 122,
            "estimated_monthly_tax": 580,
            "estimated_monthly_total_with_ti_hoa": 2699,
            "five_year_total_before_tax_insurance_hoa": 141546,
            "five_year_total_cost_estimate": 183666,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 307800,
            "monthly_mi": 154,
            "monthly_pi": 1843,
            "monthly_pi_plus_mi": 1997,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 288949
          },
          "cash": {
            "detected_incentive_value": 15000,
            "down_payment": 324000,
            "effective_price": 324000,
            "effective_price_per_sqft": 165.64,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 122,
            "estimated_monthly_tax": 580,
            "estimated_monthly_total_with_ti_hoa": 702,
            "five_year_total_before_tax_insurance_hoa": 324000,
            "five_year_total_cost_estimate": 366120,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 15000,
            "down_payment": 64800,
            "effective_price": 324000,
            "effective_price_per_sqft": 165.64,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 122,
            "estimated_monthly_tax": 580,
            "estimated_monthly_total_with_ti_hoa": 2383,
            "five_year_total_before_tax_insurance_hoa": 165670,
            "five_year_total_cost_estimate": 207790,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 259200,
            "monthly_mi": 0,
            "monthly_pi": 1681,
            "monthly_pi_plus_mi": 1681,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 243326
          },
          "conventional_5": {
            "detected_incentive_value": 15000,
            "down_payment": 16200,
            "effective_price": 324000,
            "effective_price_per_sqft": 165.64,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 122,
            "estimated_monthly_tax": 580,
            "estimated_monthly_total_with_ti_hoa": 2883,
            "five_year_total_before_tax_insurance_hoa": 147064,
            "five_year_total_cost_estimate": 189184,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 307800,
            "monthly_mi": 154,
            "monthly_pi": 2027,
            "monthly_pi_plus_mi": 2181,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 289425
          },
          "fha_3_5": {
            "detected_incentive_value": 15000,
            "down_payment": 11340,
            "effective_price": 324000,
            "effective_price_per_sqft": 165.64,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 122,
            "estimated_monthly_tax": 580,
            "estimated_monthly_total_with_ti_hoa": 2859,
            "five_year_total_before_tax_insurance_hoa": 140737,
            "five_year_total_cost_estimate": 182857,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 318132,
            "monthly_mi": 146,
            "monthly_pi": 2011,
            "monthly_pi_plus_mi": 2157,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 297806
          },
          "physician_0": {
            "detected_incentive_value": 15000,
            "down_payment": 0,
            "effective_price": 324000,
            "effective_price_per_sqft": 165.64,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 122,
            "estimated_monthly_tax": 580,
            "estimated_monthly_total_with_ti_hoa": 2825,
            "five_year_total_before_tax_insurance_hoa": 127382,
            "five_year_total_cost_estimate": 169502,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 324000,
            "monthly_mi": 0,
            "monthly_pi": 2123,
            "monthly_pi_plus_mi": 2123,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 304492
          },
          "va_0": {
            "detected_incentive_value": 15000,
            "down_payment": 0,
            "effective_price": 324000,
            "effective_price_per_sqft": 165.64,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 122,
            "estimated_monthly_tax": 580,
            "estimated_monthly_total_with_ti_hoa": 2772,
            "five_year_total_before_tax_insurance_hoa": 124213,
            "five_year_total_cost_estimate": 166333,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 330966,
            "monthly_mi": 0,
            "monthly_pi": 2070,
            "monthly_pi_plus_mi": 2070,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 309462
          }
        }
      },
      "id": "5adfa4b838a1",
      "incentive_types": [
        "builder_concession",
        "preferred_lender",
        "rate_buydown",
        "title_policy_survey"
      ],
      "negotiability_score": 74,
      "original_price": 339000,
      "preferred_lender_required": true,
      "price": 339000,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: builder concession language, preferred-lender requirement, rate buydown language, title policy or survey language.",
      "sqft": 1956,
      "subdivision": "Warriors Legacy Ph 2-C",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "8903 Chalk Maple Drive",
      "apr": "6.23%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 38.73,
        "arbitrage_delta_percent": 25.01,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1602 Indian Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1602-indian-trail-harker-heights",
            "price": 165000,
            "price_per_sqft": 122.04,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1352,
            "sqft_delta": -8,
            "subdivision": "Comanche Land 1st Unit",
            "year_built": 1982
          },
          {
            "address": "4214 Broken Arrow Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "4214-broken-arrow-drive-harker-heights",
            "price": 239700,
            "price_per_sqft": 174.71,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1372,
            "sqft_delta": 12,
            "subdivision": "Broken Arrow Lake Estates Sec",
            "year_built": 1977
          },
          {
            "address": "1102 Chablis Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1102-chablis-drive-harker-heights",
            "price": 214900,
            "price_per_sqft": 154.83,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1388,
            "sqft_delta": 28,
            "subdivision": "The Vineyard",
            "year_built": 1994
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1602 Indian Trail, 4214 Broken Arrow Drive, 1102 Chablis Drive, this new-construction card is $39/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 154.83,
        "new_effective_price_per_sqft": 193.56,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Killeen",
      "closing_credit": null,
      "dom": 75,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 193.56,
              "estimated_monthly_total_with_ti_hoa": 2252,
              "five_year_total_cost_estimate": 143037,
              "five_year_total_delta_vs_baseline": -33683,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 316,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 193.56,
              "estimated_monthly_total_with_ti_hoa": 2295,
              "five_year_total_cost_estimate": 145613,
              "five_year_total_delta_vs_baseline": -31107,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 359,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 191.62,
              "estimated_monthly_total_with_ti_hoa": 2171,
              "five_year_total_cost_estimate": 152996,
              "five_year_total_delta_vs_baseline": -23724,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 235,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 193.56,
              "estimated_monthly_total_with_ti_hoa": 2323,
              "five_year_total_cost_estimate": 156463,
              "five_year_total_delta_vs_baseline": -20257,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 387,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 193.56,
              "estimated_monthly_total_with_ti_hoa": 2342,
              "five_year_total_cost_estimate": 161604,
              "five_year_total_delta_vs_baseline": -15116,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 406,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 193.56,
              "estimated_monthly_total_with_ti_hoa": 1936,
              "five_year_total_cost_estimate": 176720,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 193.56,
              "estimated_monthly_total_with_ti_hoa": 570,
              "five_year_total_cost_estimate": 305358,
              "five_year_total_delta_vs_baseline": 128638,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1366,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2632,
            "down_payment": 13030,
            "effective_price": 260608,
            "effective_price_per_sqft": 191.62,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 98,
            "estimated_monthly_tax": 467,
            "estimated_monthly_total_with_ti_hoa": 2171,
            "five_year_total_before_tax_insurance_hoa": 119117,
            "five_year_total_cost_estimate": 152996,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 247578,
            "monthly_mi": 124,
            "monthly_pi": 1483,
            "monthly_pi_plus_mi": 1607,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 232415
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 263240,
            "effective_price": 263240,
            "effective_price_per_sqft": 193.56,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 472,
            "estimated_monthly_total_with_ti_hoa": 570,
            "five_year_total_before_tax_insurance_hoa": 271137,
            "five_year_total_cost_estimate": 305358,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 52648,
            "effective_price": 263240,
            "effective_price_per_sqft": 193.56,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 472,
            "estimated_monthly_total_with_ti_hoa": 1936,
            "five_year_total_before_tax_insurance_hoa": 142499,
            "five_year_total_cost_estimate": 176720,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 210592,
            "monthly_mi": 0,
            "monthly_pi": 1366,
            "monthly_pi_plus_mi": 1366,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 197695
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 13162,
            "effective_price": 263240,
            "effective_price_per_sqft": 193.56,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 472,
            "estimated_monthly_total_with_ti_hoa": 2342,
            "five_year_total_before_tax_insurance_hoa": 127382,
            "five_year_total_cost_estimate": 161604,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 250078,
            "monthly_mi": 125,
            "monthly_pi": 1647,
            "monthly_pi_plus_mi": 1772,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 235149
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 9213,
            "effective_price": 263240,
            "effective_price_per_sqft": 193.56,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 472,
            "estimated_monthly_total_with_ti_hoa": 2323,
            "five_year_total_before_tax_insurance_hoa": 122242,
            "five_year_total_cost_estimate": 156463,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 258472,
            "monthly_mi": 118,
            "monthly_pi": 1634,
            "monthly_pi_plus_mi": 1752,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 241958
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 263240,
            "effective_price_per_sqft": 193.56,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 472,
            "estimated_monthly_total_with_ti_hoa": 2295,
            "five_year_total_before_tax_insurance_hoa": 111391,
            "five_year_total_cost_estimate": 145613,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 263240,
            "monthly_mi": 0,
            "monthly_pi": 1725,
            "monthly_pi_plus_mi": 1725,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 247391
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 263240,
            "effective_price_per_sqft": 193.56,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 472,
            "estimated_monthly_total_with_ti_hoa": 2252,
            "five_year_total_before_tax_insurance_hoa": 108816,
            "five_year_total_cost_estimate": 143037,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 268900,
            "monthly_mi": 0,
            "monthly_pi": 1682,
            "monthly_pi_plus_mi": 1682,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 251428
          }
        }
      },
      "id": "8aa1cf3f98a5",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender",
        "rate_buydown"
      ],
      "negotiability_score": 73,
      "original_price": 263240,
      "preferred_lender_required": true,
      "price": 263240,
      "price_cut": 0,
      "rate": "2.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement, rate buydown language.",
      "sqft": 1360,
      "subdivision": "Preserve at Thousand Oaks",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "2021 Stillwell Street",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 4.15,
        "arbitrage_delta_percent": 2.44,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "812 Glenstone Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "812-glenstone-drive-temple",
            "price": 287000,
            "price_per_sqft": 170.33,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1685,
            "sqft_delta": 0,
            "subdivision": "Wyndham Hill Add Ph V",
            "year_built": 2017
          },
          {
            "address": "913 Hander Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "913-hander-lane-belton",
            "price": 299000,
            "price_per_sqft": 177.45,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1685,
            "sqft_delta": 0,
            "subdivision": "Legado Estates",
            "year_built": 1961
          },
          {
            "address": "2115 Jefferson Court",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "2115-jefferson-court-belton",
            "price": 257000,
            "price_per_sqft": 152.43,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1686,
            "sqft_delta": 1,
            "subdivision": "Liberty Valley Ph II",
            "year_built": 2013
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 812 Glenstone Drive, 913 Hander Lane, 2115 Jefferson Court, this new-construction card is $4/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 170.33,
        "new_effective_price_per_sqft": 174.48,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Sandor Homes",
      "city": "Nolanville",
      "closing_credit": 15000,
      "dom": 75,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 174.48,
              "estimated_monthly_total_with_ti_hoa": 2516,
              "five_year_total_cost_estimate": 150932,
              "five_year_total_delta_vs_baseline": -37618,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 353,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 174.48,
              "estimated_monthly_total_with_ti_hoa": 2563,
              "five_year_total_cost_estimate": 153808,
              "five_year_total_delta_vs_baseline": -34742,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 400,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 174.48,
              "estimated_monthly_total_with_ti_hoa": 2594,
              "five_year_total_cost_estimate": 165926,
              "five_year_total_delta_vs_baseline": -22624,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 431,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 174.48,
              "estimated_monthly_total_with_ti_hoa": 2449,
              "five_year_total_cost_estimate": 166660,
              "five_year_total_delta_vs_baseline": -21890,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 286,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 174.48,
              "estimated_monthly_total_with_ti_hoa": 2616,
              "five_year_total_cost_estimate": 171667,
              "five_year_total_delta_vs_baseline": -16883,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 453,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 174.48,
              "estimated_monthly_total_with_ti_hoa": 2163,
              "five_year_total_cost_estimate": 188550,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 174.48,
              "estimated_monthly_total_with_ti_hoa": 637,
              "five_year_total_cost_estimate": 332220,
              "five_year_total_delta_vs_baseline": 143670,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1526,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 15000,
            "down_payment": 14700,
            "effective_price": 294000,
            "effective_price_per_sqft": 174.48,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 527,
            "estimated_monthly_total_with_ti_hoa": 2449,
            "five_year_total_before_tax_insurance_hoa": 128440,
            "five_year_total_cost_estimate": 166660,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 279300,
            "monthly_mi": 140,
            "monthly_pi": 1673,
            "monthly_pi_plus_mi": 1812,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 262195
          },
          "cash": {
            "detected_incentive_value": 15000,
            "down_payment": 294000,
            "effective_price": 294000,
            "effective_price_per_sqft": 174.48,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 527,
            "estimated_monthly_total_with_ti_hoa": 637,
            "five_year_total_before_tax_insurance_hoa": 294000,
            "five_year_total_cost_estimate": 332220,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 15000,
            "down_payment": 58800,
            "effective_price": 294000,
            "effective_price_per_sqft": 174.48,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 527,
            "estimated_monthly_total_with_ti_hoa": 2163,
            "five_year_total_before_tax_insurance_hoa": 150330,
            "five_year_total_cost_estimate": 188550,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 235200,
            "monthly_mi": 0,
            "monthly_pi": 1526,
            "monthly_pi_plus_mi": 1526,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 220796
          },
          "conventional_5": {
            "detected_incentive_value": 15000,
            "down_payment": 14700,
            "effective_price": 294000,
            "effective_price_per_sqft": 174.48,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 527,
            "estimated_monthly_total_with_ti_hoa": 2616,
            "five_year_total_before_tax_insurance_hoa": 133447,
            "five_year_total_cost_estimate": 171667,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 279300,
            "monthly_mi": 140,
            "monthly_pi": 1839,
            "monthly_pi_plus_mi": 1979,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 262627
          },
          "fha_3_5": {
            "detected_incentive_value": 15000,
            "down_payment": 10290,
            "effective_price": 294000,
            "effective_price_per_sqft": 174.48,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 527,
            "estimated_monthly_total_with_ti_hoa": 2594,
            "five_year_total_before_tax_insurance_hoa": 127706,
            "five_year_total_cost_estimate": 165926,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 288675,
            "monthly_mi": 132,
            "monthly_pi": 1825,
            "monthly_pi_plus_mi": 1957,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 270231
          },
          "physician_0": {
            "detected_incentive_value": 15000,
            "down_payment": 0,
            "effective_price": 294000,
            "effective_price_per_sqft": 174.48,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 527,
            "estimated_monthly_total_with_ti_hoa": 2563,
            "five_year_total_before_tax_insurance_hoa": 115588,
            "five_year_total_cost_estimate": 153808,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 294000,
            "monthly_mi": 0,
            "monthly_pi": 1926,
            "monthly_pi_plus_mi": 1926,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 276299
          },
          "va_0": {
            "detected_incentive_value": 15000,
            "down_payment": 0,
            "effective_price": 294000,
            "effective_price_per_sqft": 174.48,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 527,
            "estimated_monthly_total_with_ti_hoa": 2516,
            "five_year_total_before_tax_insurance_hoa": 112712,
            "five_year_total_cost_estimate": 150932,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 300321,
            "monthly_mi": 0,
            "monthly_pi": 1879,
            "monthly_pi_plus_mi": 1879,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 280808
          }
        }
      },
      "id": "be52382a550b",
      "incentive_types": [
        "closing_costs",
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender",
        "rate_buydown"
      ],
      "negotiability_score": 73,
      "original_price": 309000,
      "preferred_lender_required": true,
      "price": 309000,
      "price_cut": 0,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: closing-cost concession language, limited incentive language, fixed-rate incentive, preferred-lender requirement, rate buydown language.",
      "sqft": 1685,
      "subdivision": "WARRIORS LEGACY PHASE 2-",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "2210 Healy Drive",
      "apr": "5.775%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 18.87,
        "arbitrage_delta_percent": 11.09,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "2001 S 9th Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "2001-s-9th-street-temple",
            "price": 146000,
            "price_per_sqft": 99.39,
            "source": "/Users/taylordasch_1/market-monitor/05-14-2026-mls-templebelton.csv",
            "sqft": 1469,
            "sqft_delta": 0,
            "subdivision": "Hollywood Add",
            "year_built": 1952
          },
          {
            "address": "828 Starlight Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "828-starlight-drive-temple",
            "price": 249828,
            "price_per_sqft": 170.18,
            "source": "/Users/taylordasch_1/market-monitor/05-14-2026-mls-templebelton.csv",
            "sqft": 1468,
            "sqft_delta": -1,
            "subdivision": "Windmill Farms Ph II",
            "year_built": 2011
          },
          {
            "address": "5918 Blackstone Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "5918-blackstone-drive-temple",
            "price": 279000,
            "price_per_sqft": 189.8,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1470,
            "sqft_delta": 1,
            "subdivision": "Wyndham Hill Additio",
            "year_built": 2018
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 2001 S 9th Street, 828 Starlight Drive, 5918 Blackstone Drive, this new-construction card is $19/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 170.18,
        "new_effective_price_per_sqft": 189.05,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Temple",
      "closing_credit": null,
      "dom": 47,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 189.05,
              "estimated_monthly_total_with_ti_hoa": 2376,
              "five_year_total_cost_estimate": 150902,
              "five_year_total_delta_vs_baseline": -35534,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 333,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 189.05,
              "estimated_monthly_total_with_ti_hoa": 2421,
              "five_year_total_cost_estimate": 153618,
              "five_year_total_delta_vs_baseline": -32818,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 378,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 187.16,
              "estimated_monthly_total_with_ti_hoa": 2291,
              "five_year_total_cost_estimate": 161408,
              "five_year_total_delta_vs_baseline": -25028,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 248,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 189.05,
              "estimated_monthly_total_with_ti_hoa": 2450,
              "five_year_total_cost_estimate": 165065,
              "five_year_total_delta_vs_baseline": -21371,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 407,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 189.05,
              "estimated_monthly_total_with_ti_hoa": 2471,
              "five_year_total_cost_estimate": 170489,
              "five_year_total_delta_vs_baseline": -15947,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 428,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 189.05,
              "estimated_monthly_total_with_ti_hoa": 2043,
              "five_year_total_cost_estimate": 186436,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 189.05,
              "estimated_monthly_total_with_ti_hoa": 602,
              "five_year_total_cost_estimate": 322147,
              "five_year_total_delta_vs_baseline": 135711,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1441,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2777,
            "down_payment": 13747,
            "effective_price": 274936,
            "effective_price_per_sqft": 187.16,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 103,
            "estimated_monthly_tax": 493,
            "estimated_monthly_total_with_ti_hoa": 2291,
            "five_year_total_before_tax_insurance_hoa": 125666,
            "five_year_total_cost_estimate": 161408,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 261189,
            "monthly_mi": 131,
            "monthly_pi": 1564,
            "monthly_pi_plus_mi": 1695,
            "price_cut_already_reflected": 50,
            "remaining_balance_after_5_years": 245193
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 277713,
            "effective_price": 277713,
            "effective_price_per_sqft": 189.05,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 498,
            "estimated_monthly_total_with_ti_hoa": 602,
            "five_year_total_before_tax_insurance_hoa": 286044,
            "five_year_total_cost_estimate": 322147,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 50,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 55543,
            "effective_price": 277713,
            "effective_price_per_sqft": 189.05,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 498,
            "estimated_monthly_total_with_ti_hoa": 2043,
            "five_year_total_before_tax_insurance_hoa": 150334,
            "five_year_total_cost_estimate": 186436,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 222170,
            "monthly_mi": 0,
            "monthly_pi": 1441,
            "monthly_pi_plus_mi": 1441,
            "price_cut_already_reflected": 50,
            "remaining_balance_after_5_years": 208564
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 13886,
            "effective_price": 277713,
            "effective_price_per_sqft": 189.05,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 498,
            "estimated_monthly_total_with_ti_hoa": 2471,
            "five_year_total_before_tax_insurance_hoa": 134386,
            "five_year_total_cost_estimate": 170489,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 263827,
            "monthly_mi": 132,
            "monthly_pi": 1738,
            "monthly_pi_plus_mi": 1869,
            "price_cut_already_reflected": 50,
            "remaining_balance_after_5_years": 248078
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 9720,
            "effective_price": 277713,
            "effective_price_per_sqft": 189.05,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 498,
            "estimated_monthly_total_with_ti_hoa": 2450,
            "five_year_total_before_tax_insurance_hoa": 128963,
            "five_year_total_cost_estimate": 165065,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 272683,
            "monthly_mi": 125,
            "monthly_pi": 1724,
            "monthly_pi_plus_mi": 1849,
            "price_cut_already_reflected": 50,
            "remaining_balance_after_5_years": 255261
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 277713,
            "effective_price_per_sqft": 189.05,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 498,
            "estimated_monthly_total_with_ti_hoa": 2421,
            "five_year_total_before_tax_insurance_hoa": 117516,
            "five_year_total_cost_estimate": 153618,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 277713,
            "monthly_mi": 0,
            "monthly_pi": 1820,
            "monthly_pi_plus_mi": 1820,
            "price_cut_already_reflected": 50,
            "remaining_balance_after_5_years": 260992
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 277713,
            "effective_price_per_sqft": 189.05,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 498,
            "estimated_monthly_total_with_ti_hoa": 2376,
            "five_year_total_before_tax_insurance_hoa": 114799,
            "five_year_total_cost_estimate": 150902,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 283684,
            "monthly_mi": 0,
            "monthly_pi": 1774,
            "monthly_pi_plus_mi": 1774,
            "price_cut_already_reflected": 50,
            "remaining_balance_after_5_years": 265252
          }
        }
      },
      "id": "f04df63c642a",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "price_reduction"
      ],
      "negotiability_score": 73,
      "original_price": 277763,
      "preferred_lender_required": false,
      "price": 277713,
      "price_cut": 50,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, price reduction.",
      "sqft": 1469,
      "subdivision": "Mesa Ridge",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "1409 Fossil Trail",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": -30.59,
        "arbitrage_delta_percent": -15.3,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "2701 Kinney Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "2701-kinney-drive-belton",
            "price": 284900,
            "price_per_sqft": 173.3,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-0-500.csv",
            "sqft": 1644,
            "sqft_delta": 8,
            "subdivision": "Forrest Hill Ph I",
            "year_built": 1998
          },
          {
            "address": "5307 E Lakeshore Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "5307-e-lakeshore-drive-belton",
            "price": 325000,
            "price_per_sqft": 199.88,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1626,
            "sqft_delta": -10,
            "subdivision": "Lakeview",
            "year_built": 1986
          },
          {
            "address": "15933 Goliad Loop",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "15933-goliad-loop-belton",
            "price": 575000,
            "price_per_sqft": 353.63,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1626,
            "sqft_delta": -10,
            "subdivision": "Tanglewood",
            "year_built": 2010
          }
        ],
        "favorable": true,
        "honest_writeup": "Compared with 2701 Kinney Drive, 5307 E Lakeshore Drive, 15933 Goliad Loop, this new-construction card is $31/sqft cheaper on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 199.88,
        "new_effective_price_per_sqft": 169.29,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": null,
      "city": "Belton",
      "closing_credit": 17000,
      "dom": 136,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 169.29,
              "estimated_monthly_total_with_ti_hoa": 2370,
              "five_year_total_cost_estimate": 142186,
              "five_year_total_delta_vs_baseline": -35439,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 333,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 169.29,
              "estimated_monthly_total_with_ti_hoa": 2415,
              "five_year_total_cost_estimate": 144896,
              "five_year_total_delta_vs_baseline": -32729,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 378,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 169.29,
              "estimated_monthly_total_with_ti_hoa": 2444,
              "five_year_total_cost_estimate": 156312,
              "five_year_total_delta_vs_baseline": -21313,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 407,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 169.29,
              "estimated_monthly_total_with_ti_hoa": 2307,
              "five_year_total_cost_estimate": 157004,
              "five_year_total_delta_vs_baseline": -20621,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 270,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 169.29,
              "estimated_monthly_total_with_ti_hoa": 2465,
              "five_year_total_cost_estimate": 161720,
              "five_year_total_delta_vs_baseline": -15905,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 428,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 169.29,
              "estimated_monthly_total_with_ti_hoa": 2037,
              "five_year_total_cost_estimate": 177625,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 169.29,
              "estimated_monthly_total_with_ti_hoa": 600,
              "five_year_total_cost_estimate": 312970,
              "five_year_total_delta_vs_baseline": 135345,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1437,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 17000,
            "down_payment": 13848,
            "effective_price": 276965,
            "effective_price_per_sqft": 169.29,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 496,
            "estimated_monthly_total_with_ti_hoa": 2307,
            "five_year_total_before_tax_insurance_hoa": 120998,
            "five_year_total_cost_estimate": 157004,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 263117,
            "monthly_mi": 132,
            "monthly_pi": 1576,
            "monthly_pi_plus_mi": 1707,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 247003
          },
          "cash": {
            "detected_incentive_value": 17000,
            "down_payment": 276965,
            "effective_price": 276965,
            "effective_price_per_sqft": 169.29,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 496,
            "estimated_monthly_total_with_ti_hoa": 600,
            "five_year_total_before_tax_insurance_hoa": 276965,
            "five_year_total_cost_estimate": 312970,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 17000,
            "down_payment": 55393,
            "effective_price": 276965,
            "effective_price_per_sqft": 169.29,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 496,
            "estimated_monthly_total_with_ti_hoa": 2037,
            "five_year_total_before_tax_insurance_hoa": 141620,
            "five_year_total_cost_estimate": 177625,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 221572,
            "monthly_mi": 0,
            "monthly_pi": 1437,
            "monthly_pi_plus_mi": 1437,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 208002
          },
          "conventional_5": {
            "detected_incentive_value": 17000,
            "down_payment": 13848,
            "effective_price": 276965,
            "effective_price_per_sqft": 169.29,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 496,
            "estimated_monthly_total_with_ti_hoa": 2465,
            "five_year_total_before_tax_insurance_hoa": 125715,
            "five_year_total_cost_estimate": 161720,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 263117,
            "monthly_mi": 132,
            "monthly_pi": 1733,
            "monthly_pi_plus_mi": 1864,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 247409
          },
          "fha_3_5": {
            "detected_incentive_value": 17000,
            "down_payment": 9694,
            "effective_price": 276965,
            "effective_price_per_sqft": 169.29,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 496,
            "estimated_monthly_total_with_ti_hoa": 2444,
            "five_year_total_before_tax_insurance_hoa": 120306,
            "five_year_total_cost_estimate": 156312,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 271948,
            "monthly_mi": 125,
            "monthly_pi": 1719,
            "monthly_pi_plus_mi": 1844,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 254574
          },
          "physician_0": {
            "detected_incentive_value": 17000,
            "down_payment": 0,
            "effective_price": 276965,
            "effective_price_per_sqft": 169.29,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 496,
            "estimated_monthly_total_with_ti_hoa": 2415,
            "five_year_total_before_tax_insurance_hoa": 108890,
            "five_year_total_cost_estimate": 144896,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 276965,
            "monthly_mi": 0,
            "monthly_pi": 1815,
            "monthly_pi_plus_mi": 1815,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 260289
          },
          "va_0": {
            "detected_incentive_value": 17000,
            "down_payment": 0,
            "effective_price": 276965,
            "effective_price_per_sqft": 169.29,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 496,
            "estimated_monthly_total_with_ti_hoa": 2370,
            "five_year_total_before_tax_insurance_hoa": 106181,
            "five_year_total_cost_estimate": 142186,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 282920,
            "monthly_mi": 0,
            "monthly_pi": 1770,
            "monthly_pi_plus_mi": 1770,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 264537
          }
        }
      },
      "id": "ee5a76266f5d",
      "incentive_types": [
        "closing_costs",
        "rate_buydown"
      ],
      "negotiability_score": 72,
      "original_price": 293365,
      "preferred_lender_required": false,
      "price": 293965,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language, rate buydown language.",
      "sqft": 1636,
      "subdivision": "Hubbard Branch",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "2545 Tin Barn Bluff",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 17.58,
        "arbitrage_delta_percent": 10.25,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "5700 Redfish Court",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "5700-redfish-court-belton",
            "price": 350000,
            "price_per_sqft": 171.48,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2041,
            "sqft_delta": -6,
            "subdivision": "Three Creeks",
            "year_built": 2022
          },
          {
            "address": "4601 Abergavenny Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "4601-abergavenny-drive-belton",
            "price": 310000,
            "price_per_sqft": 150.49,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2060,
            "sqft_delta": 13,
            "subdivision": "Three Creeks Ph I",
            "year_built": 2015
          },
          {
            "address": "166 Mountain Rose Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "166-mountain-rose-road-belton",
            "price": 425000,
            "price_per_sqft": 209.26,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2031,
            "sqft_delta": -16,
            "subdivision": "High Crest Ph II",
            "year_built": 2017
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 5700 Redfish Court, 4601 Abergavenny Drive, 166 Mountain Rose Road, this new-construction card is $18/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 171.48,
        "new_effective_price_per_sqft": 189.06,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Rocky Creek Homes",
      "city": "Belton",
      "closing_credit": null,
      "dom": 74,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 189.06,
              "estimated_monthly_total_with_ti_hoa": 3311,
              "five_year_total_cost_estimate": 210285,
              "five_year_total_delta_vs_baseline": -49519,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 464,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 189.06,
              "estimated_monthly_total_with_ti_hoa": 3374,
              "five_year_total_cost_estimate": 214071,
              "five_year_total_delta_vs_baseline": -45733,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 527,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 187.17,
              "estimated_monthly_total_with_ti_hoa": 3192,
              "five_year_total_cost_estimate": 224925,
              "five_year_total_delta_vs_baseline": -34879,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 345,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 189.06,
              "estimated_monthly_total_with_ti_hoa": 3414,
              "five_year_total_cost_estimate": 230023,
              "five_year_total_delta_vs_baseline": -29781,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 567,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 189.06,
              "estimated_monthly_total_with_ti_hoa": 3444,
              "five_year_total_cost_estimate": 237580,
              "five_year_total_delta_vs_baseline": -22224,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 597,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 189.06,
              "estimated_monthly_total_with_ti_hoa": 2847,
              "five_year_total_cost_estimate": 259804,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 189.06,
              "estimated_monthly_total_with_ti_hoa": 838,
              "five_year_total_cost_estimate": 448920,
              "five_year_total_delta_vs_baseline": 189116,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2009,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 3870,
            "down_payment": 19156,
            "effective_price": 383130,
            "effective_price_per_sqft": 187.17,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 144,
            "estimated_monthly_tax": 686,
            "estimated_monthly_total_with_ti_hoa": 3192,
            "five_year_total_before_tax_insurance_hoa": 175119,
            "five_year_total_cost_estimate": 224925,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 363974,
            "monthly_mi": 182,
            "monthly_pi": 2180,
            "monthly_pi_plus_mi": 2362,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 341683
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 387000,
            "effective_price": 387000,
            "effective_price_per_sqft": 189.06,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 145,
            "estimated_monthly_tax": 693,
            "estimated_monthly_total_with_ti_hoa": 838,
            "five_year_total_before_tax_insurance_hoa": 398610,
            "five_year_total_cost_estimate": 448920,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 77400,
            "effective_price": 387000,
            "effective_price_per_sqft": 189.06,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 145,
            "estimated_monthly_tax": 693,
            "estimated_monthly_total_with_ti_hoa": 2847,
            "five_year_total_before_tax_insurance_hoa": 209494,
            "five_year_total_cost_estimate": 259804,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 309600,
            "monthly_mi": 0,
            "monthly_pi": 2008,
            "monthly_pi_plus_mi": 2008,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 290639
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 19350,
            "effective_price": 387000,
            "effective_price_per_sqft": 189.06,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 145,
            "estimated_monthly_tax": 693,
            "estimated_monthly_total_with_ti_hoa": 3444,
            "five_year_total_before_tax_insurance_hoa": 187270,
            "five_year_total_cost_estimate": 237580,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 367650,
            "monthly_mi": 184,
            "monthly_pi": 2421,
            "monthly_pi_plus_mi": 2605,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 345702
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 13545,
            "effective_price": 387000,
            "effective_price_per_sqft": 189.06,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 145,
            "estimated_monthly_tax": 693,
            "estimated_monthly_total_with_ti_hoa": 3414,
            "five_year_total_before_tax_insurance_hoa": 179713,
            "five_year_total_cost_estimate": 230023,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 379990,
            "monthly_mi": 174,
            "monthly_pi": 2402,
            "monthly_pi_plus_mi": 2576,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 355713
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 387000,
            "effective_price_per_sqft": 189.06,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 145,
            "estimated_monthly_tax": 693,
            "estimated_monthly_total_with_ti_hoa": 3374,
            "five_year_total_before_tax_insurance_hoa": 163761,
            "five_year_total_cost_estimate": 214071,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 387000,
            "monthly_mi": 0,
            "monthly_pi": 2536,
            "monthly_pi_plus_mi": 2536,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 363699
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 387000,
            "effective_price_per_sqft": 189.06,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 145,
            "estimated_monthly_tax": 693,
            "estimated_monthly_total_with_ti_hoa": 3311,
            "five_year_total_before_tax_insurance_hoa": 159975,
            "five_year_total_cost_estimate": 210285,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 395320,
            "monthly_mi": 0,
            "monthly_pi": 2473,
            "monthly_pi_plus_mi": 2473,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 369635
          }
        }
      },
      "id": "05847965e48e",
      "incentive_types": [
        "fixed_rate",
        "preferred_lender",
        "rate_buydown"
      ],
      "negotiability_score": 72,
      "original_price": 387000,
      "preferred_lender_required": true,
      "price": 387000,
      "price_cut": 0,
      "rate": "5.25%",
      "source_summary": "Detected from MLS export: fixed-rate incentive, preferred-lender requirement, rate buydown language.",
      "sqft": 2047,
      "subdivision": "Hubbard Branch",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "2214 Healy Drive",
      "apr": "6.293%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 16.9,
        "arbitrage_delta_percent": 11.72,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "7204 Rickey Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "7204-rickey-drive-temple",
            "price": 260000,
            "price_per_sqft": 139.34,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1866,
            "sqft_delta": 3,
            "subdivision": "Waco Road West Sub",
            "year_built": 2005
          },
          {
            "address": "313 Ruggles Loop",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "313-ruggles-loop-temple",
            "price": 269000,
            "price_per_sqft": 144.16,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1866,
            "sqft_delta": 3,
            "subdivision": "Bellaire North Sec 6",
            "year_built": 1976
          },
          {
            "address": "815 Cross Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "815-cross-drive-temple",
            "price": 325000,
            "price_per_sqft": 174.17,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1866,
            "sqft_delta": 3,
            "subdivision": "Wyndham Hill Additio",
            "year_built": 2018
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 7204 Rickey Drive, 313 Ruggles Loop, 815 Cross Drive, this new-construction card is $17/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 144.16,
        "new_effective_price_per_sqft": 161.06,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Temple",
      "closing_credit": null,
      "dom": 43,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 161.06,
              "estimated_monthly_total_with_ti_hoa": 2567,
              "five_year_total_cost_estimate": 163043,
              "five_year_total_delta_vs_baseline": -38393,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 360,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 161.06,
              "estimated_monthly_total_with_ti_hoa": 2616,
              "five_year_total_cost_estimate": 165978,
              "five_year_total_delta_vs_baseline": -35458,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 409,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 159.45,
              "estimated_monthly_total_with_ti_hoa": 2475,
              "five_year_total_cost_estimate": 174393,
              "five_year_total_delta_vs_baseline": -27043,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 268,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 161.06,
              "estimated_monthly_total_with_ti_hoa": 2647,
              "five_year_total_cost_estimate": 178346,
              "five_year_total_delta_vs_baseline": -23090,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 440,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 161.06,
              "estimated_monthly_total_with_ti_hoa": 2670,
              "five_year_total_cost_estimate": 184206,
              "five_year_total_delta_vs_baseline": -17230,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 463,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 161.06,
              "estimated_monthly_total_with_ti_hoa": 2207,
              "five_year_total_cost_estimate": 201436,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 161.06,
              "estimated_monthly_total_with_ti_hoa": 650,
              "five_year_total_cost_estimate": 348066,
              "five_year_total_delta_vs_baseline": 146630,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1557,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 3001,
            "down_payment": 14853,
            "effective_price": 297056,
            "effective_price_per_sqft": 159.45,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 111,
            "estimated_monthly_tax": 532,
            "estimated_monthly_total_with_ti_hoa": 2475,
            "five_year_total_before_tax_insurance_hoa": 135776,
            "five_year_total_cost_estimate": 174393,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 282203,
            "monthly_mi": 141,
            "monthly_pi": 1690,
            "monthly_pi_plus_mi": 1831,
            "price_cut_already_reflected": 16928,
            "remaining_balance_after_5_years": 264920
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 300057,
            "effective_price": 300057,
            "effective_price_per_sqft": 161.06,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 113,
            "estimated_monthly_tax": 538,
            "estimated_monthly_total_with_ti_hoa": 650,
            "five_year_total_before_tax_insurance_hoa": 309059,
            "five_year_total_cost_estimate": 348066,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 16928,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 60011,
            "effective_price": 300057,
            "effective_price_per_sqft": 161.06,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 113,
            "estimated_monthly_tax": 538,
            "estimated_monthly_total_with_ti_hoa": 2207,
            "five_year_total_before_tax_insurance_hoa": 162429,
            "five_year_total_cost_estimate": 201436,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 240046,
            "monthly_mi": 0,
            "monthly_pi": 1557,
            "monthly_pi_plus_mi": 1557,
            "price_cut_already_reflected": 16928,
            "remaining_balance_after_5_years": 225345
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 15003,
            "effective_price": 300057,
            "effective_price_per_sqft": 161.06,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 113,
            "estimated_monthly_tax": 538,
            "estimated_monthly_total_with_ti_hoa": 2670,
            "five_year_total_before_tax_insurance_hoa": 145198,
            "five_year_total_cost_estimate": 184206,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 285054,
            "monthly_mi": 143,
            "monthly_pi": 1877,
            "monthly_pi_plus_mi": 2020,
            "price_cut_already_reflected": 16928,
            "remaining_balance_after_5_years": 268037
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 10502,
            "effective_price": 300057,
            "effective_price_per_sqft": 161.06,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 113,
            "estimated_monthly_tax": 538,
            "estimated_monthly_total_with_ti_hoa": 2647,
            "five_year_total_before_tax_insurance_hoa": 139339,
            "five_year_total_cost_estimate": 178346,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 294622,
            "monthly_mi": 135,
            "monthly_pi": 1862,
            "monthly_pi_plus_mi": 1997,
            "price_cut_already_reflected": 16928,
            "remaining_balance_after_5_years": 275799
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 300057,
            "effective_price_per_sqft": 161.06,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 113,
            "estimated_monthly_tax": 538,
            "estimated_monthly_total_with_ti_hoa": 2616,
            "five_year_total_before_tax_insurance_hoa": 126971,
            "five_year_total_cost_estimate": 165978,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 300057,
            "monthly_mi": 0,
            "monthly_pi": 1966,
            "monthly_pi_plus_mi": 1966,
            "price_cut_already_reflected": 16928,
            "remaining_balance_after_5_years": 281991
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 300057,
            "effective_price_per_sqft": 161.06,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 113,
            "estimated_monthly_tax": 538,
            "estimated_monthly_total_with_ti_hoa": 2567,
            "five_year_total_before_tax_insurance_hoa": 124035,
            "five_year_total_cost_estimate": 163043,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 306508,
            "monthly_mi": 0,
            "monthly_pi": 1917,
            "monthly_pi_plus_mi": 1917,
            "price_cut_already_reflected": 16928,
            "remaining_balance_after_5_years": 286593
          }
        }
      },
      "id": "9e23a9fffc0e",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "price_reduction"
      ],
      "negotiability_score": 72,
      "original_price": 316985,
      "preferred_lender_required": false,
      "price": 300057,
      "price_cut": 16928,
      "rate": "5.49%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, price reduction.",
      "sqft": 1863,
      "subdivision": "Mesa Ridge",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "8821 Ponderosa Pine Road",
      "apr": "5.691%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 31.55,
        "arbitrage_delta_percent": 23.45,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "2505 Canyon Creek Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "2505-canyon-creek-drive-temple",
            "price": 249900,
            "price_per_sqft": 134.57,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1857,
            "sqft_delta": 3,
            "subdivision": "Cliffs Of Canyon Creek Ph I",
            "year_built": 1983
          },
          {
            "address": "3811 River Oaks Circle",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "3811-river-oaks-circle-temple",
            "price": 237900,
            "price_per_sqft": 128.59,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1850,
            "sqft_delta": -4,
            "subdivision": "The Oaks",
            "year_built": 1981
          },
          {
            "address": "5921 Stanford Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "5921-stanford-drive-temple",
            "price": 289000,
            "price_per_sqft": 156.47,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1847,
            "sqft_delta": -7,
            "subdivision": "Alta Vista I",
            "year_built": 2013
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 2505 Canyon Creek Drive, 3811 River Oaks Circle, 5921 Stanford Drive, this new-construction card is $32/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 134.57,
        "new_effective_price_per_sqft": 166.12,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Temple",
      "closing_credit": null,
      "dom": 29,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 166.12,
              "estimated_monthly_total_with_ti_hoa": 2635,
              "five_year_total_cost_estimate": 167353,
              "five_year_total_delta_vs_baseline": -39409,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 370,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 166.12,
              "estimated_monthly_total_with_ti_hoa": 2685,
              "five_year_total_cost_estimate": 170366,
              "five_year_total_delta_vs_baseline": -36396,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 420,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 164.46,
              "estimated_monthly_total_with_ti_hoa": 2540,
              "five_year_total_cost_estimate": 179004,
              "five_year_total_delta_vs_baseline": -27758,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 275,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 166.12,
              "estimated_monthly_total_with_ti_hoa": 2717,
              "five_year_total_cost_estimate": 183061,
              "five_year_total_delta_vs_baseline": -23701,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 452,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 166.12,
              "estimated_monthly_total_with_ti_hoa": 2741,
              "five_year_total_cost_estimate": 189076,
              "five_year_total_delta_vs_baseline": -17686,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 476,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 166.12,
              "estimated_monthly_total_with_ti_hoa": 2265,
              "five_year_total_cost_estimate": 206762,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 166.12,
              "estimated_monthly_total_with_ti_hoa": 667,
              "five_year_total_cost_estimate": 357268,
              "five_year_total_delta_vs_baseline": 150506,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1598,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 3080,
            "down_payment": 15246,
            "effective_price": 304910,
            "effective_price_per_sqft": 164.46,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 114,
            "estimated_monthly_tax": 546,
            "estimated_monthly_total_with_ti_hoa": 2540,
            "five_year_total_before_tax_insurance_hoa": 139366,
            "five_year_total_cost_estimate": 179004,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 289664,
            "monthly_mi": 145,
            "monthly_pi": 1735,
            "monthly_pi_plus_mi": 1880,
            "price_cut_already_reflected": 6200,
            "remaining_balance_after_5_years": 271925
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 307990,
            "effective_price": 307990,
            "effective_price_per_sqft": 166.12,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 115,
            "estimated_monthly_tax": 552,
            "estimated_monthly_total_with_ti_hoa": 667,
            "five_year_total_before_tax_insurance_hoa": 317230,
            "five_year_total_cost_estimate": 357268,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 6200,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 61598,
            "effective_price": 307990,
            "effective_price_per_sqft": 166.12,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 115,
            "estimated_monthly_tax": 552,
            "estimated_monthly_total_with_ti_hoa": 2265,
            "five_year_total_before_tax_insurance_hoa": 166723,
            "five_year_total_cost_estimate": 206762,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 246392,
            "monthly_mi": 0,
            "monthly_pi": 1598,
            "monthly_pi_plus_mi": 1598,
            "price_cut_already_reflected": 6200,
            "remaining_balance_after_5_years": 231302
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 15400,
            "effective_price": 307990,
            "effective_price_per_sqft": 166.12,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 115,
            "estimated_monthly_tax": 552,
            "estimated_monthly_total_with_ti_hoa": 2741,
            "five_year_total_before_tax_insurance_hoa": 149037,
            "five_year_total_cost_estimate": 189076,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 292590,
            "monthly_mi": 146,
            "monthly_pi": 1927,
            "monthly_pi_plus_mi": 2073,
            "price_cut_already_reflected": 6200,
            "remaining_balance_after_5_years": 275124
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 10780,
            "effective_price": 307990,
            "effective_price_per_sqft": 166.12,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 115,
            "estimated_monthly_tax": 552,
            "estimated_monthly_total_with_ti_hoa": 2717,
            "five_year_total_before_tax_insurance_hoa": 143022,
            "five_year_total_cost_estimate": 183061,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 302412,
            "monthly_mi": 139,
            "monthly_pi": 1911,
            "monthly_pi_plus_mi": 2050,
            "price_cut_already_reflected": 6200,
            "remaining_balance_after_5_years": 283090
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 307990,
            "effective_price_per_sqft": 166.12,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 115,
            "estimated_monthly_tax": 552,
            "estimated_monthly_total_with_ti_hoa": 2685,
            "five_year_total_before_tax_insurance_hoa": 130328,
            "five_year_total_cost_estimate": 170366,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 307990,
            "monthly_mi": 0,
            "monthly_pi": 2018,
            "monthly_pi_plus_mi": 2018,
            "price_cut_already_reflected": 6200,
            "remaining_balance_after_5_years": 289446
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 307990,
            "effective_price_per_sqft": 166.12,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 115,
            "estimated_monthly_tax": 552,
            "estimated_monthly_total_with_ti_hoa": 2635,
            "five_year_total_before_tax_insurance_hoa": 127315,
            "five_year_total_cost_estimate": 167353,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 314612,
            "monthly_mi": 0,
            "monthly_pi": 1968,
            "monthly_pi_plus_mi": 1968,
            "price_cut_already_reflected": 6200,
            "remaining_balance_after_5_years": 294170
          }
        }
      },
      "id": "9916bf458ce2",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender",
        "price_reduction"
      ],
      "negotiability_score": 72,
      "original_price": 314190,
      "preferred_lender_required": true,
      "price": 307990,
      "price_cut": 6200,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement, price reduction.",
      "sqft": 1854,
      "subdivision": "Mesa Ridge",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "618 Campus Street",
      "apr": "6.23%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": -21.6,
        "arbitrage_delta_percent": -11.83,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1503 E Calhoun Avenue",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "1503-e-calhoun-avenue-temple",
            "price": 184900,
            "price_per_sqft": 157.23,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1176,
            "sqft_delta": 2,
            "subdivision": "Highland Terrace Annex Ph I",
            "year_built": 1999
          },
          {
            "address": "1607 Ridgeway Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "1607-ridgeway-drive-temple",
            "price": 214000,
            "price_per_sqft": 182.59,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1172,
            "sqft_delta": -2,
            "subdivision": "Oak Hills Sec Two Ph Tw",
            "year_built": 1988
          },
          {
            "address": "1319 N 12th Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "1319-n-12th-street-temple",
            "price": 215000,
            "price_per_sqft": 183.45,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1172,
            "sqft_delta": -2,
            "subdivision": "Patterson Add Ph One",
            "year_built": 1996
          }
        ],
        "favorable": true,
        "honest_writeup": "Compared with 1503 E Calhoun Avenue, 1607 Ridgeway Drive, 1319 N 12th Street, this new-construction card is $22/sqft cheaper on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 182.59,
        "new_effective_price_per_sqft": 160.99,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Troy",
      "closing_credit": null,
      "dom": 27,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 160.99,
              "estimated_monthly_total_with_ti_hoa": 1617,
              "five_year_total_cost_estimate": 102697,
              "five_year_total_delta_vs_baseline": -24184,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 227,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 160.99,
              "estimated_monthly_total_with_ti_hoa": 1648,
              "five_year_total_cost_estimate": 104546,
              "five_year_total_delta_vs_baseline": -22335,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 258,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 159.38,
              "estimated_monthly_total_with_ti_hoa": 1559,
              "five_year_total_cost_estimate": 109847,
              "five_year_total_delta_vs_baseline": -17034,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 169,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 160.99,
              "estimated_monthly_total_with_ti_hoa": 1668,
              "five_year_total_cost_estimate": 112337,
              "five_year_total_delta_vs_baseline": -14544,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 278,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 160.99,
              "estimated_monthly_total_with_ti_hoa": 1682,
              "five_year_total_cost_estimate": 116027,
              "five_year_total_delta_vs_baseline": -10854,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 292,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 160.99,
              "estimated_monthly_total_with_ti_hoa": 1390,
              "five_year_total_cost_estimate": 126881,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 160.99,
              "estimated_monthly_total_with_ti_hoa": 409,
              "five_year_total_cost_estimate": 219240,
              "five_year_total_delta_vs_baseline": 92359,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -981,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 1890,
            "down_payment": 9356,
            "effective_price": 187110,
            "effective_price_per_sqft": 159.38,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 70,
            "estimated_monthly_tax": 335,
            "estimated_monthly_total_with_ti_hoa": 1559,
            "five_year_total_before_tax_insurance_hoa": 85523,
            "five_year_total_cost_estimate": 109847,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 177754,
            "monthly_mi": 89,
            "monthly_pi": 1065,
            "monthly_pi_plus_mi": 1153,
            "price_cut_already_reflected": 990,
            "remaining_balance_after_5_years": 166868
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 189000,
            "effective_price": 189000,
            "effective_price_per_sqft": 160.99,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 71,
            "estimated_monthly_tax": 339,
            "estimated_monthly_total_with_ti_hoa": 409,
            "five_year_total_before_tax_insurance_hoa": 194670,
            "five_year_total_cost_estimate": 219240,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 990,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 37800,
            "effective_price": 189000,
            "effective_price_per_sqft": 160.99,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 71,
            "estimated_monthly_tax": 339,
            "estimated_monthly_total_with_ti_hoa": 1390,
            "five_year_total_before_tax_insurance_hoa": 102311,
            "five_year_total_cost_estimate": 126881,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 151200,
            "monthly_mi": 0,
            "monthly_pi": 981,
            "monthly_pi_plus_mi": 981,
            "price_cut_already_reflected": 990,
            "remaining_balance_after_5_years": 141940
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 9450,
            "effective_price": 189000,
            "effective_price_per_sqft": 160.99,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 71,
            "estimated_monthly_tax": 339,
            "estimated_monthly_total_with_ti_hoa": 1682,
            "five_year_total_before_tax_insurance_hoa": 91457,
            "five_year_total_cost_estimate": 116027,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 179550,
            "monthly_mi": 90,
            "monthly_pi": 1183,
            "monthly_pi_plus_mi": 1272,
            "price_cut_already_reflected": 990,
            "remaining_balance_after_5_years": 168831
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 6615,
            "effective_price": 189000,
            "effective_price_per_sqft": 160.99,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 71,
            "estimated_monthly_tax": 339,
            "estimated_monthly_total_with_ti_hoa": 1668,
            "five_year_total_before_tax_insurance_hoa": 87767,
            "five_year_total_cost_estimate": 112337,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 185577,
            "monthly_mi": 85,
            "monthly_pi": 1173,
            "monthly_pi_plus_mi": 1258,
            "price_cut_already_reflected": 990,
            "remaining_balance_after_5_years": 173720
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 189000,
            "effective_price_per_sqft": 160.99,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 71,
            "estimated_monthly_tax": 339,
            "estimated_monthly_total_with_ti_hoa": 1648,
            "five_year_total_before_tax_insurance_hoa": 79976,
            "five_year_total_cost_estimate": 104546,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 189000,
            "monthly_mi": 0,
            "monthly_pi": 1238,
            "monthly_pi_plus_mi": 1238,
            "price_cut_already_reflected": 990,
            "remaining_balance_after_5_years": 177621
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 189000,
            "effective_price_per_sqft": 160.99,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 71,
            "estimated_monthly_tax": 339,
            "estimated_monthly_total_with_ti_hoa": 1617,
            "five_year_total_before_tax_insurance_hoa": 78127,
            "five_year_total_cost_estimate": 102697,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 193064,
            "monthly_mi": 0,
            "monthly_pi": 1208,
            "monthly_pi_plus_mi": 1208,
            "price_cut_already_reflected": 990,
            "remaining_balance_after_5_years": 180519
          }
        }
      },
      "id": "86aa00365880",
      "incentive_types": [
        "closing_costs",
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender",
        "price_reduction"
      ],
      "negotiability_score": 72,
      "original_price": 189990,
      "preferred_lender_required": true,
      "price": 189000,
      "price_cut": 990,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: closing-cost concession language, limited incentive language, fixed-rate incentive, preferred-lender requirement, price reduction.",
      "sqft": 1174,
      "subdivision": "College Park",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "2221 Bigtooth Maple Road",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 25.5,
        "arbitrage_delta_percent": 18.46,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "601 W Zenith Avenue",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "601-w-zenith-avenue-temple",
            "price": 269700,
            "price_per_sqft": 138.1,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1953,
            "sqft_delta": -3,
            "subdivision": "D H Buchanan Add Second S",
            "year_built": 1963
          },
          {
            "address": "2010 S 49th Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "2010-s-49th-street-temple",
            "price": 230000,
            "price_per_sqft": 117.29,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1961,
            "sqft_delta": 5,
            "subdivision": "Skyline",
            "year_built": 1962
          },
          {
            "address": "1503 Fiddle Wood Way",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "1503-fiddle-wood-way-temple",
            "price": 299999,
            "price_per_sqft": 153.77,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1951,
            "sqft_delta": -5,
            "subdivision": "Prairie Rdg Ph II",
            "year_built": 2022
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 601 W Zenith Avenue, 2010 S 49th Street, 1503 Fiddle Wood Way, this new-construction card is $26/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 138.1,
        "new_effective_price_per_sqft": 163.6,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Jerry Wright Homes",
      "city": "Temple",
      "closing_credit": null,
      "dom": 118,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 163.6,
              "estimated_monthly_total_with_ti_hoa": 2738,
              "five_year_total_cost_estimate": 173879,
              "five_year_total_delta_vs_baseline": -40946,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 384,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 163.6,
              "estimated_monthly_total_with_ti_hoa": 2790,
              "five_year_total_cost_estimate": 177010,
              "five_year_total_delta_vs_baseline": -37815,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 436,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 161.96,
              "estimated_monthly_total_with_ti_hoa": 2639,
              "five_year_total_cost_estimate": 185985,
              "five_year_total_delta_vs_baseline": -28840,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 285,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 163.6,
              "estimated_monthly_total_with_ti_hoa": 2823,
              "five_year_total_cost_estimate": 190200,
              "five_year_total_delta_vs_baseline": -24625,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 469,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 163.6,
              "estimated_monthly_total_with_ti_hoa": 2847,
              "five_year_total_cost_estimate": 196449,
              "five_year_total_delta_vs_baseline": -18376,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 493,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 163.6,
              "estimated_monthly_total_with_ti_hoa": 2354,
              "five_year_total_cost_estimate": 214825,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 163.6,
              "estimated_monthly_total_with_ti_hoa": 693,
              "five_year_total_cost_estimate": 371200,
              "five_year_total_delta_vs_baseline": 156375,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1661,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 3200,
            "down_payment": 15840,
            "effective_price": 316800,
            "effective_price_per_sqft": 161.96,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 119,
            "estimated_monthly_tax": 568,
            "estimated_monthly_total_with_ti_hoa": 2639,
            "five_year_total_before_tax_insurance_hoa": 144801,
            "five_year_total_cost_estimate": 185985,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 300960,
            "monthly_mi": 150,
            "monthly_pi": 1802,
            "monthly_pi_plus_mi": 1953,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 282528
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 320000,
            "effective_price": 320000,
            "effective_price_per_sqft": 163.6,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 573,
            "estimated_monthly_total_with_ti_hoa": 693,
            "five_year_total_before_tax_insurance_hoa": 329600,
            "five_year_total_cost_estimate": 371200,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 64000,
            "effective_price": 320000,
            "effective_price_per_sqft": 163.6,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 573,
            "estimated_monthly_total_with_ti_hoa": 2354,
            "five_year_total_before_tax_insurance_hoa": 173225,
            "five_year_total_cost_estimate": 214825,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 256000,
            "monthly_mi": 0,
            "monthly_pi": 1660,
            "monthly_pi_plus_mi": 1660,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 240322
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 16000,
            "effective_price": 320000,
            "effective_price_per_sqft": 163.6,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 573,
            "estimated_monthly_total_with_ti_hoa": 2847,
            "five_year_total_before_tax_insurance_hoa": 154849,
            "five_year_total_cost_estimate": 196449,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 304000,
            "monthly_mi": 152,
            "monthly_pi": 2002,
            "monthly_pi_plus_mi": 2154,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 285852
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 11200,
            "effective_price": 320000,
            "effective_price_per_sqft": 163.6,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 573,
            "estimated_monthly_total_with_ti_hoa": 2823,
            "five_year_total_before_tax_insurance_hoa": 148600,
            "five_year_total_cost_estimate": 190200,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 314204,
            "monthly_mi": 144,
            "monthly_pi": 1986,
            "monthly_pi_plus_mi": 2130,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 294129
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 320000,
            "effective_price_per_sqft": 163.6,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 573,
            "estimated_monthly_total_with_ti_hoa": 2790,
            "five_year_total_before_tax_insurance_hoa": 135410,
            "five_year_total_cost_estimate": 177010,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 320000,
            "monthly_mi": 0,
            "monthly_pi": 2097,
            "monthly_pi_plus_mi": 2097,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 300733
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 320000,
            "effective_price_per_sqft": 163.6,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 573,
            "estimated_monthly_total_with_ti_hoa": 2738,
            "five_year_total_before_tax_insurance_hoa": 132279,
            "five_year_total_cost_estimate": 173879,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 326880,
            "monthly_mi": 0,
            "monthly_pi": 2045,
            "monthly_pi_plus_mi": 2045,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 305641
          }
        }
      },
      "id": "2877a8c45333",
      "incentive_types": [
        "exclusive_savings",
        "rate_buydown"
      ],
      "negotiability_score": 71,
      "original_price": 310000,
      "preferred_lender_required": false,
      "price": 320000,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: limited incentive language, rate buydown language.",
      "sqft": 1956,
      "subdivision": "Mesa Ridge",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "1010 Winchester Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 60.29,
        "arbitrage_delta_percent": 39.57,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "3309 Cottonwood Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "3309-cottonwood-lane-temple",
            "price": 330000,
            "price_per_sqft": 152.35,
            "source": "/Users/taylordasch_1/market-monitor/05-14-2026-mls-templebelton.csv",
            "sqft": 2166,
            "sqft_delta": -2,
            "subdivision": "Meadow Oaks North",
            "year_built": 1975
          },
          {
            "address": "809 Kendra Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "809-kendra-drive-temple",
            "price": 349900,
            "price_per_sqft": 161.54,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2166,
            "sqft_delta": -2,
            "subdivision": "Canyon Ridge Ph III",
            "year_built": 2017
          },
          {
            "address": "3610 Gila Trl.",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "3610-gila-trl-temple",
            "price": 309500,
            "price_per_sqft": 142.56,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2171,
            "sqft_delta": 3,
            "subdivision": "",
            "year_built": 1971
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 3309 Cottonwood Lane, 809 Kendra Drive, 3610 Gila Trl., this new-construction card is $60/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 152.35,
        "new_effective_price_per_sqft": 212.64,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "A & G Homes",
      "city": "Nolanville",
      "closing_credit": null,
      "dom": 325,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 212.64,
              "estimated_monthly_total_with_ti_hoa": 3944,
              "five_year_total_cost_estimate": 250495,
              "five_year_total_delta_vs_baseline": -58987,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 553,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 212.64,
              "estimated_monthly_total_with_ti_hoa": 4020,
              "five_year_total_cost_estimate": 255005,
              "five_year_total_delta_vs_baseline": -54477,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 629,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 210.51,
              "estimated_monthly_total_with_ti_hoa": 3802,
              "five_year_total_cost_estimate": 267934,
              "five_year_total_delta_vs_baseline": -41548,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 411,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 212.64,
              "estimated_monthly_total_with_ti_hoa": 4067,
              "five_year_total_cost_estimate": 274006,
              "five_year_total_delta_vs_baseline": -35476,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 676,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 212.64,
              "estimated_monthly_total_with_ti_hoa": 4102,
              "five_year_total_cost_estimate": 283009,
              "five_year_total_delta_vs_baseline": -26473,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 711,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 212.64,
              "estimated_monthly_total_with_ti_hoa": 3391,
              "five_year_total_cost_estimate": 309482,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 212.64,
              "estimated_monthly_total_with_ti_hoa": 999,
              "five_year_total_cost_estimate": 534760,
              "five_year_total_delta_vs_baseline": 225278,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2392,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 4610,
            "down_payment": 22820,
            "effective_price": 456390,
            "effective_price_per_sqft": 210.51,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 171,
            "estimated_monthly_tax": 818,
            "estimated_monthly_total_with_ti_hoa": 3802,
            "five_year_total_before_tax_insurance_hoa": 208604,
            "five_year_total_cost_estimate": 267934,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 433570,
            "monthly_mi": 217,
            "monthly_pi": 2597,
            "monthly_pi_plus_mi": 2813,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 407017
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 461000,
            "effective_price": 461000,
            "effective_price_per_sqft": 212.64,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 173,
            "estimated_monthly_tax": 826,
            "estimated_monthly_total_with_ti_hoa": 999,
            "five_year_total_before_tax_insurance_hoa": 474830,
            "five_year_total_cost_estimate": 534760,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 92200,
            "effective_price": 461000,
            "effective_price_per_sqft": 212.64,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 173,
            "estimated_monthly_tax": 826,
            "estimated_monthly_total_with_ti_hoa": 3391,
            "five_year_total_before_tax_insurance_hoa": 249552,
            "five_year_total_cost_estimate": 309482,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 368800,
            "monthly_mi": 0,
            "monthly_pi": 2392,
            "monthly_pi_plus_mi": 2392,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 346214
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 23050,
            "effective_price": 461000,
            "effective_price_per_sqft": 212.64,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 173,
            "estimated_monthly_tax": 826,
            "estimated_monthly_total_with_ti_hoa": 4102,
            "five_year_total_before_tax_insurance_hoa": 223079,
            "five_year_total_cost_estimate": 283009,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 437950,
            "monthly_mi": 219,
            "monthly_pi": 2884,
            "monthly_pi_plus_mi": 3103,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 411806
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 16135,
            "effective_price": 461000,
            "effective_price_per_sqft": 212.64,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 173,
            "estimated_monthly_tax": 826,
            "estimated_monthly_total_with_ti_hoa": 4067,
            "five_year_total_before_tax_insurance_hoa": 214076,
            "five_year_total_cost_estimate": 274006,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 452650,
            "monthly_mi": 207,
            "monthly_pi": 2861,
            "monthly_pi_plus_mi": 3069,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 423730
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 461000,
            "effective_price_per_sqft": 212.64,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 173,
            "estimated_monthly_tax": 826,
            "estimated_monthly_total_with_ti_hoa": 4020,
            "five_year_total_before_tax_insurance_hoa": 195075,
            "five_year_total_cost_estimate": 255005,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 461000,
            "monthly_mi": 0,
            "monthly_pi": 3021,
            "monthly_pi_plus_mi": 3021,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 433244
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 461000,
            "effective_price_per_sqft": 212.64,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 173,
            "estimated_monthly_tax": 826,
            "estimated_monthly_total_with_ti_hoa": 3944,
            "five_year_total_before_tax_insurance_hoa": 190565,
            "five_year_total_cost_estimate": 250495,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 470912,
            "monthly_mi": 0,
            "monthly_pi": 2946,
            "monthly_pi_plus_mi": 2946,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 440314
          }
        }
      },
      "id": "f07b32a5be96",
      "incentive_types": [
        "closing_costs",
        "preferred_lender"
      ],
      "negotiability_score": 69,
      "original_price": 461000,
      "preferred_lender_required": true,
      "price": 461000,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language, preferred-lender requirement.",
      "sqft": 2168,
      "subdivision": "Bella Charca Ph Ix",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "6750 King Mill Drive",
      "apr": "5.775%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 31.34,
        "arbitrage_delta_percent": 14.9,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1250 E Creekview Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "1250-e-creekview-drive-salado",
            "price": 910000,
            "price_per_sqft": 295.84,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 3076,
            "sqft_delta": -6,
            "subdivision": "Hidden Spgs Sec One",
            "year_built": 2021
          },
          {
            "address": "1708 Meadow Crest Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "1708-meadow-crest-drive-salado",
            "price": 600000,
            "price_per_sqft": 197.17,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 3043,
            "sqft_delta": -39,
            "subdivision": "Mill Crk Spgs Ph X",
            "year_built": 2021
          },
          {
            "address": "7511 N Lakeview Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "7511-n-lakeview-drive-salado",
            "price": 640000,
            "price_per_sqft": 210.39,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 3042,
            "sqft_delta": -40,
            "subdivision": "The Woods Of Salado",
            "year_built": 1994
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1250 E Creekview Drive, 1708 Meadow Crest Drive, 7511 N Lakeview Drive, this new-construction card is $31/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 210.39,
        "new_effective_price_per_sqft": 241.73,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Salado",
      "closing_credit": null,
      "dom": 18,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 241.73,
              "estimated_monthly_total_with_ti_hoa": 6374,
              "five_year_total_cost_estimate": 404813,
              "five_year_total_delta_vs_baseline": -95326,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 894,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 241.73,
              "estimated_monthly_total_with_ti_hoa": 6496,
              "five_year_total_cost_estimate": 412101,
              "five_year_total_delta_vs_baseline": -88038,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 1016,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 239.31,
              "estimated_monthly_total_with_ti_hoa": 6145,
              "five_year_total_cost_estimate": 432996,
              "five_year_total_delta_vs_baseline": -67143,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 665,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 241.73,
              "estimated_monthly_total_with_ti_hoa": 6573,
              "five_year_total_cost_estimate": 442808,
              "five_year_total_delta_vs_baseline": -57331,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 1093,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 241.73,
              "estimated_monthly_total_with_ti_hoa": 6629,
              "five_year_total_cost_estimate": 457357,
              "five_year_total_delta_vs_baseline": -42782,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 1149,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 241.73,
              "estimated_monthly_total_with_ti_hoa": 5480,
              "five_year_total_cost_estimate": 500139,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 241.73,
              "estimated_monthly_total_with_ti_hoa": 1614,
              "five_year_total_cost_estimate": 864200,
              "five_year_total_delta_vs_baseline": 364061,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -3866,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 7450,
            "down_payment": 36878,
            "effective_price": 737550,
            "effective_price_per_sqft": 239.31,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 277,
            "estimated_monthly_tax": 1321,
            "estimated_monthly_total_with_ti_hoa": 6145,
            "five_year_total_before_tax_insurance_hoa": 337115,
            "five_year_total_cost_estimate": 432996,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 700672,
            "monthly_mi": 350,
            "monthly_pi": 4196,
            "monthly_pi_plus_mi": 4547,
            "price_cut_already_reflected": 11504,
            "remaining_balance_after_5_years": 657761
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 745000,
            "effective_price": 745000,
            "effective_price_per_sqft": 241.73,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 279,
            "estimated_monthly_tax": 1335,
            "estimated_monthly_total_with_ti_hoa": 1614,
            "five_year_total_before_tax_insurance_hoa": 767350,
            "five_year_total_cost_estimate": 864200,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 11504,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 149000,
            "effective_price": 745000,
            "effective_price_per_sqft": 241.73,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 279,
            "estimated_monthly_tax": 1335,
            "estimated_monthly_total_with_ti_hoa": 5480,
            "five_year_total_before_tax_insurance_hoa": 403289,
            "five_year_total_cost_estimate": 500139,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 596000,
            "monthly_mi": 0,
            "monthly_pi": 3866,
            "monthly_pi_plus_mi": 3866,
            "price_cut_already_reflected": 11504,
            "remaining_balance_after_5_years": 559499
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 37250,
            "effective_price": 745000,
            "effective_price_per_sqft": 241.73,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 279,
            "estimated_monthly_tax": 1335,
            "estimated_monthly_total_with_ti_hoa": 6629,
            "five_year_total_before_tax_insurance_hoa": 360507,
            "five_year_total_cost_estimate": 457357,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 707750,
            "monthly_mi": 354,
            "monthly_pi": 4661,
            "monthly_pi_plus_mi": 5015,
            "price_cut_already_reflected": 11504,
            "remaining_balance_after_5_years": 665499
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 26075,
            "effective_price": 745000,
            "effective_price_per_sqft": 241.73,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 279,
            "estimated_monthly_tax": 1335,
            "estimated_monthly_total_with_ti_hoa": 6573,
            "five_year_total_before_tax_insurance_hoa": 345958,
            "five_year_total_cost_estimate": 442808,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 731506,
            "monthly_mi": 335,
            "monthly_pi": 4624,
            "monthly_pi_plus_mi": 4959,
            "price_cut_already_reflected": 11504,
            "remaining_balance_after_5_years": 684770
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 745000,
            "effective_price_per_sqft": 241.73,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 279,
            "estimated_monthly_tax": 1335,
            "estimated_monthly_total_with_ti_hoa": 6496,
            "five_year_total_before_tax_insurance_hoa": 315251,
            "five_year_total_cost_estimate": 412101,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 745000,
            "monthly_mi": 0,
            "monthly_pi": 4882,
            "monthly_pi_plus_mi": 4882,
            "price_cut_already_reflected": 11504,
            "remaining_balance_after_5_years": 700144
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 745000,
            "effective_price_per_sqft": 241.73,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 279,
            "estimated_monthly_tax": 1335,
            "estimated_monthly_total_with_ti_hoa": 6374,
            "five_year_total_before_tax_insurance_hoa": 307963,
            "five_year_total_cost_estimate": 404813,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 761018,
            "monthly_mi": 0,
            "monthly_pi": 4760,
            "monthly_pi_plus_mi": 4760,
            "price_cut_already_reflected": 11504,
            "remaining_balance_after_5_years": 711571
          }
        }
      },
      "id": "ded5d303cffd",
      "incentive_types": [
        "closing_costs",
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender",
        "price_reduction"
      ],
      "negotiability_score": 69,
      "original_price": 756504,
      "preferred_lender_required": true,
      "price": 745000,
      "price_cut": 11504,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: closing-cost concession language, limited incentive language, fixed-rate incentive, preferred-lender requirement, price reduction.",
      "sqft": 3082,
      "subdivision": "King Oaks",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "1409 S 5th Street",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": -18.09,
        "arbitrage_delta_percent": -11.17,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "4714 Buckskin Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "4714-buckskin-trail-temple",
            "price": 220000,
            "price_per_sqft": 162.0,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1358,
            "sqft_delta": 3,
            "subdivision": "Stratford Place Ph I",
            "year_built": 1989
          },
          {
            "address": "4735 Stonehaven Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "4735-stonehaven-drive-temple",
            "price": 210000,
            "price_per_sqft": 155.67,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1349,
            "sqft_delta": -6,
            "subdivision": "Echo Vista Add",
            "year_built": 2009
          },
          {
            "address": "7405 Buffalo Grass Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "7405-buffalo-grass-drive-temple",
            "price": 247000,
            "price_per_sqft": 181.48,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1361,
            "sqft_delta": 6,
            "subdivision": "Villages/Westfield Ph II",
            "year_built": 2020
          }
        ],
        "favorable": true,
        "honest_writeup": "Compared with 4714 Buckskin Trail, 4735 Stonehaven Drive, 7405 Buffalo Grass Drive, this new-construction card is $18/sqft cheaper on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 162.0,
        "new_effective_price_per_sqft": 143.91,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": null,
      "city": "Temple",
      "closing_credit": null,
      "dom": 30,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 143.91,
              "estimated_monthly_total_with_ti_hoa": 1668,
              "five_year_total_cost_estimate": 105958,
              "five_year_total_delta_vs_baseline": -24951,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 234,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 143.91,
              "estimated_monthly_total_with_ti_hoa": 1700,
              "five_year_total_cost_estimate": 107865,
              "five_year_total_delta_vs_baseline": -23044,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 266,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 142.47,
              "estimated_monthly_total_with_ti_hoa": 1608,
              "five_year_total_cost_estimate": 113335,
              "five_year_total_delta_vs_baseline": -17574,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 174,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 143.91,
              "estimated_monthly_total_with_ti_hoa": 1720,
              "five_year_total_cost_estimate": 115903,
              "five_year_total_delta_vs_baseline": -15006,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 286,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 143.91,
              "estimated_monthly_total_with_ti_hoa": 1735,
              "five_year_total_cost_estimate": 119711,
              "five_year_total_delta_vs_baseline": -11198,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 301,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 143.91,
              "estimated_monthly_total_with_ti_hoa": 1434,
              "five_year_total_cost_estimate": 130909,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 143.91,
              "estimated_monthly_total_with_ti_hoa": 422,
              "five_year_total_cost_estimate": 226200,
              "five_year_total_delta_vs_baseline": 95291,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1012,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 1950,
            "down_payment": 9652,
            "effective_price": 193050,
            "effective_price_per_sqft": 142.47,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 72,
            "estimated_monthly_tax": 346,
            "estimated_monthly_total_with_ti_hoa": 1608,
            "five_year_total_before_tax_insurance_hoa": 88238,
            "five_year_total_cost_estimate": 113335,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 183398,
            "monthly_mi": 92,
            "monthly_pi": 1098,
            "monthly_pi_plus_mi": 1190,
            "price_cut_already_reflected": 5000,
            "remaining_balance_after_5_years": 172166
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 195000,
            "effective_price": 195000,
            "effective_price_per_sqft": 143.91,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 73,
            "estimated_monthly_tax": 349,
            "estimated_monthly_total_with_ti_hoa": 422,
            "five_year_total_before_tax_insurance_hoa": 200850,
            "five_year_total_cost_estimate": 226200,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 5000,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 39000,
            "effective_price": 195000,
            "effective_price_per_sqft": 143.91,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 73,
            "estimated_monthly_tax": 349,
            "estimated_monthly_total_with_ti_hoa": 1434,
            "five_year_total_before_tax_insurance_hoa": 105559,
            "five_year_total_cost_estimate": 130909,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 156000,
            "monthly_mi": 0,
            "monthly_pi": 1012,
            "monthly_pi_plus_mi": 1012,
            "price_cut_already_reflected": 5000,
            "remaining_balance_after_5_years": 146446
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 9750,
            "effective_price": 195000,
            "effective_price_per_sqft": 143.91,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 73,
            "estimated_monthly_tax": 349,
            "estimated_monthly_total_with_ti_hoa": 1735,
            "five_year_total_before_tax_insurance_hoa": 94361,
            "five_year_total_cost_estimate": 119711,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 185250,
            "monthly_mi": 93,
            "monthly_pi": 1220,
            "monthly_pi_plus_mi": 1313,
            "price_cut_already_reflected": 5000,
            "remaining_balance_after_5_years": 174191
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 6825,
            "effective_price": 195000,
            "effective_price_per_sqft": 143.91,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 73,
            "estimated_monthly_tax": 349,
            "estimated_monthly_total_with_ti_hoa": 1720,
            "five_year_total_before_tax_insurance_hoa": 90553,
            "five_year_total_cost_estimate": 115903,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 191468,
            "monthly_mi": 88,
            "monthly_pi": 1210,
            "monthly_pi_plus_mi": 1298,
            "price_cut_already_reflected": 5000,
            "remaining_balance_after_5_years": 179235
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 195000,
            "effective_price_per_sqft": 143.91,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 73,
            "estimated_monthly_tax": 349,
            "estimated_monthly_total_with_ti_hoa": 1700,
            "five_year_total_before_tax_insurance_hoa": 82515,
            "five_year_total_cost_estimate": 107865,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 195000,
            "monthly_mi": 0,
            "monthly_pi": 1278,
            "monthly_pi_plus_mi": 1278,
            "price_cut_already_reflected": 5000,
            "remaining_balance_after_5_years": 183259
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 195000,
            "effective_price_per_sqft": 143.91,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 73,
            "estimated_monthly_tax": 349,
            "estimated_monthly_total_with_ti_hoa": 1668,
            "five_year_total_before_tax_insurance_hoa": 80608,
            "five_year_total_cost_estimate": 105958,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 199192,
            "monthly_mi": 0,
            "monthly_pi": 1246,
            "monthly_pi_plus_mi": 1246,
            "price_cut_already_reflected": 5000,
            "remaining_balance_after_5_years": 186250
          }
        }
      },
      "id": "a02e06a7f8dc",
      "incentive_types": [
        "closing_costs",
        "price_reduction",
        "rate_buydown"
      ],
      "negotiability_score": 68,
      "original_price": 200000,
      "preferred_lender_required": false,
      "price": 195000,
      "price_cut": 5000,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language, price reduction, rate buydown language.",
      "sqft": 1355,
      "subdivision": "",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "1315 Lone Pine Way",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 31.24,
        "arbitrage_delta_percent": 23.45,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "3908 Lakecliff Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "3908-lakecliff-drive-harker-heights",
            "price": 174900,
            "price_per_sqft": 133.21,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1313,
            "sqft_delta": -12,
            "subdivision": "Cherokee Lane",
            "year_built": 1996
          },
          {
            "address": "1602 Indian Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1602-indian-trail-harker-heights",
            "price": 165000,
            "price_per_sqft": 122.04,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1352,
            "sqft_delta": 27,
            "subdivision": "Comanche Land 1st Unit",
            "year_built": 1982
          },
          {
            "address": "4214 Broken Arrow Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "4214-broken-arrow-drive-harker-heights",
            "price": 239700,
            "price_per_sqft": 174.71,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1372,
            "sqft_delta": 47,
            "subdivision": "Broken Arrow Lake Estates Sec",
            "year_built": 1977
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 3908 Lakecliff Drive, 1602 Indian Trail, 4214 Broken Arrow Drive, this new-construction card is $31/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 133.21,
        "new_effective_price_per_sqft": 164.45,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "BFF Construction",
      "city": "Killeen",
      "closing_credit": null,
      "dom": 114,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 164.45,
              "estimated_monthly_total_with_ti_hoa": 1864,
              "five_year_total_cost_estimate": 118401,
              "five_year_total_delta_vs_baseline": -27881,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 261,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 164.45,
              "estimated_monthly_total_with_ti_hoa": 1900,
              "five_year_total_cost_estimate": 120533,
              "five_year_total_delta_vs_baseline": -25749,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 297,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 162.81,
              "estimated_monthly_total_with_ti_hoa": 1797,
              "five_year_total_cost_estimate": 126644,
              "five_year_total_delta_vs_baseline": -19638,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 194,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 164.45,
              "estimated_monthly_total_with_ti_hoa": 1923,
              "five_year_total_cost_estimate": 129514,
              "five_year_total_delta_vs_baseline": -16768,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 320,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 164.45,
              "estimated_monthly_total_with_ti_hoa": 1939,
              "five_year_total_cost_estimate": 133769,
              "five_year_total_delta_vs_baseline": -12513,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 336,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 164.45,
              "estimated_monthly_total_with_ti_hoa": 1603,
              "five_year_total_cost_estimate": 146282,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 164.45,
              "estimated_monthly_total_with_ti_hoa": 472,
              "five_year_total_cost_estimate": 252764,
              "five_year_total_delta_vs_baseline": 106482,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1131,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2179,
            "down_payment": 10786,
            "effective_price": 215721,
            "effective_price_per_sqft": 162.81,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 81,
            "estimated_monthly_tax": 387,
            "estimated_monthly_total_with_ti_hoa": 1797,
            "five_year_total_before_tax_insurance_hoa": 98600,
            "five_year_total_cost_estimate": 126644,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 204935,
            "monthly_mi": 102,
            "monthly_pi": 1227,
            "monthly_pi_plus_mi": 1330,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 192384
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 217900,
            "effective_price": 217900,
            "effective_price_per_sqft": 164.45,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 82,
            "estimated_monthly_tax": 390,
            "estimated_monthly_total_with_ti_hoa": 472,
            "five_year_total_before_tax_insurance_hoa": 224437,
            "five_year_total_cost_estimate": 252764,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 43580,
            "effective_price": 217900,
            "effective_price_per_sqft": 164.45,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 82,
            "estimated_monthly_tax": 390,
            "estimated_monthly_total_with_ti_hoa": 1603,
            "five_year_total_before_tax_insurance_hoa": 117955,
            "five_year_total_cost_estimate": 146282,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 174320,
            "monthly_mi": 0,
            "monthly_pi": 1131,
            "monthly_pi_plus_mi": 1131,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 163644
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 10895,
            "effective_price": 217900,
            "effective_price_per_sqft": 164.45,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 82,
            "estimated_monthly_tax": 390,
            "estimated_monthly_total_with_ti_hoa": 1939,
            "five_year_total_before_tax_insurance_hoa": 105442,
            "five_year_total_cost_estimate": 133769,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 207005,
            "monthly_mi": 104,
            "monthly_pi": 1363,
            "monthly_pi_plus_mi": 1467,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 194647
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 7627,
            "effective_price": 217900,
            "effective_price_per_sqft": 164.45,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 82,
            "estimated_monthly_tax": 390,
            "estimated_monthly_total_with_ti_hoa": 1923,
            "five_year_total_before_tax_insurance_hoa": 101187,
            "five_year_total_cost_estimate": 129514,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 213953,
            "monthly_mi": 98,
            "monthly_pi": 1352,
            "monthly_pi_plus_mi": 1450,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 200284
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 217900,
            "effective_price_per_sqft": 164.45,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 82,
            "estimated_monthly_tax": 390,
            "estimated_monthly_total_with_ti_hoa": 1900,
            "five_year_total_before_tax_insurance_hoa": 92206,
            "five_year_total_cost_estimate": 120533,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 217900,
            "monthly_mi": 0,
            "monthly_pi": 1428,
            "monthly_pi_plus_mi": 1428,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 204780
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 217900,
            "effective_price_per_sqft": 164.45,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 82,
            "estimated_monthly_tax": 390,
            "estimated_monthly_total_with_ti_hoa": 1864,
            "five_year_total_before_tax_insurance_hoa": 90074,
            "five_year_total_cost_estimate": 118401,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 222585,
            "monthly_mi": 0,
            "monthly_pi": 1392,
            "monthly_pi_plus_mi": 1392,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 208123
          }
        }
      },
      "id": "2827acbf6178",
      "incentive_types": [
        "lender_credit",
        "preferred_lender"
      ],
      "negotiability_score": 67,
      "original_price": 217900,
      "preferred_lender_required": true,
      "price": 217900,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: lender-credit language, preferred-lender requirement.",
      "sqft": 1325,
      "subdivision": "DOGWOOD ADDITION",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "9011 Chalk Maple Drive",
      "apr": "5.775%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 39.79,
        "arbitrage_delta_percent": 25.7,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1602 Indian Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1602-indian-trail-harker-heights",
            "price": 165000,
            "price_per_sqft": 122.04,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1352,
            "sqft_delta": -8,
            "subdivision": "Comanche Land 1st Unit",
            "year_built": 1982
          },
          {
            "address": "4214 Broken Arrow Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "4214-broken-arrow-drive-harker-heights",
            "price": 239700,
            "price_per_sqft": 174.71,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1372,
            "sqft_delta": 12,
            "subdivision": "Broken Arrow Lake Estates Sec",
            "year_built": 1977
          },
          {
            "address": "1102 Chablis Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1102-chablis-drive-harker-heights",
            "price": 214900,
            "price_per_sqft": 154.83,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1388,
            "sqft_delta": 28,
            "subdivision": "The Vineyard",
            "year_built": 1994
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1602 Indian Trail, 4214 Broken Arrow Drive, 1102 Chablis Drive, this new-construction card is $40/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 154.83,
        "new_effective_price_per_sqft": 194.62,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Killeen",
      "closing_credit": null,
      "dom": 29,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 194.62,
              "estimated_monthly_total_with_ti_hoa": 2265,
              "five_year_total_cost_estimate": 143825,
              "five_year_total_delta_vs_baseline": -33869,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 318,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 194.62,
              "estimated_monthly_total_with_ti_hoa": 2308,
              "five_year_total_cost_estimate": 146415,
              "five_year_total_delta_vs_baseline": -31279,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 361,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 192.68,
              "estimated_monthly_total_with_ti_hoa": 2183,
              "five_year_total_cost_estimate": 153838,
              "five_year_total_delta_vs_baseline": -23856,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 236,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 194.62,
              "estimated_monthly_total_with_ti_hoa": 2335,
              "five_year_total_cost_estimate": 157325,
              "five_year_total_delta_vs_baseline": -20369,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 388,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 194.62,
              "estimated_monthly_total_with_ti_hoa": 2355,
              "five_year_total_cost_estimate": 162494,
              "five_year_total_delta_vs_baseline": -15200,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 408,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 194.62,
              "estimated_monthly_total_with_ti_hoa": 1947,
              "five_year_total_cost_estimate": 177694,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 194.62,
              "estimated_monthly_total_with_ti_hoa": 573,
              "five_year_total_cost_estimate": 307040,
              "five_year_total_delta_vs_baseline": 129346,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1374,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2647,
            "down_payment": 13102,
            "effective_price": 262043,
            "effective_price_per_sqft": 192.68,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 98,
            "estimated_monthly_tax": 469,
            "estimated_monthly_total_with_ti_hoa": 2183,
            "five_year_total_before_tax_insurance_hoa": 119773,
            "five_year_total_cost_estimate": 153838,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 248941,
            "monthly_mi": 124,
            "monthly_pi": 1491,
            "monthly_pi_plus_mi": 1615,
            "price_cut_already_reflected": 445,
            "remaining_balance_after_5_years": 233695
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 264690,
            "effective_price": 264690,
            "effective_price_per_sqft": 194.62,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 474,
            "estimated_monthly_total_with_ti_hoa": 573,
            "five_year_total_before_tax_insurance_hoa": 272631,
            "five_year_total_cost_estimate": 307040,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 445,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 52938,
            "effective_price": 264690,
            "effective_price_per_sqft": 194.62,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 474,
            "estimated_monthly_total_with_ti_hoa": 1947,
            "five_year_total_before_tax_insurance_hoa": 143284,
            "five_year_total_cost_estimate": 177694,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 211752,
            "monthly_mi": 0,
            "monthly_pi": 1373,
            "monthly_pi_plus_mi": 1373,
            "price_cut_already_reflected": 445,
            "remaining_balance_after_5_years": 198784
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 13234,
            "effective_price": 264690,
            "effective_price_per_sqft": 194.62,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 474,
            "estimated_monthly_total_with_ti_hoa": 2355,
            "five_year_total_before_tax_insurance_hoa": 128084,
            "five_year_total_cost_estimate": 162494,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 251456,
            "monthly_mi": 126,
            "monthly_pi": 1656,
            "monthly_pi_plus_mi": 1782,
            "price_cut_already_reflected": 445,
            "remaining_balance_after_5_years": 236444
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 9264,
            "effective_price": 264690,
            "effective_price_per_sqft": 194.62,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 474,
            "estimated_monthly_total_with_ti_hoa": 2335,
            "five_year_total_before_tax_insurance_hoa": 122915,
            "five_year_total_cost_estimate": 157325,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 259896,
            "monthly_mi": 119,
            "monthly_pi": 1643,
            "monthly_pi_plus_mi": 1762,
            "price_cut_already_reflected": 445,
            "remaining_balance_after_5_years": 243291
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 264690,
            "effective_price_per_sqft": 194.62,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 474,
            "estimated_monthly_total_with_ti_hoa": 2308,
            "five_year_total_before_tax_insurance_hoa": 112005,
            "five_year_total_cost_estimate": 146415,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 264690,
            "monthly_mi": 0,
            "monthly_pi": 1734,
            "monthly_pi_plus_mi": 1734,
            "price_cut_already_reflected": 445,
            "remaining_balance_after_5_years": 248753
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 264690,
            "effective_price_per_sqft": 194.62,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 474,
            "estimated_monthly_total_with_ti_hoa": 2265,
            "five_year_total_before_tax_insurance_hoa": 109416,
            "five_year_total_cost_estimate": 143825,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 270381,
            "monthly_mi": 0,
            "monthly_pi": 1691,
            "monthly_pi_plus_mi": 1691,
            "price_cut_already_reflected": 445,
            "remaining_balance_after_5_years": 252813
          }
        }
      },
      "id": "f28aa770914e",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "price_reduction"
      ],
      "negotiability_score": 67,
      "original_price": 265135,
      "preferred_lender_required": false,
      "price": 264690,
      "price_cut": 445,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, price reduction.",
      "sqft": 1360,
      "subdivision": "Preserve at Thousand Oaks",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "1711 Bear Grass Ridge Road",
      "apr": "6.23%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 12.99,
        "arbitrage_delta_percent": 8.02,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "7405 Buffalo Grass Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "7405-buffalo-grass-drive-temple",
            "price": 247000,
            "price_per_sqft": 181.48,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1361,
            "sqft_delta": 1,
            "subdivision": "Villages/Westfield Ph II",
            "year_built": 2020
          },
          {
            "address": "4714 Buckskin Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "4714-buckskin-trail-temple",
            "price": 220000,
            "price_per_sqft": 162.0,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1358,
            "sqft_delta": -2,
            "subdivision": "Stratford Place Ph I",
            "year_built": 1989
          },
          {
            "address": "4413 Lone Star Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "4413-lone-star-trail-temple",
            "price": 197000,
            "price_per_sqft": 144.11,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1367,
            "sqft_delta": 7,
            "subdivision": "Canyon Creek Ph IV",
            "year_built": 1986
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 7405 Buffalo Grass Drive, 4714 Buckskin Trail, 4413 Lone Star Trail, this new-construction card is $13/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 162.0,
        "new_effective_price_per_sqft": 174.99,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Temple",
      "closing_credit": null,
      "dom": 12,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 174.99,
              "estimated_monthly_total_with_ti_hoa": 2036,
              "five_year_total_cost_estimate": 129317,
              "five_year_total_delta_vs_baseline": -30452,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 285,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 174.99,
              "estimated_monthly_total_with_ti_hoa": 2075,
              "five_year_total_cost_estimate": 131645,
              "five_year_total_delta_vs_baseline": -28124,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 324,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 173.24,
              "estimated_monthly_total_with_ti_hoa": 1963,
              "five_year_total_cost_estimate": 138320,
              "five_year_total_delta_vs_baseline": -21449,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 212,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 174.99,
              "estimated_monthly_total_with_ti_hoa": 2100,
              "five_year_total_cost_estimate": 141455,
              "five_year_total_delta_vs_baseline": -18314,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 349,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 174.99,
              "estimated_monthly_total_with_ti_hoa": 2118,
              "five_year_total_cost_estimate": 146103,
              "five_year_total_delta_vs_baseline": -13666,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 367,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 174.99,
              "estimated_monthly_total_with_ti_hoa": 1751,
              "five_year_total_cost_estimate": 159769,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 174.99,
              "estimated_monthly_total_with_ti_hoa": 516,
              "five_year_total_cost_estimate": 276068,
              "five_year_total_delta_vs_baseline": 116299,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1235,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2380,
            "down_payment": 11780,
            "effective_price": 235610,
            "effective_price_per_sqft": 173.24,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 88,
            "estimated_monthly_tax": 422,
            "estimated_monthly_total_with_ti_hoa": 1963,
            "five_year_total_before_tax_insurance_hoa": 107691,
            "five_year_total_cost_estimate": 138320,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 223830,
            "monthly_mi": 112,
            "monthly_pi": 1341,
            "monthly_pi_plus_mi": 1452,
            "price_cut_already_reflected": 17000,
            "remaining_balance_after_5_years": 210122
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 237990,
            "effective_price": 237990,
            "effective_price_per_sqft": 174.99,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 89,
            "estimated_monthly_tax": 426,
            "estimated_monthly_total_with_ti_hoa": 516,
            "five_year_total_before_tax_insurance_hoa": 245130,
            "five_year_total_cost_estimate": 276068,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 17000,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 47598,
            "effective_price": 237990,
            "effective_price_per_sqft": 174.99,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 89,
            "estimated_monthly_tax": 426,
            "estimated_monthly_total_with_ti_hoa": 1751,
            "five_year_total_before_tax_insurance_hoa": 128830,
            "five_year_total_cost_estimate": 159769,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 190392,
            "monthly_mi": 0,
            "monthly_pi": 1235,
            "monthly_pi_plus_mi": 1235,
            "price_cut_already_reflected": 17000,
            "remaining_balance_after_5_years": 178732
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 11900,
            "effective_price": 237990,
            "effective_price_per_sqft": 174.99,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 89,
            "estimated_monthly_tax": 426,
            "estimated_monthly_total_with_ti_hoa": 2118,
            "five_year_total_before_tax_insurance_hoa": 115164,
            "five_year_total_cost_estimate": 146103,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 226090,
            "monthly_mi": 113,
            "monthly_pi": 1489,
            "monthly_pi_plus_mi": 1602,
            "price_cut_already_reflected": 17000,
            "remaining_balance_after_5_years": 212594
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 8330,
            "effective_price": 237990,
            "effective_price_per_sqft": 174.99,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 89,
            "estimated_monthly_tax": 426,
            "estimated_monthly_total_with_ti_hoa": 2100,
            "five_year_total_before_tax_insurance_hoa": 110516,
            "five_year_total_cost_estimate": 141455,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 233679,
            "monthly_mi": 107,
            "monthly_pi": 1477,
            "monthly_pi_plus_mi": 1584,
            "price_cut_already_reflected": 17000,
            "remaining_balance_after_5_years": 218750
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 237990,
            "effective_price_per_sqft": 174.99,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 89,
            "estimated_monthly_tax": 426,
            "estimated_monthly_total_with_ti_hoa": 2075,
            "five_year_total_before_tax_insurance_hoa": 100707,
            "five_year_total_cost_estimate": 131645,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 237990,
            "monthly_mi": 0,
            "monthly_pi": 1559,
            "monthly_pi_plus_mi": 1559,
            "price_cut_already_reflected": 17000,
            "remaining_balance_after_5_years": 223661
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 237990,
            "effective_price_per_sqft": 174.99,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 89,
            "estimated_monthly_tax": 426,
            "estimated_monthly_total_with_ti_hoa": 2036,
            "five_year_total_before_tax_insurance_hoa": 98379,
            "five_year_total_cost_estimate": 129317,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 243107,
            "monthly_mi": 0,
            "monthly_pi": 1521,
            "monthly_pi_plus_mi": 1521,
            "price_cut_already_reflected": 17000,
            "remaining_balance_after_5_years": 227311
          }
        }
      },
      "id": "9bd1d3efa360",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender",
        "price_reduction",
        "rate_buydown"
      ],
      "negotiability_score": 67,
      "original_price": 254990,
      "preferred_lender_required": true,
      "price": 237990,
      "price_cut": 17000,
      "rate": "2.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement, price reduction, rate buydown language.",
      "sqft": 1360,
      "subdivision": "Ridge at Knob Creek",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "3302 Zephyr Road",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": -11.25,
        "arbitrage_delta_percent": -7.84,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1703 Quarry Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1703-quarry-trail-harker-heights",
            "price": 212500,
            "price_per_sqft": 136.92,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1552,
            "sqft_delta": 2,
            "subdivision": "Fawn Valley Rep Blks 1-2",
            "year_built": 1995
          },
          {
            "address": "2010 Shadow Ridge Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "2010-shadow-ridge-road-harker-heights",
            "price": 238500,
            "price_per_sqft": 154.47,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1544,
            "sqft_delta": -6,
            "subdivision": "Whitten Place",
            "year_built": 1993
          },
          {
            "address": "1100 Chablis Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1100-chablis-drive-harker-heights",
            "price": 220000,
            "price_per_sqft": 143.51,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1533,
            "sqft_delta": -17,
            "subdivision": "The Vineyard",
            "year_built": 1994
          }
        ],
        "favorable": true,
        "honest_writeup": "Compared with 1703 Quarry Trail, 2010 Shadow Ridge Road, 1100 Chablis Drive, this new-construction card is $11/sqft cheaper on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 143.51,
        "new_effective_price_per_sqft": 132.26,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": null,
      "city": "Killeen",
      "closing_credit": 5000,
      "dom": 82,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 132.26,
              "estimated_monthly_total_with_ti_hoa": 1754,
              "five_year_total_cost_estimate": 106541,
              "five_year_total_delta_vs_baseline": -26230,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 246,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 132.26,
              "estimated_monthly_total_with_ti_hoa": 1787,
              "five_year_total_cost_estimate": 108546,
              "five_year_total_delta_vs_baseline": -24225,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 279,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 132.26,
              "estimated_monthly_total_with_ti_hoa": 1809,
              "five_year_total_cost_estimate": 116996,
              "five_year_total_delta_vs_baseline": -15775,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 301,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 132.26,
              "estimated_monthly_total_with_ti_hoa": 1708,
              "five_year_total_cost_estimate": 117508,
              "five_year_total_delta_vs_baseline": -15263,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 200,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 132.26,
              "estimated_monthly_total_with_ti_hoa": 1824,
              "five_year_total_cost_estimate": 120999,
              "five_year_total_delta_vs_baseline": -11772,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 316,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 132.26,
              "estimated_monthly_total_with_ti_hoa": 1508,
              "five_year_total_cost_estimate": 132771,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 132.26,
              "estimated_monthly_total_with_ti_hoa": 444,
              "five_year_total_cost_estimate": 232949,
              "five_year_total_delta_vs_baseline": 100178,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1064,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 5000,
            "down_payment": 10250,
            "effective_price": 204999,
            "effective_price_per_sqft": 132.26,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 77,
            "estimated_monthly_tax": 367,
            "estimated_monthly_total_with_ti_hoa": 1708,
            "five_year_total_before_tax_insurance_hoa": 90858,
            "five_year_total_cost_estimate": 117508,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 194749,
            "monthly_mi": 97,
            "monthly_pi": 1166,
            "monthly_pi_plus_mi": 1264,
            "price_cut_already_reflected": 25001,
            "remaining_balance_after_5_years": 182822
          },
          "cash": {
            "detected_incentive_value": 5000,
            "down_payment": 204999,
            "effective_price": 204999,
            "effective_price_per_sqft": 132.26,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 77,
            "estimated_monthly_tax": 367,
            "estimated_monthly_total_with_ti_hoa": 444,
            "five_year_total_before_tax_insurance_hoa": 206299,
            "five_year_total_cost_estimate": 232949,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 25001,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 5000,
            "down_payment": 41000,
            "effective_price": 204999,
            "effective_price_per_sqft": 132.26,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 77,
            "estimated_monthly_tax": 367,
            "estimated_monthly_total_with_ti_hoa": 1508,
            "five_year_total_before_tax_insurance_hoa": 106122,
            "five_year_total_cost_estimate": 132771,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 163999,
            "monthly_mi": 0,
            "monthly_pi": 1064,
            "monthly_pi_plus_mi": 1064,
            "price_cut_already_reflected": 25001,
            "remaining_balance_after_5_years": 153955
          },
          "conventional_5": {
            "detected_incentive_value": 5000,
            "down_payment": 10250,
            "effective_price": 204999,
            "effective_price_per_sqft": 132.26,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 77,
            "estimated_monthly_tax": 367,
            "estimated_monthly_total_with_ti_hoa": 1824,
            "five_year_total_before_tax_insurance_hoa": 94349,
            "five_year_total_cost_estimate": 120999,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 194749,
            "monthly_mi": 97,
            "monthly_pi": 1283,
            "monthly_pi_plus_mi": 1380,
            "price_cut_already_reflected": 25001,
            "remaining_balance_after_5_years": 183123
          },
          "fha_3_5": {
            "detected_incentive_value": 5000,
            "down_payment": 7175,
            "effective_price": 204999,
            "effective_price_per_sqft": 132.26,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 77,
            "estimated_monthly_tax": 367,
            "estimated_monthly_total_with_ti_hoa": 1809,
            "five_year_total_before_tax_insurance_hoa": 90346,
            "five_year_total_cost_estimate": 116996,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 201286,
            "monthly_mi": 92,
            "monthly_pi": 1272,
            "monthly_pi_plus_mi": 1365,
            "price_cut_already_reflected": 25001,
            "remaining_balance_after_5_years": 188426
          },
          "physician_0": {
            "detected_incentive_value": 5000,
            "down_payment": 0,
            "effective_price": 204999,
            "effective_price_per_sqft": 132.26,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 77,
            "estimated_monthly_tax": 367,
            "estimated_monthly_total_with_ti_hoa": 1787,
            "five_year_total_before_tax_insurance_hoa": 81896,
            "five_year_total_cost_estimate": 108546,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 204999,
            "monthly_mi": 0,
            "monthly_pi": 1343,
            "monthly_pi_plus_mi": 1343,
            "price_cut_already_reflected": 25001,
            "remaining_balance_after_5_years": 192656
          },
          "va_0": {
            "detected_incentive_value": 5000,
            "down_payment": 0,
            "effective_price": 204999,
            "effective_price_per_sqft": 132.26,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 77,
            "estimated_monthly_tax": 367,
            "estimated_monthly_total_with_ti_hoa": 1754,
            "five_year_total_before_tax_insurance_hoa": 79891,
            "five_year_total_cost_estimate": 106541,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 209406,
            "monthly_mi": 0,
            "monthly_pi": 1310,
            "monthly_pi_plus_mi": 1310,
            "price_cut_already_reflected": 25001,
            "remaining_balance_after_5_years": 195800
          }
        }
      },
      "id": "e862909de7fd",
      "incentive_types": [
        "closing_costs",
        "price_reduction"
      ],
      "negotiability_score": 66,
      "original_price": 235000,
      "preferred_lender_required": false,
      "price": 209999,
      "price_cut": 25001,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language, price reduction.",
      "sqft": 1550,
      "subdivision": "Rose Add 3rd Unit",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "1014 High Plains Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 77.71,
        "arbitrage_delta_percent": 56.48,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1808 N Beal Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "1808-n-beal-street-belton",
            "price": 299900,
            "price_per_sqft": 129.38,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2318,
            "sqft_delta": -4,
            "subdivision": "Oakdale",
            "year_built": 1967
          },
          {
            "address": "713 Bighorn Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "713-bighorn-drive-harker-heights",
            "price": 320000,
            "price_per_sqft": 137.58,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 2326,
            "sqft_delta": 4,
            "subdivision": "Skipcha Mountain Estates Ph",
            "year_built": 2005
          },
          {
            "address": "4405 Pawnee Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "4405-pawnee-trail-harker-heights",
            "price": 330000,
            "price_per_sqft": 142.36,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 2318,
            "sqft_delta": -4,
            "subdivision": "Broken Arrow Lake Estates Sec",
            "year_built": 1971
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1808 N Beal Street, 713 Bighorn Drive, 4405 Pawnee Trail, this new-construction card is $78/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 137.58,
        "new_effective_price_per_sqft": 215.29,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Hodges Eagle Ridge Builders",
      "city": "Nolanville",
      "closing_credit": null,
      "dom": 91,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 215.29,
              "estimated_monthly_total_with_ti_hoa": 4277,
              "five_year_total_cost_estimate": 271632,
              "five_year_total_delta_vs_baseline": -63964,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 600,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 215.29,
              "estimated_monthly_total_with_ti_hoa": 4359,
              "five_year_total_cost_estimate": 276522,
              "five_year_total_delta_vs_baseline": -59074,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 682,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 213.14,
              "estimated_monthly_total_with_ti_hoa": 4123,
              "five_year_total_cost_estimate": 290543,
              "five_year_total_delta_vs_baseline": -45053,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 446,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 215.29,
              "estimated_monthly_total_with_ti_hoa": 4411,
              "five_year_total_cost_estimate": 297127,
              "five_year_total_delta_vs_baseline": -38469,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 734,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 215.29,
              "estimated_monthly_total_with_ti_hoa": 4448,
              "five_year_total_cost_estimate": 306890,
              "five_year_total_delta_vs_baseline": -28706,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 771,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 215.29,
              "estimated_monthly_total_with_ti_hoa": 3677,
              "five_year_total_cost_estimate": 335596,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 215.29,
              "estimated_monthly_total_with_ti_hoa": 1083,
              "five_year_total_cost_estimate": 579884,
              "five_year_total_delta_vs_baseline": 244288,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2594,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 4999,
            "down_payment": 24745,
            "effective_price": 494901,
            "effective_price_per_sqft": 213.14,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 186,
            "estimated_monthly_tax": 887,
            "estimated_monthly_total_with_ti_hoa": 4123,
            "five_year_total_before_tax_insurance_hoa": 226206,
            "five_year_total_cost_estimate": 290543,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 470156,
            "monthly_mi": 235,
            "monthly_pi": 2816,
            "monthly_pi_plus_mi": 3051,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 441362
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 499900,
            "effective_price": 499900,
            "effective_price_per_sqft": 215.29,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 187,
            "estimated_monthly_tax": 896,
            "estimated_monthly_total_with_ti_hoa": 1083,
            "five_year_total_before_tax_insurance_hoa": 514897,
            "five_year_total_cost_estimate": 579884,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 99980,
            "effective_price": 499900,
            "effective_price_per_sqft": 215.29,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 187,
            "estimated_monthly_tax": 896,
            "estimated_monthly_total_with_ti_hoa": 3677,
            "five_year_total_before_tax_insurance_hoa": 270609,
            "five_year_total_cost_estimate": 335596,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 399920,
            "monthly_mi": 0,
            "monthly_pi": 2594,
            "monthly_pi_plus_mi": 2594,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 375428
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 24995,
            "effective_price": 499900,
            "effective_price_per_sqft": 215.29,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 187,
            "estimated_monthly_tax": 896,
            "estimated_monthly_total_with_ti_hoa": 4448,
            "five_year_total_before_tax_insurance_hoa": 241903,
            "five_year_total_cost_estimate": 306890,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 474905,
            "monthly_mi": 237,
            "monthly_pi": 3128,
            "monthly_pi_plus_mi": 3365,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 446555
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 17496,
            "effective_price": 499900,
            "effective_price_per_sqft": 215.29,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 187,
            "estimated_monthly_tax": 896,
            "estimated_monthly_total_with_ti_hoa": 4411,
            "five_year_total_before_tax_insurance_hoa": 232140,
            "five_year_total_cost_estimate": 297127,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 490846,
            "monthly_mi": 225,
            "monthly_pi": 3102,
            "monthly_pi_plus_mi": 3327,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 459485
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 499900,
            "effective_price_per_sqft": 215.29,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 187,
            "estimated_monthly_tax": 896,
            "estimated_monthly_total_with_ti_hoa": 4359,
            "five_year_total_before_tax_insurance_hoa": 211535,
            "five_year_total_cost_estimate": 276522,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 499900,
            "monthly_mi": 0,
            "monthly_pi": 3276,
            "monthly_pi_plus_mi": 3276,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 469802
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 499900,
            "effective_price_per_sqft": 215.29,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 187,
            "estimated_monthly_tax": 896,
            "estimated_monthly_total_with_ti_hoa": 4277,
            "five_year_total_before_tax_insurance_hoa": 206645,
            "five_year_total_cost_estimate": 271632,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 510648,
            "monthly_mi": 0,
            "monthly_pi": 3194,
            "monthly_pi_plus_mi": 3194,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 477469
          }
        }
      },
      "id": "8c93ca8c91f5",
      "incentive_types": [
        "builder_concession",
        "closing_costs",
        "title_policy_survey"
      ],
      "negotiability_score": 65,
      "original_price": 499900,
      "preferred_lender_required": false,
      "price": 499900,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: builder concession language, closing-cost concession language, title policy or survey language.",
      "sqft": 2322,
      "subdivision": "Bella Charca Ph X",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "1807 Dorian Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 61.49,
        "arbitrage_delta_percent": 29.52,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "700 Arrowhead Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "700-arrowhead-drive-salado",
            "price": 447000,
            "price_per_sqft": 179.81,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2486,
            "sqft_delta": 6,
            "subdivision": "",
            "year_built": 1994
          },
          {
            "address": "225 Villars Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "225-villars-drive-salado",
            "price": 514000,
            "price_per_sqft": 208.27,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2468,
            "sqft_delta": -12,
            "subdivision": "Salado Sanctuary Ph 1a",
            "year_built": 2023
          },
          {
            "address": "1110 Northcross Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "1110-northcross-drive-salado",
            "price": 627500,
            "price_per_sqft": 251.0,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2500,
            "sqft_delta": 20,
            "subdivision": "Mill Crk Spgs Ph Ix",
            "year_built": 2022
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 700 Arrowhead Drive, 225 Villars Drive, 1110 Northcross Drive, this new-construction card is $61/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 208.27,
        "new_effective_price_per_sqft": 269.76,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Sandor Homes",
      "city": "Salado",
      "closing_credit": null,
      "dom": 51,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 269.76,
              "estimated_monthly_total_with_ti_hoa": 5724,
              "five_year_total_cost_estimate": 363516,
              "five_year_total_delta_vs_baseline": -85602,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 803,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 269.76,
              "estimated_monthly_total_with_ti_hoa": 5833,
              "five_year_total_cost_estimate": 370061,
              "five_year_total_delta_vs_baseline": -79057,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 912,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 267.06,
              "estimated_monthly_total_with_ti_hoa": 5518,
              "five_year_total_cost_estimate": 388825,
              "five_year_total_delta_vs_baseline": -60293,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 597,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 269.76,
              "estimated_monthly_total_with_ti_hoa": 5903,
              "five_year_total_cost_estimate": 397636,
              "five_year_total_delta_vs_baseline": -51482,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 982,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 269.76,
              "estimated_monthly_total_with_ti_hoa": 5953,
              "five_year_total_cost_estimate": 410700,
              "five_year_total_delta_vs_baseline": -38418,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 1032,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 269.76,
              "estimated_monthly_total_with_ti_hoa": 4921,
              "five_year_total_cost_estimate": 449118,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 269.76,
              "estimated_monthly_total_with_ti_hoa": 1449,
              "five_year_total_cost_estimate": 776040,
              "five_year_total_delta_vs_baseline": 326922,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -3472,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 6690,
            "down_payment": 33116,
            "effective_price": 662310,
            "effective_price_per_sqft": 267.06,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 248,
            "estimated_monthly_tax": 1187,
            "estimated_monthly_total_with_ti_hoa": 5518,
            "five_year_total_before_tax_insurance_hoa": 302724,
            "five_year_total_cost_estimate": 388825,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 629194,
            "monthly_mi": 315,
            "monthly_pi": 3768,
            "monthly_pi_plus_mi": 4083,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 590661
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 669000,
            "effective_price": 669000,
            "effective_price_per_sqft": 269.76,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 251,
            "estimated_monthly_tax": 1199,
            "estimated_monthly_total_with_ti_hoa": 1449,
            "five_year_total_before_tax_insurance_hoa": 689070,
            "five_year_total_cost_estimate": 776040,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 133800,
            "effective_price": 669000,
            "effective_price_per_sqft": 269.76,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 251,
            "estimated_monthly_tax": 1199,
            "estimated_monthly_total_with_ti_hoa": 4921,
            "five_year_total_before_tax_insurance_hoa": 362148,
            "five_year_total_cost_estimate": 449118,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 535200,
            "monthly_mi": 0,
            "monthly_pi": 3471,
            "monthly_pi_plus_mi": 3471,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 502423
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 33450,
            "effective_price": 669000,
            "effective_price_per_sqft": 269.76,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 251,
            "estimated_monthly_tax": 1199,
            "estimated_monthly_total_with_ti_hoa": 5953,
            "five_year_total_before_tax_insurance_hoa": 323730,
            "five_year_total_cost_estimate": 410700,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 635550,
            "monthly_mi": 318,
            "monthly_pi": 4186,
            "monthly_pi_plus_mi": 4504,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 597610
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 23415,
            "effective_price": 669000,
            "effective_price_per_sqft": 269.76,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 251,
            "estimated_monthly_tax": 1199,
            "estimated_monthly_total_with_ti_hoa": 5903,
            "five_year_total_before_tax_insurance_hoa": 310666,
            "five_year_total_cost_estimate": 397636,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 656883,
            "monthly_mi": 301,
            "monthly_pi": 4152,
            "monthly_pi_plus_mi": 4453,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 614914
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 669000,
            "effective_price_per_sqft": 269.76,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 251,
            "estimated_monthly_tax": 1199,
            "estimated_monthly_total_with_ti_hoa": 5833,
            "five_year_total_before_tax_insurance_hoa": 283091,
            "five_year_total_cost_estimate": 370061,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 669000,
            "monthly_mi": 0,
            "monthly_pi": 4384,
            "monthly_pi_plus_mi": 4384,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 628720
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 669000,
            "effective_price_per_sqft": 269.76,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 251,
            "estimated_monthly_tax": 1199,
            "estimated_monthly_total_with_ti_hoa": 5724,
            "five_year_total_before_tax_insurance_hoa": 276546,
            "five_year_total_cost_estimate": 363516,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 683384,
            "monthly_mi": 0,
            "monthly_pi": 4275,
            "monthly_pi_plus_mi": 4275,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 638981
          }
        }
      },
      "id": "fe024c3ea98b",
      "incentive_types": [
        "closing_costs",
        "preferred_lender",
        "rate_buydown"
      ],
      "negotiability_score": 65,
      "original_price": 669000,
      "preferred_lender_required": true,
      "price": 669000,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language, preferred-lender requirement, rate buydown language.",
      "sqft": 2480,
      "subdivision": "Mill Creek Meadows",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "3705 Southern Catapla Drive",
      "apr": "5.775%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 22.06,
        "arbitrage_delta_percent": 14.65,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "308 Live Oak Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "308-live-oak-drive-harker-heights",
            "price": 335000,
            "price_per_sqft": 180.89,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1852,
            "sqft_delta": -2,
            "subdivision": "Highland Oaks Estates Sec",
            "year_built": 1973
          },
          {
            "address": "220 W Mockingbird Ln",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "220-w-mockingbird-ln-harker-heights",
            "price": 235000,
            "price_per_sqft": 126.96,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1851,
            "sqft_delta": -3,
            "subdivision": "",
            "year_built": 1975
          },
          {
            "address": "1711 Lynx Circle",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1711-lynx-circle-harker-heights",
            "price": 280000,
            "price_per_sqft": 150.54,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1860,
            "sqft_delta": 6,
            "subdivision": "Country Trails Add 6th Ph",
            "year_built": 1993
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 308 Live Oak Drive, 220 W Mockingbird Ln, 1711 Lynx Circle, this new-construction card is $22/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 150.54,
        "new_effective_price_per_sqft": 172.6,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Killeen",
      "closing_credit": null,
      "dom": 49,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 172.6,
              "estimated_monthly_total_with_ti_hoa": 2738,
              "five_year_total_cost_estimate": 173879,
              "five_year_total_delta_vs_baseline": -40946,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 384,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 172.6,
              "estimated_monthly_total_with_ti_hoa": 2790,
              "five_year_total_cost_estimate": 177010,
              "five_year_total_delta_vs_baseline": -37815,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 436,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 170.87,
              "estimated_monthly_total_with_ti_hoa": 2639,
              "five_year_total_cost_estimate": 185985,
              "five_year_total_delta_vs_baseline": -28840,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 285,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 172.6,
              "estimated_monthly_total_with_ti_hoa": 2823,
              "five_year_total_cost_estimate": 190200,
              "five_year_total_delta_vs_baseline": -24625,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 469,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 172.6,
              "estimated_monthly_total_with_ti_hoa": 2847,
              "five_year_total_cost_estimate": 196449,
              "five_year_total_delta_vs_baseline": -18376,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 493,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 172.6,
              "estimated_monthly_total_with_ti_hoa": 2354,
              "five_year_total_cost_estimate": 214825,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 172.6,
              "estimated_monthly_total_with_ti_hoa": 693,
              "five_year_total_cost_estimate": 371200,
              "five_year_total_delta_vs_baseline": 156375,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1661,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 3200,
            "down_payment": 15840,
            "effective_price": 316800,
            "effective_price_per_sqft": 170.87,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 119,
            "estimated_monthly_tax": 568,
            "estimated_monthly_total_with_ti_hoa": 2639,
            "five_year_total_before_tax_insurance_hoa": 144801,
            "five_year_total_cost_estimate": 185985,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 300960,
            "monthly_mi": 150,
            "monthly_pi": 1802,
            "monthly_pi_plus_mi": 1953,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 282528
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 320000,
            "effective_price": 320000,
            "effective_price_per_sqft": 172.6,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 573,
            "estimated_monthly_total_with_ti_hoa": 693,
            "five_year_total_before_tax_insurance_hoa": 329600,
            "five_year_total_cost_estimate": 371200,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 64000,
            "effective_price": 320000,
            "effective_price_per_sqft": 172.6,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 573,
            "estimated_monthly_total_with_ti_hoa": 2354,
            "five_year_total_before_tax_insurance_hoa": 173225,
            "five_year_total_cost_estimate": 214825,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 256000,
            "monthly_mi": 0,
            "monthly_pi": 1660,
            "monthly_pi_plus_mi": 1660,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 240322
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 16000,
            "effective_price": 320000,
            "effective_price_per_sqft": 172.6,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 573,
            "estimated_monthly_total_with_ti_hoa": 2847,
            "five_year_total_before_tax_insurance_hoa": 154849,
            "five_year_total_cost_estimate": 196449,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 304000,
            "monthly_mi": 152,
            "monthly_pi": 2002,
            "monthly_pi_plus_mi": 2154,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 285852
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 11200,
            "effective_price": 320000,
            "effective_price_per_sqft": 172.6,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 573,
            "estimated_monthly_total_with_ti_hoa": 2823,
            "five_year_total_before_tax_insurance_hoa": 148600,
            "five_year_total_cost_estimate": 190200,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 314204,
            "monthly_mi": 144,
            "monthly_pi": 1986,
            "monthly_pi_plus_mi": 2130,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 294129
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 320000,
            "effective_price_per_sqft": 172.6,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 573,
            "estimated_monthly_total_with_ti_hoa": 2790,
            "five_year_total_before_tax_insurance_hoa": 135410,
            "five_year_total_cost_estimate": 177010,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 320000,
            "monthly_mi": 0,
            "monthly_pi": 2097,
            "monthly_pi_plus_mi": 2097,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 300733
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 320000,
            "effective_price_per_sqft": 172.6,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 573,
            "estimated_monthly_total_with_ti_hoa": 2738,
            "five_year_total_before_tax_insurance_hoa": 132279,
            "five_year_total_cost_estimate": 173879,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 326880,
            "monthly_mi": 0,
            "monthly_pi": 2045,
            "monthly_pi_plus_mi": 2045,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 305641
          }
        }
      },
      "id": "17bf43da8648",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender"
      ],
      "negotiability_score": 64,
      "original_price": 315115,
      "preferred_lender_required": true,
      "price": 320000,
      "price_cut": 0,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement.",
      "sqft": 1854,
      "subdivision": "Preserve at Thousand Oaks",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "7801 Platinum Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 57.28,
        "arbitrage_delta_percent": 39.92,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "907 Reynard Circle",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "907-reynard-circle-harker-heights",
            "price": 198800,
            "price_per_sqft": 109.65,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1813,
            "sqft_delta": 0,
            "subdivision": "Foxx Fire Meadow Add Amd",
            "year_built": 1992
          },
          {
            "address": "2209 Creek Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "2209-creek-drive-harker-heights",
            "price": 260000,
            "price_per_sqft": 143.49,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1812,
            "sqft_delta": -1,
            "subdivision": "Skipcha Mountain Estates Ph",
            "year_built": 1993
          },
          {
            "address": "1916 Stonehenge Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1916-stonehenge-drive-harker-heights",
            "price": 280000,
            "price_per_sqft": 155.04,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1806,
            "sqft_delta": -7,
            "subdivision": "Knights Ridge Ph One Sectio",
            "year_built": 2004
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 907 Reynard Circle, 2209 Creek Drive, 1916 Stonehenge Drive, this new-construction card is $57/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 143.49,
        "new_effective_price_per_sqft": 200.77,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Lagan Construction",
      "city": "Killeen",
      "closing_credit": null,
      "dom": 75,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 200.77,
              "estimated_monthly_total_with_ti_hoa": 3114,
              "five_year_total_cost_estimate": 197788,
              "five_year_total_delta_vs_baseline": -46575,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 437,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 200.77,
              "estimated_monthly_total_with_ti_hoa": 3174,
              "five_year_total_cost_estimate": 201349,
              "five_year_total_delta_vs_baseline": -43014,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 497,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 198.76,
              "estimated_monthly_total_with_ti_hoa": 3002,
              "five_year_total_cost_estimate": 211558,
              "five_year_total_delta_vs_baseline": -32805,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 325,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 200.77,
              "estimated_monthly_total_with_ti_hoa": 3212,
              "five_year_total_cost_estimate": 216352,
              "five_year_total_delta_vs_baseline": -28011,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 535,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 200.77,
              "estimated_monthly_total_with_ti_hoa": 3239,
              "five_year_total_cost_estimate": 223460,
              "five_year_total_delta_vs_baseline": -20903,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 562,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 200.77,
              "estimated_monthly_total_with_ti_hoa": 2677,
              "five_year_total_cost_estimate": 244363,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 200.77,
              "estimated_monthly_total_with_ti_hoa": 789,
              "five_year_total_cost_estimate": 422240,
              "five_year_total_delta_vs_baseline": 177877,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1888,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 3640,
            "down_payment": 18018,
            "effective_price": 360360,
            "effective_price_per_sqft": 198.76,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 135,
            "estimated_monthly_tax": 646,
            "estimated_monthly_total_with_ti_hoa": 3002,
            "five_year_total_before_tax_insurance_hoa": 164711,
            "five_year_total_cost_estimate": 211558,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 342342,
            "monthly_mi": 171,
            "monthly_pi": 2050,
            "monthly_pi_plus_mi": 2221,
            "price_cut_already_reflected": 25900,
            "remaining_balance_after_5_years": 321376
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 364000,
            "effective_price": 364000,
            "effective_price_per_sqft": 200.77,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 136,
            "estimated_monthly_tax": 652,
            "estimated_monthly_total_with_ti_hoa": 789,
            "five_year_total_before_tax_insurance_hoa": 374920,
            "five_year_total_cost_estimate": 422240,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 25900,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 72800,
            "effective_price": 364000,
            "effective_price_per_sqft": 200.77,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 136,
            "estimated_monthly_tax": 652,
            "estimated_monthly_total_with_ti_hoa": 2677,
            "five_year_total_before_tax_insurance_hoa": 197043,
            "five_year_total_cost_estimate": 244363,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 291200,
            "monthly_mi": 0,
            "monthly_pi": 1889,
            "monthly_pi_plus_mi": 1889,
            "price_cut_already_reflected": 25900,
            "remaining_balance_after_5_years": 273366
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 18200,
            "effective_price": 364000,
            "effective_price_per_sqft": 200.77,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 136,
            "estimated_monthly_tax": 652,
            "estimated_monthly_total_with_ti_hoa": 3239,
            "five_year_total_before_tax_insurance_hoa": 176140,
            "five_year_total_cost_estimate": 223460,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 345800,
            "monthly_mi": 173,
            "monthly_pi": 2277,
            "monthly_pi_plus_mi": 2450,
            "price_cut_already_reflected": 25900,
            "remaining_balance_after_5_years": 325157
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 12740,
            "effective_price": 364000,
            "effective_price_per_sqft": 200.77,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 136,
            "estimated_monthly_tax": 652,
            "estimated_monthly_total_with_ti_hoa": 3212,
            "five_year_total_before_tax_insurance_hoa": 169032,
            "five_year_total_cost_estimate": 216352,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 357407,
            "monthly_mi": 164,
            "monthly_pi": 2259,
            "monthly_pi_plus_mi": 2423,
            "price_cut_already_reflected": 25900,
            "remaining_balance_after_5_years": 334572
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 364000,
            "effective_price_per_sqft": 200.77,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 136,
            "estimated_monthly_tax": 652,
            "estimated_monthly_total_with_ti_hoa": 3174,
            "five_year_total_before_tax_insurance_hoa": 154029,
            "five_year_total_cost_estimate": 201349,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 364000,
            "monthly_mi": 0,
            "monthly_pi": 2385,
            "monthly_pi_plus_mi": 2385,
            "price_cut_already_reflected": 25900,
            "remaining_balance_after_5_years": 342084
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 364000,
            "effective_price_per_sqft": 200.77,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 136,
            "estimated_monthly_tax": 652,
            "estimated_monthly_total_with_ti_hoa": 3114,
            "five_year_total_before_tax_insurance_hoa": 150468,
            "five_year_total_cost_estimate": 197788,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 371826,
            "monthly_mi": 0,
            "monthly_pi": 2326,
            "monthly_pi_plus_mi": 2326,
            "price_cut_already_reflected": 25900,
            "remaining_balance_after_5_years": 347667
          }
        }
      },
      "id": "d70874f05069",
      "incentive_types": [
        "exclusive_savings",
        "price_reduction"
      ],
      "negotiability_score": 64,
      "original_price": 389900,
      "preferred_lender_required": false,
      "price": 364000,
      "price_cut": 25900,
      "rate": null,
      "source_summary": "Detected from MLS export: limited incentive language, price reduction.",
      "sqft": 1813,
      "subdivision": "Heritage Oaks Ph 5 & 6",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "2912 Wolf Ridge Lane",
      "apr": "5.691%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 5.41,
        "arbitrage_delta_percent": 3.35,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "8915 Sky Crest Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "8915-sky-crest-drive-temple",
            "price": 129000,
            "price_per_sqft": 77.85,
            "source": "/Users/taylordasch_1/market-monitor/05-14-2026-mls-templebelton.csv",
            "sqft": 1657,
            "sqft_delta": 0,
            "subdivision": "Lake Pointe Terrace Ph I",
            "year_built": 2020
          },
          {
            "address": "412 Dandridge Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "412-dandridge-drive-temple",
            "price": 289900,
            "price_per_sqft": 175.06,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1656,
            "sqft_delta": -1,
            "subdivision": "Wyndham Hill",
            "year_built": 2013
          },
          {
            "address": "3512 Oglala Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "3512-oglala-trail-temple",
            "price": 268000,
            "price_per_sqft": 161.54,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1659,
            "sqft_delta": 2,
            "subdivision": "Prairie Rdg Ph 2",
            "year_built": 2022
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 8915 Sky Crest Drive, 412 Dandridge Drive, 3512 Oglala Trail, this new-construction card is $5/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 161.54,
        "new_effective_price_per_sqft": 166.95,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Temple",
      "closing_credit": null,
      "dom": 49,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 166.95,
              "estimated_monthly_total_with_ti_hoa": 2367,
              "five_year_total_cost_estimate": 150319,
              "five_year_total_delta_vs_baseline": -35397,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 332,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 166.95,
              "estimated_monthly_total_with_ti_hoa": 2412,
              "five_year_total_cost_estimate": 153025,
              "five_year_total_delta_vs_baseline": -32691,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 377,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 165.28,
              "estimated_monthly_total_with_ti_hoa": 2282,
              "five_year_total_cost_estimate": 160785,
              "five_year_total_delta_vs_baseline": -24931,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 247,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 166.95,
              "estimated_monthly_total_with_ti_hoa": 2441,
              "five_year_total_cost_estimate": 164428,
              "five_year_total_delta_vs_baseline": -21288,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 406,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 166.95,
              "estimated_monthly_total_with_ti_hoa": 2462,
              "five_year_total_cost_estimate": 169830,
              "five_year_total_delta_vs_baseline": -15886,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 427,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 166.95,
              "estimated_monthly_total_with_ti_hoa": 2035,
              "five_year_total_cost_estimate": 185716,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 166.95,
              "estimated_monthly_total_with_ti_hoa": 599,
              "five_year_total_cost_estimate": 320902,
              "five_year_total_delta_vs_baseline": 135186,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1436,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2766,
            "down_payment": 13694,
            "effective_price": 273874,
            "effective_price_per_sqft": 165.28,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 103,
            "estimated_monthly_tax": 491,
            "estimated_monthly_total_with_ti_hoa": 2282,
            "five_year_total_before_tax_insurance_hoa": 125181,
            "five_year_total_cost_estimate": 160785,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 260180,
            "monthly_mi": 130,
            "monthly_pi": 1558,
            "monthly_pi_plus_mi": 1688,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 244246
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 276640,
            "effective_price": 276640,
            "effective_price_per_sqft": 166.95,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 496,
            "estimated_monthly_total_with_ti_hoa": 599,
            "five_year_total_before_tax_insurance_hoa": 284939,
            "five_year_total_cost_estimate": 320902,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 55328,
            "effective_price": 276640,
            "effective_price_per_sqft": 166.95,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 496,
            "estimated_monthly_total_with_ti_hoa": 2035,
            "five_year_total_before_tax_insurance_hoa": 149753,
            "five_year_total_cost_estimate": 185716,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 221312,
            "monthly_mi": 0,
            "monthly_pi": 1435,
            "monthly_pi_plus_mi": 1435,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 207758
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 13832,
            "effective_price": 276640,
            "effective_price_per_sqft": 166.95,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 496,
            "estimated_monthly_total_with_ti_hoa": 2462,
            "five_year_total_before_tax_insurance_hoa": 133867,
            "five_year_total_cost_estimate": 169830,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 262808,
            "monthly_mi": 131,
            "monthly_pi": 1731,
            "monthly_pi_plus_mi": 1862,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 247119
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 9682,
            "effective_price": 276640,
            "effective_price_per_sqft": 166.95,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 496,
            "estimated_monthly_total_with_ti_hoa": 2441,
            "five_year_total_before_tax_insurance_hoa": 128464,
            "five_year_total_cost_estimate": 164428,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 271629,
            "monthly_mi": 124,
            "monthly_pi": 1717,
            "monthly_pi_plus_mi": 1841,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 254275
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 276640,
            "effective_price_per_sqft": 166.95,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 496,
            "estimated_monthly_total_with_ti_hoa": 2412,
            "five_year_total_before_tax_insurance_hoa": 117062,
            "five_year_total_cost_estimate": 153025,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 276640,
            "monthly_mi": 0,
            "monthly_pi": 1813,
            "monthly_pi_plus_mi": 1813,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 259984
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 276640,
            "effective_price_per_sqft": 166.95,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 496,
            "estimated_monthly_total_with_ti_hoa": 2367,
            "five_year_total_before_tax_insurance_hoa": 114355,
            "five_year_total_cost_estimate": 150319,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 282588,
            "monthly_mi": 0,
            "monthly_pi": 1768,
            "monthly_pi_plus_mi": 1768,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 264227
          }
        }
      },
      "id": "f3d50f98bb1d",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender"
      ],
      "negotiability_score": 64,
      "original_price": 276640,
      "preferred_lender_required": true,
      "price": 276640,
      "price_cut": 0,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement.",
      "sqft": 1657,
      "subdivision": "Ridge at Knob Creek",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "1110 College Avenue",
      "apr": "6.23%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": -38.45,
        "arbitrage_delta_percent": -21.06,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1503 E Calhoun Avenue",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "1503-e-calhoun-avenue-temple",
            "price": 184900,
            "price_per_sqft": 157.23,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1176,
            "sqft_delta": 2,
            "subdivision": "Highland Terrace Annex Ph I",
            "year_built": 1999
          },
          {
            "address": "1607 Ridgeway Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "1607-ridgeway-drive-temple",
            "price": 214000,
            "price_per_sqft": 182.59,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1172,
            "sqft_delta": -2,
            "subdivision": "Oak Hills Sec Two Ph Tw",
            "year_built": 1988
          },
          {
            "address": "1319 N 12th Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "1319-n-12th-street-temple",
            "price": 215000,
            "price_per_sqft": 183.45,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1172,
            "sqft_delta": -2,
            "subdivision": "Patterson Add Ph One",
            "year_built": 1996
          }
        ],
        "favorable": true,
        "honest_writeup": "Compared with 1503 E Calhoun Avenue, 1607 Ridgeway Drive, 1319 N 12th Street, this new-construction card is $38/sqft cheaper on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 182.59,
        "new_effective_price_per_sqft": 144.14,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Troy",
      "closing_credit": null,
      "dom": 4,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 144.14,
              "estimated_monthly_total_with_ti_hoa": 1448,
              "five_year_total_cost_estimate": 91948,
              "five_year_total_delta_vs_baseline": -21653,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 203,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 144.14,
              "estimated_monthly_total_with_ti_hoa": 1475,
              "five_year_total_cost_estimate": 93604,
              "five_year_total_delta_vs_baseline": -19997,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 230,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 142.7,
              "estimated_monthly_total_with_ti_hoa": 1396,
              "five_year_total_cost_estimate": 98350,
              "five_year_total_delta_vs_baseline": -15251,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 151,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 144.14,
              "estimated_monthly_total_with_ti_hoa": 1493,
              "five_year_total_cost_estimate": 100579,
              "five_year_total_delta_vs_baseline": -13022,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 248,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 144.14,
              "estimated_monthly_total_with_ti_hoa": 1506,
              "five_year_total_cost_estimate": 103883,
              "five_year_total_delta_vs_baseline": -9718,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 261,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 144.14,
              "estimated_monthly_total_with_ti_hoa": 1245,
              "five_year_total_cost_estimate": 113601,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 144.14,
              "estimated_monthly_total_with_ti_hoa": 367,
              "five_year_total_cost_estimate": 196293,
              "five_year_total_delta_vs_baseline": 82692,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -878,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 1692,
            "down_payment": 8376,
            "effective_price": 167526,
            "effective_price_per_sqft": 142.7,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 63,
            "estimated_monthly_tax": 300,
            "estimated_monthly_total_with_ti_hoa": 1396,
            "five_year_total_before_tax_insurance_hoa": 76572,
            "five_year_total_cost_estimate": 98350,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 159150,
            "monthly_mi": 80,
            "monthly_pi": 953,
            "monthly_pi_plus_mi": 1033,
            "price_cut_already_reflected": 34725,
            "remaining_balance_after_5_years": 149403
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 169218,
            "effective_price": 169218,
            "effective_price_per_sqft": 144.14,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 63,
            "estimated_monthly_tax": 303,
            "estimated_monthly_total_with_ti_hoa": 367,
            "five_year_total_before_tax_insurance_hoa": 174295,
            "five_year_total_cost_estimate": 196293,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 34725,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 33844,
            "effective_price": 169218,
            "effective_price_per_sqft": 144.14,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 63,
            "estimated_monthly_tax": 303,
            "estimated_monthly_total_with_ti_hoa": 1245,
            "five_year_total_before_tax_insurance_hoa": 91602,
            "five_year_total_cost_estimate": 113601,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 135374,
            "monthly_mi": 0,
            "monthly_pi": 878,
            "monthly_pi_plus_mi": 878,
            "price_cut_already_reflected": 34725,
            "remaining_balance_after_5_years": 127084
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 8461,
            "effective_price": 169218,
            "effective_price_per_sqft": 144.14,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 63,
            "estimated_monthly_tax": 303,
            "estimated_monthly_total_with_ti_hoa": 1506,
            "five_year_total_before_tax_insurance_hoa": 81885,
            "five_year_total_cost_estimate": 103883,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 160757,
            "monthly_mi": 80,
            "monthly_pi": 1059,
            "monthly_pi_plus_mi": 1139,
            "price_cut_already_reflected": 34725,
            "remaining_balance_after_5_years": 151160
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 5923,
            "effective_price": 169218,
            "effective_price_per_sqft": 144.14,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 63,
            "estimated_monthly_tax": 303,
            "estimated_monthly_total_with_ti_hoa": 1493,
            "five_year_total_before_tax_insurance_hoa": 78580,
            "five_year_total_cost_estimate": 100579,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 166153,
            "monthly_mi": 76,
            "monthly_pi": 1050,
            "monthly_pi_plus_mi": 1126,
            "price_cut_already_reflected": 34725,
            "remaining_balance_after_5_years": 155537
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 169218,
            "effective_price_per_sqft": 144.14,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 63,
            "estimated_monthly_tax": 303,
            "estimated_monthly_total_with_ti_hoa": 1475,
            "five_year_total_before_tax_insurance_hoa": 71606,
            "five_year_total_cost_estimate": 93604,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 169218,
            "monthly_mi": 0,
            "monthly_pi": 1109,
            "monthly_pi_plus_mi": 1109,
            "price_cut_already_reflected": 34725,
            "remaining_balance_after_5_years": 159030
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 169218,
            "effective_price_per_sqft": 144.14,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 63,
            "estimated_monthly_tax": 303,
            "estimated_monthly_total_with_ti_hoa": 1448,
            "five_year_total_before_tax_insurance_hoa": 69950,
            "five_year_total_cost_estimate": 91948,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 172856,
            "monthly_mi": 0,
            "monthly_pi": 1081,
            "monthly_pi_plus_mi": 1081,
            "price_cut_already_reflected": 34725,
            "remaining_balance_after_5_years": 161625
          }
        }
      },
      "id": "3dcffa2c8537",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender",
        "price_reduction",
        "rate_buydown"
      ],
      "negotiability_score": 64,
      "original_price": 203943,
      "preferred_lender_required": true,
      "price": 169218,
      "price_cut": 34725,
      "rate": "2.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement, price reduction, rate buydown language.",
      "sqft": 1174,
      "subdivision": "College Park",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "8905 Chalk Maple Drive",
      "apr": "5.775%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 33.98,
        "arbitrage_delta_percent": 21.7,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "604 Totem Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "604-totem-trail-harker-heights",
            "price": 248000,
            "price_per_sqft": 163.91,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1513,
            "sqft_delta": 44,
            "subdivision": "Skipcha Mountain Estates Ph",
            "year_built": 1995
          },
          {
            "address": "1100 Chablis Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1100-chablis-drive-harker-heights",
            "price": 220000,
            "price_per_sqft": 143.51,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1533,
            "sqft_delta": 64,
            "subdivision": "The Vineyard",
            "year_built": 1994
          },
          {
            "address": "304 Blackfoot Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "304-blackfoot-drive-harker-heights",
            "price": 219900,
            "price_per_sqft": 156.62,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1404,
            "sqft_delta": -65,
            "subdivision": "Skipcha Mountain Estates Ph",
            "year_built": 1988
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 604 Totem Trail, 1100 Chablis Drive, 304 Blackfoot Drive, this new-construction card is $34/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 156.62,
        "new_effective_price_per_sqft": 190.6,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": null,
      "city": "Killeen",
      "closing_credit": null,
      "dom": 47,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 190.6,
              "estimated_monthly_total_with_ti_hoa": 2396,
              "five_year_total_cost_estimate": 152139,
              "five_year_total_delta_vs_baseline": -35826,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 337,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 190.6,
              "estimated_monthly_total_with_ti_hoa": 2441,
              "five_year_total_cost_estimate": 154878,
              "five_year_total_delta_vs_baseline": -33087,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 382,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 188.69,
              "estimated_monthly_total_with_ti_hoa": 2309,
              "five_year_total_cost_estimate": 162731,
              "five_year_total_delta_vs_baseline": -25234,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 250,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 190.6,
              "estimated_monthly_total_with_ti_hoa": 2470,
              "five_year_total_cost_estimate": 166419,
              "five_year_total_delta_vs_baseline": -21546,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 411,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 190.6,
              "estimated_monthly_total_with_ti_hoa": 2491,
              "five_year_total_cost_estimate": 171886,
              "five_year_total_delta_vs_baseline": -16079,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 432,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 190.6,
              "estimated_monthly_total_with_ti_hoa": 2059,
              "five_year_total_cost_estimate": 187965,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 190.6,
              "estimated_monthly_total_with_ti_hoa": 607,
              "five_year_total_cost_estimate": 324788,
              "five_year_total_delta_vs_baseline": 136823,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1452,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2800,
            "down_payment": 13860,
            "effective_price": 277190,
            "effective_price_per_sqft": 188.69,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 497,
            "estimated_monthly_total_with_ti_hoa": 2309,
            "five_year_total_before_tax_insurance_hoa": 126696,
            "five_year_total_cost_estimate": 162731,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 263330,
            "monthly_mi": 132,
            "monthly_pi": 1577,
            "monthly_pi_plus_mi": 1709,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 247203
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 279990,
            "effective_price": 279990,
            "effective_price_per_sqft": 190.6,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 105,
            "estimated_monthly_tax": 502,
            "estimated_monthly_total_with_ti_hoa": 607,
            "five_year_total_before_tax_insurance_hoa": 288390,
            "five_year_total_cost_estimate": 324788,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 55998,
            "effective_price": 279990,
            "effective_price_per_sqft": 190.6,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 105,
            "estimated_monthly_tax": 502,
            "estimated_monthly_total_with_ti_hoa": 2059,
            "five_year_total_before_tax_insurance_hoa": 151566,
            "five_year_total_cost_estimate": 187965,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 223992,
            "monthly_mi": 0,
            "monthly_pi": 1453,
            "monthly_pi_plus_mi": 1453,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 210274
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 14000,
            "effective_price": 279990,
            "effective_price_per_sqft": 190.6,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 105,
            "estimated_monthly_tax": 502,
            "estimated_monthly_total_with_ti_hoa": 2491,
            "five_year_total_before_tax_insurance_hoa": 135488,
            "five_year_total_cost_estimate": 171886,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 265990,
            "monthly_mi": 133,
            "monthly_pi": 1752,
            "monthly_pi_plus_mi": 1885,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 250112
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 9800,
            "effective_price": 279990,
            "effective_price_per_sqft": 190.6,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 105,
            "estimated_monthly_tax": 502,
            "estimated_monthly_total_with_ti_hoa": 2470,
            "five_year_total_before_tax_insurance_hoa": 130020,
            "five_year_total_cost_estimate": 166419,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 274919,
            "monthly_mi": 126,
            "monthly_pi": 1738,
            "monthly_pi_plus_mi": 1864,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 257354
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 279990,
            "effective_price_per_sqft": 190.6,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 105,
            "estimated_monthly_tax": 502,
            "estimated_monthly_total_with_ti_hoa": 2441,
            "five_year_total_before_tax_insurance_hoa": 118479,
            "five_year_total_cost_estimate": 154878,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 279990,
            "monthly_mi": 0,
            "monthly_pi": 1835,
            "monthly_pi_plus_mi": 1835,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 263132
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 279990,
            "effective_price_per_sqft": 190.6,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 105,
            "estimated_monthly_tax": 502,
            "estimated_monthly_total_with_ti_hoa": 2396,
            "five_year_total_before_tax_insurance_hoa": 115740,
            "five_year_total_cost_estimate": 152139,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 286010,
            "monthly_mi": 0,
            "monthly_pi": 1789,
            "monthly_pi_plus_mi": 1789,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 267427
          }
        }
      },
      "id": "15d5a42e65d9",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender"
      ],
      "negotiability_score": 63,
      "original_price": 274490,
      "preferred_lender_required": true,
      "price": 279990,
      "price_cut": 0,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement.",
      "sqft": 1469,
      "subdivision": "Preserve at Thousand Oaks",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "610 Campus Street",
      "apr": "6.23%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": -20.76,
        "arbitrage_delta_percent": -11.37,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1503 E Calhoun Avenue",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "1503-e-calhoun-avenue-temple",
            "price": 184900,
            "price_per_sqft": 157.23,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1176,
            "sqft_delta": 2,
            "subdivision": "Highland Terrace Annex Ph I",
            "year_built": 1999
          },
          {
            "address": "1607 Ridgeway Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "1607-ridgeway-drive-temple",
            "price": 214000,
            "price_per_sqft": 182.59,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1172,
            "sqft_delta": -2,
            "subdivision": "Oak Hills Sec Two Ph Tw",
            "year_built": 1988
          },
          {
            "address": "1319 N 12th Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "1319-n-12th-street-temple",
            "price": 215000,
            "price_per_sqft": 183.45,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1172,
            "sqft_delta": -2,
            "subdivision": "Patterson Add Ph One",
            "year_built": 1996
          }
        ],
        "favorable": true,
        "honest_writeup": "Compared with 1503 E Calhoun Avenue, 1607 Ridgeway Drive, 1319 N 12th Street, this new-construction card is $21/sqft cheaper on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 182.59,
        "new_effective_price_per_sqft": 161.83,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Troy",
      "closing_credit": null,
      "dom": 47,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 161.83,
              "estimated_monthly_total_with_ti_hoa": 1626,
              "five_year_total_cost_estimate": 103235,
              "five_year_total_delta_vs_baseline": -24310,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 229,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 161.83,
              "estimated_monthly_total_with_ti_hoa": 1657,
              "five_year_total_cost_estimate": 105094,
              "five_year_total_delta_vs_baseline": -22451,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 260,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 160.21,
              "estimated_monthly_total_with_ti_hoa": 1567,
              "five_year_total_cost_estimate": 110423,
              "five_year_total_delta_vs_baseline": -17122,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 170,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 161.83,
              "estimated_monthly_total_with_ti_hoa": 1676,
              "five_year_total_cost_estimate": 112925,
              "five_year_total_delta_vs_baseline": -14620,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 279,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 161.83,
              "estimated_monthly_total_with_ti_hoa": 1691,
              "five_year_total_cost_estimate": 116635,
              "five_year_total_delta_vs_baseline": -10910,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 294,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 161.83,
              "estimated_monthly_total_with_ti_hoa": 1397,
              "five_year_total_cost_estimate": 127545,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 161.83,
              "estimated_monthly_total_with_ti_hoa": 412,
              "five_year_total_cost_estimate": 220388,
              "five_year_total_delta_vs_baseline": 92843,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -985,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 1900,
            "down_payment": 9404,
            "effective_price": 188090,
            "effective_price_per_sqft": 160.21,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 71,
            "estimated_monthly_tax": 337,
            "estimated_monthly_total_with_ti_hoa": 1567,
            "five_year_total_before_tax_insurance_hoa": 85971,
            "five_year_total_cost_estimate": 110423,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 178686,
            "monthly_mi": 89,
            "monthly_pi": 1070,
            "monthly_pi_plus_mi": 1160,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 167742
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 189990,
            "effective_price": 189990,
            "effective_price_per_sqft": 161.83,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 71,
            "estimated_monthly_tax": 340,
            "estimated_monthly_total_with_ti_hoa": 412,
            "five_year_total_before_tax_insurance_hoa": 195690,
            "five_year_total_cost_estimate": 220388,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 37998,
            "effective_price": 189990,
            "effective_price_per_sqft": 161.83,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 71,
            "estimated_monthly_tax": 340,
            "estimated_monthly_total_with_ti_hoa": 1397,
            "five_year_total_before_tax_insurance_hoa": 102847,
            "five_year_total_cost_estimate": 127545,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 151992,
            "monthly_mi": 0,
            "monthly_pi": 986,
            "monthly_pi_plus_mi": 986,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 142684
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 9500,
            "effective_price": 189990,
            "effective_price_per_sqft": 161.83,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 71,
            "estimated_monthly_tax": 340,
            "estimated_monthly_total_with_ti_hoa": 1691,
            "five_year_total_before_tax_insurance_hoa": 91937,
            "five_year_total_cost_estimate": 116635,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 180490,
            "monthly_mi": 90,
            "monthly_pi": 1189,
            "monthly_pi_plus_mi": 1279,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 169716
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 6650,
            "effective_price": 189990,
            "effective_price_per_sqft": 161.83,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 71,
            "estimated_monthly_tax": 340,
            "estimated_monthly_total_with_ti_hoa": 1676,
            "five_year_total_before_tax_insurance_hoa": 88226,
            "five_year_total_cost_estimate": 112925,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 186549,
            "monthly_mi": 86,
            "monthly_pi": 1179,
            "monthly_pi_plus_mi": 1265,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 174630
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 189990,
            "effective_price_per_sqft": 161.83,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 71,
            "estimated_monthly_tax": 340,
            "estimated_monthly_total_with_ti_hoa": 1657,
            "five_year_total_before_tax_insurance_hoa": 80395,
            "five_year_total_cost_estimate": 105094,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 189990,
            "monthly_mi": 0,
            "monthly_pi": 1245,
            "monthly_pi_plus_mi": 1245,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 178551
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 189990,
            "effective_price_per_sqft": 161.83,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 71,
            "estimated_monthly_tax": 340,
            "estimated_monthly_total_with_ti_hoa": 1626,
            "five_year_total_before_tax_insurance_hoa": 78537,
            "five_year_total_cost_estimate": 103235,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 194075,
            "monthly_mi": 0,
            "monthly_pi": 1214,
            "monthly_pi_plus_mi": 1214,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 181465
          }
        }
      },
      "id": "2bc9103be400",
      "incentive_types": [
        "closing_costs",
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender"
      ],
      "negotiability_score": 63,
      "original_price": 179990,
      "preferred_lender_required": true,
      "price": 189990,
      "price_cut": 0,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: closing-cost concession language, limited incentive language, fixed-rate incentive, preferred-lender requirement.",
      "sqft": 1174,
      "subdivision": "College Park",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "715 Liberty Park Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 3.32,
        "arbitrage_delta_percent": 2.03,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "11 E AZTEC Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "11-e-aztec-lane-belton",
            "price": 320000,
            "price_per_sqft": 163.18,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1961,
            "sqft_delta": 12,
            "subdivision": "Morgans Point Resort Sec 5",
            "year_built": 2015
          },
          {
            "address": "3632 North Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "3632-north-drive-belton",
            "price": 459900,
            "price_per_sqft": 237.43,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1937,
            "sqft_delta": -12,
            "subdivision": "Pine Terrace Sub",
            "year_built": 1996
          },
          {
            "address": "3172 Auction Barn Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "3172-auction-barn-road-belton",
            "price": 290000,
            "price_per_sqft": 147.81,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1962,
            "sqft_delta": 13,
            "subdivision": "Rolling Acres Sec I",
            "year_built": 1986
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 11 E AZTEC Lane, 3632 North Drive, 3172 Auction Barn Road, this new-construction card is $3/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 163.18,
        "new_effective_price_per_sqft": 166.5,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Nirmaan Builders LLC",
      "city": "Belton",
      "closing_credit": 10000,
      "dom": 48,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 166.5,
              "estimated_monthly_total_with_ti_hoa": 2776,
              "five_year_total_cost_estimate": 166624,
              "five_year_total_delta_vs_baseline": -41522,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 389,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 166.5,
              "estimated_monthly_total_with_ti_hoa": 2829,
              "five_year_total_cost_estimate": 169799,
              "five_year_total_delta_vs_baseline": -38347,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 442,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 166.5,
              "estimated_monthly_total_with_ti_hoa": 2863,
              "five_year_total_cost_estimate": 183174,
              "five_year_total_delta_vs_baseline": -24972,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 476,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 166.5,
              "estimated_monthly_total_with_ti_hoa": 2704,
              "five_year_total_cost_estimate": 183985,
              "five_year_total_delta_vs_baseline": -24161,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 317,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 166.5,
              "estimated_monthly_total_with_ti_hoa": 2888,
              "five_year_total_cost_estimate": 189511,
              "five_year_total_delta_vs_baseline": -18635,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 501,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 166.5,
              "estimated_monthly_total_with_ti_hoa": 2387,
              "five_year_total_cost_estimate": 208146,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 166.5,
              "estimated_monthly_total_with_ti_hoa": 703,
              "five_year_total_cost_estimate": 366720,
              "five_year_total_delta_vs_baseline": 158574,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1684,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 10000,
            "down_payment": 16225,
            "effective_price": 324500,
            "effective_price_per_sqft": 166.5,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 122,
            "estimated_monthly_tax": 581,
            "estimated_monthly_total_with_ti_hoa": 2704,
            "five_year_total_before_tax_insurance_hoa": 141800,
            "five_year_total_cost_estimate": 183985,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 308275,
            "monthly_mi": 154,
            "monthly_pi": 1846,
            "monthly_pi_plus_mi": 2000,
            "price_cut_already_reflected": 5400,
            "remaining_balance_after_5_years": 289395
          },
          "cash": {
            "detected_incentive_value": 10000,
            "down_payment": 324500,
            "effective_price": 324500,
            "effective_price_per_sqft": 166.5,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 122,
            "estimated_monthly_tax": 581,
            "estimated_monthly_total_with_ti_hoa": 703,
            "five_year_total_before_tax_insurance_hoa": 324535,
            "five_year_total_cost_estimate": 366720,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 5400,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 10000,
            "down_payment": 64900,
            "effective_price": 324500,
            "effective_price_per_sqft": 166.5,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 122,
            "estimated_monthly_tax": 581,
            "estimated_monthly_total_with_ti_hoa": 2387,
            "five_year_total_before_tax_insurance_hoa": 165961,
            "five_year_total_cost_estimate": 208146,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 259600,
            "monthly_mi": 0,
            "monthly_pi": 1684,
            "monthly_pi_plus_mi": 1684,
            "price_cut_already_reflected": 5400,
            "remaining_balance_after_5_years": 243701
          },
          "conventional_5": {
            "detected_incentive_value": 10000,
            "down_payment": 16225,
            "effective_price": 324500,
            "effective_price_per_sqft": 166.5,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 122,
            "estimated_monthly_tax": 581,
            "estimated_monthly_total_with_ti_hoa": 2888,
            "five_year_total_before_tax_insurance_hoa": 147326,
            "five_year_total_cost_estimate": 189511,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 308275,
            "monthly_mi": 154,
            "monthly_pi": 2030,
            "monthly_pi_plus_mi": 2184,
            "price_cut_already_reflected": 5400,
            "remaining_balance_after_5_years": 289872
          },
          "fha_3_5": {
            "detected_incentive_value": 10000,
            "down_payment": 11358,
            "effective_price": 324500,
            "effective_price_per_sqft": 166.5,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 122,
            "estimated_monthly_tax": 581,
            "estimated_monthly_total_with_ti_hoa": 2863,
            "five_year_total_before_tax_insurance_hoa": 140989,
            "five_year_total_cost_estimate": 183174,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 318622,
            "monthly_mi": 146,
            "monthly_pi": 2014,
            "monthly_pi_plus_mi": 2160,
            "price_cut_already_reflected": 5400,
            "remaining_balance_after_5_years": 298266
          },
          "physician_0": {
            "detected_incentive_value": 10000,
            "down_payment": 0,
            "effective_price": 324500,
            "effective_price_per_sqft": 166.5,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 122,
            "estimated_monthly_tax": 581,
            "estimated_monthly_total_with_ti_hoa": 2829,
            "five_year_total_before_tax_insurance_hoa": 127614,
            "five_year_total_cost_estimate": 169799,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 324500,
            "monthly_mi": 0,
            "monthly_pi": 2126,
            "monthly_pi_plus_mi": 2126,
            "price_cut_already_reflected": 5400,
            "remaining_balance_after_5_years": 304962
          },
          "va_0": {
            "detected_incentive_value": 10000,
            "down_payment": 0,
            "effective_price": 324500,
            "effective_price_per_sqft": 166.5,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 122,
            "estimated_monthly_tax": 581,
            "estimated_monthly_total_with_ti_hoa": 2776,
            "five_year_total_before_tax_insurance_hoa": 124439,
            "five_year_total_cost_estimate": 166624,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 331477,
            "monthly_mi": 0,
            "monthly_pi": 2073,
            "monthly_pi_plus_mi": 2073,
            "price_cut_already_reflected": 5400,
            "remaining_balance_after_5_years": 309939
          }
        }
      },
      "id": "896138123a5f",
      "incentive_types": [
        "preferred_lender",
        "price_reduction"
      ],
      "negotiability_score": 60,
      "original_price": 339900,
      "preferred_lender_required": true,
      "price": 334500,
      "price_cut": 5400,
      "rate": null,
      "source_summary": "Detected from MLS export: preferred-lender requirement, price reduction.",
      "sqft": 1949,
      "subdivision": "Liberty Park",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "1102 Nacogdoches Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": -6.28,
        "arbitrage_delta_percent": -3.96,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "9107 Sky Crest Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "9107-sky-crest-drive-temple",
            "price": 274900,
            "price_per_sqft": 158.44,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1735,
            "sqft_delta": 0,
            "subdivision": "Lake Pointe Terrace Ph I",
            "year_built": 2020
          },
          {
            "address": "827 Kacie Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "827-kacie-drive-temple",
            "price": 268000,
            "price_per_sqft": 154.56,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1734,
            "sqft_delta": -1,
            "subdivision": "Canyon Ridge Ph III",
            "year_built": 2017
          },
          {
            "address": "16035 Brazos Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "16035-brazos-drive-temple",
            "price": 354500,
            "price_per_sqft": 204.44,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1734,
            "sqft_delta": -1,
            "subdivision": "Tanglewood",
            "year_built": 2017
          }
        ],
        "favorable": true,
        "honest_writeup": "Compared with 9107 Sky Crest Drive, 827 Kacie Drive, 16035 Brazos Drive, this new-construction card is $6/sqft cheaper on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 158.44,
        "new_effective_price_per_sqft": 152.16,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Central Hacienda",
      "city": "Temple",
      "closing_credit": null,
      "dom": 63,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 152.16,
              "estimated_monthly_total_with_ti_hoa": 2259,
              "five_year_total_cost_estimate": 143450,
              "five_year_total_delta_vs_baseline": -33780,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 317,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 152.16,
              "estimated_monthly_total_with_ti_hoa": 2302,
              "five_year_total_cost_estimate": 146033,
              "five_year_total_delta_vs_baseline": -31197,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 360,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 150.64,
              "estimated_monthly_total_with_ti_hoa": 2177,
              "five_year_total_cost_estimate": 153438,
              "five_year_total_delta_vs_baseline": -23792,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 235,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 152.16,
              "estimated_monthly_total_with_ti_hoa": 2329,
              "five_year_total_cost_estimate": 156915,
              "five_year_total_delta_vs_baseline": -20315,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 387,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 152.16,
              "estimated_monthly_total_with_ti_hoa": 2349,
              "five_year_total_cost_estimate": 162070,
              "five_year_total_delta_vs_baseline": -15160,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 407,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 152.16,
              "estimated_monthly_total_with_ti_hoa": 1942,
              "five_year_total_cost_estimate": 177230,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 152.16,
              "estimated_monthly_total_with_ti_hoa": 572,
              "five_year_total_cost_estimate": 306240,
              "five_year_total_delta_vs_baseline": 129010,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1370,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2640,
            "down_payment": 13068,
            "effective_price": 261360,
            "effective_price_per_sqft": 150.64,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 98,
            "estimated_monthly_tax": 468,
            "estimated_monthly_total_with_ti_hoa": 2177,
            "five_year_total_before_tax_insurance_hoa": 119461,
            "five_year_total_cost_estimate": 153438,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 248292,
            "monthly_mi": 124,
            "monthly_pi": 1487,
            "monthly_pi_plus_mi": 1611,
            "price_cut_already_reflected": 15000,
            "remaining_balance_after_5_years": 233086
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 264000,
            "effective_price": 264000,
            "effective_price_per_sqft": 152.16,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 473,
            "estimated_monthly_total_with_ti_hoa": 572,
            "five_year_total_before_tax_insurance_hoa": 271920,
            "five_year_total_cost_estimate": 306240,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 15000,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 52800,
            "effective_price": 264000,
            "effective_price_per_sqft": 152.16,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 473,
            "estimated_monthly_total_with_ti_hoa": 1942,
            "five_year_total_before_tax_insurance_hoa": 142910,
            "five_year_total_cost_estimate": 177230,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 211200,
            "monthly_mi": 0,
            "monthly_pi": 1370,
            "monthly_pi_plus_mi": 1370,
            "price_cut_already_reflected": 15000,
            "remaining_balance_after_5_years": 198265
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 13200,
            "effective_price": 264000,
            "effective_price_per_sqft": 152.16,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 473,
            "estimated_monthly_total_with_ti_hoa": 2349,
            "five_year_total_before_tax_insurance_hoa": 127750,
            "five_year_total_cost_estimate": 162070,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 250800,
            "monthly_mi": 125,
            "monthly_pi": 1652,
            "monthly_pi_plus_mi": 1777,
            "price_cut_already_reflected": 15000,
            "remaining_balance_after_5_years": 235828
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 9240,
            "effective_price": 264000,
            "effective_price_per_sqft": 152.16,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 473,
            "estimated_monthly_total_with_ti_hoa": 2329,
            "five_year_total_before_tax_insurance_hoa": 122595,
            "five_year_total_cost_estimate": 156915,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 259218,
            "monthly_mi": 119,
            "monthly_pi": 1638,
            "monthly_pi_plus_mi": 1757,
            "price_cut_already_reflected": 15000,
            "remaining_balance_after_5_years": 242657
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 264000,
            "effective_price_per_sqft": 152.16,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 473,
            "estimated_monthly_total_with_ti_hoa": 2302,
            "five_year_total_before_tax_insurance_hoa": 111713,
            "five_year_total_cost_estimate": 146033,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 264000,
            "monthly_mi": 0,
            "monthly_pi": 1730,
            "monthly_pi_plus_mi": 1730,
            "price_cut_already_reflected": 15000,
            "remaining_balance_after_5_years": 248105
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 264000,
            "effective_price_per_sqft": 152.16,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 473,
            "estimated_monthly_total_with_ti_hoa": 2259,
            "five_year_total_before_tax_insurance_hoa": 109130,
            "five_year_total_cost_estimate": 143450,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 269676,
            "monthly_mi": 0,
            "monthly_pi": 1687,
            "monthly_pi_plus_mi": 1687,
            "price_cut_already_reflected": 15000,
            "remaining_balance_after_5_years": 252154
          }
        }
      },
      "id": "01057bf8e65b",
      "incentive_types": [
        "exclusive_savings",
        "price_reduction"
      ],
      "negotiability_score": 60,
      "original_price": 279000,
      "preferred_lender_required": false,
      "price": 264000,
      "price_cut": 15000,
      "rate": null,
      "source_summary": "Detected from MLS export: limited incentive language, price reduction.",
      "sqft": 1735,
      "subdivision": "County View Add",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "5809 Whippoorwill Road",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 88.07,
        "arbitrage_delta_percent": 65.83,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "2701 Wren Circle",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "2701-wren-circle-temple",
            "price": 320000,
            "price_per_sqft": 133.78,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2392,
            "sqft_delta": 3,
            "subdivision": "Oakwoods 1st",
            "year_built": 1970
          },
          {
            "address": "1205 Larkspur Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "1205-larkspur-lane-temple",
            "price": 519000,
            "price_per_sqft": 217.7,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2384,
            "sqft_delta": -5,
            "subdivision": "Wildflower Country Club Pt O",
            "year_built": 1999
          },
          {
            "address": "3605 Buffalo Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "3605-buffalo-trail-temple",
            "price": 256750,
            "price_per_sqft": 107.16,
            "source": "/Users/taylordasch_1/market-monitor/05-14-2026-mls-templebelton.csv",
            "sqft": 2396,
            "sqft_delta": 7,
            "subdivision": "Western Hills",
            "year_built": 1983
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 2701 Wren Circle, 1205 Larkspur Lane, 3605 Buffalo Trail, this new-construction card is $88/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 133.78,
        "new_effective_price_per_sqft": 221.85,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Hodges Eagle Ridge Builders",
      "city": "Temple",
      "closing_credit": null,
      "dom": 32,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 221.85,
              "estimated_monthly_total_with_ti_hoa": 4535,
              "five_year_total_cost_estimate": 287987,
              "five_year_total_delta_vs_baseline": -67816,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 637,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 221.85,
              "estimated_monthly_total_with_ti_hoa": 4621,
              "five_year_total_cost_estimate": 293172,
              "five_year_total_delta_vs_baseline": -62631,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 723,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 219.63,
              "estimated_monthly_total_with_ti_hoa": 4371,
              "five_year_total_cost_estimate": 308037,
              "five_year_total_delta_vs_baseline": -47766,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 473,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 221.85,
              "estimated_monthly_total_with_ti_hoa": 4676,
              "five_year_total_cost_estimate": 315018,
              "five_year_total_delta_vs_baseline": -40785,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 778,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 221.85,
              "estimated_monthly_total_with_ti_hoa": 4716,
              "five_year_total_cost_estimate": 325368,
              "five_year_total_delta_vs_baseline": -30435,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 818,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 221.85,
              "estimated_monthly_total_with_ti_hoa": 3898,
              "five_year_total_cost_estimate": 355803,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 221.85,
              "estimated_monthly_total_with_ti_hoa": 1148,
              "five_year_total_cost_estimate": 614800,
              "five_year_total_delta_vs_baseline": 258997,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2750,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 5300,
            "down_payment": 26235,
            "effective_price": 524700,
            "effective_price_per_sqft": 219.63,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 197,
            "estimated_monthly_tax": 940,
            "estimated_monthly_total_with_ti_hoa": 4371,
            "five_year_total_before_tax_insurance_hoa": 239826,
            "five_year_total_cost_estimate": 308037,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 498465,
            "monthly_mi": 249,
            "monthly_pi": 2985,
            "monthly_pi_plus_mi": 3235,
            "price_cut_already_reflected": 7900,
            "remaining_balance_after_5_years": 467938
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 530000,
            "effective_price": 530000,
            "effective_price_per_sqft": 221.85,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 199,
            "estimated_monthly_tax": 950,
            "estimated_monthly_total_with_ti_hoa": 1148,
            "five_year_total_before_tax_insurance_hoa": 545900,
            "five_year_total_cost_estimate": 614800,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 7900,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 106000,
            "effective_price": 530000,
            "effective_price_per_sqft": 221.85,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 199,
            "estimated_monthly_tax": 950,
            "estimated_monthly_total_with_ti_hoa": 3898,
            "five_year_total_before_tax_insurance_hoa": 286903,
            "five_year_total_cost_estimate": 355803,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 424000,
            "monthly_mi": 0,
            "monthly_pi": 2750,
            "monthly_pi_plus_mi": 2750,
            "price_cut_already_reflected": 7900,
            "remaining_balance_after_5_years": 398033
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 26500,
            "effective_price": 530000,
            "effective_price_per_sqft": 221.85,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 199,
            "estimated_monthly_tax": 950,
            "estimated_monthly_total_with_ti_hoa": 4716,
            "five_year_total_before_tax_insurance_hoa": 256468,
            "five_year_total_cost_estimate": 325368,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 503500,
            "monthly_mi": 252,
            "monthly_pi": 3316,
            "monthly_pi_plus_mi": 3568,
            "price_cut_already_reflected": 7900,
            "remaining_balance_after_5_years": 473443
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 18550,
            "effective_price": 530000,
            "effective_price_per_sqft": 221.85,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 199,
            "estimated_monthly_tax": 950,
            "estimated_monthly_total_with_ti_hoa": 4676,
            "five_year_total_before_tax_insurance_hoa": 246118,
            "five_year_total_cost_estimate": 315018,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 520400,
            "monthly_mi": 239,
            "monthly_pi": 3289,
            "monthly_pi_plus_mi": 3528,
            "price_cut_already_reflected": 7900,
            "remaining_balance_after_5_years": 487152
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 530000,
            "effective_price_per_sqft": 221.85,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 199,
            "estimated_monthly_tax": 950,
            "estimated_monthly_total_with_ti_hoa": 4621,
            "five_year_total_before_tax_insurance_hoa": 224272,
            "five_year_total_cost_estimate": 293172,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 530000,
            "monthly_mi": 0,
            "monthly_pi": 3473,
            "monthly_pi_plus_mi": 3473,
            "price_cut_already_reflected": 7900,
            "remaining_balance_after_5_years": 498089
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 530000,
            "effective_price_per_sqft": 221.85,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 199,
            "estimated_monthly_tax": 950,
            "estimated_monthly_total_with_ti_hoa": 4535,
            "five_year_total_before_tax_insurance_hoa": 219087,
            "five_year_total_cost_estimate": 287987,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 541395,
            "monthly_mi": 0,
            "monthly_pi": 3386,
            "monthly_pi_plus_mi": 3386,
            "price_cut_already_reflected": 7900,
            "remaining_balance_after_5_years": 506218
          }
        }
      },
      "id": "52a4bf0b7b7d",
      "incentive_types": [
        "builder_concession",
        "closing_costs",
        "price_reduction",
        "title_policy_survey"
      ],
      "negotiability_score": 60,
      "original_price": 537900,
      "preferred_lender_required": false,
      "price": 530000,
      "price_cut": 7900,
      "rate": null,
      "source_summary": "Detected from MLS export: builder concession language, closing-cost concession language, price reduction, title policy or survey language.",
      "sqft": 2389,
      "subdivision": "Hartrick Crossing",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "8911 Chalk Maple Drive",
      "apr": "5.775%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 17.61,
        "arbitrage_delta_percent": 11.7,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "308 Live Oak Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "308-live-oak-drive-harker-heights",
            "price": 335000,
            "price_per_sqft": 180.89,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1852,
            "sqft_delta": -2,
            "subdivision": "Highland Oaks Estates Sec",
            "year_built": 1973
          },
          {
            "address": "220 W Mockingbird Ln",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "220-w-mockingbird-ln-harker-heights",
            "price": 235000,
            "price_per_sqft": 126.96,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1851,
            "sqft_delta": -3,
            "subdivision": "",
            "year_built": 1975
          },
          {
            "address": "1711 Lynx Circle",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1711-lynx-circle-harker-heights",
            "price": 280000,
            "price_per_sqft": 150.54,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1860,
            "sqft_delta": 6,
            "subdivision": "Country Trails Add 6th Ph",
            "year_built": 1993
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 308 Live Oak Drive, 220 W Mockingbird Ln, 1711 Lynx Circle, this new-construction card is $18/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 150.54,
        "new_effective_price_per_sqft": 168.15,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Killeen",
      "closing_credit": null,
      "dom": 4,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 168.15,
              "estimated_monthly_total_with_ti_hoa": 2667,
              "five_year_total_cost_estimate": 169400,
              "five_year_total_delta_vs_baseline": -39891,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 374,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 168.15,
              "estimated_monthly_total_with_ti_hoa": 2718,
              "five_year_total_cost_estimate": 172450,
              "five_year_total_delta_vs_baseline": -36841,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 425,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 166.47,
              "estimated_monthly_total_with_ti_hoa": 2571,
              "five_year_total_cost_estimate": 181193,
              "five_year_total_delta_vs_baseline": -28098,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 278,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 168.15,
              "estimated_monthly_total_with_ti_hoa": 2751,
              "five_year_total_cost_estimate": 185300,
              "five_year_total_delta_vs_baseline": -23991,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 458,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 168.15,
              "estimated_monthly_total_with_ti_hoa": 2774,
              "five_year_total_cost_estimate": 191388,
              "five_year_total_delta_vs_baseline": -17903,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 481,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 168.15,
              "estimated_monthly_total_with_ti_hoa": 2293,
              "five_year_total_cost_estimate": 209291,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 168.15,
              "estimated_monthly_total_with_ti_hoa": 675,
              "five_year_total_cost_estimate": 361638,
              "five_year_total_delta_vs_baseline": 152347,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1618,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 3118,
            "down_payment": 15432,
            "effective_price": 308639,
            "effective_price_per_sqft": 166.47,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 116,
            "estimated_monthly_tax": 553,
            "estimated_monthly_total_with_ti_hoa": 2571,
            "five_year_total_before_tax_insurance_hoa": 141070,
            "five_year_total_cost_estimate": 181193,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 293207,
            "monthly_mi": 147,
            "monthly_pi": 1756,
            "monthly_pi_plus_mi": 1903,
            "price_cut_already_reflected": 2000,
            "remaining_balance_after_5_years": 275250
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 311757,
            "effective_price": 311757,
            "effective_price_per_sqft": 168.15,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 117,
            "estimated_monthly_tax": 559,
            "estimated_monthly_total_with_ti_hoa": 675,
            "five_year_total_before_tax_insurance_hoa": 321110,
            "five_year_total_cost_estimate": 361638,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 2000,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 62351,
            "effective_price": 311757,
            "effective_price_per_sqft": 168.15,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 117,
            "estimated_monthly_tax": 559,
            "estimated_monthly_total_with_ti_hoa": 2293,
            "five_year_total_before_tax_insurance_hoa": 168763,
            "five_year_total_cost_estimate": 209291,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 249406,
            "monthly_mi": 0,
            "monthly_pi": 1618,
            "monthly_pi_plus_mi": 1618,
            "price_cut_already_reflected": 2000,
            "remaining_balance_after_5_years": 234131
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 15588,
            "effective_price": 311757,
            "effective_price_per_sqft": 168.15,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 117,
            "estimated_monthly_tax": 559,
            "estimated_monthly_total_with_ti_hoa": 2774,
            "five_year_total_before_tax_insurance_hoa": 150860,
            "five_year_total_cost_estimate": 191388,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 296169,
            "monthly_mi": 148,
            "monthly_pi": 1951,
            "monthly_pi_plus_mi": 2099,
            "price_cut_already_reflected": 2000,
            "remaining_balance_after_5_years": 278489
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 10911,
            "effective_price": 311757,
            "effective_price_per_sqft": 168.15,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 117,
            "estimated_monthly_tax": 559,
            "estimated_monthly_total_with_ti_hoa": 2751,
            "five_year_total_before_tax_insurance_hoa": 144772,
            "five_year_total_cost_estimate": 185300,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 306110,
            "monthly_mi": 140,
            "monthly_pi": 1935,
            "monthly_pi_plus_mi": 2075,
            "price_cut_already_reflected": 2000,
            "remaining_balance_after_5_years": 286553
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 311757,
            "effective_price_per_sqft": 168.15,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 117,
            "estimated_monthly_tax": 559,
            "estimated_monthly_total_with_ti_hoa": 2718,
            "five_year_total_before_tax_insurance_hoa": 131922,
            "five_year_total_cost_estimate": 172450,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 311757,
            "monthly_mi": 0,
            "monthly_pi": 2043,
            "monthly_pi_plus_mi": 2043,
            "price_cut_already_reflected": 2000,
            "remaining_balance_after_5_years": 292986
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 311757,
            "effective_price_per_sqft": 168.15,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 117,
            "estimated_monthly_tax": 559,
            "estimated_monthly_total_with_ti_hoa": 2667,
            "five_year_total_before_tax_insurance_hoa": 128872,
            "five_year_total_cost_estimate": 169400,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 318460,
            "monthly_mi": 0,
            "monthly_pi": 1992,
            "monthly_pi_plus_mi": 1992,
            "price_cut_already_reflected": 2000,
            "remaining_balance_after_5_years": 297768
          }
        }
      },
      "id": "182cad0b1286",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "price_reduction"
      ],
      "negotiability_score": 59,
      "original_price": 313757,
      "preferred_lender_required": false,
      "price": 311757,
      "price_cut": 2000,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, price reduction.",
      "sqft": 1854,
      "subdivision": "Preserve at Thousand Oaks",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "1804 Gigante Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 30.53,
        "arbitrage_delta_percent": 19.76,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "604 Totem Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "604-totem-trail-harker-heights",
            "price": 248000,
            "price_per_sqft": 163.91,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1513,
            "sqft_delta": 8,
            "subdivision": "Skipcha Mountain Estates Ph",
            "year_built": 1995
          },
          {
            "address": "1100 Chablis Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1100-chablis-drive-harker-heights",
            "price": 220000,
            "price_per_sqft": 143.51,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1533,
            "sqft_delta": 28,
            "subdivision": "The Vineyard",
            "year_built": 1994
          },
          {
            "address": "2010 Shadow Ridge Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "2010-shadow-ridge-road-harker-heights",
            "price": 238500,
            "price_per_sqft": 154.47,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1544,
            "sqft_delta": 39,
            "subdivision": "Whitten Place",
            "year_built": 1993
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 604 Totem Trail, 1100 Chablis Drive, 2010 Shadow Ridge Road, this new-construction card is $31/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 154.47,
        "new_effective_price_per_sqft": 185.0,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Summit Valor Homes",
      "city": "Killeen",
      "closing_credit": null,
      "dom": 103,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 185.0,
              "estimated_monthly_total_with_ti_hoa": 2382,
              "five_year_total_cost_estimate": 151289,
              "five_year_total_delta_vs_baseline": -35625,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 334,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 185.0,
              "estimated_monthly_total_with_ti_hoa": 2428,
              "five_year_total_cost_estimate": 154012,
              "five_year_total_delta_vs_baseline": -32902,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 380,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 183.15,
              "estimated_monthly_total_with_ti_hoa": 2296,
              "five_year_total_cost_estimate": 161822,
              "five_year_total_delta_vs_baseline": -25092,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 248,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 185.0,
              "estimated_monthly_total_with_ti_hoa": 2457,
              "five_year_total_cost_estimate": 165489,
              "five_year_total_delta_vs_baseline": -21425,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 409,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 185.0,
              "estimated_monthly_total_with_ti_hoa": 2478,
              "five_year_total_cost_estimate": 170926,
              "five_year_total_delta_vs_baseline": -15988,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 430,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 185.0,
              "estimated_monthly_total_with_ti_hoa": 2048,
              "five_year_total_cost_estimate": 186914,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 185.0,
              "estimated_monthly_total_with_ti_hoa": 603,
              "five_year_total_cost_estimate": 322973,
              "five_year_total_delta_vs_baseline": 136059,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1445,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2784,
            "down_payment": 13782,
            "effective_price": 275641,
            "effective_price_per_sqft": 183.15,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 103,
            "estimated_monthly_tax": 494,
            "estimated_monthly_total_with_ti_hoa": 2296,
            "five_year_total_before_tax_insurance_hoa": 125988,
            "five_year_total_cost_estimate": 161822,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 261859,
            "monthly_mi": 131,
            "monthly_pi": 1568,
            "monthly_pi_plus_mi": 1699,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 245822
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 278425,
            "effective_price": 278425,
            "effective_price_per_sqft": 185.0,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 499,
            "estimated_monthly_total_with_ti_hoa": 603,
            "five_year_total_before_tax_insurance_hoa": 286778,
            "five_year_total_cost_estimate": 322973,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 55685,
            "effective_price": 278425,
            "effective_price_per_sqft": 185.0,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 499,
            "estimated_monthly_total_with_ti_hoa": 2048,
            "five_year_total_before_tax_insurance_hoa": 150719,
            "five_year_total_cost_estimate": 186914,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 222740,
            "monthly_mi": 0,
            "monthly_pi": 1445,
            "monthly_pi_plus_mi": 1445,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 209099
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 13921,
            "effective_price": 278425,
            "effective_price_per_sqft": 185.0,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 499,
            "estimated_monthly_total_with_ti_hoa": 2478,
            "five_year_total_before_tax_insurance_hoa": 134730,
            "five_year_total_cost_estimate": 170926,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 264504,
            "monthly_mi": 132,
            "monthly_pi": 1742,
            "monthly_pi_plus_mi": 1874,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 248714
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 9745,
            "effective_price": 278425,
            "effective_price_per_sqft": 185.0,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 499,
            "estimated_monthly_total_with_ti_hoa": 2457,
            "five_year_total_before_tax_insurance_hoa": 129293,
            "five_year_total_cost_estimate": 165489,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 273382,
            "monthly_mi": 125,
            "monthly_pi": 1728,
            "monthly_pi_plus_mi": 1853,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 255916
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 278425,
            "effective_price_per_sqft": 185.0,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 499,
            "estimated_monthly_total_with_ti_hoa": 2428,
            "five_year_total_before_tax_insurance_hoa": 117817,
            "five_year_total_cost_estimate": 154012,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 278425,
            "monthly_mi": 0,
            "monthly_pi": 1824,
            "monthly_pi_plus_mi": 1824,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 261661
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 278425,
            "effective_price_per_sqft": 185.0,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 499,
            "estimated_monthly_total_with_ti_hoa": 2382,
            "five_year_total_before_tax_insurance_hoa": 115093,
            "five_year_total_cost_estimate": 151289,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 284411,
            "monthly_mi": 0,
            "monthly_pi": 1779,
            "monthly_pi_plus_mi": 1779,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 265932
          }
        }
      },
      "id": "e47b4324b661",
      "incentive_types": [
        "builder_concession",
        "closing_costs"
      ],
      "negotiability_score": 58,
      "original_price": 278425,
      "preferred_lender_required": false,
      "price": 278425,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: builder concession language, closing-cost concession language.",
      "sqft": 1505,
      "subdivision": "Lakeview Park Sub",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "1417 Fossil Trail",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": -11.35,
        "arbitrage_delta_percent": -6.62,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "5700 Redfish Court",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "5700-redfish-court-belton",
            "price": 350000,
            "price_per_sqft": 171.48,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2041,
            "sqft_delta": -4,
            "subdivision": "Three Creeks",
            "year_built": 2022
          },
          {
            "address": "166 Mountain Rose Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "166-mountain-rose-road-belton",
            "price": 425000,
            "price_per_sqft": 209.26,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2031,
            "sqft_delta": -14,
            "subdivision": "High Crest Ph II",
            "year_built": 2017
          },
          {
            "address": "4601 Abergavenny Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "4601-abergavenny-drive-belton",
            "price": 310000,
            "price_per_sqft": 150.49,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2060,
            "sqft_delta": 15,
            "subdivision": "Three Creeks Ph I",
            "year_built": 2015
          }
        ],
        "favorable": true,
        "honest_writeup": "Compared with 5700 Redfish Court, 166 Mountain Rose Road, 4601 Abergavenny Drive, this new-construction card is $11/sqft cheaper on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 171.48,
        "new_effective_price_per_sqft": 160.13,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": null,
      "city": "Belton",
      "closing_credit": null,
      "dom": 313,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 160.13,
              "estimated_monthly_total_with_ti_hoa": 2802,
              "five_year_total_cost_estimate": 177941,
              "five_year_total_delta_vs_baseline": -41902,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 393,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 160.13,
              "estimated_monthly_total_with_ti_hoa": 2855,
              "five_year_total_cost_estimate": 181145,
              "five_year_total_delta_vs_baseline": -38698,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 446,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 158.53,
              "estimated_monthly_total_with_ti_hoa": 2701,
              "five_year_total_cost_estimate": 190329,
              "five_year_total_delta_vs_baseline": -29514,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 292,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 160.13,
              "estimated_monthly_total_with_ti_hoa": 2889,
              "five_year_total_cost_estimate": 194643,
              "five_year_total_delta_vs_baseline": -25200,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 480,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 160.13,
              "estimated_monthly_total_with_ti_hoa": 2914,
              "five_year_total_cost_estimate": 201038,
              "five_year_total_delta_vs_baseline": -18805,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 505,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 160.13,
              "estimated_monthly_total_with_ti_hoa": 2409,
              "five_year_total_cost_estimate": 219843,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 160.13,
              "estimated_monthly_total_with_ti_hoa": 710,
              "five_year_total_cost_estimate": 379871,
              "five_year_total_delta_vs_baseline": 160028,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1699,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 3275,
            "down_payment": 16210,
            "effective_price": 324200,
            "effective_price_per_sqft": 158.53,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 122,
            "estimated_monthly_tax": 581,
            "estimated_monthly_total_with_ti_hoa": 2701,
            "five_year_total_before_tax_insurance_hoa": 148183,
            "five_year_total_cost_estimate": 190329,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 307990,
            "monthly_mi": 154,
            "monthly_pi": 1845,
            "monthly_pi_plus_mi": 1999,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 289128
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 327475,
            "effective_price": 327475,
            "effective_price_per_sqft": 160.13,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 123,
            "estimated_monthly_tax": 587,
            "estimated_monthly_total_with_ti_hoa": 710,
            "five_year_total_before_tax_insurance_hoa": 337299,
            "five_year_total_cost_estimate": 379871,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 65495,
            "effective_price": 327475,
            "effective_price_per_sqft": 160.13,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 123,
            "estimated_monthly_tax": 587,
            "estimated_monthly_total_with_ti_hoa": 2409,
            "five_year_total_before_tax_insurance_hoa": 177271,
            "five_year_total_cost_estimate": 219843,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 261980,
            "monthly_mi": 0,
            "monthly_pi": 1699,
            "monthly_pi_plus_mi": 1699,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 245936
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 16374,
            "effective_price": 327475,
            "effective_price_per_sqft": 160.13,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 123,
            "estimated_monthly_tax": 587,
            "estimated_monthly_total_with_ti_hoa": 2914,
            "five_year_total_before_tax_insurance_hoa": 158466,
            "five_year_total_cost_estimate": 201038,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 311101,
            "monthly_mi": 156,
            "monthly_pi": 2049,
            "monthly_pi_plus_mi": 2204,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 292529
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 11462,
            "effective_price": 327475,
            "effective_price_per_sqft": 160.13,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 123,
            "estimated_monthly_tax": 587,
            "estimated_monthly_total_with_ti_hoa": 2889,
            "five_year_total_before_tax_insurance_hoa": 152071,
            "five_year_total_cost_estimate": 194643,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 321544,
            "monthly_mi": 147,
            "monthly_pi": 2032,
            "monthly_pi_plus_mi": 2180,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 301000
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 327475,
            "effective_price_per_sqft": 160.13,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 123,
            "estimated_monthly_tax": 587,
            "estimated_monthly_total_with_ti_hoa": 2855,
            "five_year_total_before_tax_insurance_hoa": 138573,
            "five_year_total_cost_estimate": 181145,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 327475,
            "monthly_mi": 0,
            "monthly_pi": 2146,
            "monthly_pi_plus_mi": 2146,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 307758
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 327475,
            "effective_price_per_sqft": 160.13,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 123,
            "estimated_monthly_tax": 587,
            "estimated_monthly_total_with_ti_hoa": 2802,
            "five_year_total_before_tax_insurance_hoa": 135369,
            "five_year_total_cost_estimate": 177941,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 334516,
            "monthly_mi": 0,
            "monthly_pi": 2092,
            "monthly_pi_plus_mi": 2092,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 312781
          }
        }
      },
      "id": "88265df6d2be",
      "incentive_types": [
        "preferred_lender"
      ],
      "negotiability_score": 57,
      "original_price": 327475,
      "preferred_lender_required": true,
      "price": 327475,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: preferred-lender requirement.",
      "sqft": 2045,
      "subdivision": "Hubbard Branch Subd.",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "3703 Southern Catalpa Drive",
      "apr": "6.23%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 40.9,
        "arbitrage_delta_percent": 26.42,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1602 Indian Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1602-indian-trail-harker-heights",
            "price": 165000,
            "price_per_sqft": 122.04,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1352,
            "sqft_delta": -8,
            "subdivision": "Comanche Land 1st Unit",
            "year_built": 1982
          },
          {
            "address": "4214 Broken Arrow Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "4214-broken-arrow-drive-harker-heights",
            "price": 239700,
            "price_per_sqft": 174.71,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1372,
            "sqft_delta": 12,
            "subdivision": "Broken Arrow Lake Estates Sec",
            "year_built": 1977
          },
          {
            "address": "1102 Chablis Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1102-chablis-drive-harker-heights",
            "price": 214900,
            "price_per_sqft": 154.83,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1388,
            "sqft_delta": 28,
            "subdivision": "The Vineyard",
            "year_built": 1994
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1602 Indian Trail, 4214 Broken Arrow Drive, 1102 Chablis Drive, this new-construction card is $41/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 154.83,
        "new_effective_price_per_sqft": 195.73,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Killeen",
      "closing_credit": null,
      "dom": 28,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 195.73,
              "estimated_monthly_total_with_ti_hoa": 2278,
              "five_year_total_cost_estimate": 144640,
              "five_year_total_delta_vs_baseline": -34061,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 320,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 195.73,
              "estimated_monthly_total_with_ti_hoa": 2321,
              "five_year_total_cost_estimate": 147244,
              "five_year_total_delta_vs_baseline": -31457,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 363,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 193.77,
              "estimated_monthly_total_with_ti_hoa": 2196,
              "five_year_total_cost_estimate": 154710,
              "five_year_total_delta_vs_baseline": -23991,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 238,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 195.73,
              "estimated_monthly_total_with_ti_hoa": 2349,
              "five_year_total_cost_estimate": 158216,
              "five_year_total_delta_vs_baseline": -20485,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 391,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 195.73,
              "estimated_monthly_total_with_ti_hoa": 2369,
              "five_year_total_cost_estimate": 163415,
              "five_year_total_delta_vs_baseline": -15286,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 411,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 195.73,
              "estimated_monthly_total_with_ti_hoa": 1958,
              "five_year_total_cost_estimate": 178701,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 195.73,
              "estimated_monthly_total_with_ti_hoa": 577,
              "five_year_total_cost_estimate": 308780,
              "five_year_total_delta_vs_baseline": 130079,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1381,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2662,
            "down_payment": 13176,
            "effective_price": 263528,
            "effective_price_per_sqft": 193.77,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 472,
            "estimated_monthly_total_with_ti_hoa": 2196,
            "five_year_total_before_tax_insurance_hoa": 120452,
            "five_year_total_cost_estimate": 154710,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 250352,
            "monthly_mi": 125,
            "monthly_pi": 1499,
            "monthly_pi_plus_mi": 1625,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 235019
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 266190,
            "effective_price": 266190,
            "effective_price_per_sqft": 195.73,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 100,
            "estimated_monthly_tax": 477,
            "estimated_monthly_total_with_ti_hoa": 577,
            "five_year_total_before_tax_insurance_hoa": 274176,
            "five_year_total_cost_estimate": 308780,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 53238,
            "effective_price": 266190,
            "effective_price_per_sqft": 195.73,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 100,
            "estimated_monthly_tax": 477,
            "estimated_monthly_total_with_ti_hoa": 1958,
            "five_year_total_before_tax_insurance_hoa": 144096,
            "five_year_total_cost_estimate": 178701,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 212952,
            "monthly_mi": 0,
            "monthly_pi": 1381,
            "monthly_pi_plus_mi": 1381,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 199910
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 13310,
            "effective_price": 266190,
            "effective_price_per_sqft": 195.73,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 100,
            "estimated_monthly_tax": 477,
            "estimated_monthly_total_with_ti_hoa": 2369,
            "five_year_total_before_tax_insurance_hoa": 128810,
            "five_year_total_cost_estimate": 163415,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 252880,
            "monthly_mi": 126,
            "monthly_pi": 1665,
            "monthly_pi_plus_mi": 1792,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 237784
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 9317,
            "effective_price": 266190,
            "effective_price_per_sqft": 195.73,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 100,
            "estimated_monthly_tax": 477,
            "estimated_monthly_total_with_ti_hoa": 2349,
            "five_year_total_before_tax_insurance_hoa": 123612,
            "five_year_total_cost_estimate": 158216,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 261369,
            "monthly_mi": 120,
            "monthly_pi": 1652,
            "monthly_pi_plus_mi": 1772,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 244670
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 266190,
            "effective_price_per_sqft": 195.73,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 100,
            "estimated_monthly_tax": 477,
            "estimated_monthly_total_with_ti_hoa": 2321,
            "five_year_total_before_tax_insurance_hoa": 112640,
            "five_year_total_cost_estimate": 147244,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 266190,
            "monthly_mi": 0,
            "monthly_pi": 1744,
            "monthly_pi_plus_mi": 1744,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 250163
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 266190,
            "effective_price_per_sqft": 195.73,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 100,
            "estimated_monthly_tax": 477,
            "estimated_monthly_total_with_ti_hoa": 2278,
            "five_year_total_before_tax_insurance_hoa": 110036,
            "five_year_total_cost_estimate": 144640,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 271913,
            "monthly_mi": 0,
            "monthly_pi": 1701,
            "monthly_pi_plus_mi": 1701,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 254246
          }
        }
      },
      "id": "e167031939e1",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender",
        "rate_buydown"
      ],
      "negotiability_score": 57,
      "original_price": 266190,
      "preferred_lender_required": true,
      "price": 266190,
      "price_cut": 0,
      "rate": "2.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement, rate buydown language.",
      "sqft": 1360,
      "subdivision": "Preserve at Thousand Oaks",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "6781 Kings Mill Drive",
      "apr": "5.691%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 82.12,
        "arbitrage_delta_percent": 45.88,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "707 Eagle View Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "707-eagle-view-drive-salado",
            "price": 449500,
            "price_per_sqft": 172.69,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2603,
            "sqft_delta": -16,
            "subdivision": "Eagle Heights",
            "year_built": 2022
          },
          {
            "address": "930 Inka Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "930-inka-road-salado",
            "price": 665900,
            "price_per_sqft": 255.92,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2602,
            "sqft_delta": -17,
            "subdivision": "Overlook/Salado",
            "year_built": 2023
          },
          {
            "address": "1431 King Ranch Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "1431-king-ranch-road-salado",
            "price": 465000,
            "price_per_sqft": 178.98,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2598,
            "sqft_delta": -21,
            "subdivision": "Flint Ridge Estates",
            "year_built": 2022
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 707 Eagle View Drive, 930 Inka Road, 1431 King Ranch Road, this new-construction card is $82/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 178.98,
        "new_effective_price_per_sqft": 261.1,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Salado",
      "closing_credit": null,
      "dom": 29,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 261.1,
              "estimated_monthly_total_with_ti_hoa": 5851,
              "five_year_total_cost_estimate": 371566,
              "five_year_total_delta_vs_baseline": -87498,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 821,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 261.1,
              "estimated_monthly_total_with_ti_hoa": 5962,
              "five_year_total_cost_estimate": 378256,
              "five_year_total_delta_vs_baseline": -80808,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 932,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 258.49,
              "estimated_monthly_total_with_ti_hoa": 5640,
              "five_year_total_cost_estimate": 397435,
              "five_year_total_delta_vs_baseline": -61629,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 610,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 261.1,
              "estimated_monthly_total_with_ti_hoa": 6033,
              "five_year_total_cost_estimate": 406442,
              "five_year_total_delta_vs_baseline": -52622,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 1003,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 261.1,
              "estimated_monthly_total_with_ti_hoa": 6085,
              "five_year_total_cost_estimate": 419795,
              "five_year_total_delta_vs_baseline": -39269,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 1055,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 261.1,
              "estimated_monthly_total_with_ti_hoa": 5030,
              "five_year_total_cost_estimate": 459064,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 261.1,
              "estimated_monthly_total_with_ti_hoa": 1482,
              "five_year_total_cost_estimate": 793225,
              "five_year_total_delta_vs_baseline": 334161,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -3548,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 6838,
            "down_payment": 33849,
            "effective_price": 676977,
            "effective_price_per_sqft": 258.49,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 254,
            "estimated_monthly_tax": 1213,
            "estimated_monthly_total_with_ti_hoa": 5640,
            "five_year_total_before_tax_insurance_hoa": 309428,
            "five_year_total_cost_estimate": 397435,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 643128,
            "monthly_mi": 322,
            "monthly_pi": 3852,
            "monthly_pi_plus_mi": 4173,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 603741
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 683815,
            "effective_price": 683815,
            "effective_price_per_sqft": 261.1,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 256,
            "estimated_monthly_tax": 1225,
            "estimated_monthly_total_with_ti_hoa": 1482,
            "five_year_total_before_tax_insurance_hoa": 704329,
            "five_year_total_cost_estimate": 793225,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 136763,
            "effective_price": 683815,
            "effective_price_per_sqft": 261.1,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 256,
            "estimated_monthly_tax": 1225,
            "estimated_monthly_total_with_ti_hoa": 5030,
            "five_year_total_before_tax_insurance_hoa": 370168,
            "five_year_total_cost_estimate": 459064,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 547052,
            "monthly_mi": 0,
            "monthly_pi": 3548,
            "monthly_pi_plus_mi": 3548,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 513549
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 34191,
            "effective_price": 683815,
            "effective_price_per_sqft": 261.1,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 256,
            "estimated_monthly_tax": 1225,
            "estimated_monthly_total_with_ti_hoa": 6085,
            "five_year_total_before_tax_insurance_hoa": 330899,
            "five_year_total_cost_estimate": 419795,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 649624,
            "monthly_mi": 325,
            "monthly_pi": 4278,
            "monthly_pi_plus_mi": 4603,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 610844
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 23934,
            "effective_price": 683815,
            "effective_price_per_sqft": 261.1,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 256,
            "estimated_monthly_tax": 1225,
            "estimated_monthly_total_with_ti_hoa": 6033,
            "five_year_total_before_tax_insurance_hoa": 317546,
            "five_year_total_cost_estimate": 406442,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 671429,
            "monthly_mi": 308,
            "monthly_pi": 4244,
            "monthly_pi_plus_mi": 4552,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 628532
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 683815,
            "effective_price_per_sqft": 261.1,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 256,
            "estimated_monthly_tax": 1225,
            "estimated_monthly_total_with_ti_hoa": 5962,
            "five_year_total_before_tax_insurance_hoa": 289360,
            "five_year_total_cost_estimate": 378256,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 683815,
            "monthly_mi": 0,
            "monthly_pi": 4481,
            "monthly_pi_plus_mi": 4481,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 642643
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 683815,
            "effective_price_per_sqft": 261.1,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 256,
            "estimated_monthly_tax": 1225,
            "estimated_monthly_total_with_ti_hoa": 5851,
            "five_year_total_before_tax_insurance_hoa": 282670,
            "five_year_total_cost_estimate": 371566,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 698517,
            "monthly_mi": 0,
            "monthly_pi": 4369,
            "monthly_pi_plus_mi": 4369,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 653131
          }
        }
      },
      "id": "4cba6e45984c",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender"
      ],
      "negotiability_score": 57,
      "original_price": 683815,
      "preferred_lender_required": true,
      "price": 683815,
      "price_cut": 0,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement.",
      "sqft": 2619,
      "subdivision": "King Oaks",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "1209 Peppermint Drive",
      "apr": "5.691%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 42.36,
        "arbitrage_delta_percent": 29.39,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "4413 Lone Star Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "4413-lone-star-trail-temple",
            "price": 197000,
            "price_per_sqft": 144.11,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1367,
            "sqft_delta": -1,
            "subdivision": "Canyon Creek Ph IV",
            "year_built": 1986
          },
          {
            "address": "1121 Spring Terrace Loop",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "1121-spring-terrace-loop-temple",
            "price": 250000,
            "price_per_sqft": 182.48,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1370,
            "sqft_delta": 2,
            "subdivision": "Westfield Development",
            "year_built": 2020
          },
          {
            "address": "1719 S 39th Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "1719-s-39th-street-temple",
            "price": 165000,
            "price_per_sqft": 120.35,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1371,
            "sqft_delta": 3,
            "subdivision": "Dubose Add Blks 1-7",
            "year_built": 1954
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 4413 Lone Star Trail, 1121 Spring Terrace Loop, 1719 S 39th Street, this new-construction card is $42/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 144.11,
        "new_effective_price_per_sqft": 186.47,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Temple",
      "closing_credit": null,
      "dom": 29,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 186.47,
              "estimated_monthly_total_with_ti_hoa": 2183,
              "five_year_total_cost_estimate": 138609,
              "five_year_total_delta_vs_baseline": -32640,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 307,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 186.47,
              "estimated_monthly_total_with_ti_hoa": 2224,
              "five_year_total_cost_estimate": 141104,
              "five_year_total_delta_vs_baseline": -30145,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 348,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 184.6,
              "estimated_monthly_total_with_ti_hoa": 2104,
              "five_year_total_cost_estimate": 148259,
              "five_year_total_delta_vs_baseline": -22990,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 228,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 186.47,
              "estimated_monthly_total_with_ti_hoa": 2251,
              "five_year_total_cost_estimate": 151619,
              "five_year_total_delta_vs_baseline": -19630,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 375,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 186.47,
              "estimated_monthly_total_with_ti_hoa": 2270,
              "five_year_total_cost_estimate": 156600,
              "five_year_total_delta_vs_baseline": -14649,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 394,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 186.47,
              "estimated_monthly_total_with_ti_hoa": 1876,
              "five_year_total_cost_estimate": 171249,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 186.47,
              "estimated_monthly_total_with_ti_hoa": 553,
              "five_year_total_cost_estimate": 295904,
              "five_year_total_delta_vs_baseline": 124655,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1323,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2551,
            "down_payment": 12627,
            "effective_price": 252539,
            "effective_price_per_sqft": 184.6,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 95,
            "estimated_monthly_tax": 452,
            "estimated_monthly_total_with_ti_hoa": 2104,
            "five_year_total_before_tax_insurance_hoa": 115429,
            "five_year_total_cost_estimate": 148259,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 239912,
            "monthly_mi": 120,
            "monthly_pi": 1437,
            "monthly_pi_plus_mi": 1557,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 225219
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 255090,
            "effective_price": 255090,
            "effective_price_per_sqft": 186.47,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 96,
            "estimated_monthly_tax": 457,
            "estimated_monthly_total_with_ti_hoa": 553,
            "five_year_total_before_tax_insurance_hoa": 262743,
            "five_year_total_cost_estimate": 295904,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 51018,
            "effective_price": 255090,
            "effective_price_per_sqft": 186.47,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 96,
            "estimated_monthly_tax": 457,
            "estimated_monthly_total_with_ti_hoa": 1876,
            "five_year_total_before_tax_insurance_hoa": 138087,
            "five_year_total_cost_estimate": 171249,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 204072,
            "monthly_mi": 0,
            "monthly_pi": 1324,
            "monthly_pi_plus_mi": 1324,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 191574
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 12754,
            "effective_price": 255090,
            "effective_price_per_sqft": 186.47,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 96,
            "estimated_monthly_tax": 457,
            "estimated_monthly_total_with_ti_hoa": 2270,
            "five_year_total_before_tax_insurance_hoa": 123439,
            "five_year_total_cost_estimate": 156600,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 242336,
            "monthly_mi": 121,
            "monthly_pi": 1596,
            "monthly_pi_plus_mi": 1717,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 227869
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 8928,
            "effective_price": 255090,
            "effective_price_per_sqft": 186.47,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 96,
            "estimated_monthly_tax": 457,
            "estimated_monthly_total_with_ti_hoa": 2251,
            "five_year_total_before_tax_insurance_hoa": 118457,
            "five_year_total_cost_estimate": 151619,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 250470,
            "monthly_mi": 115,
            "monthly_pi": 1583,
            "monthly_pi_plus_mi": 1698,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 234467
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 255090,
            "effective_price_per_sqft": 186.47,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 96,
            "estimated_monthly_tax": 457,
            "estimated_monthly_total_with_ti_hoa": 2224,
            "five_year_total_before_tax_insurance_hoa": 107943,
            "five_year_total_cost_estimate": 141104,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 255090,
            "monthly_mi": 0,
            "monthly_pi": 1672,
            "monthly_pi_plus_mi": 1672,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 239731
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 255090,
            "effective_price_per_sqft": 186.47,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 96,
            "estimated_monthly_tax": 457,
            "estimated_monthly_total_with_ti_hoa": 2183,
            "five_year_total_before_tax_insurance_hoa": 105447,
            "five_year_total_cost_estimate": 138609,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 260574,
            "monthly_mi": 0,
            "monthly_pi": 1630,
            "monthly_pi_plus_mi": 1630,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 243644
          }
        }
      },
      "id": "e4b5affb9002",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender"
      ],
      "negotiability_score": 57,
      "original_price": 255090,
      "preferred_lender_required": true,
      "price": 255090,
      "price_cut": 0,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement.",
      "sqft": 1368,
      "subdivision": "Oak Ridge",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "1218 Cilantro Road",
      "apr": "5.691%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 44.77,
        "arbitrage_delta_percent": 31.07,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "4413 Lone Star Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "4413-lone-star-trail-temple",
            "price": 197000,
            "price_per_sqft": 144.11,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1367,
            "sqft_delta": -1,
            "subdivision": "Canyon Creek Ph IV",
            "year_built": 1986
          },
          {
            "address": "1121 Spring Terrace Loop",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "1121-spring-terrace-loop-temple",
            "price": 250000,
            "price_per_sqft": 182.48,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1370,
            "sqft_delta": 2,
            "subdivision": "Westfield Development",
            "year_built": 2020
          },
          {
            "address": "1719 S 39th Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "1719-s-39th-street-temple",
            "price": 165000,
            "price_per_sqft": 120.35,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1371,
            "sqft_delta": 3,
            "subdivision": "Dubose Add Blks 1-7",
            "year_built": 1954
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 4413 Lone Star Trail, 1121 Spring Terrace Loop, 1719 S 39th Street, this new-construction card is $45/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 144.11,
        "new_effective_price_per_sqft": 188.88,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Temple",
      "closing_credit": null,
      "dom": 29,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 188.88,
              "estimated_monthly_total_with_ti_hoa": 2211,
              "five_year_total_cost_estimate": 140402,
              "five_year_total_delta_vs_baseline": -33062,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 310,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 188.88,
              "estimated_monthly_total_with_ti_hoa": 2253,
              "five_year_total_cost_estimate": 142930,
              "five_year_total_delta_vs_baseline": -30534,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 352,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 186.99,
              "estimated_monthly_total_with_ti_hoa": 2131,
              "five_year_total_cost_estimate": 150177,
              "five_year_total_delta_vs_baseline": -23287,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 230,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 188.88,
              "estimated_monthly_total_with_ti_hoa": 2280,
              "five_year_total_cost_estimate": 153580,
              "five_year_total_delta_vs_baseline": -19884,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 379,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 188.88,
              "estimated_monthly_total_with_ti_hoa": 2299,
              "five_year_total_cost_estimate": 158626,
              "five_year_total_delta_vs_baseline": -14838,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 398,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 188.88,
              "estimated_monthly_total_with_ti_hoa": 1901,
              "five_year_total_cost_estimate": 173464,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 188.88,
              "estimated_monthly_total_with_ti_hoa": 560,
              "five_year_total_cost_estimate": 299732,
              "five_year_total_delta_vs_baseline": 126268,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1341,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2584,
            "down_payment": 12790,
            "effective_price": 255806,
            "effective_price_per_sqft": 186.99,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 96,
            "estimated_monthly_tax": 458,
            "estimated_monthly_total_with_ti_hoa": 2131,
            "five_year_total_before_tax_insurance_hoa": 116922,
            "five_year_total_cost_estimate": 150177,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 243016,
            "monthly_mi": 122,
            "monthly_pi": 1455,
            "monthly_pi_plus_mi": 1577,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 228133
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 258390,
            "effective_price": 258390,
            "effective_price_per_sqft": 188.88,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 97,
            "estimated_monthly_tax": 463,
            "estimated_monthly_total_with_ti_hoa": 560,
            "five_year_total_before_tax_insurance_hoa": 266142,
            "five_year_total_cost_estimate": 299732,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 51678,
            "effective_price": 258390,
            "effective_price_per_sqft": 188.88,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 97,
            "estimated_monthly_tax": 463,
            "estimated_monthly_total_with_ti_hoa": 1901,
            "five_year_total_before_tax_insurance_hoa": 139874,
            "five_year_total_cost_estimate": 173464,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 206712,
            "monthly_mi": 0,
            "monthly_pi": 1341,
            "monthly_pi_plus_mi": 1341,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 194052
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 12920,
            "effective_price": 258390,
            "effective_price_per_sqft": 188.88,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 97,
            "estimated_monthly_tax": 463,
            "estimated_monthly_total_with_ti_hoa": 2299,
            "five_year_total_before_tax_insurance_hoa": 125035,
            "five_year_total_cost_estimate": 158626,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 245470,
            "monthly_mi": 123,
            "monthly_pi": 1617,
            "monthly_pi_plus_mi": 1739,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 230817
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 9044,
            "effective_price": 258390,
            "effective_price_per_sqft": 188.88,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 97,
            "estimated_monthly_tax": 463,
            "estimated_monthly_total_with_ti_hoa": 2280,
            "five_year_total_before_tax_insurance_hoa": 119990,
            "five_year_total_cost_estimate": 153580,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 253710,
            "monthly_mi": 116,
            "monthly_pi": 1604,
            "monthly_pi_plus_mi": 1720,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 237500
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 258390,
            "effective_price_per_sqft": 188.88,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 97,
            "estimated_monthly_tax": 463,
            "estimated_monthly_total_with_ti_hoa": 2253,
            "five_year_total_before_tax_insurance_hoa": 109339,
            "five_year_total_cost_estimate": 142930,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 258390,
            "monthly_mi": 0,
            "monthly_pi": 1693,
            "monthly_pi_plus_mi": 1693,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 242833
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 258390,
            "effective_price_per_sqft": 188.88,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 97,
            "estimated_monthly_tax": 463,
            "estimated_monthly_total_with_ti_hoa": 2211,
            "five_year_total_before_tax_insurance_hoa": 106811,
            "five_year_total_cost_estimate": 140402,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 263945,
            "monthly_mi": 0,
            "monthly_pi": 1651,
            "monthly_pi_plus_mi": 1651,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 246796
          }
        }
      },
      "id": "b54a16ae1831",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender"
      ],
      "negotiability_score": 57,
      "original_price": 258390,
      "preferred_lender_required": true,
      "price": 258390,
      "price_cut": 0,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement.",
      "sqft": 1368,
      "subdivision": "Oak Ridge",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "8805 Ponderosa Pine Road",
      "apr": "5.691%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 33.8,
        "arbitrage_delta_percent": 20.86,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "7405 Buffalo Grass Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "7405-buffalo-grass-drive-temple",
            "price": 247000,
            "price_per_sqft": 181.48,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1361,
            "sqft_delta": 1,
            "subdivision": "Villages/Westfield Ph II",
            "year_built": 2020
          },
          {
            "address": "4714 Buckskin Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "4714-buckskin-trail-temple",
            "price": 220000,
            "price_per_sqft": 162.0,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1358,
            "sqft_delta": -2,
            "subdivision": "Stratford Place Ph I",
            "year_built": 1989
          },
          {
            "address": "4413 Lone Star Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "4413-lone-star-trail-temple",
            "price": 197000,
            "price_per_sqft": 144.11,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1367,
            "sqft_delta": 7,
            "subdivision": "Canyon Creek Ph IV",
            "year_built": 1986
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 7405 Buffalo Grass Drive, 4714 Buckskin Trail, 4413 Lone Star Trail, this new-construction card is $34/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 162.0,
        "new_effective_price_per_sqft": 195.8,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Temple",
      "closing_credit": null,
      "dom": 29,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 195.8,
              "estimated_monthly_total_with_ti_hoa": 2278,
              "five_year_total_cost_estimate": 144695,
              "five_year_total_delta_vs_baseline": -34073,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 319,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 195.8,
              "estimated_monthly_total_with_ti_hoa": 2322,
              "five_year_total_cost_estimate": 147300,
              "five_year_total_delta_vs_baseline": -31468,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 363,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 193.84,
              "estimated_monthly_total_with_ti_hoa": 2196,
              "five_year_total_cost_estimate": 154768,
              "five_year_total_delta_vs_baseline": -24000,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 237,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 195.8,
              "estimated_monthly_total_with_ti_hoa": 2349,
              "five_year_total_cost_estimate": 158276,
              "five_year_total_delta_vs_baseline": -20492,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 390,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 195.8,
              "estimated_monthly_total_with_ti_hoa": 2370,
              "five_year_total_cost_estimate": 163476,
              "five_year_total_delta_vs_baseline": -15292,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 411,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 195.8,
              "estimated_monthly_total_with_ti_hoa": 1959,
              "five_year_total_cost_estimate": 178768,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 195.8,
              "estimated_monthly_total_with_ti_hoa": 577,
              "five_year_total_cost_estimate": 308896,
              "five_year_total_delta_vs_baseline": 130128,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1382,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2663,
            "down_payment": 13181,
            "effective_price": 263627,
            "effective_price_per_sqft": 193.84,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 99,
            "estimated_monthly_tax": 472,
            "estimated_monthly_total_with_ti_hoa": 2196,
            "five_year_total_before_tax_insurance_hoa": 120497,
            "five_year_total_cost_estimate": 154768,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 250446,
            "monthly_mi": 125,
            "monthly_pi": 1500,
            "monthly_pi_plus_mi": 1625,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 235108
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 266290,
            "effective_price": 266290,
            "effective_price_per_sqft": 195.8,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 100,
            "estimated_monthly_tax": 477,
            "estimated_monthly_total_with_ti_hoa": 577,
            "five_year_total_before_tax_insurance_hoa": 274279,
            "five_year_total_cost_estimate": 308896,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 53258,
            "effective_price": 266290,
            "effective_price_per_sqft": 195.8,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 100,
            "estimated_monthly_tax": 477,
            "estimated_monthly_total_with_ti_hoa": 1959,
            "five_year_total_before_tax_insurance_hoa": 144150,
            "five_year_total_cost_estimate": 178768,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 213032,
            "monthly_mi": 0,
            "monthly_pi": 1382,
            "monthly_pi_plus_mi": 1382,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 199985
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 13314,
            "effective_price": 266290,
            "effective_price_per_sqft": 195.8,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 100,
            "estimated_monthly_tax": 477,
            "estimated_monthly_total_with_ti_hoa": 2370,
            "five_year_total_before_tax_insurance_hoa": 128858,
            "five_year_total_cost_estimate": 163476,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 252976,
            "monthly_mi": 126,
            "monthly_pi": 1666,
            "monthly_pi_plus_mi": 1793,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 237874
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 9320,
            "effective_price": 266290,
            "effective_price_per_sqft": 195.8,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 100,
            "estimated_monthly_tax": 477,
            "estimated_monthly_total_with_ti_hoa": 2349,
            "five_year_total_before_tax_insurance_hoa": 123658,
            "five_year_total_cost_estimate": 158276,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 261467,
            "monthly_mi": 120,
            "monthly_pi": 1653,
            "monthly_pi_plus_mi": 1772,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 244762
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 266290,
            "effective_price_per_sqft": 195.8,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 100,
            "estimated_monthly_tax": 477,
            "estimated_monthly_total_with_ti_hoa": 2322,
            "five_year_total_before_tax_insurance_hoa": 112682,
            "five_year_total_cost_estimate": 147300,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 266290,
            "monthly_mi": 0,
            "monthly_pi": 1745,
            "monthly_pi_plus_mi": 1745,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 250257
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 266290,
            "effective_price_per_sqft": 195.8,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 100,
            "estimated_monthly_tax": 477,
            "estimated_monthly_total_with_ti_hoa": 2278,
            "five_year_total_before_tax_insurance_hoa": 110077,
            "five_year_total_cost_estimate": 144695,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 272015,
            "monthly_mi": 0,
            "monthly_pi": 1701,
            "monthly_pi_plus_mi": 1701,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 254341
          }
        }
      },
      "id": "93b74e8006b5",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender"
      ],
      "negotiability_score": 57,
      "original_price": 266290,
      "preferred_lender_required": true,
      "price": 266290,
      "price_cut": 0,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement.",
      "sqft": 1360,
      "subdivision": "Mesa Ridge",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "1213 Peppermint Drive",
      "apr": "5.691%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 1.25,
        "arbitrage_delta_percent": 0.77,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "8915 Sky Crest Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "8915-sky-crest-drive-temple",
            "price": 129000,
            "price_per_sqft": 77.85,
            "source": "/Users/taylordasch_1/market-monitor/05-14-2026-mls-templebelton.csv",
            "sqft": 1657,
            "sqft_delta": 0,
            "subdivision": "Lake Pointe Terrace Ph I",
            "year_built": 2020
          },
          {
            "address": "412 Dandridge Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "412-dandridge-drive-temple",
            "price": 289900,
            "price_per_sqft": 175.06,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1656,
            "sqft_delta": -1,
            "subdivision": "Wyndham Hill",
            "year_built": 2013
          },
          {
            "address": "3512 Oglala Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "3512-oglala-trail-temple",
            "price": 268000,
            "price_per_sqft": 161.54,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1659,
            "sqft_delta": 2,
            "subdivision": "Prairie Rdg Ph 2",
            "year_built": 2022
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 8915 Sky Crest Drive, 412 Dandridge Drive, 3512 Oglala Trail, this new-construction card is $1/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 161.54,
        "new_effective_price_per_sqft": 162.79,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Temple",
      "closing_credit": null,
      "dom": 29,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 162.79,
              "estimated_monthly_total_with_ti_hoa": 2308,
              "five_year_total_cost_estimate": 146572,
              "five_year_total_delta_vs_baseline": -34515,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 324,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 162.79,
              "estimated_monthly_total_with_ti_hoa": 2352,
              "five_year_total_cost_estimate": 149211,
              "five_year_total_delta_vs_baseline": -31876,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 368,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 161.16,
              "estimated_monthly_total_with_ti_hoa": 2225,
              "five_year_total_cost_estimate": 156777,
              "five_year_total_delta_vs_baseline": -24310,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 241,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 162.79,
              "estimated_monthly_total_with_ti_hoa": 2380,
              "five_year_total_cost_estimate": 160329,
              "five_year_total_delta_vs_baseline": -20758,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 396,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 162.79,
              "estimated_monthly_total_with_ti_hoa": 2400,
              "five_year_total_cost_estimate": 165597,
              "five_year_total_delta_vs_baseline": -15490,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 416,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 162.79,
              "estimated_monthly_total_with_ti_hoa": 1984,
              "five_year_total_cost_estimate": 181087,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 162.79,
              "estimated_monthly_total_with_ti_hoa": 584,
              "five_year_total_cost_estimate": 312904,
              "five_year_total_delta_vs_baseline": 131817,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1400,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2697,
            "down_payment": 13352,
            "effective_price": 267048,
            "effective_price_per_sqft": 161.16,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 100,
            "estimated_monthly_tax": 478,
            "estimated_monthly_total_with_ti_hoa": 2225,
            "five_year_total_before_tax_insurance_hoa": 122061,
            "five_year_total_cost_estimate": 156777,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 253696,
            "monthly_mi": 127,
            "monthly_pi": 1519,
            "monthly_pi_plus_mi": 1646,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 238159
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 269745,
            "effective_price": 269745,
            "effective_price_per_sqft": 162.79,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 101,
            "estimated_monthly_tax": 483,
            "estimated_monthly_total_with_ti_hoa": 584,
            "five_year_total_before_tax_insurance_hoa": 277837,
            "five_year_total_cost_estimate": 312904,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 53949,
            "effective_price": 269745,
            "effective_price_per_sqft": 162.79,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 101,
            "estimated_monthly_tax": 483,
            "estimated_monthly_total_with_ti_hoa": 1984,
            "five_year_total_before_tax_insurance_hoa": 146020,
            "five_year_total_cost_estimate": 181087,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 215796,
            "monthly_mi": 0,
            "monthly_pi": 1400,
            "monthly_pi_plus_mi": 1400,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 202580
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 13487,
            "effective_price": 269745,
            "effective_price_per_sqft": 162.79,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 101,
            "estimated_monthly_tax": 483,
            "estimated_monthly_total_with_ti_hoa": 2400,
            "five_year_total_before_tax_insurance_hoa": 130530,
            "five_year_total_cost_estimate": 165597,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 256258,
            "monthly_mi": 128,
            "monthly_pi": 1688,
            "monthly_pi_plus_mi": 1816,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 240960
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 9441,
            "effective_price": 269745,
            "effective_price_per_sqft": 162.79,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 101,
            "estimated_monthly_tax": 483,
            "estimated_monthly_total_with_ti_hoa": 2380,
            "five_year_total_before_tax_insurance_hoa": 125262,
            "five_year_total_cost_estimate": 160329,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 264859,
            "monthly_mi": 121,
            "monthly_pi": 1674,
            "monthly_pi_plus_mi": 1795,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 247937
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 269745,
            "effective_price_per_sqft": 162.79,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 101,
            "estimated_monthly_tax": 483,
            "estimated_monthly_total_with_ti_hoa": 2352,
            "five_year_total_before_tax_insurance_hoa": 114144,
            "five_year_total_cost_estimate": 149211,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 269745,
            "monthly_mi": 0,
            "monthly_pi": 1768,
            "monthly_pi_plus_mi": 1768,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 253504
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 269745,
            "effective_price_per_sqft": 162.79,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 101,
            "estimated_monthly_tax": 483,
            "estimated_monthly_total_with_ti_hoa": 2308,
            "five_year_total_before_tax_insurance_hoa": 111505,
            "five_year_total_cost_estimate": 146572,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 275545,
            "monthly_mi": 0,
            "monthly_pi": 1724,
            "monthly_pi_plus_mi": 1724,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 257641
          }
        }
      },
      "id": "a810781b7a7a",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender"
      ],
      "negotiability_score": 57,
      "original_price": 269745,
      "preferred_lender_required": true,
      "price": 269745,
      "price_cut": 0,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement.",
      "sqft": 1657,
      "subdivision": "Oak Ridge",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "8813 Ponderosa Pine Road",
      "apr": "5.691%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 14.62,
        "arbitrage_delta_percent": 9.05,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "8915 Sky Crest Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "8915-sky-crest-drive-temple",
            "price": 129000,
            "price_per_sqft": 77.85,
            "source": "/Users/taylordasch_1/market-monitor/05-14-2026-mls-templebelton.csv",
            "sqft": 1657,
            "sqft_delta": 0,
            "subdivision": "Lake Pointe Terrace Ph I",
            "year_built": 2020
          },
          {
            "address": "412 Dandridge Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "412-dandridge-drive-temple",
            "price": 289900,
            "price_per_sqft": 175.06,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1656,
            "sqft_delta": -1,
            "subdivision": "Wyndham Hill",
            "year_built": 2013
          },
          {
            "address": "3512 Oglala Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "3512-oglala-trail-temple",
            "price": 268000,
            "price_per_sqft": 161.54,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1659,
            "sqft_delta": 2,
            "subdivision": "Prairie Rdg Ph 2",
            "year_built": 2022
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 8915 Sky Crest Drive, 412 Dandridge Drive, 3512 Oglala Trail, this new-construction card is $15/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 161.54,
        "new_effective_price_per_sqft": 176.16,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Temple",
      "closing_credit": null,
      "dom": 29,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 176.16,
              "estimated_monthly_total_with_ti_hoa": 2497,
              "five_year_total_cost_estimate": 158605,
              "five_year_total_delta_vs_baseline": -37349,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 350,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 176.16,
              "estimated_monthly_total_with_ti_hoa": 2545,
              "five_year_total_cost_estimate": 161461,
              "five_year_total_delta_vs_baseline": -34493,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 398,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 174.39,
              "estimated_monthly_total_with_ti_hoa": 2408,
              "five_year_total_cost_estimate": 169647,
              "five_year_total_delta_vs_baseline": -26307,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 261,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 176.16,
              "estimated_monthly_total_with_ti_hoa": 2575,
              "five_year_total_cost_estimate": 173492,
              "five_year_total_delta_vs_baseline": -22462,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 428,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 176.16,
              "estimated_monthly_total_with_ti_hoa": 2597,
              "five_year_total_cost_estimate": 179192,
              "five_year_total_delta_vs_baseline": -16762,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 450,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 176.16,
              "estimated_monthly_total_with_ti_hoa": 2147,
              "five_year_total_cost_estimate": 195954,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 176.16,
              "estimated_monthly_total_with_ti_hoa": 632,
              "five_year_total_cost_estimate": 338592,
              "five_year_total_delta_vs_baseline": 142638,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1515,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2919,
            "down_payment": 14449,
            "effective_price": 288971,
            "effective_price_per_sqft": 174.39,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 108,
            "estimated_monthly_tax": 518,
            "estimated_monthly_total_with_ti_hoa": 2408,
            "five_year_total_before_tax_insurance_hoa": 132081,
            "five_year_total_cost_estimate": 169647,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 274522,
            "monthly_mi": 137,
            "monthly_pi": 1644,
            "monthly_pi_plus_mi": 1781,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 257710
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 291890,
            "effective_price": 291890,
            "effective_price_per_sqft": 176.16,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 109,
            "estimated_monthly_tax": 523,
            "estimated_monthly_total_with_ti_hoa": 632,
            "five_year_total_before_tax_insurance_hoa": 300647,
            "five_year_total_cost_estimate": 338592,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 58378,
            "effective_price": 291890,
            "effective_price_per_sqft": 176.16,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 109,
            "estimated_monthly_tax": 523,
            "estimated_monthly_total_with_ti_hoa": 2147,
            "five_year_total_before_tax_insurance_hoa": 158008,
            "five_year_total_cost_estimate": 195954,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 233512,
            "monthly_mi": 0,
            "monthly_pi": 1515,
            "monthly_pi_plus_mi": 1515,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 219211
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 14594,
            "effective_price": 291890,
            "effective_price_per_sqft": 176.16,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 109,
            "estimated_monthly_tax": 523,
            "estimated_monthly_total_with_ti_hoa": 2597,
            "five_year_total_before_tax_insurance_hoa": 141246,
            "five_year_total_cost_estimate": 179192,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 277296,
            "monthly_mi": 139,
            "monthly_pi": 1826,
            "monthly_pi_plus_mi": 1965,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 260742
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 10216,
            "effective_price": 291890,
            "effective_price_per_sqft": 176.16,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 109,
            "estimated_monthly_tax": 523,
            "estimated_monthly_total_with_ti_hoa": 2575,
            "five_year_total_before_tax_insurance_hoa": 135546,
            "five_year_total_cost_estimate": 173492,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 286603,
            "monthly_mi": 131,
            "monthly_pi": 1812,
            "monthly_pi_plus_mi": 1943,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 268292
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 291890,
            "effective_price_per_sqft": 176.16,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 109,
            "estimated_monthly_tax": 523,
            "estimated_monthly_total_with_ti_hoa": 2545,
            "five_year_total_before_tax_insurance_hoa": 123515,
            "five_year_total_cost_estimate": 161461,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 291890,
            "monthly_mi": 0,
            "monthly_pi": 1913,
            "monthly_pi_plus_mi": 1913,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 274316
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 291890,
            "effective_price_per_sqft": 176.16,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 109,
            "estimated_monthly_tax": 523,
            "estimated_monthly_total_with_ti_hoa": 2497,
            "five_year_total_before_tax_insurance_hoa": 120659,
            "five_year_total_cost_estimate": 158605,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 298166,
            "monthly_mi": 0,
            "monthly_pi": 1865,
            "monthly_pi_plus_mi": 1865,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 278793
          }
        }
      },
      "id": "ee3bbd5bede6",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender"
      ],
      "negotiability_score": 57,
      "original_price": 291890,
      "preferred_lender_required": true,
      "price": 291890,
      "price_cut": 0,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement.",
      "sqft": 1657,
      "subdivision": "Mesa Ridge",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "1210 Cilantro Road",
      "apr": "5.691%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 21.75,
        "arbitrage_delta_percent": 15.09,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "7204 Rickey Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "7204-rickey-drive-temple",
            "price": 260000,
            "price_per_sqft": 139.34,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1866,
            "sqft_delta": 3,
            "subdivision": "Waco Road West Sub",
            "year_built": 2005
          },
          {
            "address": "313 Ruggles Loop",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "313-ruggles-loop-temple",
            "price": 269000,
            "price_per_sqft": 144.16,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1866,
            "sqft_delta": 3,
            "subdivision": "Bellaire North Sec 6",
            "year_built": 1976
          },
          {
            "address": "815 Cross Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "815-cross-drive-temple",
            "price": 325000,
            "price_per_sqft": 174.17,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1866,
            "sqft_delta": 3,
            "subdivision": "Wyndham Hill Additio",
            "year_built": 2018
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 7204 Rickey Drive, 313 Ruggles Loop, 815 Cross Drive, this new-construction card is $22/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 144.16,
        "new_effective_price_per_sqft": 165.91,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Temple",
      "closing_credit": null,
      "dom": 29,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 165.91,
              "estimated_monthly_total_with_ti_hoa": 2645,
              "five_year_total_cost_estimate": 167954,
              "five_year_total_delta_vs_baseline": -39550,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 371,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 165.91,
              "estimated_monthly_total_with_ti_hoa": 2695,
              "five_year_total_cost_estimate": 170978,
              "five_year_total_delta_vs_baseline": -36526,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 421,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 164.25,
              "estimated_monthly_total_with_ti_hoa": 2549,
              "five_year_total_cost_estimate": 179647,
              "five_year_total_delta_vs_baseline": -27857,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 275,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 165.91,
              "estimated_monthly_total_with_ti_hoa": 2727,
              "five_year_total_cost_estimate": 183718,
              "five_year_total_delta_vs_baseline": -23786,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 453,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 165.91,
              "estimated_monthly_total_with_ti_hoa": 2750,
              "five_year_total_cost_estimate": 189754,
              "five_year_total_delta_vs_baseline": -17750,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 476,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 165.91,
              "estimated_monthly_total_with_ti_hoa": 2274,
              "five_year_total_cost_estimate": 207504,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 165.91,
              "estimated_monthly_total_with_ti_hoa": 670,
              "five_year_total_cost_estimate": 358550,
              "five_year_total_delta_vs_baseline": 151046,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1604,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 3091,
            "down_payment": 15300,
            "effective_price": 306004,
            "effective_price_per_sqft": 164.25,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 115,
            "estimated_monthly_tax": 548,
            "estimated_monthly_total_with_ti_hoa": 2549,
            "five_year_total_before_tax_insurance_hoa": 139866,
            "five_year_total_cost_estimate": 179647,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 290704,
            "monthly_mi": 145,
            "monthly_pi": 1741,
            "monthly_pi_plus_mi": 1886,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 272900
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 309095,
            "effective_price": 309095,
            "effective_price_per_sqft": 165.91,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 116,
            "estimated_monthly_tax": 554,
            "estimated_monthly_total_with_ti_hoa": 670,
            "five_year_total_before_tax_insurance_hoa": 318368,
            "five_year_total_cost_estimate": 358550,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 61819,
            "effective_price": 309095,
            "effective_price_per_sqft": 165.91,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 116,
            "estimated_monthly_tax": 554,
            "estimated_monthly_total_with_ti_hoa": 2274,
            "five_year_total_before_tax_insurance_hoa": 167321,
            "five_year_total_cost_estimate": 207504,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 247276,
            "monthly_mi": 0,
            "monthly_pi": 1604,
            "monthly_pi_plus_mi": 1604,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 232132
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 15455,
            "effective_price": 309095,
            "effective_price_per_sqft": 165.91,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 116,
            "estimated_monthly_tax": 554,
            "estimated_monthly_total_with_ti_hoa": 2750,
            "five_year_total_before_tax_insurance_hoa": 149572,
            "five_year_total_cost_estimate": 189754,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 293640,
            "monthly_mi": 147,
            "monthly_pi": 1934,
            "monthly_pi_plus_mi": 2081,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 276111
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 10818,
            "effective_price": 309095,
            "effective_price_per_sqft": 165.91,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 116,
            "estimated_monthly_tax": 554,
            "estimated_monthly_total_with_ti_hoa": 2727,
            "five_year_total_before_tax_insurance_hoa": 143536,
            "five_year_total_cost_estimate": 183718,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 303497,
            "monthly_mi": 139,
            "monthly_pi": 1918,
            "monthly_pi_plus_mi": 2057,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 284106
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 309095,
            "effective_price_per_sqft": 165.91,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 116,
            "estimated_monthly_tax": 554,
            "estimated_monthly_total_with_ti_hoa": 2695,
            "five_year_total_before_tax_insurance_hoa": 130795,
            "five_year_total_cost_estimate": 170978,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 309095,
            "monthly_mi": 0,
            "monthly_pi": 2025,
            "monthly_pi_plus_mi": 2025,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 290485
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 309095,
            "effective_price_per_sqft": 165.91,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 116,
            "estimated_monthly_tax": 554,
            "estimated_monthly_total_with_ti_hoa": 2645,
            "five_year_total_before_tax_insurance_hoa": 127771,
            "five_year_total_cost_estimate": 167954,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 315741,
            "monthly_mi": 0,
            "monthly_pi": 1975,
            "monthly_pi_plus_mi": 1975,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 295226
          }
        }
      },
      "id": "88c690f9c03c",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender"
      ],
      "negotiability_score": 57,
      "original_price": 309095,
      "preferred_lender_required": true,
      "price": 309095,
      "price_cut": 0,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement.",
      "sqft": 1863,
      "subdivision": "Oak Ridge",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "6115 Whippoorwill Road",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 87.57,
        "arbitrage_delta_percent": 62.64,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "252 Bainbridge Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "252-bainbridge-drive-temple",
            "price": 320000,
            "price_per_sqft": 124.27,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2575,
            "sqft_delta": -2,
            "subdivision": "Alta Vista Ph III",
            "year_built": 2020
          },
          {
            "address": "4512 Sunflower Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "4512-sunflower-lane-temple",
            "price": 399900,
            "price_per_sqft": 154.64,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2586,
            "sqft_delta": 9,
            "subdivision": "Wildflower Country Club Ph",
            "year_built": 1994
          },
          {
            "address": "7821 Montclair Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "7821-montclair-drive-temple",
            "price": 358000,
            "price_per_sqft": 139.79,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2561,
            "sqft_delta": -16,
            "subdivision": "North Gate Ph III",
            "year_built": 2019
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 252 Bainbridge Drive, 4512 Sunflower Lane, 7821 Montclair Drive, this new-construction card is $88/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 139.79,
        "new_effective_price_per_sqft": 227.36,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Hodges Eagle Ridge Builders",
      "city": "Temple",
      "closing_credit": null,
      "dom": 67,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 227.36,
              "estimated_monthly_total_with_ti_hoa": 5013,
              "five_year_total_cost_estimate": 318362,
              "five_year_total_delta_vs_baseline": -74969,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 703,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 227.36,
              "estimated_monthly_total_with_ti_hoa": 5109,
              "five_year_total_cost_estimate": 324094,
              "five_year_total_delta_vs_baseline": -69237,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 799,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 225.08,
              "estimated_monthly_total_with_ti_hoa": 4832,
              "five_year_total_cost_estimate": 340527,
              "five_year_total_delta_vs_baseline": -52804,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 522,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 227.36,
              "estimated_monthly_total_with_ti_hoa": 5169,
              "five_year_total_cost_estimate": 348244,
              "five_year_total_delta_vs_baseline": -45087,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 859,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 227.36,
              "estimated_monthly_total_with_ti_hoa": 5214,
              "five_year_total_cost_estimate": 359685,
              "five_year_total_delta_vs_baseline": -33646,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 904,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 227.36,
              "estimated_monthly_total_with_ti_hoa": 4310,
              "five_year_total_cost_estimate": 393331,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 227.36,
              "estimated_monthly_total_with_ti_hoa": 1269,
              "five_year_total_cost_estimate": 679644,
              "five_year_total_delta_vs_baseline": 286313,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -3041,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 5859,
            "down_payment": 29002,
            "effective_price": 580041,
            "effective_price_per_sqft": 225.08,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 218,
            "estimated_monthly_tax": 1039,
            "estimated_monthly_total_with_ti_hoa": 4832,
            "five_year_total_before_tax_insurance_hoa": 265121,
            "five_year_total_cost_estimate": 340527,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 551039,
            "monthly_mi": 276,
            "monthly_pi": 3300,
            "monthly_pi_plus_mi": 3576,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 517292
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 585900,
            "effective_price": 585900,
            "effective_price_per_sqft": 227.36,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 220,
            "estimated_monthly_tax": 1050,
            "estimated_monthly_total_with_ti_hoa": 1269,
            "five_year_total_before_tax_insurance_hoa": 603477,
            "five_year_total_cost_estimate": 679644,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 117180,
            "effective_price": 585900,
            "effective_price_per_sqft": 227.36,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 220,
            "estimated_monthly_tax": 1050,
            "estimated_monthly_total_with_ti_hoa": 4310,
            "five_year_total_before_tax_insurance_hoa": 317164,
            "five_year_total_cost_estimate": 393331,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 468720,
            "monthly_mi": 0,
            "monthly_pi": 3040,
            "monthly_pi_plus_mi": 3040,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 440014
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 29295,
            "effective_price": 585900,
            "effective_price_per_sqft": 227.36,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 220,
            "estimated_monthly_tax": 1050,
            "estimated_monthly_total_with_ti_hoa": 5214,
            "five_year_total_before_tax_insurance_hoa": 283518,
            "five_year_total_cost_estimate": 359685,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 556605,
            "monthly_mi": 278,
            "monthly_pi": 3666,
            "monthly_pi_plus_mi": 3944,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 523377
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 20507,
            "effective_price": 585900,
            "effective_price_per_sqft": 227.36,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 220,
            "estimated_monthly_tax": 1050,
            "estimated_monthly_total_with_ti_hoa": 5169,
            "five_year_total_before_tax_insurance_hoa": 272077,
            "five_year_total_cost_estimate": 348244,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 575288,
            "monthly_mi": 264,
            "monthly_pi": 3636,
            "monthly_pi_plus_mi": 3900,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 538533
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 585900,
            "effective_price_per_sqft": 227.36,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 220,
            "estimated_monthly_tax": 1050,
            "estimated_monthly_total_with_ti_hoa": 5109,
            "five_year_total_before_tax_insurance_hoa": 247927,
            "five_year_total_cost_estimate": 324094,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 585900,
            "monthly_mi": 0,
            "monthly_pi": 3839,
            "monthly_pi_plus_mi": 3839,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 550624
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 585900,
            "effective_price_per_sqft": 227.36,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 220,
            "estimated_monthly_tax": 1050,
            "estimated_monthly_total_with_ti_hoa": 5013,
            "five_year_total_before_tax_insurance_hoa": 242195,
            "five_year_total_cost_estimate": 318362,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 598497,
            "monthly_mi": 0,
            "monthly_pi": 3744,
            "monthly_pi_plus_mi": 3744,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 559610
          }
        }
      },
      "id": "3d7a8839ec2d",
      "incentive_types": [
        "builder_concession",
        "closing_costs",
        "title_policy_survey"
      ],
      "negotiability_score": 57,
      "original_price": 585900,
      "preferred_lender_required": false,
      "price": 585900,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: builder concession language, closing-cost concession language, title policy or survey language.",
      "sqft": 2577,
      "subdivision": "Hartrick Crossing",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "2038 Grey Fox Drive",
      "apr": "6.23%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 48.62,
        "arbitrage_delta_percent": 29.13,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "521 Weeping Willow Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "521-weeping-willow-drive-temple",
            "price": 339900,
            "price_per_sqft": 113.38,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2998,
            "sqft_delta": -2,
            "subdivision": "Windmill Farms Ph One",
            "year_built": 2006
          },
          {
            "address": "2901 Olympia Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "2901-olympia-drive-temple",
            "price": 499900,
            "price_per_sqft": 166.91,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2995,
            "sqft_delta": -5,
            "subdivision": "Cliffs Of Canyon Creek Ph I",
            "year_built": 1983
          },
          {
            "address": "119 Chattanooga Court",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "119-chattanooga-court-belton",
            "price": 695000,
            "price_per_sqft": 231.13,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 3007,
            "sqft_delta": 7,
            "subdivision": "Tennessee Valley Estate",
            "year_built": 2019
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 521 Weeping Willow Drive, 2901 Olympia Drive, 119 Chattanooga Court, this new-construction card is $49/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 166.91,
        "new_effective_price_per_sqft": 215.53,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Nolanville",
      "closing_credit": null,
      "dom": 25,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 215.53,
              "estimated_monthly_total_with_ti_hoa": 5532,
              "five_year_total_cost_estimate": 351344,
              "five_year_total_delta_vs_baseline": -82735,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 776,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 215.53,
              "estimated_monthly_total_with_ti_hoa": 5638,
              "five_year_total_cost_estimate": 357669,
              "five_year_total_delta_vs_baseline": -76410,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 882,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 213.38,
              "estimated_monthly_total_with_ti_hoa": 5333,
              "five_year_total_cost_estimate": 375805,
              "five_year_total_delta_vs_baseline": -58274,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 577,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 215.53,
              "estimated_monthly_total_with_ti_hoa": 5705,
              "five_year_total_cost_estimate": 384321,
              "five_year_total_delta_vs_baseline": -49758,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 949,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 215.53,
              "estimated_monthly_total_with_ti_hoa": 5754,
              "five_year_total_cost_estimate": 396948,
              "five_year_total_delta_vs_baseline": -37131,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 998,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 215.53,
              "estimated_monthly_total_with_ti_hoa": 4756,
              "five_year_total_cost_estimate": 434079,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 215.53,
              "estimated_monthly_total_with_ti_hoa": 1401,
              "five_year_total_cost_estimate": 750054,
              "five_year_total_delta_vs_baseline": 315975,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -3355,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 6466,
            "down_payment": 32007,
            "effective_price": 640132,
            "effective_price_per_sqft": 213.38,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 240,
            "estimated_monthly_tax": 1147,
            "estimated_monthly_total_with_ti_hoa": 5333,
            "five_year_total_before_tax_insurance_hoa": 292587,
            "five_year_total_cost_estimate": 375805,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 608125,
            "monthly_mi": 304,
            "monthly_pi": 3642,
            "monthly_pi_plus_mi": 3946,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 570882
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 646598,
            "effective_price": 646598,
            "effective_price_per_sqft": 215.53,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 242,
            "estimated_monthly_tax": 1158,
            "estimated_monthly_total_with_ti_hoa": 1401,
            "five_year_total_before_tax_insurance_hoa": 665996,
            "five_year_total_cost_estimate": 750054,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 129320,
            "effective_price": 646598,
            "effective_price_per_sqft": 215.53,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 242,
            "estimated_monthly_tax": 1158,
            "estimated_monthly_total_with_ti_hoa": 4756,
            "five_year_total_before_tax_insurance_hoa": 350021,
            "five_year_total_cost_estimate": 434079,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 517278,
            "monthly_mi": 0,
            "monthly_pi": 3355,
            "monthly_pi_plus_mi": 3355,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 485599
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 32330,
            "effective_price": 646598,
            "effective_price_per_sqft": 215.53,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 242,
            "estimated_monthly_tax": 1158,
            "estimated_monthly_total_with_ti_hoa": 5754,
            "five_year_total_before_tax_insurance_hoa": 312890,
            "five_year_total_cost_estimate": 396948,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 614268,
            "monthly_mi": 307,
            "monthly_pi": 4046,
            "monthly_pi_plus_mi": 4353,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 577598
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 22631,
            "effective_price": 646598,
            "effective_price_per_sqft": 215.53,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 242,
            "estimated_monthly_tax": 1158,
            "estimated_monthly_total_with_ti_hoa": 5705,
            "five_year_total_before_tax_insurance_hoa": 300263,
            "five_year_total_cost_estimate": 384321,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 634886,
            "monthly_mi": 291,
            "monthly_pi": 4013,
            "monthly_pi_plus_mi": 4304,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 594323
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 646598,
            "effective_price_per_sqft": 215.53,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 242,
            "estimated_monthly_tax": 1158,
            "estimated_monthly_total_with_ti_hoa": 5638,
            "five_year_total_before_tax_insurance_hoa": 273612,
            "five_year_total_cost_estimate": 357669,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 646598,
            "monthly_mi": 0,
            "monthly_pi": 4237,
            "monthly_pi_plus_mi": 4237,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 607667
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 646598,
            "effective_price_per_sqft": 215.53,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 242,
            "estimated_monthly_tax": 1158,
            "estimated_monthly_total_with_ti_hoa": 5532,
            "five_year_total_before_tax_insurance_hoa": 267286,
            "five_year_total_cost_estimate": 351344,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 660500,
            "monthly_mi": 0,
            "monthly_pi": 4131,
            "monthly_pi_plus_mi": 4131,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 617584
          }
        }
      },
      "id": "ef1bd3047ca5",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender",
        "rate_buydown"
      ],
      "negotiability_score": 56,
      "original_price": 646598,
      "preferred_lender_required": true,
      "price": 646598,
      "price_cut": 0,
      "rate": "2.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement, rate buydown language.",
      "sqft": 3000,
      "subdivision": "Bella Charca Phase 11",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "2235 Iron Branch Road",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 28.1,
        "arbitrage_delta_percent": 12.71,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "3901 Midway Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "3901-midway-drive-temple",
            "price": 420000,
            "price_per_sqft": 136.23,
            "source": "/Users/taylordasch_1/market-monitor/05-14-2026-mls-templebelton.csv",
            "sqft": 3083,
            "sqft_delta": 13,
            "subdivision": "Southern Oaks",
            "year_built": 1948
          },
          {
            "address": "5304 Sunflower Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "5304-sunflower-lane-temple",
            "price": 690000,
            "price_per_sqft": 225.71,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 3057,
            "sqft_delta": -13,
            "subdivision": "Wildflower Country Club Ph",
            "year_built": 2014
          },
          {
            "address": "705 Haymarket Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "705-haymarket-drive-temple",
            "price": 675000,
            "price_per_sqft": 221.09,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 3053,
            "sqft_delta": -17,
            "subdivision": "Hartrick Valley Estates",
            "year_built": 2018
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 3901 Midway Drive, 5304 Sunflower Lane, 705 Haymarket Drive, this new-construction card is $28/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 221.09,
        "new_effective_price_per_sqft": 249.19,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Hodges Eagle Ridge Builders",
      "city": "Temple",
      "closing_credit": null,
      "dom": 60,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 249.19,
              "estimated_monthly_total_with_ti_hoa": 6546,
              "five_year_total_cost_estimate": 415680,
              "five_year_total_delta_vs_baseline": -97885,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 919,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 249.19,
              "estimated_monthly_total_with_ti_hoa": 6670,
              "five_year_total_cost_estimate": 423164,
              "five_year_total_delta_vs_baseline": -90401,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 1043,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 246.69,
              "estimated_monthly_total_with_ti_hoa": 6310,
              "five_year_total_cost_estimate": 444620,
              "five_year_total_delta_vs_baseline": -68945,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 683,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 249.19,
              "estimated_monthly_total_with_ti_hoa": 6750,
              "five_year_total_cost_estimate": 454696,
              "five_year_total_delta_vs_baseline": -58869,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 1123,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 249.19,
              "estimated_monthly_total_with_ti_hoa": 6807,
              "five_year_total_cost_estimate": 469635,
              "five_year_total_delta_vs_baseline": -43930,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 1180,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 249.19,
              "estimated_monthly_total_with_ti_hoa": 5627,
              "five_year_total_cost_estimate": 513565,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 249.19,
              "estimated_monthly_total_with_ti_hoa": 1658,
              "five_year_total_cost_estimate": 887400,
              "five_year_total_delta_vs_baseline": 373835,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -3969,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 7650,
            "down_payment": 37868,
            "effective_price": 757350,
            "effective_price_per_sqft": 246.69,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 284,
            "estimated_monthly_tax": 1357,
            "estimated_monthly_total_with_ti_hoa": 6310,
            "five_year_total_before_tax_insurance_hoa": 346165,
            "five_year_total_cost_estimate": 444620,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 719482,
            "monthly_mi": 360,
            "monthly_pi": 4309,
            "monthly_pi_plus_mi": 4669,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 675419
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 765000,
            "effective_price": 765000,
            "effective_price_per_sqft": 249.19,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 287,
            "estimated_monthly_tax": 1371,
            "estimated_monthly_total_with_ti_hoa": 1658,
            "five_year_total_before_tax_insurance_hoa": 787950,
            "five_year_total_cost_estimate": 887400,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 153000,
            "effective_price": 765000,
            "effective_price_per_sqft": 249.19,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 287,
            "estimated_monthly_tax": 1371,
            "estimated_monthly_total_with_ti_hoa": 5627,
            "five_year_total_before_tax_insurance_hoa": 414115,
            "five_year_total_cost_estimate": 513565,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 612000,
            "monthly_mi": 0,
            "monthly_pi": 3969,
            "monthly_pi_plus_mi": 3969,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 574519
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 38250,
            "effective_price": 765000,
            "effective_price_per_sqft": 249.19,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 287,
            "estimated_monthly_tax": 1371,
            "estimated_monthly_total_with_ti_hoa": 6807,
            "five_year_total_before_tax_insurance_hoa": 370185,
            "five_year_total_cost_estimate": 469635,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 726750,
            "monthly_mi": 363,
            "monthly_pi": 4786,
            "monthly_pi_plus_mi": 5150,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 683365
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 26775,
            "effective_price": 765000,
            "effective_price_per_sqft": 249.19,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 287,
            "estimated_monthly_tax": 1371,
            "estimated_monthly_total_with_ti_hoa": 6750,
            "five_year_total_before_tax_insurance_hoa": 355246,
            "five_year_total_cost_estimate": 454696,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 751144,
            "monthly_mi": 344,
            "monthly_pi": 4748,
            "monthly_pi_plus_mi": 5092,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 703153
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 765000,
            "effective_price_per_sqft": 249.19,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 287,
            "estimated_monthly_tax": 1371,
            "estimated_monthly_total_with_ti_hoa": 6670,
            "five_year_total_before_tax_insurance_hoa": 323714,
            "five_year_total_cost_estimate": 423164,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 765000,
            "monthly_mi": 0,
            "monthly_pi": 5013,
            "monthly_pi_plus_mi": 5013,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 718940
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 765000,
            "effective_price_per_sqft": 249.19,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 287,
            "estimated_monthly_tax": 1371,
            "estimated_monthly_total_with_ti_hoa": 6546,
            "five_year_total_before_tax_insurance_hoa": 316230,
            "five_year_total_cost_estimate": 415680,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 781448,
            "monthly_mi": 0,
            "monthly_pi": 4888,
            "monthly_pi_plus_mi": 4888,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 730674
          }
        }
      },
      "id": "b1af91cb4fa0",
      "incentive_types": [
        "builder_concession",
        "closing_costs",
        "title_policy_survey"
      ],
      "negotiability_score": 55,
      "original_price": 765000,
      "preferred_lender_required": false,
      "price": 765000,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: builder concession language, closing-cost concession language, title policy or survey language.",
      "sqft": 3070,
      "subdivision": "Fryers Bend",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "1313 Lone Pine Way",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 31.02,
        "arbitrage_delta_percent": 23.29,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1602 Indian Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1602-indian-trail-harker-heights",
            "price": 165000,
            "price_per_sqft": 122.04,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1352,
            "sqft_delta": 13,
            "subdivision": "Comanche Land 1st Unit",
            "year_built": 1982
          },
          {
            "address": "3908 Lakecliff Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "3908-lakecliff-drive-harker-heights",
            "price": 174900,
            "price_per_sqft": 133.21,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1313,
            "sqft_delta": -26,
            "subdivision": "Cherokee Lane",
            "year_built": 1996
          },
          {
            "address": "4214 Broken Arrow Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "4214-broken-arrow-drive-harker-heights",
            "price": 239700,
            "price_per_sqft": 174.71,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1372,
            "sqft_delta": 33,
            "subdivision": "Broken Arrow Lake Estates Sec",
            "year_built": 1977
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1602 Indian Trail, 3908 Lakecliff Drive, 4214 Broken Arrow Drive, this new-construction card is $31/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 133.21,
        "new_effective_price_per_sqft": 164.23,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": null,
      "city": "Killeen",
      "closing_credit": null,
      "dom": 75,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 164.23,
              "estimated_monthly_total_with_ti_hoa": 1882,
              "five_year_total_cost_estimate": 119488,
              "five_year_total_delta_vs_baseline": -28137,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 265,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 164.23,
              "estimated_monthly_total_with_ti_hoa": 1917,
              "five_year_total_cost_estimate": 121639,
              "five_year_total_delta_vs_baseline": -25986,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 300,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 162.58,
              "estimated_monthly_total_with_ti_hoa": 1814,
              "five_year_total_cost_estimate": 127806,
              "five_year_total_delta_vs_baseline": -19819,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 197,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 164.23,
              "estimated_monthly_total_with_ti_hoa": 1940,
              "five_year_total_cost_estimate": 130703,
              "five_year_total_delta_vs_baseline": -16922,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 323,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 164.23,
              "estimated_monthly_total_with_ti_hoa": 1957,
              "five_year_total_cost_estimate": 134997,
              "five_year_total_delta_vs_baseline": -12628,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 340,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 164.23,
              "estimated_monthly_total_with_ti_hoa": 1617,
              "five_year_total_cost_estimate": 147625,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 164.23,
              "estimated_monthly_total_with_ti_hoa": 476,
              "five_year_total_cost_estimate": 255084,
              "five_year_total_delta_vs_baseline": 107459,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1141,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2199,
            "down_payment": 10885,
            "effective_price": 217701,
            "effective_price_per_sqft": 162.58,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 82,
            "estimated_monthly_tax": 390,
            "estimated_monthly_total_with_ti_hoa": 1814,
            "five_year_total_before_tax_insurance_hoa": 99505,
            "five_year_total_cost_estimate": 127806,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 206816,
            "monthly_mi": 103,
            "monthly_pi": 1239,
            "monthly_pi_plus_mi": 1342,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 194150
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 219900,
            "effective_price": 219900,
            "effective_price_per_sqft": 164.23,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 82,
            "estimated_monthly_tax": 394,
            "estimated_monthly_total_with_ti_hoa": 476,
            "five_year_total_before_tax_insurance_hoa": 226497,
            "five_year_total_cost_estimate": 255084,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 43980,
            "effective_price": 219900,
            "effective_price_per_sqft": 164.23,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 82,
            "estimated_monthly_tax": 394,
            "estimated_monthly_total_with_ti_hoa": 1617,
            "five_year_total_before_tax_insurance_hoa": 119038,
            "five_year_total_cost_estimate": 147625,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 175920,
            "monthly_mi": 0,
            "monthly_pi": 1141,
            "monthly_pi_plus_mi": 1141,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 165146
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 10995,
            "effective_price": 219900,
            "effective_price_per_sqft": 164.23,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 82,
            "estimated_monthly_tax": 394,
            "estimated_monthly_total_with_ti_hoa": 1957,
            "five_year_total_before_tax_insurance_hoa": 106410,
            "five_year_total_cost_estimate": 134997,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 208905,
            "monthly_mi": 104,
            "monthly_pi": 1376,
            "monthly_pi_plus_mi": 1480,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 196434
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 7697,
            "effective_price": 219900,
            "effective_price_per_sqft": 164.23,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 82,
            "estimated_monthly_tax": 394,
            "estimated_monthly_total_with_ti_hoa": 1940,
            "five_year_total_before_tax_insurance_hoa": 102116,
            "five_year_total_cost_estimate": 130703,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 215917,
            "monthly_mi": 99,
            "monthly_pi": 1365,
            "monthly_pi_plus_mi": 1464,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 202122
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 219900,
            "effective_price_per_sqft": 164.23,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 82,
            "estimated_monthly_tax": 394,
            "estimated_monthly_total_with_ti_hoa": 1917,
            "five_year_total_before_tax_insurance_hoa": 93052,
            "five_year_total_cost_estimate": 121639,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 219900,
            "monthly_mi": 0,
            "monthly_pi": 1441,
            "monthly_pi_plus_mi": 1441,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 206660
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 219900,
            "effective_price_per_sqft": 164.23,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 82,
            "estimated_monthly_tax": 394,
            "estimated_monthly_total_with_ti_hoa": 1882,
            "five_year_total_before_tax_insurance_hoa": 90901,
            "five_year_total_cost_estimate": 119488,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 224628,
            "monthly_mi": 0,
            "monthly_pi": 1405,
            "monthly_pi_plus_mi": 1405,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 210033
          }
        }
      },
      "id": "6aa98189724a",
      "incentive_types": [
        "lender_credit",
        "preferred_lender"
      ],
      "negotiability_score": 54,
      "original_price": 219900,
      "preferred_lender_required": true,
      "price": 219900,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: lender-credit language, preferred-lender requirement.",
      "sqft": 1339,
      "subdivision": "",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "3715 Southern Catapala Drive",
      "apr": "5.691%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 32.26,
        "arbitrage_delta_percent": 19.87,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1705 Lynx Circle",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1705-lynx-circle-harker-heights",
            "price": 269900,
            "price_per_sqft": 162.39,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1662,
            "sqft_delta": 5,
            "subdivision": "Country Trails Add 6th Ph",
            "year_built": 1992
          },
          {
            "address": "2006 Longmeadow Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "2006-longmeadow-road-harker-heights",
            "price": 314900,
            "price_per_sqft": 191.31,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1646,
            "sqft_delta": -11,
            "subdivision": "Whitten Place",
            "year_built": 1988
          },
          {
            "address": "1706 Lynx Circle",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1706-lynx-circle-harker-heights",
            "price": 255000,
            "price_per_sqft": 155.39,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1641,
            "sqft_delta": -16,
            "subdivision": "Country Trails Add 6th Ph",
            "year_built": 1987
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1705 Lynx Circle, 2006 Longmeadow Road, 1706 Lynx Circle, this new-construction card is $32/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 162.39,
        "new_effective_price_per_sqft": 194.65,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Killeen",
      "closing_credit": null,
      "dom": 19,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 194.65,
              "estimated_monthly_total_with_ti_hoa": 2760,
              "five_year_total_cost_estimate": 175254,
              "five_year_total_delta_vs_baseline": -41269,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 388,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 194.65,
              "estimated_monthly_total_with_ti_hoa": 2812,
              "five_year_total_cost_estimate": 178409,
              "five_year_total_delta_vs_baseline": -38114,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 440,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 192.7,
              "estimated_monthly_total_with_ti_hoa": 2660,
              "five_year_total_cost_estimate": 187456,
              "five_year_total_delta_vs_baseline": -29067,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 288,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 194.65,
              "estimated_monthly_total_with_ti_hoa": 2846,
              "five_year_total_cost_estimate": 191703,
              "five_year_total_delta_vs_baseline": -24820,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 474,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 194.65,
              "estimated_monthly_total_with_ti_hoa": 2870,
              "five_year_total_cost_estimate": 198002,
              "five_year_total_delta_vs_baseline": -18521,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 498,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 194.65,
              "estimated_monthly_total_with_ti_hoa": 2372,
              "five_year_total_cost_estimate": 216523,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 194.65,
              "estimated_monthly_total_with_ti_hoa": 699,
              "five_year_total_cost_estimate": 374135,
              "five_year_total_delta_vs_baseline": 157612,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1673,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 3225,
            "down_payment": 15965,
            "effective_price": 319305,
            "effective_price_per_sqft": 192.7,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 572,
            "estimated_monthly_total_with_ti_hoa": 2660,
            "five_year_total_before_tax_insurance_hoa": 145946,
            "five_year_total_cost_estimate": 187456,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 303340,
            "monthly_mi": 152,
            "monthly_pi": 1817,
            "monthly_pi_plus_mi": 1968,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 284762
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 322530,
            "effective_price": 322530,
            "effective_price_per_sqft": 194.65,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 121,
            "estimated_monthly_tax": 578,
            "estimated_monthly_total_with_ti_hoa": 699,
            "five_year_total_before_tax_insurance_hoa": 332206,
            "five_year_total_cost_estimate": 374135,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 64506,
            "effective_price": 322530,
            "effective_price_per_sqft": 194.65,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 121,
            "estimated_monthly_tax": 578,
            "estimated_monthly_total_with_ti_hoa": 2372,
            "five_year_total_before_tax_insurance_hoa": 174594,
            "five_year_total_cost_estimate": 216523,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 258024,
            "monthly_mi": 0,
            "monthly_pi": 1674,
            "monthly_pi_plus_mi": 1674,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 242222
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 16126,
            "effective_price": 322530,
            "effective_price_per_sqft": 194.65,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 121,
            "estimated_monthly_tax": 578,
            "estimated_monthly_total_with_ti_hoa": 2870,
            "five_year_total_before_tax_insurance_hoa": 156073,
            "five_year_total_cost_estimate": 198002,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 306404,
            "monthly_mi": 153,
            "monthly_pi": 2018,
            "monthly_pi_plus_mi": 2171,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 288112
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 11289,
            "effective_price": 322530,
            "effective_price_per_sqft": 194.65,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 121,
            "estimated_monthly_tax": 578,
            "estimated_monthly_total_with_ti_hoa": 2846,
            "five_year_total_before_tax_insurance_hoa": 149774,
            "five_year_total_cost_estimate": 191703,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 316688,
            "monthly_mi": 145,
            "monthly_pi": 2002,
            "monthly_pi_plus_mi": 2147,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 296455
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 322530,
            "effective_price_per_sqft": 194.65,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 121,
            "estimated_monthly_tax": 578,
            "estimated_monthly_total_with_ti_hoa": 2812,
            "five_year_total_before_tax_insurance_hoa": 136480,
            "five_year_total_cost_estimate": 178409,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 322530,
            "monthly_mi": 0,
            "monthly_pi": 2113,
            "monthly_pi_plus_mi": 2113,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 303111
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 322530,
            "effective_price_per_sqft": 194.65,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 121,
            "estimated_monthly_tax": 578,
            "estimated_monthly_total_with_ti_hoa": 2760,
            "five_year_total_before_tax_insurance_hoa": 133325,
            "five_year_total_cost_estimate": 175254,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 329464,
            "monthly_mi": 0,
            "monthly_pi": 2061,
            "monthly_pi_plus_mi": 2061,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 308058
          }
        }
      },
      "id": "b85eef7b5774",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender"
      ],
      "negotiability_score": 54,
      "original_price": 322530,
      "preferred_lender_required": true,
      "price": 322530,
      "price_cut": 0,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement.",
      "sqft": 1657,
      "subdivision": "Preserve at Thousand Oaks",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "8809 Ponderosa Pine Road",
      "apr": "5.691%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 21.43,
        "arbitrage_delta_percent": 12.59,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "2001 S 9th Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "2001-s-9th-street-temple",
            "price": 146000,
            "price_per_sqft": 99.39,
            "source": "/Users/taylordasch_1/market-monitor/05-14-2026-mls-templebelton.csv",
            "sqft": 1469,
            "sqft_delta": 0,
            "subdivision": "Hollywood Add",
            "year_built": 1952
          },
          {
            "address": "828 Starlight Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "828-starlight-drive-temple",
            "price": 249828,
            "price_per_sqft": 170.18,
            "source": "/Users/taylordasch_1/market-monitor/05-14-2026-mls-templebelton.csv",
            "sqft": 1468,
            "sqft_delta": -1,
            "subdivision": "Windmill Farms Ph II",
            "year_built": 2011
          },
          {
            "address": "5918 Blackstone Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "5918-blackstone-drive-temple",
            "price": 279000,
            "price_per_sqft": 189.8,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1470,
            "sqft_delta": 1,
            "subdivision": "Wyndham Hill Additio",
            "year_built": 2018
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 2001 S 9th Street, 828 Starlight Drive, 5918 Blackstone Drive, this new-construction card is $21/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 170.18,
        "new_effective_price_per_sqft": 191.61,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Temple",
      "closing_credit": null,
      "dom": 19,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 191.61,
              "estimated_monthly_total_with_ti_hoa": 2408,
              "five_year_total_cost_estimate": 152943,
              "five_year_total_delta_vs_baseline": -36015,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 338,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 191.61,
              "estimated_monthly_total_with_ti_hoa": 2454,
              "five_year_total_cost_estimate": 155697,
              "five_year_total_delta_vs_baseline": -33261,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 384,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 189.69,
              "estimated_monthly_total_with_ti_hoa": 2322,
              "five_year_total_cost_estimate": 163591,
              "five_year_total_delta_vs_baseline": -25367,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 252,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 191.61,
              "estimated_monthly_total_with_ti_hoa": 2483,
              "five_year_total_cost_estimate": 167298,
              "five_year_total_delta_vs_baseline": -21660,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 413,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 191.61,
              "estimated_monthly_total_with_ti_hoa": 2505,
              "five_year_total_cost_estimate": 172795,
              "five_year_total_delta_vs_baseline": -16163,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 435,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 191.61,
              "estimated_monthly_total_with_ti_hoa": 2070,
              "five_year_total_cost_estimate": 188958,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 191.61,
              "estimated_monthly_total_with_ti_hoa": 610,
              "five_year_total_cost_estimate": 326505,
              "five_year_total_delta_vs_baseline": 137547,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1460,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2815,
            "down_payment": 13933,
            "effective_price": 278655,
            "effective_price_per_sqft": 189.69,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 499,
            "estimated_monthly_total_with_ti_hoa": 2322,
            "five_year_total_before_tax_insurance_hoa": 127366,
            "five_year_total_cost_estimate": 163591,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 264722,
            "monthly_mi": 132,
            "monthly_pi": 1585,
            "monthly_pi_plus_mi": 1718,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 248510
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 281470,
            "effective_price": 281470,
            "effective_price_per_sqft": 191.61,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 106,
            "estimated_monthly_tax": 504,
            "estimated_monthly_total_with_ti_hoa": 610,
            "five_year_total_before_tax_insurance_hoa": 289914,
            "five_year_total_cost_estimate": 326505,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 56294,
            "effective_price": 281470,
            "effective_price_per_sqft": 191.61,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 106,
            "estimated_monthly_tax": 504,
            "estimated_monthly_total_with_ti_hoa": 2070,
            "five_year_total_before_tax_insurance_hoa": 152367,
            "five_year_total_cost_estimate": 188958,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 225176,
            "monthly_mi": 0,
            "monthly_pi": 1460,
            "monthly_pi_plus_mi": 1460,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 211386
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 14074,
            "effective_price": 281470,
            "effective_price_per_sqft": 191.61,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 106,
            "estimated_monthly_tax": 504,
            "estimated_monthly_total_with_ti_hoa": 2505,
            "five_year_total_before_tax_insurance_hoa": 136204,
            "five_year_total_cost_estimate": 172795,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 267396,
            "monthly_mi": 134,
            "monthly_pi": 1761,
            "monthly_pi_plus_mi": 1895,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 251434
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 9851,
            "effective_price": 281470,
            "effective_price_per_sqft": 191.61,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 106,
            "estimated_monthly_tax": 504,
            "estimated_monthly_total_with_ti_hoa": 2483,
            "five_year_total_before_tax_insurance_hoa": 130707,
            "five_year_total_cost_estimate": 167298,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 276372,
            "monthly_mi": 127,
            "monthly_pi": 1747,
            "monthly_pi_plus_mi": 1874,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 258714
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 281470,
            "effective_price_per_sqft": 191.61,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 106,
            "estimated_monthly_tax": 504,
            "estimated_monthly_total_with_ti_hoa": 2454,
            "five_year_total_before_tax_insurance_hoa": 119106,
            "five_year_total_cost_estimate": 155697,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 281470,
            "monthly_mi": 0,
            "monthly_pi": 1844,
            "monthly_pi_plus_mi": 1844,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 264523
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 281470,
            "effective_price_per_sqft": 191.61,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 106,
            "estimated_monthly_tax": 504,
            "estimated_monthly_total_with_ti_hoa": 2408,
            "five_year_total_before_tax_insurance_hoa": 116352,
            "five_year_total_cost_estimate": 152943,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 287522,
            "monthly_mi": 0,
            "monthly_pi": 1798,
            "monthly_pi_plus_mi": 1798,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 268840
          }
        }
      },
      "id": "6509d79da1b6",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender"
      ],
      "negotiability_score": 54,
      "original_price": 281470,
      "preferred_lender_required": true,
      "price": 281470,
      "price_cut": 0,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement.",
      "sqft": 1469,
      "subdivision": "Mesa Ridge",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "1915 Bear Grass Ridge",
      "apr": "5.691%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 9.0,
        "arbitrage_delta_percent": 5.37,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1223 Kiskadee Branch Branch",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "1223-kiskadee-branch-branch-temple",
            "price": 299000,
            "price_per_sqft": 179.58,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1665,
            "sqft_delta": -1,
            "subdivision": "Lake Pointe",
            "year_built": 2018
          },
          {
            "address": "10409 Orion Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "10409-orion-drive-temple",
            "price": 263000,
            "price_per_sqft": 158.05,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-0-500.csv",
            "sqft": 1664,
            "sqft_delta": -2,
            "subdivision": "Windmill Farms Ph III",
            "year_built": 2011
          },
          {
            "address": "7909 McCulloch Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "7909-mcculloch-road-temple",
            "price": 279000,
            "price_per_sqft": 167.67,
            "source": "/Users/taylordasch_1/market-monitor/05-14-2026-mls-templebelton.csv",
            "sqft": 1664,
            "sqft_delta": -2,
            "subdivision": "Pea Rdg Ph 1",
            "year_built": 2020
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1223 Kiskadee Branch Branch, 10409 Orion Drive, 7909 McCulloch Road, this new-construction card is $9/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 167.67,
        "new_effective_price_per_sqft": 176.67,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Temple",
      "closing_credit": null,
      "dom": 19,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 176.67,
              "estimated_monthly_total_with_ti_hoa": 2518,
              "five_year_total_cost_estimate": 159936,
              "five_year_total_delta_vs_baseline": -37662,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 353,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 176.67,
              "estimated_monthly_total_with_ti_hoa": 2566,
              "five_year_total_cost_estimate": 162816,
              "five_year_total_delta_vs_baseline": -34782,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 401,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 174.91,
              "estimated_monthly_total_with_ti_hoa": 2428,
              "five_year_total_cost_estimate": 171072,
              "five_year_total_delta_vs_baseline": -26526,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 263,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 176.67,
              "estimated_monthly_total_with_ti_hoa": 2597,
              "five_year_total_cost_estimate": 174948,
              "five_year_total_delta_vs_baseline": -22650,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 432,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 176.67,
              "estimated_monthly_total_with_ti_hoa": 2619,
              "five_year_total_cost_estimate": 180696,
              "five_year_total_delta_vs_baseline": -16902,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 454,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 176.67,
              "estimated_monthly_total_with_ti_hoa": 2165,
              "five_year_total_cost_estimate": 197598,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 176.67,
              "estimated_monthly_total_with_ti_hoa": 638,
              "five_year_total_cost_estimate": 341434,
              "five_year_total_delta_vs_baseline": 143836,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1527,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2943,
            "down_payment": 14570,
            "effective_price": 291397,
            "effective_price_per_sqft": 174.91,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 109,
            "estimated_monthly_tax": 522,
            "estimated_monthly_total_with_ti_hoa": 2428,
            "five_year_total_before_tax_insurance_hoa": 133190,
            "five_year_total_cost_estimate": 171072,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 276827,
            "monthly_mi": 138,
            "monthly_pi": 1658,
            "monthly_pi_plus_mi": 1796,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 259873
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 294340,
            "effective_price": 294340,
            "effective_price_per_sqft": 176.67,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 527,
            "estimated_monthly_total_with_ti_hoa": 638,
            "five_year_total_before_tax_insurance_hoa": 303170,
            "five_year_total_cost_estimate": 341434,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 58868,
            "effective_price": 294340,
            "effective_price_per_sqft": 176.67,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 527,
            "estimated_monthly_total_with_ti_hoa": 2165,
            "five_year_total_before_tax_insurance_hoa": 159334,
            "five_year_total_cost_estimate": 197598,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 235472,
            "monthly_mi": 0,
            "monthly_pi": 1527,
            "monthly_pi_plus_mi": 1527,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 221051
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 14717,
            "effective_price": 294340,
            "effective_price_per_sqft": 176.67,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 527,
            "estimated_monthly_total_with_ti_hoa": 2619,
            "five_year_total_before_tax_insurance_hoa": 142432,
            "five_year_total_cost_estimate": 180696,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 279623,
            "monthly_mi": 140,
            "monthly_pi": 1842,
            "monthly_pi_plus_mi": 1981,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 262930
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 10302,
            "effective_price": 294340,
            "effective_price_per_sqft": 176.67,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 527,
            "estimated_monthly_total_with_ti_hoa": 2597,
            "five_year_total_before_tax_insurance_hoa": 136684,
            "five_year_total_cost_estimate": 174948,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 289009,
            "monthly_mi": 132,
            "monthly_pi": 1827,
            "monthly_pi_plus_mi": 1959,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 270544
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 294340,
            "effective_price_per_sqft": 176.67,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 527,
            "estimated_monthly_total_with_ti_hoa": 2566,
            "five_year_total_before_tax_insurance_hoa": 124552,
            "five_year_total_cost_estimate": 162816,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 294340,
            "monthly_mi": 0,
            "monthly_pi": 1929,
            "monthly_pi_plus_mi": 1929,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 276618
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 294340,
            "effective_price_per_sqft": 176.67,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 527,
            "estimated_monthly_total_with_ti_hoa": 2518,
            "five_year_total_before_tax_insurance_hoa": 121672,
            "five_year_total_cost_estimate": 159936,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 300668,
            "monthly_mi": 0,
            "monthly_pi": 1881,
            "monthly_pi_plus_mi": 1881,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 281133
          }
        }
      },
      "id": "25683703ca12",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender"
      ],
      "negotiability_score": 54,
      "original_price": 294340,
      "preferred_lender_required": true,
      "price": 294340,
      "price_cut": 0,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement.",
      "sqft": 1666,
      "subdivision": "Ridge at Knob Creek",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "2216 Iron Branch Road",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 128.7,
        "arbitrage_delta_percent": 92.23,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "4012 Creekview Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "4012-creekview-trail-temple",
            "price": 424900,
            "price_per_sqft": 139.54,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 3045,
            "sqft_delta": 7,
            "subdivision": "WOODBRIDGE CREEK PHASE III",
            "year_built": 2004
          },
          {
            "address": "705 Haymarket Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "705-haymarket-drive-temple",
            "price": 675000,
            "price_per_sqft": 221.09,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 3053,
            "sqft_delta": 15,
            "subdivision": "Hartrick Valley Estates",
            "year_built": 2018
          },
          {
            "address": "4310 Antelope Trl",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "4310-antelope-trl-temple",
            "price": 373000,
            "price_per_sqft": 123.55,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 3019,
            "sqft_delta": -19,
            "subdivision": "Western Hills",
            "year_built": 1984
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 4012 Creekview Trail, 705 Haymarket Drive, 4310 Antelope Trl, this new-construction card is $129/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 139.54,
        "new_effective_price_per_sqft": 268.24,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Hodges Eagle Ridge Builders",
      "city": "Temple",
      "closing_credit": null,
      "dom": 56,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 268.24,
              "estimated_monthly_total_with_ti_hoa": 6972,
              "five_year_total_cost_estimate": 442794,
              "five_year_total_delta_vs_baseline": -104270,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 978,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 268.24,
              "estimated_monthly_total_with_ti_hoa": 7105,
              "five_year_total_cost_estimate": 450766,
              "five_year_total_delta_vs_baseline": -96298,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 1111,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 265.55,
              "estimated_monthly_total_with_ti_hoa": 6721,
              "five_year_total_cost_estimate": 473622,
              "five_year_total_delta_vs_baseline": -73442,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 727,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 268.24,
              "estimated_monthly_total_with_ti_hoa": 7190,
              "five_year_total_cost_estimate": 484355,
              "five_year_total_delta_vs_baseline": -62709,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 1196,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 268.24,
              "estimated_monthly_total_with_ti_hoa": 7251,
              "five_year_total_cost_estimate": 500269,
              "five_year_total_delta_vs_baseline": -46795,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 1257,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 268.24,
              "estimated_monthly_total_with_ti_hoa": 5994,
              "five_year_total_cost_estimate": 547064,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 268.24,
              "estimated_monthly_total_with_ti_hoa": 1766,
              "five_year_total_cost_estimate": 945284,
              "five_year_total_delta_vs_baseline": 398220,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -4228,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 8149,
            "down_payment": 40338,
            "effective_price": 806751,
            "effective_price_per_sqft": 265.55,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 303,
            "estimated_monthly_tax": 1445,
            "estimated_monthly_total_with_ti_hoa": 6721,
            "five_year_total_before_tax_insurance_hoa": 368745,
            "five_year_total_cost_estimate": 473622,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 766413,
            "monthly_mi": 383,
            "monthly_pi": 4590,
            "monthly_pi_plus_mi": 4973,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 719476
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 814900,
            "effective_price": 814900,
            "effective_price_per_sqft": 268.24,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 306,
            "estimated_monthly_tax": 1460,
            "estimated_monthly_total_with_ti_hoa": 1766,
            "five_year_total_before_tax_insurance_hoa": 839347,
            "five_year_total_cost_estimate": 945284,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 162980,
            "effective_price": 814900,
            "effective_price_per_sqft": 268.24,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 306,
            "estimated_monthly_tax": 1460,
            "estimated_monthly_total_with_ti_hoa": 5994,
            "five_year_total_before_tax_insurance_hoa": 441127,
            "five_year_total_cost_estimate": 547064,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 651920,
            "monthly_mi": 0,
            "monthly_pi": 4228,
            "monthly_pi_plus_mi": 4228,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 611995
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 40745,
            "effective_price": 814900,
            "effective_price_per_sqft": 268.24,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 306,
            "estimated_monthly_tax": 1460,
            "estimated_monthly_total_with_ti_hoa": 7251,
            "five_year_total_before_tax_insurance_hoa": 394332,
            "five_year_total_cost_estimate": 500269,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 774155,
            "monthly_mi": 387,
            "monthly_pi": 5099,
            "monthly_pi_plus_mi": 5486,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 727940
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 28522,
            "effective_price": 814900,
            "effective_price_per_sqft": 268.24,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 306,
            "estimated_monthly_tax": 1460,
            "estimated_monthly_total_with_ti_hoa": 7190,
            "five_year_total_before_tax_insurance_hoa": 378418,
            "five_year_total_cost_estimate": 484355,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 800140,
            "monthly_mi": 367,
            "monthly_pi": 5057,
            "monthly_pi_plus_mi": 5424,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 749019
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 814900,
            "effective_price_per_sqft": 268.24,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 306,
            "estimated_monthly_tax": 1460,
            "estimated_monthly_total_with_ti_hoa": 7105,
            "five_year_total_before_tax_insurance_hoa": 344829,
            "five_year_total_cost_estimate": 450766,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 814900,
            "monthly_mi": 0,
            "monthly_pi": 5340,
            "monthly_pi_plus_mi": 5340,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 765836
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 814900,
            "effective_price_per_sqft": 268.24,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 306,
            "estimated_monthly_tax": 1460,
            "estimated_monthly_total_with_ti_hoa": 6972,
            "five_year_total_before_tax_insurance_hoa": 336857,
            "five_year_total_cost_estimate": 442794,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 832420,
            "monthly_mi": 0,
            "monthly_pi": 5207,
            "monthly_pi_plus_mi": 5207,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 778334
          }
        }
      },
      "id": "1763028fcc1d",
      "incentive_types": [
        "builder_concession",
        "closing_costs",
        "title_policy_survey"
      ],
      "negotiability_score": 53,
      "original_price": 814900,
      "preferred_lender_required": false,
      "price": 814900,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: builder concession language, closing-cost concession language, title policy or survey language.",
      "sqft": 3038,
      "subdivision": "Fryers Bend",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "3303 Goblin Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 17.96,
        "arbitrage_delta_percent": 11.56,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "903 Cliffside Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "903-cliffside-drive-harker-heights",
            "price": 250000,
            "price_per_sqft": 159.24,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1570,
            "sqft_delta": -24,
            "subdivision": "Tanglewood North Second Unit",
            "year_built": 1979
          },
          {
            "address": "1703 Quarry Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1703-quarry-trail-harker-heights",
            "price": 212500,
            "price_per_sqft": 136.92,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1552,
            "sqft_delta": -42,
            "subdivision": "Fawn Valley Rep Blks 1-2",
            "year_built": 1995
          },
          {
            "address": "1706 Lynx Circle",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1706-lynx-circle-harker-heights",
            "price": 255000,
            "price_per_sqft": 155.39,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1641,
            "sqft_delta": 47,
            "subdivision": "Country Trails Add 6th Ph",
            "year_built": 1987
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 903 Cliffside Drive, 1703 Quarry Trail, 1706 Lynx Circle, this new-construction card is $18/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 155.39,
        "new_effective_price_per_sqft": 173.35,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": null,
      "city": "Killeen",
      "closing_credit": null,
      "dom": 332,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 173.35,
              "estimated_monthly_total_with_ti_hoa": 2364,
              "five_year_total_cost_estimate": 150142,
              "five_year_total_delta_vs_baseline": -35356,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 332,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 173.35,
              "estimated_monthly_total_with_ti_hoa": 2409,
              "five_year_total_cost_estimate": 152845,
              "five_year_total_delta_vs_baseline": -32653,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 377,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 171.61,
              "estimated_monthly_total_with_ti_hoa": 2279,
              "five_year_total_cost_estimate": 160595,
              "five_year_total_delta_vs_baseline": -24903,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 247,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 173.35,
              "estimated_monthly_total_with_ti_hoa": 2438,
              "five_year_total_cost_estimate": 164234,
              "five_year_total_delta_vs_baseline": -21264,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 406,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 173.35,
              "estimated_monthly_total_with_ti_hoa": 2459,
              "five_year_total_cost_estimate": 169630,
              "five_year_total_delta_vs_baseline": -15868,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 427,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 173.35,
              "estimated_monthly_total_with_ti_hoa": 2032,
              "five_year_total_cost_estimate": 185498,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 173.35,
              "estimated_monthly_total_with_ti_hoa": 599,
              "five_year_total_cost_estimate": 320525,
              "five_year_total_delta_vs_baseline": 135027,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1433,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2763,
            "down_payment": 13678,
            "effective_price": 273552,
            "effective_price_per_sqft": 171.61,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 103,
            "estimated_monthly_tax": 490,
            "estimated_monthly_total_with_ti_hoa": 2279,
            "five_year_total_before_tax_insurance_hoa": 125034,
            "five_year_total_cost_estimate": 160595,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 259874,
            "monthly_mi": 130,
            "monthly_pi": 1556,
            "monthly_pi_plus_mi": 1686,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 243959
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 276315,
            "effective_price": 276315,
            "effective_price_per_sqft": 173.35,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 495,
            "estimated_monthly_total_with_ti_hoa": 599,
            "five_year_total_before_tax_insurance_hoa": 284604,
            "five_year_total_cost_estimate": 320525,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 55263,
            "effective_price": 276315,
            "effective_price_per_sqft": 173.35,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 495,
            "estimated_monthly_total_with_ti_hoa": 2032,
            "five_year_total_before_tax_insurance_hoa": 149577,
            "five_year_total_cost_estimate": 185498,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 221052,
            "monthly_mi": 0,
            "monthly_pi": 1434,
            "monthly_pi_plus_mi": 1434,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 207514
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 13816,
            "effective_price": 276315,
            "effective_price_per_sqft": 173.35,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 495,
            "estimated_monthly_total_with_ti_hoa": 2459,
            "five_year_total_before_tax_insurance_hoa": 133709,
            "five_year_total_cost_estimate": 169630,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 262499,
            "monthly_mi": 131,
            "monthly_pi": 1729,
            "monthly_pi_plus_mi": 1860,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 246829
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 9671,
            "effective_price": 276315,
            "effective_price_per_sqft": 173.35,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 495,
            "estimated_monthly_total_with_ti_hoa": 2438,
            "five_year_total_before_tax_insurance_hoa": 128313,
            "five_year_total_cost_estimate": 164234,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 271310,
            "monthly_mi": 124,
            "monthly_pi": 1715,
            "monthly_pi_plus_mi": 1839,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 253976
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 276315,
            "effective_price_per_sqft": 173.35,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 495,
            "estimated_monthly_total_with_ti_hoa": 2409,
            "five_year_total_before_tax_insurance_hoa": 116924,
            "five_year_total_cost_estimate": 152845,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 276315,
            "monthly_mi": 0,
            "monthly_pi": 1811,
            "monthly_pi_plus_mi": 1811,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 259678
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 276315,
            "effective_price_per_sqft": 173.35,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 495,
            "estimated_monthly_total_with_ti_hoa": 2364,
            "five_year_total_before_tax_insurance_hoa": 114221,
            "five_year_total_cost_estimate": 150142,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 282256,
            "monthly_mi": 0,
            "monthly_pi": 1766,
            "monthly_pi_plus_mi": 1766,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 263916
          }
        }
      },
      "id": "7bd524bb2809",
      "incentive_types": [
        "closing_costs"
      ],
      "negotiability_score": 52,
      "original_price": 275315,
      "preferred_lender_required": false,
      "price": 276315,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language.",
      "sqft": 1594,
      "subdivision": "GOODNIGHT RANCH",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "5063 Fence Line Trail",
      "apr": "6.23%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 74.55,
        "arbitrage_delta_percent": 51.58,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "2612 Laguna Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "2612-laguna-drive-harker-heights",
            "price": 300000,
            "price_per_sqft": 134.41,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 2232,
            "sqft_delta": 2,
            "subdivision": "Skipcha Mt. Est",
            "year_built": 2009
          },
          {
            "address": "821 Kendra Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "821-kendra-drive-temple",
            "price": 322000,
            "price_per_sqft": 144.52,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2228,
            "sqft_delta": -2,
            "subdivision": "Canyon Ridge Ph III",
            "year_built": 2017
          },
          {
            "address": "2631 Cedar Glen Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "2631-cedar-glen-drive-belton",
            "price": 380000,
            "price_per_sqft": 170.56,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2228,
            "sqft_delta": -2,
            "subdivision": "Hubbard Branch Add Ph",
            "year_built": 2021
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 2612 Laguna Drive, 821 Kendra Drive, 2631 Cedar Glen Drive, this new-construction card is $75/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 144.52,
        "new_effective_price_per_sqft": 219.07,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Nolanville",
      "closing_credit": null,
      "dom": 13,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 219.07,
              "estimated_monthly_total_with_ti_hoa": 4180,
              "five_year_total_cost_estimate": 265458,
              "five_year_total_delta_vs_baseline": -62510,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 587,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 219.07,
              "estimated_monthly_total_with_ti_hoa": 4260,
              "five_year_total_cost_estimate": 270237,
              "five_year_total_delta_vs_baseline": -57731,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 667,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 216.88,
              "estimated_monthly_total_with_ti_hoa": 4029,
              "five_year_total_cost_estimate": 283940,
              "five_year_total_delta_vs_baseline": -44028,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 436,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 219.07,
              "estimated_monthly_total_with_ti_hoa": 4310,
              "five_year_total_cost_estimate": 290374,
              "five_year_total_delta_vs_baseline": -37594,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 717,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 219.07,
              "estimated_monthly_total_with_ti_hoa": 4347,
              "five_year_total_cost_estimate": 299914,
              "five_year_total_delta_vs_baseline": -28054,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 754,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 219.07,
              "estimated_monthly_total_with_ti_hoa": 3593,
              "five_year_total_cost_estimate": 327968,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 219.07,
              "estimated_monthly_total_with_ti_hoa": 1058,
              "five_year_total_cost_estimate": 566703,
              "five_year_total_delta_vs_baseline": 238735,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2535,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 4885,
            "down_payment": 24183,
            "effective_price": 483652,
            "effective_price_per_sqft": 216.88,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 181,
            "estimated_monthly_tax": 867,
            "estimated_monthly_total_with_ti_hoa": 4029,
            "five_year_total_before_tax_insurance_hoa": 221065,
            "five_year_total_cost_estimate": 283940,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 459469,
            "monthly_mi": 230,
            "monthly_pi": 2752,
            "monthly_pi_plus_mi": 2982,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 431330
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 488537,
            "effective_price": 488537,
            "effective_price_per_sqft": 219.07,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 183,
            "estimated_monthly_tax": 875,
            "estimated_monthly_total_with_ti_hoa": 1058,
            "five_year_total_before_tax_insurance_hoa": 503193,
            "five_year_total_cost_estimate": 566703,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 97707,
            "effective_price": 488537,
            "effective_price_per_sqft": 219.07,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 183,
            "estimated_monthly_tax": 875,
            "estimated_monthly_total_with_ti_hoa": 3593,
            "five_year_total_before_tax_insurance_hoa": 264458,
            "five_year_total_cost_estimate": 327968,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 390830,
            "monthly_mi": 0,
            "monthly_pi": 2535,
            "monthly_pi_plus_mi": 2535,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 366894
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 24427,
            "effective_price": 488537,
            "effective_price_per_sqft": 219.07,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 183,
            "estimated_monthly_tax": 875,
            "estimated_monthly_total_with_ti_hoa": 4347,
            "five_year_total_before_tax_insurance_hoa": 236404,
            "five_year_total_cost_estimate": 299914,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 464110,
            "monthly_mi": 232,
            "monthly_pi": 3057,
            "monthly_pi_plus_mi": 3289,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 436404
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 17099,
            "effective_price": 488537,
            "effective_price_per_sqft": 219.07,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 183,
            "estimated_monthly_tax": 875,
            "estimated_monthly_total_with_ti_hoa": 4310,
            "five_year_total_before_tax_insurance_hoa": 226864,
            "five_year_total_cost_estimate": 290374,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 479688,
            "monthly_mi": 220,
            "monthly_pi": 3032,
            "monthly_pi_plus_mi": 3252,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 449041
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 488537,
            "effective_price_per_sqft": 219.07,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 183,
            "estimated_monthly_tax": 875,
            "estimated_monthly_total_with_ti_hoa": 4260,
            "five_year_total_before_tax_insurance_hoa": 206727,
            "five_year_total_cost_estimate": 270237,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 488537,
            "monthly_mi": 0,
            "monthly_pi": 3201,
            "monthly_pi_plus_mi": 3201,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 459123
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 488537,
            "effective_price_per_sqft": 219.07,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 183,
            "estimated_monthly_tax": 875,
            "estimated_monthly_total_with_ti_hoa": 4180,
            "five_year_total_before_tax_insurance_hoa": 201948,
            "five_year_total_cost_estimate": 265458,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 499041,
            "monthly_mi": 0,
            "monthly_pi": 3122,
            "monthly_pi_plus_mi": 3122,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 466616
          }
        }
      },
      "id": "cff101c280bc",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender"
      ],
      "negotiability_score": 52,
      "original_price": 468890,
      "preferred_lender_required": true,
      "price": 488537,
      "price_cut": 0,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement.",
      "sqft": 2230,
      "subdivision": "Bella Charca Phase 12",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "8618 Glade Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 31.63,
        "arbitrage_delta_percent": 19.14,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1230 Fawn Lily Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "1230-fawn-lily-drive-temple",
            "price": 245000,
            "price_per_sqft": 140.08,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-0-500.csv",
            "sqft": 1749,
            "sqft_delta": 2,
            "subdivision": "Lake Pointe Ph Ii-A1",
            "year_built": 2014
          },
          {
            "address": "1404 Rolling Brook Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "1404-rolling-brook-drive-temple",
            "price": 299000,
            "price_per_sqft": 170.95,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1749,
            "sqft_delta": 2,
            "subdivision": "Hills/Westwood Ph Xi",
            "year_built": 2021
          },
          {
            "address": "501 Dandridge Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "501-dandridge-drive-temple",
            "price": 289900,
            "price_per_sqft": 165.28,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1754,
            "sqft_delta": 7,
            "subdivision": "Wyndham Hill Add Ph IV",
            "year_built": 2016
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1230 Fawn Lily Drive, 1404 Rolling Brook Drive, 501 Dandridge Drive, this new-construction card is $32/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 165.28,
        "new_effective_price_per_sqft": 196.91,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Sandor Construction",
      "city": "Temple",
      "closing_credit": 15000,
      "dom": 125,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 196.91,
              "estimated_monthly_total_with_ti_hoa": 2943,
              "five_year_total_cost_estimate": 176600,
              "five_year_total_delta_vs_baseline": -44017,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 413,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 196.91,
              "estimated_monthly_total_with_ti_hoa": 2999,
              "five_year_total_cost_estimate": 179966,
              "five_year_total_delta_vs_baseline": -40651,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 469,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 196.91,
              "estimated_monthly_total_with_ti_hoa": 3035,
              "five_year_total_cost_estimate": 194145,
              "five_year_total_delta_vs_baseline": -26472,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 505,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 196.91,
              "estimated_monthly_total_with_ti_hoa": 2866,
              "five_year_total_cost_estimate": 195004,
              "five_year_total_delta_vs_baseline": -25613,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 336,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 196.91,
              "estimated_monthly_total_with_ti_hoa": 3061,
              "five_year_total_cost_estimate": 200862,
              "five_year_total_delta_vs_baseline": -19755,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 531,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 196.91,
              "estimated_monthly_total_with_ti_hoa": 2530,
              "five_year_total_cost_estimate": 220617,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 196.91,
              "estimated_monthly_total_with_ti_hoa": 745,
              "five_year_total_cost_estimate": 388720,
              "five_year_total_delta_vs_baseline": 168103,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1785,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 15000,
            "down_payment": 17200,
            "effective_price": 344000,
            "effective_price_per_sqft": 196.91,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 129,
            "estimated_monthly_tax": 616,
            "estimated_monthly_total_with_ti_hoa": 2866,
            "five_year_total_before_tax_insurance_hoa": 150284,
            "five_year_total_cost_estimate": 195004,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 326800,
            "monthly_mi": 163,
            "monthly_pi": 1957,
            "monthly_pi_plus_mi": 2121,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 306786
          },
          "cash": {
            "detected_incentive_value": 15000,
            "down_payment": 344000,
            "effective_price": 344000,
            "effective_price_per_sqft": 196.91,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 129,
            "estimated_monthly_tax": 616,
            "estimated_monthly_total_with_ti_hoa": 745,
            "five_year_total_before_tax_insurance_hoa": 344000,
            "five_year_total_cost_estimate": 388720,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 15000,
            "down_payment": 68800,
            "effective_price": 344000,
            "effective_price_per_sqft": 196.91,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 129,
            "estimated_monthly_tax": 616,
            "estimated_monthly_total_with_ti_hoa": 2530,
            "five_year_total_before_tax_insurance_hoa": 175897,
            "five_year_total_cost_estimate": 220617,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 275200,
            "monthly_mi": 0,
            "monthly_pi": 1785,
            "monthly_pi_plus_mi": 1785,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 258346
          },
          "conventional_5": {
            "detected_incentive_value": 15000,
            "down_payment": 17200,
            "effective_price": 344000,
            "effective_price_per_sqft": 196.91,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 129,
            "estimated_monthly_tax": 616,
            "estimated_monthly_total_with_ti_hoa": 3061,
            "five_year_total_before_tax_insurance_hoa": 156142,
            "five_year_total_cost_estimate": 200862,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 326800,
            "monthly_mi": 163,
            "monthly_pi": 2152,
            "monthly_pi_plus_mi": 2316,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 307291
          },
          "fha_3_5": {
            "detected_incentive_value": 15000,
            "down_payment": 12040,
            "effective_price": 344000,
            "effective_price_per_sqft": 196.91,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 129,
            "estimated_monthly_tax": 616,
            "estimated_monthly_total_with_ti_hoa": 3035,
            "five_year_total_before_tax_insurance_hoa": 149425,
            "five_year_total_cost_estimate": 194145,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 337769,
            "monthly_mi": 155,
            "monthly_pi": 2135,
            "monthly_pi_plus_mi": 2290,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 316189
          },
          "physician_0": {
            "detected_incentive_value": 15000,
            "down_payment": 0,
            "effective_price": 344000,
            "effective_price_per_sqft": 196.91,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 129,
            "estimated_monthly_tax": 616,
            "estimated_monthly_total_with_ti_hoa": 2999,
            "five_year_total_before_tax_insurance_hoa": 135246,
            "five_year_total_cost_estimate": 179966,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 344000,
            "monthly_mi": 0,
            "monthly_pi": 2254,
            "monthly_pi_plus_mi": 2254,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 323288
          },
          "va_0": {
            "detected_incentive_value": 15000,
            "down_payment": 0,
            "effective_price": 344000,
            "effective_price_per_sqft": 196.91,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 129,
            "estimated_monthly_tax": 616,
            "estimated_monthly_total_with_ti_hoa": 2943,
            "five_year_total_before_tax_insurance_hoa": 131880,
            "five_year_total_cost_estimate": 176600,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 351396,
            "monthly_mi": 0,
            "monthly_pi": 2198,
            "monthly_pi_plus_mi": 2198,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 328564
          }
        }
      },
      "id": "e27acf058d2e",
      "incentive_types": [
        "exclusive_savings"
      ],
      "negotiability_score": 52,
      "original_price": 359000,
      "preferred_lender_required": false,
      "price": 359000,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: limited incentive language.",
      "sqft": 1747,
      "subdivision": "Mesa Rdg Ph II",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "8523 Glade Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 30.28,
        "arbitrage_delta_percent": 20.57,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "20 W Nugent Avenue",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "20-w-nugent-avenue-temple",
            "price": 285900,
            "price_per_sqft": 147.22,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1942,
            "sqft_delta": 4,
            "subdivision": "",
            "year_built": 1942
          },
          {
            "address": "2520 Nolan Creek Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "2520-nolan-creek-street-temple",
            "price": 294800,
            "price_per_sqft": 152.59,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1932,
            "sqft_delta": -6,
            "subdivision": "The Meadows At Creekside Ph",
            "year_built": 2015
          },
          {
            "address": "1203 Emerald Gate Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "1203-emerald-gate-drive-temple",
            "price": 265000,
            "price_per_sqft": 137.31,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1930,
            "sqft_delta": -8,
            "subdivision": "Lake Pointe Ph Ii-A1",
            "year_built": 2015
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 20 W Nugent Avenue, 2520 Nolan Creek Street, 1203 Emerald Gate Drive, this new-construction card is $30/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 147.22,
        "new_effective_price_per_sqft": 177.5,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Sandor Homes",
      "city": "Temple",
      "closing_credit": 15000,
      "dom": 125,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 177.5,
              "estimated_monthly_total_with_ti_hoa": 2943,
              "five_year_total_cost_estimate": 176600,
              "five_year_total_delta_vs_baseline": -44017,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 413,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 177.5,
              "estimated_monthly_total_with_ti_hoa": 2999,
              "five_year_total_cost_estimate": 179966,
              "five_year_total_delta_vs_baseline": -40651,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 469,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 177.5,
              "estimated_monthly_total_with_ti_hoa": 3035,
              "five_year_total_cost_estimate": 194145,
              "five_year_total_delta_vs_baseline": -26472,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 505,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 177.5,
              "estimated_monthly_total_with_ti_hoa": 2866,
              "five_year_total_cost_estimate": 195004,
              "five_year_total_delta_vs_baseline": -25613,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 336,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 177.5,
              "estimated_monthly_total_with_ti_hoa": 3061,
              "five_year_total_cost_estimate": 200862,
              "five_year_total_delta_vs_baseline": -19755,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 531,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 177.5,
              "estimated_monthly_total_with_ti_hoa": 2530,
              "five_year_total_cost_estimate": 220617,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 177.5,
              "estimated_monthly_total_with_ti_hoa": 745,
              "five_year_total_cost_estimate": 388720,
              "five_year_total_delta_vs_baseline": 168103,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1785,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 15000,
            "down_payment": 17200,
            "effective_price": 344000,
            "effective_price_per_sqft": 177.5,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 129,
            "estimated_monthly_tax": 616,
            "estimated_monthly_total_with_ti_hoa": 2866,
            "five_year_total_before_tax_insurance_hoa": 150284,
            "five_year_total_cost_estimate": 195004,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 326800,
            "monthly_mi": 163,
            "monthly_pi": 1957,
            "monthly_pi_plus_mi": 2121,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 306786
          },
          "cash": {
            "detected_incentive_value": 15000,
            "down_payment": 344000,
            "effective_price": 344000,
            "effective_price_per_sqft": 177.5,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 129,
            "estimated_monthly_tax": 616,
            "estimated_monthly_total_with_ti_hoa": 745,
            "five_year_total_before_tax_insurance_hoa": 344000,
            "five_year_total_cost_estimate": 388720,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 15000,
            "down_payment": 68800,
            "effective_price": 344000,
            "effective_price_per_sqft": 177.5,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 129,
            "estimated_monthly_tax": 616,
            "estimated_monthly_total_with_ti_hoa": 2530,
            "five_year_total_before_tax_insurance_hoa": 175897,
            "five_year_total_cost_estimate": 220617,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 275200,
            "monthly_mi": 0,
            "monthly_pi": 1785,
            "monthly_pi_plus_mi": 1785,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 258346
          },
          "conventional_5": {
            "detected_incentive_value": 15000,
            "down_payment": 17200,
            "effective_price": 344000,
            "effective_price_per_sqft": 177.5,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 129,
            "estimated_monthly_tax": 616,
            "estimated_monthly_total_with_ti_hoa": 3061,
            "five_year_total_before_tax_insurance_hoa": 156142,
            "five_year_total_cost_estimate": 200862,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 326800,
            "monthly_mi": 163,
            "monthly_pi": 2152,
            "monthly_pi_plus_mi": 2316,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 307291
          },
          "fha_3_5": {
            "detected_incentive_value": 15000,
            "down_payment": 12040,
            "effective_price": 344000,
            "effective_price_per_sqft": 177.5,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 129,
            "estimated_monthly_tax": 616,
            "estimated_monthly_total_with_ti_hoa": 3035,
            "five_year_total_before_tax_insurance_hoa": 149425,
            "five_year_total_cost_estimate": 194145,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 337769,
            "monthly_mi": 155,
            "monthly_pi": 2135,
            "monthly_pi_plus_mi": 2290,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 316189
          },
          "physician_0": {
            "detected_incentive_value": 15000,
            "down_payment": 0,
            "effective_price": 344000,
            "effective_price_per_sqft": 177.5,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 129,
            "estimated_monthly_tax": 616,
            "estimated_monthly_total_with_ti_hoa": 2999,
            "five_year_total_before_tax_insurance_hoa": 135246,
            "five_year_total_cost_estimate": 179966,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 344000,
            "monthly_mi": 0,
            "monthly_pi": 2254,
            "monthly_pi_plus_mi": 2254,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 323288
          },
          "va_0": {
            "detected_incentive_value": 15000,
            "down_payment": 0,
            "effective_price": 344000,
            "effective_price_per_sqft": 177.5,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 129,
            "estimated_monthly_tax": 616,
            "estimated_monthly_total_with_ti_hoa": 2943,
            "five_year_total_before_tax_insurance_hoa": 131880,
            "five_year_total_cost_estimate": 176600,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 351396,
            "monthly_mi": 0,
            "monthly_pi": 2198,
            "monthly_pi_plus_mi": 2198,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 328564
          }
        }
      },
      "id": "19340f82191c",
      "incentive_types": [
        "exclusive_savings"
      ],
      "negotiability_score": 52,
      "original_price": 359000,
      "preferred_lender_required": false,
      "price": 359000,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: limited incentive language.",
      "sqft": 1938,
      "subdivision": "",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "2017 Clear Sky Court",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": -7.61,
        "arbitrage_delta_percent": -4.41,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "101 Metheglin Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "101-metheglin-drive-temple",
            "price": 545000,
            "price_per_sqft": 218.09,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2499,
            "sqft_delta": -10,
            "subdivision": "North Lake Estates",
            "year_built": 2021
          },
          {
            "address": "2307 Misty Morning Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "2307-misty-morning-lane-temple",
            "price": 435000,
            "price_per_sqft": 172.62,
            "source": "/Users/taylordasch_1/market-monitor/05-14-2026-mls-templebelton.csv",
            "sqft": 2520,
            "sqft_delta": 11,
            "subdivision": "Deerfield Estates Ph Three",
            "year_built": 2006
          },
          {
            "address": "902 N 1st Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "902-n-1st-street-temple",
            "price": 100000,
            "price_per_sqft": 39.65,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-0-500.csv",
            "sqft": 2522,
            "sqft_delta": 13,
            "subdivision": "Dienst & Gardenhire",
            "year_built": 1915
          }
        ],
        "favorable": true,
        "honest_writeup": "Compared with 101 Metheglin Drive, 2307 Misty Morning Lane, 902 N 1st Street, this new-construction card is $8/sqft cheaper on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 172.62,
        "new_effective_price_per_sqft": 165.01,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Sandor Homes",
      "city": "Temple",
      "closing_credit": 15000,
      "dom": 125,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 165.01,
              "estimated_monthly_total_with_ti_hoa": 3542,
              "five_year_total_cost_estimate": 212536,
              "five_year_total_delta_vs_baseline": -52973,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 497,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 165.01,
              "estimated_monthly_total_with_ti_hoa": 3610,
              "five_year_total_cost_estimate": 216586,
              "five_year_total_delta_vs_baseline": -48923,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 565,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 165.01,
              "estimated_monthly_total_with_ti_hoa": 3653,
              "five_year_total_cost_estimate": 233651,
              "five_year_total_delta_vs_baseline": -31858,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 608,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 165.01,
              "estimated_monthly_total_with_ti_hoa": 3449,
              "five_year_total_cost_estimate": 234685,
              "five_year_total_delta_vs_baseline": -30824,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 404,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 165.01,
              "estimated_monthly_total_with_ti_hoa": 3684,
              "five_year_total_cost_estimate": 241735,
              "five_year_total_delta_vs_baseline": -23774,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 639,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 165.01,
              "estimated_monthly_total_with_ti_hoa": 3045,
              "five_year_total_cost_estimate": 265509,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 165.01,
              "estimated_monthly_total_with_ti_hoa": 897,
              "five_year_total_cost_estimate": 467820,
              "five_year_total_delta_vs_baseline": 202311,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2148,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 15000,
            "down_payment": 20700,
            "effective_price": 414000,
            "effective_price_per_sqft": 165.01,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 155,
            "estimated_monthly_tax": 742,
            "estimated_monthly_total_with_ti_hoa": 3449,
            "five_year_total_before_tax_insurance_hoa": 180865,
            "five_year_total_cost_estimate": 234685,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 393300,
            "monthly_mi": 197,
            "monthly_pi": 2356,
            "monthly_pi_plus_mi": 2552,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 369213
          },
          "cash": {
            "detected_incentive_value": 15000,
            "down_payment": 414000,
            "effective_price": 414000,
            "effective_price_per_sqft": 165.01,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 155,
            "estimated_monthly_tax": 742,
            "estimated_monthly_total_with_ti_hoa": 897,
            "five_year_total_before_tax_insurance_hoa": 414000,
            "five_year_total_cost_estimate": 467820,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 15000,
            "down_payment": 82800,
            "effective_price": 414000,
            "effective_price_per_sqft": 165.01,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 155,
            "estimated_monthly_tax": 742,
            "estimated_monthly_total_with_ti_hoa": 3045,
            "five_year_total_before_tax_insurance_hoa": 211689,
            "five_year_total_cost_estimate": 265509,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 331200,
            "monthly_mi": 0,
            "monthly_pi": 2148,
            "monthly_pi_plus_mi": 2148,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 310916
          },
          "conventional_5": {
            "detected_incentive_value": 15000,
            "down_payment": 20700,
            "effective_price": 414000,
            "effective_price_per_sqft": 165.01,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 155,
            "estimated_monthly_tax": 742,
            "estimated_monthly_total_with_ti_hoa": 3684,
            "five_year_total_before_tax_insurance_hoa": 187915,
            "five_year_total_cost_estimate": 241735,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 393300,
            "monthly_mi": 197,
            "monthly_pi": 2590,
            "monthly_pi_plus_mi": 2787,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 369821
          },
          "fha_3_5": {
            "detected_incentive_value": 15000,
            "down_payment": 14490,
            "effective_price": 414000,
            "effective_price_per_sqft": 165.01,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 155,
            "estimated_monthly_tax": 742,
            "estimated_monthly_total_with_ti_hoa": 3653,
            "five_year_total_before_tax_insurance_hoa": 179831,
            "five_year_total_cost_estimate": 233651,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 406501,
            "monthly_mi": 186,
            "monthly_pi": 2569,
            "monthly_pi_plus_mi": 2756,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 380530
          },
          "physician_0": {
            "detected_incentive_value": 15000,
            "down_payment": 0,
            "effective_price": 414000,
            "effective_price_per_sqft": 165.01,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 155,
            "estimated_monthly_tax": 742,
            "estimated_monthly_total_with_ti_hoa": 3610,
            "five_year_total_before_tax_insurance_hoa": 162766,
            "five_year_total_cost_estimate": 216586,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 414000,
            "monthly_mi": 0,
            "monthly_pi": 2713,
            "monthly_pi_plus_mi": 2713,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 389074
          },
          "va_0": {
            "detected_incentive_value": 15000,
            "down_payment": 0,
            "effective_price": 414000,
            "effective_price_per_sqft": 165.01,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 155,
            "estimated_monthly_tax": 742,
            "estimated_monthly_total_with_ti_hoa": 3542,
            "five_year_total_before_tax_insurance_hoa": 158716,
            "five_year_total_cost_estimate": 212536,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 422901,
            "monthly_mi": 0,
            "monthly_pi": 2645,
            "monthly_pi_plus_mi": 2645,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 395423
          }
        }
      },
      "id": "c7d391e46ef7",
      "incentive_types": [
        "exclusive_savings"
      ],
      "negotiability_score": 52,
      "original_price": 429000,
      "preferred_lender_required": false,
      "price": 429000,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: limited incentive language.",
      "sqft": 2509,
      "subdivision": "Mesa Rdg Ph II",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "8610 Glade Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": -3.63,
        "arbitrage_delta_percent": -2.1,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "101 Metheglin Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "101-metheglin-drive-temple",
            "price": 545000,
            "price_per_sqft": 218.09,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2499,
            "sqft_delta": -10,
            "subdivision": "North Lake Estates",
            "year_built": 2021
          },
          {
            "address": "2307 Misty Morning Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "2307-misty-morning-lane-temple",
            "price": 435000,
            "price_per_sqft": 172.62,
            "source": "/Users/taylordasch_1/market-monitor/05-14-2026-mls-templebelton.csv",
            "sqft": 2520,
            "sqft_delta": 11,
            "subdivision": "Deerfield Estates Ph Three",
            "year_built": 2006
          },
          {
            "address": "902 N 1st Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "902-n-1st-street-temple",
            "price": 100000,
            "price_per_sqft": 39.65,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-0-500.csv",
            "sqft": 2522,
            "sqft_delta": 13,
            "subdivision": "Dienst & Gardenhire",
            "year_built": 1915
          }
        ],
        "favorable": true,
        "honest_writeup": "Compared with 101 Metheglin Drive, 2307 Misty Morning Lane, 902 N 1st Street, this new-construction card is $4/sqft cheaper on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 172.62,
        "new_effective_price_per_sqft": 168.99,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Sandor Homes",
      "city": "Temple",
      "closing_credit": 15000,
      "dom": 120,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 168.99,
              "estimated_monthly_total_with_ti_hoa": 3628,
              "five_year_total_cost_estimate": 217670,
              "five_year_total_delta_vs_baseline": -54253,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 509,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 168.99,
              "estimated_monthly_total_with_ti_hoa": 3697,
              "five_year_total_cost_estimate": 221818,
              "five_year_total_delta_vs_baseline": -50105,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 578,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 168.99,
              "estimated_monthly_total_with_ti_hoa": 3741,
              "five_year_total_cost_estimate": 239294,
              "five_year_total_delta_vs_baseline": -32629,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 622,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 168.99,
              "estimated_monthly_total_with_ti_hoa": 3532,
              "five_year_total_cost_estimate": 240354,
              "five_year_total_delta_vs_baseline": -31569,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 413,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 168.99,
              "estimated_monthly_total_with_ti_hoa": 3773,
              "five_year_total_cost_estimate": 247574,
              "five_year_total_delta_vs_baseline": -24349,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 654,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 168.99,
              "estimated_monthly_total_with_ti_hoa": 3119,
              "five_year_total_cost_estimate": 271923,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 168.99,
              "estimated_monthly_total_with_ti_hoa": 919,
              "five_year_total_cost_estimate": 479120,
              "five_year_total_delta_vs_baseline": 207197,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2200,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 15000,
            "down_payment": 21200,
            "effective_price": 424000,
            "effective_price_per_sqft": 168.99,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 159,
            "estimated_monthly_tax": 760,
            "estimated_monthly_total_with_ti_hoa": 3532,
            "five_year_total_before_tax_insurance_hoa": 185234,
            "five_year_total_cost_estimate": 240354,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 402800,
            "monthly_mi": 201,
            "monthly_pi": 2412,
            "monthly_pi_plus_mi": 2614,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 378131
          },
          "cash": {
            "detected_incentive_value": 15000,
            "down_payment": 424000,
            "effective_price": 424000,
            "effective_price_per_sqft": 168.99,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 159,
            "estimated_monthly_tax": 760,
            "estimated_monthly_total_with_ti_hoa": 919,
            "five_year_total_before_tax_insurance_hoa": 424000,
            "five_year_total_cost_estimate": 479120,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 15000,
            "down_payment": 84800,
            "effective_price": 424000,
            "effective_price_per_sqft": 168.99,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 159,
            "estimated_monthly_tax": 760,
            "estimated_monthly_total_with_ti_hoa": 3119,
            "five_year_total_before_tax_insurance_hoa": 216803,
            "five_year_total_cost_estimate": 271923,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 339200,
            "monthly_mi": 0,
            "monthly_pi": 2200,
            "monthly_pi_plus_mi": 2200,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 318426
          },
          "conventional_5": {
            "detected_incentive_value": 15000,
            "down_payment": 21200,
            "effective_price": 424000,
            "effective_price_per_sqft": 168.99,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 159,
            "estimated_monthly_tax": 760,
            "estimated_monthly_total_with_ti_hoa": 3773,
            "five_year_total_before_tax_insurance_hoa": 192454,
            "five_year_total_cost_estimate": 247574,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 402800,
            "monthly_mi": 201,
            "monthly_pi": 2653,
            "monthly_pi_plus_mi": 2854,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 378754
          },
          "fha_3_5": {
            "detected_incentive_value": 15000,
            "down_payment": 14840,
            "effective_price": 424000,
            "effective_price_per_sqft": 168.99,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 159,
            "estimated_monthly_tax": 760,
            "estimated_monthly_total_with_ti_hoa": 3741,
            "five_year_total_before_tax_insurance_hoa": 184174,
            "five_year_total_cost_estimate": 239294,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 416320,
            "monthly_mi": 191,
            "monthly_pi": 2631,
            "monthly_pi_plus_mi": 2822,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 389722
          },
          "physician_0": {
            "detected_incentive_value": 15000,
            "down_payment": 0,
            "effective_price": 424000,
            "effective_price_per_sqft": 168.99,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 159,
            "estimated_monthly_tax": 760,
            "estimated_monthly_total_with_ti_hoa": 3697,
            "five_year_total_before_tax_insurance_hoa": 166698,
            "five_year_total_cost_estimate": 221818,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 424000,
            "monthly_mi": 0,
            "monthly_pi": 2778,
            "monthly_pi_plus_mi": 2778,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 398471
          },
          "va_0": {
            "detected_incentive_value": 15000,
            "down_payment": 0,
            "effective_price": 424000,
            "effective_price_per_sqft": 168.99,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 159,
            "estimated_monthly_tax": 760,
            "estimated_monthly_total_with_ti_hoa": 3628,
            "five_year_total_before_tax_insurance_hoa": 162550,
            "five_year_total_cost_estimate": 217670,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 433116,
            "monthly_mi": 0,
            "monthly_pi": 2709,
            "monthly_pi_plus_mi": 2709,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 404975
          }
        }
      },
      "id": "215636bcf944",
      "incentive_types": [
        "exclusive_savings"
      ],
      "negotiability_score": 52,
      "original_price": 439000,
      "preferred_lender_required": false,
      "price": 439000,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: limited incentive language.",
      "sqft": 2509,
      "subdivision": "Mesa Ridge",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "9003 Chalk Maple Drive",
      "apr": "6.293%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 14.9,
        "arbitrage_delta_percent": 9.18,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1705 Lynx Circle",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1705-lynx-circle-harker-heights",
            "price": 269900,
            "price_per_sqft": 162.39,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1662,
            "sqft_delta": -4,
            "subdivision": "Country Trails Add 6th Ph",
            "year_built": 1992
          },
          {
            "address": "712 End O Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "712-end-o-trail-harker-heights",
            "price": 268000,
            "price_per_sqft": 159.9,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1676,
            "sqft_delta": 10,
            "subdivision": "Sun Meadows Ph One",
            "year_built": 1986
          },
          {
            "address": "2006 Longmeadow Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "2006-longmeadow-road-harker-heights",
            "price": 314900,
            "price_per_sqft": 191.31,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1646,
            "sqft_delta": -20,
            "subdivision": "Whitten Place",
            "year_built": 1988
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1705 Lynx Circle, 712 End O Trail, 2006 Longmeadow Road, this new-construction card is $15/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 162.39,
        "new_effective_price_per_sqft": 177.29,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Killeen",
      "closing_credit": null,
      "dom": 56,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 177.29,
              "estimated_monthly_total_with_ti_hoa": 2527,
              "five_year_total_cost_estimate": 160494,
              "five_year_total_delta_vs_baseline": -37794,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 354,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 177.29,
              "estimated_monthly_total_with_ti_hoa": 2575,
              "five_year_total_cost_estimate": 163384,
              "five_year_total_delta_vs_baseline": -34904,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 402,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 175.52,
              "estimated_monthly_total_with_ti_hoa": 2436,
              "five_year_total_cost_estimate": 171668,
              "five_year_total_delta_vs_baseline": -26620,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 263,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 177.29,
              "estimated_monthly_total_with_ti_hoa": 2606,
              "five_year_total_cost_estimate": 175558,
              "five_year_total_delta_vs_baseline": -22730,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 433,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 177.29,
              "estimated_monthly_total_with_ti_hoa": 2628,
              "five_year_total_cost_estimate": 181326,
              "five_year_total_delta_vs_baseline": -16962,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 455,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 177.29,
              "estimated_monthly_total_with_ti_hoa": 2173,
              "five_year_total_cost_estimate": 198288,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 177.29,
              "estimated_monthly_total_with_ti_hoa": 640,
              "five_year_total_cost_estimate": 342626,
              "five_year_total_delta_vs_baseline": 144338,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1533,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2954,
            "down_payment": 14621,
            "effective_price": 292413,
            "effective_price_per_sqft": 175.52,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 524,
            "estimated_monthly_total_with_ti_hoa": 2436,
            "five_year_total_before_tax_insurance_hoa": 133654,
            "five_year_total_cost_estimate": 171668,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 277792,
            "monthly_mi": 139,
            "monthly_pi": 1664,
            "monthly_pi_plus_mi": 1803,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 260780
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 295367,
            "effective_price": 295367,
            "effective_price_per_sqft": 177.29,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 111,
            "estimated_monthly_tax": 529,
            "estimated_monthly_total_with_ti_hoa": 640,
            "five_year_total_before_tax_insurance_hoa": 304228,
            "five_year_total_cost_estimate": 342626,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 59073,
            "effective_price": 295367,
            "effective_price_per_sqft": 177.29,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 111,
            "estimated_monthly_tax": 529,
            "estimated_monthly_total_with_ti_hoa": 2173,
            "five_year_total_before_tax_insurance_hoa": 159890,
            "five_year_total_cost_estimate": 198288,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 236294,
            "monthly_mi": 0,
            "monthly_pi": 1533,
            "monthly_pi_plus_mi": 1533,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 221822
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 14768,
            "effective_price": 295367,
            "effective_price_per_sqft": 177.29,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 111,
            "estimated_monthly_tax": 529,
            "estimated_monthly_total_with_ti_hoa": 2628,
            "five_year_total_before_tax_insurance_hoa": 142929,
            "five_year_total_cost_estimate": 181326,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 280599,
            "monthly_mi": 140,
            "monthly_pi": 1848,
            "monthly_pi_plus_mi": 1988,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 263848
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 10338,
            "effective_price": 295367,
            "effective_price_per_sqft": 177.29,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 111,
            "estimated_monthly_tax": 529,
            "estimated_monthly_total_with_ti_hoa": 2606,
            "five_year_total_before_tax_insurance_hoa": 137161,
            "five_year_total_cost_estimate": 175558,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 290017,
            "monthly_mi": 133,
            "monthly_pi": 1833,
            "monthly_pi_plus_mi": 1966,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 271488
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 295367,
            "effective_price_per_sqft": 177.29,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 111,
            "estimated_monthly_tax": 529,
            "estimated_monthly_total_with_ti_hoa": 2575,
            "five_year_total_before_tax_insurance_hoa": 124986,
            "five_year_total_cost_estimate": 163384,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 295367,
            "monthly_mi": 0,
            "monthly_pi": 1935,
            "monthly_pi_plus_mi": 1935,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 277583
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 295367,
            "effective_price_per_sqft": 177.29,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 111,
            "estimated_monthly_tax": 529,
            "estimated_monthly_total_with_ti_hoa": 2527,
            "five_year_total_before_tax_insurance_hoa": 122097,
            "five_year_total_cost_estimate": 160494,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 301717,
            "monthly_mi": 0,
            "monthly_pi": 1887,
            "monthly_pi_plus_mi": 1887,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 282114
          }
        }
      },
      "id": "b55c8ac87dc3",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate"
      ],
      "negotiability_score": 50,
      "original_price": 295367,
      "preferred_lender_required": false,
      "price": 295367,
      "price_cut": 0,
      "rate": "5.49%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive.",
      "sqft": 1666,
      "subdivision": "Preserve at Thousand Oaks",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "1224 Madyson Lane",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 2.6,
        "arbitrage_delta_percent": 1.13,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "312 Ow Lowrey",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "312-ow-lowrey-salado",
            "price": 394500,
            "price_per_sqft": 229.09,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1722,
            "sqft_delta": -4,
            "subdivision": "Mill Creek Courtyard Village",
            "year_built": 2002
          },
          {
            "address": "10223 Southshore Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "10223-southshore-drive-salado",
            "price": 419000,
            "price_per_sqft": 236.72,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1770,
            "sqft_delta": 44,
            "subdivision": "Southshore Sub",
            "year_built": 2005
          },
          {
            "address": "1008 Mill Creek Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "1008-mill-creek-lane-salado",
            "price": 399000,
            "price_per_sqft": 224.16,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1780,
            "sqft_delta": 54,
            "subdivision": "Mill Creek Sec 2",
            "year_built": 1978
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 312 Ow Lowrey, 10223 Southshore Drive, 1008 Mill Creek Lane, this new-construction card is $3/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 229.09,
        "new_effective_price_per_sqft": 231.69,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "White River Homes",
      "city": "Salado",
      "closing_credit": null,
      "dom": 63,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 231.69,
              "estimated_monthly_total_with_ti_hoa": 3422,
              "five_year_total_cost_estimate": 217295,
              "five_year_total_delta_vs_baseline": -51169,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 481,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 231.69,
              "estimated_monthly_total_with_ti_hoa": 3487,
              "five_year_total_cost_estimate": 221207,
              "five_year_total_delta_vs_baseline": -47257,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 546,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 229.37,
              "estimated_monthly_total_with_ti_hoa": 3298,
              "five_year_total_cost_estimate": 232423,
              "five_year_total_delta_vs_baseline": -36041,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 357,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 231.69,
              "estimated_monthly_total_with_ti_hoa": 3528,
              "five_year_total_cost_estimate": 237690,
              "five_year_total_delta_vs_baseline": -30774,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 587,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 231.69,
              "estimated_monthly_total_with_ti_hoa": 3558,
              "five_year_total_cost_estimate": 245499,
              "five_year_total_delta_vs_baseline": -22965,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 617,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 231.69,
              "estimated_monthly_total_with_ti_hoa": 2941,
              "five_year_total_cost_estimate": 268464,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 231.69,
              "estimated_monthly_total_with_ti_hoa": 866,
              "five_year_total_cost_estimate": 463884,
              "five_year_total_delta_vs_baseline": 195420,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2075,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 3999,
            "down_payment": 19795,
            "effective_price": 395901,
            "effective_price_per_sqft": 229.37,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 148,
            "estimated_monthly_tax": 709,
            "estimated_monthly_total_with_ti_hoa": 3298,
            "five_year_total_before_tax_insurance_hoa": 180956,
            "five_year_total_cost_estimate": 232423,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 376106,
            "monthly_mi": 188,
            "monthly_pi": 2253,
            "monthly_pi_plus_mi": 2441,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 353072
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 399900,
            "effective_price": 399900,
            "effective_price_per_sqft": 231.69,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 150,
            "estimated_monthly_tax": 716,
            "estimated_monthly_total_with_ti_hoa": 866,
            "five_year_total_before_tax_insurance_hoa": 411897,
            "five_year_total_cost_estimate": 463884,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 79980,
            "effective_price": 399900,
            "effective_price_per_sqft": 231.69,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 150,
            "estimated_monthly_tax": 716,
            "estimated_monthly_total_with_ti_hoa": 2941,
            "five_year_total_before_tax_insurance_hoa": 216477,
            "five_year_total_cost_estimate": 268464,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 319920,
            "monthly_mi": 0,
            "monthly_pi": 2075,
            "monthly_pi_plus_mi": 2075,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 300327
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 19995,
            "effective_price": 399900,
            "effective_price_per_sqft": 231.69,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 150,
            "estimated_monthly_tax": 716,
            "estimated_monthly_total_with_ti_hoa": 3558,
            "five_year_total_before_tax_insurance_hoa": 193512,
            "five_year_total_cost_estimate": 245499,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 379905,
            "monthly_mi": 190,
            "monthly_pi": 2502,
            "monthly_pi_plus_mi": 2692,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 357226
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 13997,
            "effective_price": 399900,
            "effective_price_per_sqft": 231.69,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 150,
            "estimated_monthly_tax": 716,
            "estimated_monthly_total_with_ti_hoa": 3528,
            "five_year_total_before_tax_insurance_hoa": 185703,
            "five_year_total_cost_estimate": 237690,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 392657,
            "monthly_mi": 180,
            "monthly_pi": 2482,
            "monthly_pi_plus_mi": 2662,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 367570
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 399900,
            "effective_price_per_sqft": 231.69,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 150,
            "estimated_monthly_tax": 716,
            "estimated_monthly_total_with_ti_hoa": 3487,
            "five_year_total_before_tax_insurance_hoa": 169220,
            "five_year_total_cost_estimate": 221207,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 399900,
            "monthly_mi": 0,
            "monthly_pi": 2620,
            "monthly_pi_plus_mi": 2620,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 375822
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 399900,
            "effective_price_per_sqft": 231.69,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 150,
            "estimated_monthly_tax": 716,
            "estimated_monthly_total_with_ti_hoa": 3422,
            "five_year_total_before_tax_insurance_hoa": 165308,
            "five_year_total_cost_estimate": 217295,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 408498,
            "monthly_mi": 0,
            "monthly_pi": 2555,
            "monthly_pi_plus_mi": 2555,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 381956
          }
        }
      },
      "id": "a7222ed2def7",
      "incentive_types": [
        "exclusive_savings",
        "preferred_lender"
      ],
      "negotiability_score": 50,
      "original_price": 399900,
      "preferred_lender_required": true,
      "price": 399900,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: limited incentive language, preferred-lender requirement.",
      "sqft": 1726,
      "subdivision": "Drakes Lndg Ph 2 Amending Plat",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "1212 Madyson Lane",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 7.96,
        "arbitrage_delta_percent": 3.55,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1008 Mill Creek Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "1008-mill-creek-lane-salado",
            "price": 399000,
            "price_per_sqft": 224.16,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1780,
            "sqft_delta": -29,
            "subdivision": "Mill Creek Sec 2",
            "year_built": 1978
          },
          {
            "address": "401 Salado Plaza Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "401-salado-plaza-drive-salado",
            "price": 200000,
            "price_per_sqft": 108.64,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1841,
            "sqft_delta": 32,
            "subdivision": "",
            "year_built": 1980
          },
          {
            "address": "10223 Southshore Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "10223-southshore-drive-salado",
            "price": 419000,
            "price_per_sqft": 236.72,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1770,
            "sqft_delta": -39,
            "subdivision": "Southshore Sub",
            "year_built": 2005
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1008 Mill Creek Lane, 401 Salado Plaza Drive, 10223 Southshore Drive, this new-construction card is $8/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 224.16,
        "new_effective_price_per_sqft": 232.12,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "White River Homes",
      "city": "Salado",
      "closing_credit": null,
      "dom": 63,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 232.12,
              "estimated_monthly_total_with_ti_hoa": 3593,
              "five_year_total_cost_estimate": 228162,
              "five_year_total_delta_vs_baseline": -53728,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 504,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 232.12,
              "estimated_monthly_total_with_ti_hoa": 3661,
              "five_year_total_cost_estimate": 232270,
              "five_year_total_delta_vs_baseline": -49620,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 572,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 229.8,
              "estimated_monthly_total_with_ti_hoa": 3463,
              "five_year_total_cost_estimate": 244047,
              "five_year_total_delta_vs_baseline": -37843,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 374,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 232.12,
              "estimated_monthly_total_with_ti_hoa": 3705,
              "five_year_total_cost_estimate": 249578,
              "five_year_total_delta_vs_baseline": -32312,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 616,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 232.12,
              "estimated_monthly_total_with_ti_hoa": 3736,
              "five_year_total_cost_estimate": 257777,
              "five_year_total_delta_vs_baseline": -24113,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 647,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 232.12,
              "estimated_monthly_total_with_ti_hoa": 3089,
              "five_year_total_cost_estimate": 281890,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 232.12,
              "estimated_monthly_total_with_ti_hoa": 910,
              "five_year_total_cost_estimate": 487084,
              "five_year_total_delta_vs_baseline": 205194,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2179,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 4199,
            "down_payment": 20785,
            "effective_price": 415701,
            "effective_price_per_sqft": 229.8,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 156,
            "estimated_monthly_tax": 745,
            "estimated_monthly_total_with_ti_hoa": 3463,
            "five_year_total_before_tax_insurance_hoa": 190006,
            "five_year_total_cost_estimate": 244047,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 394916,
            "monthly_mi": 197,
            "monthly_pi": 2365,
            "monthly_pi_plus_mi": 2563,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 370730
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 419900,
            "effective_price": 419900,
            "effective_price_per_sqft": 232.12,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 157,
            "estimated_monthly_tax": 752,
            "estimated_monthly_total_with_ti_hoa": 910,
            "five_year_total_before_tax_insurance_hoa": 432497,
            "five_year_total_cost_estimate": 487084,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 83980,
            "effective_price": 419900,
            "effective_price_per_sqft": 232.12,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 157,
            "estimated_monthly_tax": 752,
            "estimated_monthly_total_with_ti_hoa": 3089,
            "five_year_total_before_tax_insurance_hoa": 227303,
            "five_year_total_cost_estimate": 281890,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 335920,
            "monthly_mi": 0,
            "monthly_pi": 2179,
            "monthly_pi_plus_mi": 2179,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 315347
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 20995,
            "effective_price": 419900,
            "effective_price_per_sqft": 232.12,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 157,
            "estimated_monthly_tax": 752,
            "estimated_monthly_total_with_ti_hoa": 3736,
            "five_year_total_before_tax_insurance_hoa": 203190,
            "five_year_total_cost_estimate": 257777,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 398905,
            "monthly_mi": 199,
            "monthly_pi": 2627,
            "monthly_pi_plus_mi": 2827,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 375092
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 14697,
            "effective_price": 419900,
            "effective_price_per_sqft": 232.12,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 157,
            "estimated_monthly_tax": 752,
            "estimated_monthly_total_with_ti_hoa": 3705,
            "five_year_total_before_tax_insurance_hoa": 194991,
            "five_year_total_cost_estimate": 249578,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 412295,
            "monthly_mi": 189,
            "monthly_pi": 2606,
            "monthly_pi_plus_mi": 2795,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 385953
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 419900,
            "effective_price_per_sqft": 232.12,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 157,
            "estimated_monthly_tax": 752,
            "estimated_monthly_total_with_ti_hoa": 3661,
            "five_year_total_before_tax_insurance_hoa": 177683,
            "five_year_total_cost_estimate": 232270,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 419900,
            "monthly_mi": 0,
            "monthly_pi": 2751,
            "monthly_pi_plus_mi": 2751,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 394618
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 419900,
            "effective_price_per_sqft": 232.12,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 157,
            "estimated_monthly_tax": 752,
            "estimated_monthly_total_with_ti_hoa": 3593,
            "five_year_total_before_tax_insurance_hoa": 173575,
            "five_year_total_cost_estimate": 228162,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 428928,
            "monthly_mi": 0,
            "monthly_pi": 2683,
            "monthly_pi_plus_mi": 2683,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 401059
          }
        }
      },
      "id": "b64db05e3bf0",
      "incentive_types": [
        "exclusive_savings",
        "preferred_lender"
      ],
      "negotiability_score": 50,
      "original_price": 419900,
      "preferred_lender_required": true,
      "price": 419900,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: limited incentive language, preferred-lender requirement.",
      "sqft": 1809,
      "subdivision": "Drakes Lndg Ph 2 Amending Plat",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "9009 Chalk Maple Drive",
      "apr": "6.293%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 35.94,
        "arbitrage_delta_percent": 22.95,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "604 Totem Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "604-totem-trail-harker-heights",
            "price": 248000,
            "price_per_sqft": 163.91,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1513,
            "sqft_delta": 44,
            "subdivision": "Skipcha Mountain Estates Ph",
            "year_built": 1995
          },
          {
            "address": "1100 Chablis Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1100-chablis-drive-harker-heights",
            "price": 220000,
            "price_per_sqft": 143.51,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1533,
            "sqft_delta": 64,
            "subdivision": "The Vineyard",
            "year_built": 1994
          },
          {
            "address": "304 Blackfoot Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "304-blackfoot-drive-harker-heights",
            "price": 219900,
            "price_per_sqft": 156.62,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1404,
            "sqft_delta": -65,
            "subdivision": "Skipcha Mountain Estates Ph",
            "year_built": 1988
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 604 Totem Trail, 1100 Chablis Drive, 304 Blackfoot Drive, this new-construction card is $36/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 156.62,
        "new_effective_price_per_sqft": 192.56,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Killeen",
      "closing_credit": null,
      "dom": 53,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 192.56,
              "estimated_monthly_total_with_ti_hoa": 2420,
              "five_year_total_cost_estimate": 153702,
              "five_year_total_delta_vs_baseline": -36194,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 339,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 192.56,
              "estimated_monthly_total_with_ti_hoa": 2466,
              "five_year_total_cost_estimate": 156469,
              "five_year_total_delta_vs_baseline": -33427,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 385,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 190.63,
              "estimated_monthly_total_with_ti_hoa": 2333,
              "five_year_total_cost_estimate": 164402,
              "five_year_total_delta_vs_baseline": -25494,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 252,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 192.56,
              "estimated_monthly_total_with_ti_hoa": 2496,
              "five_year_total_cost_estimate": 168128,
              "five_year_total_delta_vs_baseline": -21768,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 415,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 192.56,
              "estimated_monthly_total_with_ti_hoa": 2517,
              "five_year_total_cost_estimate": 173652,
              "five_year_total_delta_vs_baseline": -16244,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 436,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 192.56,
              "estimated_monthly_total_with_ti_hoa": 2081,
              "five_year_total_cost_estimate": 189896,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 192.56,
              "estimated_monthly_total_with_ti_hoa": 613,
              "five_year_total_cost_estimate": 328125,
              "five_year_total_delta_vs_baseline": 138229,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1468,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2829,
            "down_payment": 14002,
            "effective_price": 280037,
            "effective_price_per_sqft": 190.63,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 105,
            "estimated_monthly_tax": 502,
            "estimated_monthly_total_with_ti_hoa": 2333,
            "five_year_total_before_tax_insurance_hoa": 127997,
            "five_year_total_cost_estimate": 164402,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 266035,
            "monthly_mi": 133,
            "monthly_pi": 1593,
            "monthly_pi_plus_mi": 1726,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 249742
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 282866,
            "effective_price": 282866,
            "effective_price_per_sqft": 192.56,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 106,
            "estimated_monthly_tax": 507,
            "estimated_monthly_total_with_ti_hoa": 613,
            "five_year_total_before_tax_insurance_hoa": 291352,
            "five_year_total_cost_estimate": 328125,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 56573,
            "effective_price": 282866,
            "effective_price_per_sqft": 192.56,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 106,
            "estimated_monthly_tax": 507,
            "estimated_monthly_total_with_ti_hoa": 2081,
            "five_year_total_before_tax_insurance_hoa": 153123,
            "five_year_total_cost_estimate": 189896,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 226293,
            "monthly_mi": 0,
            "monthly_pi": 1468,
            "monthly_pi_plus_mi": 1468,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 212434
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 14143,
            "effective_price": 282866,
            "effective_price_per_sqft": 192.56,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 106,
            "estimated_monthly_tax": 507,
            "estimated_monthly_total_with_ti_hoa": 2517,
            "five_year_total_before_tax_insurance_hoa": 136879,
            "five_year_total_cost_estimate": 173652,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 268723,
            "monthly_mi": 134,
            "monthly_pi": 1770,
            "monthly_pi_plus_mi": 1904,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 252681
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 9900,
            "effective_price": 282866,
            "effective_price_per_sqft": 192.56,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 106,
            "estimated_monthly_tax": 507,
            "estimated_monthly_total_with_ti_hoa": 2496,
            "five_year_total_before_tax_insurance_hoa": 131356,
            "five_year_total_cost_estimate": 168128,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 277743,
            "monthly_mi": 127,
            "monthly_pi": 1756,
            "monthly_pi_plus_mi": 1883,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 259998
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 282866,
            "effective_price_per_sqft": 192.56,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 106,
            "estimated_monthly_tax": 507,
            "estimated_monthly_total_with_ti_hoa": 2466,
            "five_year_total_before_tax_insurance_hoa": 119696,
            "five_year_total_cost_estimate": 156469,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 282866,
            "monthly_mi": 0,
            "monthly_pi": 1854,
            "monthly_pi_plus_mi": 1854,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 265835
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 282866,
            "effective_price_per_sqft": 192.56,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 106,
            "estimated_monthly_tax": 507,
            "estimated_monthly_total_with_ti_hoa": 2420,
            "five_year_total_before_tax_insurance_hoa": 116929,
            "five_year_total_cost_estimate": 153702,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 288948,
            "monthly_mi": 0,
            "monthly_pi": 1807,
            "monthly_pi_plus_mi": 1807,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 270173
          }
        }
      },
      "id": "034766078d87",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate"
      ],
      "negotiability_score": 49,
      "original_price": 280966,
      "preferred_lender_required": false,
      "price": 282866,
      "price_cut": 0,
      "rate": "5.49%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive.",
      "sqft": 1469,
      "subdivision": "Preserve at Thousand Oaks",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "8910 Chalk Maple Drive",
      "apr": "5.775%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 25.7,
        "arbitrage_delta_percent": 17.07,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "308 Live Oak Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "308-live-oak-drive-harker-heights",
            "price": 335000,
            "price_per_sqft": 180.89,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1852,
            "sqft_delta": -2,
            "subdivision": "Highland Oaks Estates Sec",
            "year_built": 1973
          },
          {
            "address": "220 W Mockingbird Ln",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "220-w-mockingbird-ln-harker-heights",
            "price": 235000,
            "price_per_sqft": 126.96,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1851,
            "sqft_delta": -3,
            "subdivision": "",
            "year_built": 1975
          },
          {
            "address": "1711 Lynx Circle",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1711-lynx-circle-harker-heights",
            "price": 280000,
            "price_per_sqft": 150.54,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1860,
            "sqft_delta": 6,
            "subdivision": "Country Trails Add 6th Ph",
            "year_built": 1993
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 308 Live Oak Drive, 220 W Mockingbird Ln, 1711 Lynx Circle, this new-construction card is $26/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 150.54,
        "new_effective_price_per_sqft": 176.24,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Killeen",
      "closing_credit": null,
      "dom": 5,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 176.24,
              "estimated_monthly_total_with_ti_hoa": 2796,
              "five_year_total_cost_estimate": 177550,
              "five_year_total_delta_vs_baseline": -41809,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 393,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 176.24,
              "estimated_monthly_total_with_ti_hoa": 2849,
              "five_year_total_cost_estimate": 180746,
              "five_year_total_delta_vs_baseline": -38613,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 446,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 174.48,
              "estimated_monthly_total_with_ti_hoa": 2695,
              "five_year_total_cost_estimate": 189910,
              "five_year_total_delta_vs_baseline": -29449,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 292,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 176.24,
              "estimated_monthly_total_with_ti_hoa": 2883,
              "five_year_total_cost_estimate": 194215,
              "five_year_total_delta_vs_baseline": -25144,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 480,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 176.24,
              "estimated_monthly_total_with_ti_hoa": 2908,
              "five_year_total_cost_estimate": 200596,
              "five_year_total_delta_vs_baseline": -18763,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 505,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 176.24,
              "estimated_monthly_total_with_ti_hoa": 2403,
              "five_year_total_cost_estimate": 219359,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 176.24,
              "estimated_monthly_total_with_ti_hoa": 708,
              "five_year_total_cost_estimate": 379036,
              "five_year_total_delta_vs_baseline": 159677,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1695,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 3268,
            "down_payment": 16174,
            "effective_price": 323487,
            "effective_price_per_sqft": 174.48,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 121,
            "estimated_monthly_tax": 580,
            "estimated_monthly_total_with_ti_hoa": 2695,
            "five_year_total_before_tax_insurance_hoa": 147857,
            "five_year_total_cost_estimate": 189910,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 307313,
            "monthly_mi": 154,
            "monthly_pi": 1841,
            "monthly_pi_plus_mi": 1994,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 288492
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 326755,
            "effective_price": 326755,
            "effective_price_per_sqft": 176.24,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 123,
            "estimated_monthly_tax": 585,
            "estimated_monthly_total_with_ti_hoa": 708,
            "five_year_total_before_tax_insurance_hoa": 336558,
            "five_year_total_cost_estimate": 379036,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 65351,
            "effective_price": 326755,
            "effective_price_per_sqft": 176.24,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 123,
            "estimated_monthly_tax": 585,
            "estimated_monthly_total_with_ti_hoa": 2403,
            "five_year_total_before_tax_insurance_hoa": 176881,
            "five_year_total_cost_estimate": 219359,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 261404,
            "monthly_mi": 0,
            "monthly_pi": 1695,
            "monthly_pi_plus_mi": 1695,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 245395
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 16338,
            "effective_price": 326755,
            "effective_price_per_sqft": 176.24,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 123,
            "estimated_monthly_tax": 585,
            "estimated_monthly_total_with_ti_hoa": 2908,
            "five_year_total_before_tax_insurance_hoa": 158117,
            "five_year_total_cost_estimate": 200596,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 310417,
            "monthly_mi": 155,
            "monthly_pi": 2044,
            "monthly_pi_plus_mi": 2200,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 291886
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 11436,
            "effective_price": 326755,
            "effective_price_per_sqft": 176.24,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 123,
            "estimated_monthly_tax": 585,
            "estimated_monthly_total_with_ti_hoa": 2883,
            "five_year_total_before_tax_insurance_hoa": 151736,
            "five_year_total_cost_estimate": 194215,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 320837,
            "monthly_mi": 147,
            "monthly_pi": 2028,
            "monthly_pi_plus_mi": 2175,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 300338
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 326755,
            "effective_price_per_sqft": 176.24,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 123,
            "estimated_monthly_tax": 585,
            "estimated_monthly_total_with_ti_hoa": 2849,
            "five_year_total_before_tax_insurance_hoa": 138268,
            "five_year_total_cost_estimate": 180746,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 326755,
            "monthly_mi": 0,
            "monthly_pi": 2141,
            "monthly_pi_plus_mi": 2141,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 307081
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 326755,
            "effective_price_per_sqft": 176.24,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 123,
            "estimated_monthly_tax": 585,
            "estimated_monthly_total_with_ti_hoa": 2796,
            "five_year_total_before_tax_insurance_hoa": 135072,
            "five_year_total_cost_estimate": 177550,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 333780,
            "monthly_mi": 0,
            "monthly_pi": 2088,
            "monthly_pi_plus_mi": 2088,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 312093
          }
        }
      },
      "id": "a4e3b8601eb4",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender"
      ],
      "negotiability_score": 49,
      "original_price": 326755,
      "preferred_lender_required": true,
      "price": 326755,
      "price_cut": 0,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive, preferred-lender requirement.",
      "sqft": 1854,
      "subdivision": "Preserve at Thousand Oaks",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "622 Campus Street",
      "apr": "6.23%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": -20.76,
        "arbitrage_delta_percent": -11.37,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1503 E Calhoun Avenue",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "1503-e-calhoun-avenue-temple",
            "price": 184900,
            "price_per_sqft": 157.23,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1176,
            "sqft_delta": 2,
            "subdivision": "Highland Terrace Annex Ph I",
            "year_built": 1999
          },
          {
            "address": "1607 Ridgeway Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "1607-ridgeway-drive-temple",
            "price": 214000,
            "price_per_sqft": 182.59,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1172,
            "sqft_delta": -2,
            "subdivision": "Oak Hills Sec Two Ph Tw",
            "year_built": 1988
          },
          {
            "address": "1319 N 12th Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "1319-n-12th-street-temple",
            "price": 215000,
            "price_per_sqft": 183.45,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1172,
            "sqft_delta": -2,
            "subdivision": "Patterson Add Ph One",
            "year_built": 1996
          }
        ],
        "favorable": true,
        "honest_writeup": "Compared with 1503 E Calhoun Avenue, 1607 Ridgeway Drive, 1319 N 12th Street, this new-construction card is $21/sqft cheaper on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 182.59,
        "new_effective_price_per_sqft": 161.83,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Troy",
      "closing_credit": null,
      "dom": 4,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 161.83,
              "estimated_monthly_total_with_ti_hoa": 1626,
              "five_year_total_cost_estimate": 103235,
              "five_year_total_delta_vs_baseline": -24310,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 229,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 161.83,
              "estimated_monthly_total_with_ti_hoa": 1657,
              "five_year_total_cost_estimate": 105094,
              "five_year_total_delta_vs_baseline": -22451,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 260,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 160.21,
              "estimated_monthly_total_with_ti_hoa": 1567,
              "five_year_total_cost_estimate": 110423,
              "five_year_total_delta_vs_baseline": -17122,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 170,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 161.83,
              "estimated_monthly_total_with_ti_hoa": 1676,
              "five_year_total_cost_estimate": 112925,
              "five_year_total_delta_vs_baseline": -14620,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 279,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 161.83,
              "estimated_monthly_total_with_ti_hoa": 1691,
              "five_year_total_cost_estimate": 116635,
              "five_year_total_delta_vs_baseline": -10910,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 294,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 161.83,
              "estimated_monthly_total_with_ti_hoa": 1397,
              "five_year_total_cost_estimate": 127545,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 161.83,
              "estimated_monthly_total_with_ti_hoa": 412,
              "five_year_total_cost_estimate": 220388,
              "five_year_total_delta_vs_baseline": 92843,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -985,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 1900,
            "down_payment": 9404,
            "effective_price": 188090,
            "effective_price_per_sqft": 160.21,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 71,
            "estimated_monthly_tax": 337,
            "estimated_monthly_total_with_ti_hoa": 1567,
            "five_year_total_before_tax_insurance_hoa": 85971,
            "five_year_total_cost_estimate": 110423,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 178686,
            "monthly_mi": 89,
            "monthly_pi": 1070,
            "monthly_pi_plus_mi": 1160,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 167742
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 189990,
            "effective_price": 189990,
            "effective_price_per_sqft": 161.83,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 71,
            "estimated_monthly_tax": 340,
            "estimated_monthly_total_with_ti_hoa": 412,
            "five_year_total_before_tax_insurance_hoa": 195690,
            "five_year_total_cost_estimate": 220388,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 37998,
            "effective_price": 189990,
            "effective_price_per_sqft": 161.83,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 71,
            "estimated_monthly_tax": 340,
            "estimated_monthly_total_with_ti_hoa": 1397,
            "five_year_total_before_tax_insurance_hoa": 102847,
            "five_year_total_cost_estimate": 127545,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 151992,
            "monthly_mi": 0,
            "monthly_pi": 986,
            "monthly_pi_plus_mi": 986,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 142684
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 9500,
            "effective_price": 189990,
            "effective_price_per_sqft": 161.83,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 71,
            "estimated_monthly_tax": 340,
            "estimated_monthly_total_with_ti_hoa": 1691,
            "five_year_total_before_tax_insurance_hoa": 91937,
            "five_year_total_cost_estimate": 116635,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 180490,
            "monthly_mi": 90,
            "monthly_pi": 1189,
            "monthly_pi_plus_mi": 1279,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 169716
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 6650,
            "effective_price": 189990,
            "effective_price_per_sqft": 161.83,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 71,
            "estimated_monthly_tax": 340,
            "estimated_monthly_total_with_ti_hoa": 1676,
            "five_year_total_before_tax_insurance_hoa": 88226,
            "five_year_total_cost_estimate": 112925,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 186549,
            "monthly_mi": 86,
            "monthly_pi": 1179,
            "monthly_pi_plus_mi": 1265,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 174630
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 189990,
            "effective_price_per_sqft": 161.83,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 71,
            "estimated_monthly_tax": 340,
            "estimated_monthly_total_with_ti_hoa": 1657,
            "five_year_total_before_tax_insurance_hoa": 80395,
            "five_year_total_cost_estimate": 105094,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 189990,
            "monthly_mi": 0,
            "monthly_pi": 1245,
            "monthly_pi_plus_mi": 1245,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 178551
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 189990,
            "effective_price_per_sqft": 161.83,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 71,
            "estimated_monthly_tax": 340,
            "estimated_monthly_total_with_ti_hoa": 1626,
            "five_year_total_before_tax_insurance_hoa": 78537,
            "five_year_total_cost_estimate": 103235,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 194075,
            "monthly_mi": 0,
            "monthly_pi": 1214,
            "monthly_pi_plus_mi": 1214,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 181465
          }
        }
      },
      "id": "c96e3f657cc0",
      "incentive_types": [
        "closing_costs",
        "exclusive_savings",
        "fixed_rate",
        "preferred_lender"
      ],
      "negotiability_score": 49,
      "original_price": 189990,
      "preferred_lender_required": true,
      "price": 189990,
      "price_cut": 0,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: closing-cost concession language, limited incentive language, fixed-rate incentive, preferred-lender requirement.",
      "sqft": 1174,
      "subdivision": "College Park",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "312 Mitchell Street",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": -7.54,
        "arbitrage_delta_percent": -3.64,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "3115 Pitchfork Circle",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "3115-pitchfork-circle-belton",
            "price": 278500,
            "price_per_sqft": 173.2,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1608,
            "sqft_delta": 6,
            "subdivision": "Dawson Ranch Sec I Ph I",
            "year_built": 2006
          },
          {
            "address": "1961 Fm 1670",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "1961-fm-1670-belton",
            "price": 565000,
            "price_per_sqft": 354.01,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1596,
            "sqft_delta": -6,
            "subdivision": "O T Tilley Add",
            "year_built": 1984
          },
          {
            "address": "2255 Shirley Loop",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "2255-shirley-loop-belton",
            "price": 330000,
            "price_per_sqft": 207.29,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1592,
            "sqft_delta": -10,
            "subdivision": "Village Of Armstrong Add",
            "year_built": 2007
          }
        ],
        "favorable": true,
        "honest_writeup": "Compared with 3115 Pitchfork Circle, 1961 Fm 1670, 2255 Shirley Loop, this new-construction card is $8/sqft cheaper on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 207.29,
        "new_effective_price_per_sqft": 199.75,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Joel Duran Homes",
      "city": "Belton",
      "closing_credit": null,
      "dom": 95,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 199.75,
              "estimated_monthly_total_with_ti_hoa": 2738,
              "five_year_total_cost_estimate": 173879,
              "five_year_total_delta_vs_baseline": -40946,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 384,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 199.75,
              "estimated_monthly_total_with_ti_hoa": 2790,
              "five_year_total_cost_estimate": 177010,
              "five_year_total_delta_vs_baseline": -37815,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 436,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 197.75,
              "estimated_monthly_total_with_ti_hoa": 2639,
              "five_year_total_cost_estimate": 185985,
              "five_year_total_delta_vs_baseline": -28840,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 285,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 199.75,
              "estimated_monthly_total_with_ti_hoa": 2823,
              "five_year_total_cost_estimate": 190200,
              "five_year_total_delta_vs_baseline": -24625,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 469,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 199.75,
              "estimated_monthly_total_with_ti_hoa": 2847,
              "five_year_total_cost_estimate": 196449,
              "five_year_total_delta_vs_baseline": -18376,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 493,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 199.75,
              "estimated_monthly_total_with_ti_hoa": 2354,
              "five_year_total_cost_estimate": 214825,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 199.75,
              "estimated_monthly_total_with_ti_hoa": 693,
              "five_year_total_cost_estimate": 371200,
              "five_year_total_delta_vs_baseline": 156375,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1661,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 3200,
            "down_payment": 15840,
            "effective_price": 316800,
            "effective_price_per_sqft": 197.75,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 119,
            "estimated_monthly_tax": 568,
            "estimated_monthly_total_with_ti_hoa": 2639,
            "five_year_total_before_tax_insurance_hoa": 144801,
            "five_year_total_cost_estimate": 185985,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 300960,
            "monthly_mi": 150,
            "monthly_pi": 1802,
            "monthly_pi_plus_mi": 1953,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 282528
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 320000,
            "effective_price": 320000,
            "effective_price_per_sqft": 199.75,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 573,
            "estimated_monthly_total_with_ti_hoa": 693,
            "five_year_total_before_tax_insurance_hoa": 329600,
            "five_year_total_cost_estimate": 371200,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 64000,
            "effective_price": 320000,
            "effective_price_per_sqft": 199.75,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 573,
            "estimated_monthly_total_with_ti_hoa": 2354,
            "five_year_total_before_tax_insurance_hoa": 173225,
            "five_year_total_cost_estimate": 214825,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 256000,
            "monthly_mi": 0,
            "monthly_pi": 1660,
            "monthly_pi_plus_mi": 1660,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 240322
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 16000,
            "effective_price": 320000,
            "effective_price_per_sqft": 199.75,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 573,
            "estimated_monthly_total_with_ti_hoa": 2847,
            "five_year_total_before_tax_insurance_hoa": 154849,
            "five_year_total_cost_estimate": 196449,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 304000,
            "monthly_mi": 152,
            "monthly_pi": 2002,
            "monthly_pi_plus_mi": 2154,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 285852
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 11200,
            "effective_price": 320000,
            "effective_price_per_sqft": 199.75,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 573,
            "estimated_monthly_total_with_ti_hoa": 2823,
            "five_year_total_before_tax_insurance_hoa": 148600,
            "five_year_total_cost_estimate": 190200,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 314204,
            "monthly_mi": 144,
            "monthly_pi": 1986,
            "monthly_pi_plus_mi": 2130,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 294129
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 320000,
            "effective_price_per_sqft": 199.75,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 573,
            "estimated_monthly_total_with_ti_hoa": 2790,
            "five_year_total_before_tax_insurance_hoa": 135410,
            "five_year_total_cost_estimate": 177010,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 320000,
            "monthly_mi": 0,
            "monthly_pi": 2097,
            "monthly_pi_plus_mi": 2097,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 300733
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 320000,
            "effective_price_per_sqft": 199.75,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 573,
            "estimated_monthly_total_with_ti_hoa": 2738,
            "five_year_total_before_tax_insurance_hoa": 132279,
            "five_year_total_cost_estimate": 173879,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 326880,
            "monthly_mi": 0,
            "monthly_pi": 2045,
            "monthly_pi_plus_mi": 2045,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 305641
          }
        }
      },
      "id": "59f895a9e74a",
      "incentive_types": [
        "preferred_lender"
      ],
      "negotiability_score": 48,
      "original_price": 320000,
      "preferred_lender_required": true,
      "price": 320000,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: preferred-lender requirement.",
      "sqft": 1602,
      "subdivision": "W Y MCFARLAND",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "1010 High Plains Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 39.55,
        "arbitrage_delta_percent": 23.83,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "3917 Walden Creek Crossing",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "3917-walden-creek-crossing-harker-heights",
            "price": 420000,
            "price_per_sqft": 165.94,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 2531,
            "sqft_delta": 1,
            "subdivision": "The Colony Ph Two",
            "year_built": 2007
          },
          {
            "address": "425 Woodland Point Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "425-woodland-point-road-belton",
            "price": 349950,
            "price_per_sqft": 138.7,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2523,
            "sqft_delta": -7,
            "subdivision": "Woodland Point",
            "year_built": 1961
          },
          {
            "address": "7143 Kc Ranch Court",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "7143-kc-ranch-court-temple",
            "price": 519900,
            "price_per_sqft": 206.06,
            "source": "/Users/taylordasch_1/market-monitor/05-14-2026-mls-templebelton.csv",
            "sqft": 2523,
            "sqft_delta": -7,
            "subdivision": "Knob Crk Ranch",
            "year_built": 2021
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 3917 Walden Creek Crossing, 425 Woodland Point Road, 7143 Kc Ranch Court, this new-construction card is $40/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 165.94,
        "new_effective_price_per_sqft": 205.49,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Hodges Eagle Ridge Builders",
      "city": "Nolanville",
      "closing_credit": 10000,
      "dom": 39,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 205.49,
              "estimated_monthly_total_with_ti_hoa": 4448,
              "five_year_total_cost_estimate": 272799,
              "five_year_total_delta_vs_baseline": -66524,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 624,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 205.49,
              "estimated_monthly_total_with_ti_hoa": 4533,
              "five_year_total_cost_estimate": 277886,
              "five_year_total_delta_vs_baseline": -61437,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 709,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 205.49,
              "estimated_monthly_total_with_ti_hoa": 4587,
              "five_year_total_cost_estimate": 299315,
              "five_year_total_delta_vs_baseline": -40008,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 763,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 205.49,
              "estimated_monthly_total_with_ti_hoa": 4331,
              "five_year_total_cost_estimate": 300614,
              "five_year_total_delta_vs_baseline": -38709,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 507,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 205.49,
              "estimated_monthly_total_with_ti_hoa": 4626,
              "five_year_total_cost_estimate": 309468,
              "five_year_total_delta_vs_baseline": -29855,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 802,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 205.49,
              "estimated_monthly_total_with_ti_hoa": 3824,
              "five_year_total_cost_estimate": 339323,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 205.49,
              "estimated_monthly_total_with_ti_hoa": 1126,
              "five_year_total_cost_estimate": 593384,
              "five_year_total_delta_vs_baseline": 254061,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2698,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 10000,
            "down_payment": 25995,
            "effective_price": 519900,
            "effective_price_per_sqft": 205.49,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 195,
            "estimated_monthly_tax": 931,
            "estimated_monthly_total_with_ti_hoa": 4331,
            "five_year_total_before_tax_insurance_hoa": 233027,
            "five_year_total_cost_estimate": 300614,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 493905,
            "monthly_mi": 247,
            "monthly_pi": 2958,
            "monthly_pi_plus_mi": 3205,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 463657
          },
          "cash": {
            "detected_incentive_value": 10000,
            "down_payment": 519900,
            "effective_price": 519900,
            "effective_price_per_sqft": 205.49,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 195,
            "estimated_monthly_tax": 931,
            "estimated_monthly_total_with_ti_hoa": 1126,
            "five_year_total_before_tax_insurance_hoa": 525797,
            "five_year_total_cost_estimate": 593384,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 10000,
            "down_payment": 103980,
            "effective_price": 519900,
            "effective_price_per_sqft": 205.49,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 195,
            "estimated_monthly_tax": 931,
            "estimated_monthly_total_with_ti_hoa": 3824,
            "five_year_total_before_tax_insurance_hoa": 271736,
            "five_year_total_cost_estimate": 339323,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 415920,
            "monthly_mi": 0,
            "monthly_pi": 2698,
            "monthly_pi_plus_mi": 2698,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 390448
          },
          "conventional_5": {
            "detected_incentive_value": 10000,
            "down_payment": 25995,
            "effective_price": 519900,
            "effective_price_per_sqft": 205.49,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 195,
            "estimated_monthly_tax": 931,
            "estimated_monthly_total_with_ti_hoa": 4626,
            "five_year_total_before_tax_insurance_hoa": 241881,
            "five_year_total_cost_estimate": 309468,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 493905,
            "monthly_mi": 247,
            "monthly_pi": 3253,
            "monthly_pi_plus_mi": 3500,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 464420
          },
          "fha_3_5": {
            "detected_incentive_value": 10000,
            "down_payment": 18196,
            "effective_price": 519900,
            "effective_price_per_sqft": 205.49,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 195,
            "estimated_monthly_tax": 931,
            "estimated_monthly_total_with_ti_hoa": 4587,
            "five_year_total_before_tax_insurance_hoa": 231728,
            "five_year_total_cost_estimate": 299315,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 510483,
            "monthly_mi": 234,
            "monthly_pi": 3227,
            "monthly_pi_plus_mi": 3461,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 477868
          },
          "physician_0": {
            "detected_incentive_value": 10000,
            "down_payment": 0,
            "effective_price": 519900,
            "effective_price_per_sqft": 205.49,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 195,
            "estimated_monthly_tax": 931,
            "estimated_monthly_total_with_ti_hoa": 4533,
            "five_year_total_before_tax_insurance_hoa": 210299,
            "five_year_total_cost_estimate": 277886,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 519900,
            "monthly_mi": 0,
            "monthly_pi": 3407,
            "monthly_pi_plus_mi": 3407,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 488597
          },
          "va_0": {
            "detected_incentive_value": 10000,
            "down_payment": 0,
            "effective_price": 519900,
            "effective_price_per_sqft": 205.49,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 195,
            "estimated_monthly_tax": 931,
            "estimated_monthly_total_with_ti_hoa": 4448,
            "five_year_total_before_tax_insurance_hoa": 205212,
            "five_year_total_cost_estimate": 272799,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 531078,
            "monthly_mi": 0,
            "monthly_pi": 3322,
            "monthly_pi_plus_mi": 3322,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 496571
          }
        }
      },
      "id": "5aa86366c0a9",
      "incentive_types": [
        "builder_concession",
        "closing_costs",
        "title_policy_survey"
      ],
      "negotiability_score": 48,
      "original_price": 529900,
      "preferred_lender_required": false,
      "price": 529900,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: builder concession language, closing-cost concession language, title policy or survey language.",
      "sqft": 2530,
      "subdivision": "Bella Charca Ph X",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "1331 Rylee Lane",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 9.97,
        "arbitrage_delta_percent": 4.66,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "8099 Fm 2484",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "8099-fm-2484-salado",
            "price": 389900,
            "price_per_sqft": 188.27,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2071,
            "sqft_delta": -15,
            "subdivision": "Salado Spgs Estates Sec",
            "year_built": 1999
          },
          {
            "address": "2068 Pirtle Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "2068-pirtle-drive-salado",
            "price": 449900,
            "price_per_sqft": 214.14,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2101,
            "sqft_delta": 15,
            "subdivision": "Salado Lakeview Fka Cedar Kno",
            "year_built": 2012
          },
          {
            "address": "3110 Saint Luke Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "3110-saint-luke-street-salado",
            "price": 495000,
            "price_per_sqft": 244.57,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2024,
            "sqft_delta": -62,
            "subdivision": "Chick Add Ph Vii",
            "year_built": 2017
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 8099 Fm 2484, 2068 Pirtle Drive, 3110 Saint Luke Street, this new-construction card is $10/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 214.14,
        "new_effective_price_per_sqft": 224.11,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": null,
      "city": "Salado",
      "closing_credit": null,
      "dom": 106,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 224.11,
              "estimated_monthly_total_with_ti_hoa": 4000,
              "five_year_total_cost_estimate": 254027,
              "five_year_total_delta_vs_baseline": -59818,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 561,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 224.11,
              "estimated_monthly_total_with_ti_hoa": 4076,
              "five_year_total_cost_estimate": 258600,
              "five_year_total_delta_vs_baseline": -55245,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 637,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 221.87,
              "estimated_monthly_total_with_ti_hoa": 3856,
              "five_year_total_cost_estimate": 271712,
              "five_year_total_delta_vs_baseline": -42133,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 417,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 224.11,
              "estimated_monthly_total_with_ti_hoa": 4125,
              "five_year_total_cost_estimate": 277870,
              "five_year_total_delta_vs_baseline": -35975,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 686,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 224.11,
              "estimated_monthly_total_with_ti_hoa": 4160,
              "five_year_total_cost_estimate": 286999,
              "five_year_total_delta_vs_baseline": -26846,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 721,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 224.11,
              "estimated_monthly_total_with_ti_hoa": 3439,
              "five_year_total_cost_estimate": 313845,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 224.11,
              "estimated_monthly_total_with_ti_hoa": 1013,
              "five_year_total_cost_estimate": 542300,
              "five_year_total_delta_vs_baseline": 228455,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2426,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 4675,
            "down_payment": 23141,
            "effective_price": 462825,
            "effective_price_per_sqft": 221.87,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 174,
            "estimated_monthly_tax": 829,
            "estimated_monthly_total_with_ti_hoa": 3856,
            "five_year_total_before_tax_insurance_hoa": 211545,
            "five_year_total_cost_estimate": 271712,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 439684,
            "monthly_mi": 220,
            "monthly_pi": 2633,
            "monthly_pi_plus_mi": 2853,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 412756
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 467500,
            "effective_price": 467500,
            "effective_price_per_sqft": 224.11,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 175,
            "estimated_monthly_tax": 838,
            "estimated_monthly_total_with_ti_hoa": 1013,
            "five_year_total_before_tax_insurance_hoa": 481525,
            "five_year_total_cost_estimate": 542300,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 93500,
            "effective_price": 467500,
            "effective_price_per_sqft": 224.11,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 175,
            "estimated_monthly_tax": 838,
            "estimated_monthly_total_with_ti_hoa": 3439,
            "five_year_total_before_tax_insurance_hoa": 253070,
            "five_year_total_cost_estimate": 313845,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 374000,
            "monthly_mi": 0,
            "monthly_pi": 2426,
            "monthly_pi_plus_mi": 2426,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 351095
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 23375,
            "effective_price": 467500,
            "effective_price_per_sqft": 224.11,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 175,
            "estimated_monthly_tax": 838,
            "estimated_monthly_total_with_ti_hoa": 4160,
            "five_year_total_before_tax_insurance_hoa": 226224,
            "five_year_total_cost_estimate": 286999,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 444125,
            "monthly_mi": 222,
            "monthly_pi": 2925,
            "monthly_pi_plus_mi": 3147,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 417612
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 16363,
            "effective_price": 467500,
            "effective_price_per_sqft": 224.11,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 175,
            "estimated_monthly_tax": 838,
            "estimated_monthly_total_with_ti_hoa": 4125,
            "five_year_total_before_tax_insurance_hoa": 217095,
            "five_year_total_cost_estimate": 277870,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 459032,
            "monthly_mi": 210,
            "monthly_pi": 2901,
            "monthly_pi_plus_mi": 3112,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 429705
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 467500,
            "effective_price_per_sqft": 224.11,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 175,
            "estimated_monthly_tax": 838,
            "estimated_monthly_total_with_ti_hoa": 4076,
            "five_year_total_before_tax_insurance_hoa": 197825,
            "five_year_total_cost_estimate": 258600,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 467500,
            "monthly_mi": 0,
            "monthly_pi": 3063,
            "monthly_pi_plus_mi": 3063,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 439352
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 467500,
            "effective_price_per_sqft": 224.11,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 175,
            "estimated_monthly_tax": 838,
            "estimated_monthly_total_with_ti_hoa": 4000,
            "five_year_total_before_tax_insurance_hoa": 193252,
            "five_year_total_cost_estimate": 254027,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 477551,
            "monthly_mi": 0,
            "monthly_pi": 2987,
            "monthly_pi_plus_mi": 2987,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 446523
          }
        }
      },
      "id": "800870463e04",
      "incentive_types": [
        "lender_credit"
      ],
      "negotiability_score": 47,
      "original_price": 467500,
      "preferred_lender_required": false,
      "price": 467500,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: lender-credit language.",
      "sqft": 2086,
      "subdivision": "Drakes Landing Phase II",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "1986 Rosson Street",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 4.05,
        "arbitrage_delta_percent": 2.38,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "2115 Jefferson Court",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "2115-jefferson-court-belton",
            "price": 257000,
            "price_per_sqft": 152.43,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1686,
            "sqft_delta": 0,
            "subdivision": "Liberty Valley Ph II",
            "year_built": 2013
          },
          {
            "address": "4 Sobrante Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "4-sobrante-road-belton",
            "price": 374000,
            "price_per_sqft": 221.83,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1686,
            "sqft_delta": 0,
            "subdivision": "Holly Oaks Landing",
            "year_built": 2005
          },
          {
            "address": "812 Glenstone Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "812-glenstone-drive-temple",
            "price": 287000,
            "price_per_sqft": 170.33,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1685,
            "sqft_delta": -1,
            "subdivision": "Wyndham Hill Add Ph V",
            "year_built": 2017
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 2115 Jefferson Court, 4 Sobrante Road, 812 Glenstone Drive, this new-construction card is $4/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 170.33,
        "new_effective_price_per_sqft": 174.38,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Sandor Homes",
      "city": "Nolanville",
      "closing_credit": 15000,
      "dom": 98,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 174.38,
              "estimated_monthly_total_with_ti_hoa": 2516,
              "five_year_total_cost_estimate": 150932,
              "five_year_total_delta_vs_baseline": -37618,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 353,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 174.38,
              "estimated_monthly_total_with_ti_hoa": 2563,
              "five_year_total_cost_estimate": 153808,
              "five_year_total_delta_vs_baseline": -34742,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 400,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 174.38,
              "estimated_monthly_total_with_ti_hoa": 2594,
              "five_year_total_cost_estimate": 165926,
              "five_year_total_delta_vs_baseline": -22624,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 431,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 174.38,
              "estimated_monthly_total_with_ti_hoa": 2449,
              "five_year_total_cost_estimate": 166660,
              "five_year_total_delta_vs_baseline": -21890,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 286,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 174.38,
              "estimated_monthly_total_with_ti_hoa": 2616,
              "five_year_total_cost_estimate": 171667,
              "five_year_total_delta_vs_baseline": -16883,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 453,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 174.38,
              "estimated_monthly_total_with_ti_hoa": 2163,
              "five_year_total_cost_estimate": 188550,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 174.38,
              "estimated_monthly_total_with_ti_hoa": 637,
              "five_year_total_cost_estimate": 332220,
              "five_year_total_delta_vs_baseline": 143670,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1526,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 15000,
            "down_payment": 14700,
            "effective_price": 294000,
            "effective_price_per_sqft": 174.38,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 527,
            "estimated_monthly_total_with_ti_hoa": 2449,
            "five_year_total_before_tax_insurance_hoa": 128440,
            "five_year_total_cost_estimate": 166660,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 279300,
            "monthly_mi": 140,
            "monthly_pi": 1673,
            "monthly_pi_plus_mi": 1812,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 262195
          },
          "cash": {
            "detected_incentive_value": 15000,
            "down_payment": 294000,
            "effective_price": 294000,
            "effective_price_per_sqft": 174.38,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 527,
            "estimated_monthly_total_with_ti_hoa": 637,
            "five_year_total_before_tax_insurance_hoa": 294000,
            "five_year_total_cost_estimate": 332220,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 15000,
            "down_payment": 58800,
            "effective_price": 294000,
            "effective_price_per_sqft": 174.38,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 527,
            "estimated_monthly_total_with_ti_hoa": 2163,
            "five_year_total_before_tax_insurance_hoa": 150330,
            "five_year_total_cost_estimate": 188550,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 235200,
            "monthly_mi": 0,
            "monthly_pi": 1526,
            "monthly_pi_plus_mi": 1526,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 220796
          },
          "conventional_5": {
            "detected_incentive_value": 15000,
            "down_payment": 14700,
            "effective_price": 294000,
            "effective_price_per_sqft": 174.38,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 527,
            "estimated_monthly_total_with_ti_hoa": 2616,
            "five_year_total_before_tax_insurance_hoa": 133447,
            "five_year_total_cost_estimate": 171667,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 279300,
            "monthly_mi": 140,
            "monthly_pi": 1839,
            "monthly_pi_plus_mi": 1979,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 262627
          },
          "fha_3_5": {
            "detected_incentive_value": 15000,
            "down_payment": 10290,
            "effective_price": 294000,
            "effective_price_per_sqft": 174.38,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 527,
            "estimated_monthly_total_with_ti_hoa": 2594,
            "five_year_total_before_tax_insurance_hoa": 127706,
            "five_year_total_cost_estimate": 165926,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 288675,
            "monthly_mi": 132,
            "monthly_pi": 1825,
            "monthly_pi_plus_mi": 1957,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 270231
          },
          "physician_0": {
            "detected_incentive_value": 15000,
            "down_payment": 0,
            "effective_price": 294000,
            "effective_price_per_sqft": 174.38,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 527,
            "estimated_monthly_total_with_ti_hoa": 2563,
            "five_year_total_before_tax_insurance_hoa": 115588,
            "five_year_total_cost_estimate": 153808,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 294000,
            "monthly_mi": 0,
            "monthly_pi": 1926,
            "monthly_pi_plus_mi": 1926,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 276299
          },
          "va_0": {
            "detected_incentive_value": 15000,
            "down_payment": 0,
            "effective_price": 294000,
            "effective_price_per_sqft": 174.38,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 110,
            "estimated_monthly_tax": 527,
            "estimated_monthly_total_with_ti_hoa": 2516,
            "five_year_total_before_tax_insurance_hoa": 112712,
            "five_year_total_cost_estimate": 150932,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 300321,
            "monthly_mi": 0,
            "monthly_pi": 1879,
            "monthly_pi_plus_mi": 1879,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 280808
          }
        }
      },
      "id": "d623dda0340a",
      "incentive_types": [
        "exclusive_savings"
      ],
      "negotiability_score": 44,
      "original_price": 309000,
      "preferred_lender_required": false,
      "price": 309000,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: limited incentive language.",
      "sqft": 1686,
      "subdivision": "Warriors Legacy Ph 2-B",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "3711 Southern Catapla Drive",
      "apr": "5.775%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 25.34,
        "arbitrage_delta_percent": 16.83,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "308 Live Oak Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "308-live-oak-drive-harker-heights",
            "price": 335000,
            "price_per_sqft": 180.89,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1852,
            "sqft_delta": -2,
            "subdivision": "Highland Oaks Estates Sec",
            "year_built": 1973
          },
          {
            "address": "220 W Mockingbird Ln",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "220-w-mockingbird-ln-harker-heights",
            "price": 235000,
            "price_per_sqft": 126.96,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1851,
            "sqft_delta": -3,
            "subdivision": "",
            "year_built": 1975
          },
          {
            "address": "1711 Lynx Circle",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1711-lynx-circle-harker-heights",
            "price": 280000,
            "price_per_sqft": 150.54,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1860,
            "sqft_delta": 6,
            "subdivision": "Country Trails Add 6th Ph",
            "year_built": 1993
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 308 Live Oak Drive, 220 W Mockingbird Ln, 1711 Lynx Circle, this new-construction card is $25/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 150.54,
        "new_effective_price_per_sqft": 175.88,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Killeen",
      "closing_credit": null,
      "dom": 33,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 175.88,
              "estimated_monthly_total_with_ti_hoa": 2790,
              "five_year_total_cost_estimate": 177188,
              "five_year_total_delta_vs_baseline": -41725,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 391,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 175.88,
              "estimated_monthly_total_with_ti_hoa": 2843,
              "five_year_total_cost_estimate": 180378,
              "five_year_total_delta_vs_baseline": -38535,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 444,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 174.13,
              "estimated_monthly_total_with_ti_hoa": 2690,
              "five_year_total_cost_estimate": 189524,
              "five_year_total_delta_vs_baseline": -29389,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 291,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 175.88,
              "estimated_monthly_total_with_ti_hoa": 2877,
              "five_year_total_cost_estimate": 193819,
              "five_year_total_delta_vs_baseline": -25094,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 478,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 175.88,
              "estimated_monthly_total_with_ti_hoa": 2902,
              "five_year_total_cost_estimate": 200187,
              "five_year_total_delta_vs_baseline": -18726,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 503,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 175.88,
              "estimated_monthly_total_with_ti_hoa": 2399,
              "five_year_total_cost_estimate": 218913,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 175.88,
              "estimated_monthly_total_with_ti_hoa": 707,
              "five_year_total_cost_estimate": 378264,
              "five_year_total_delta_vs_baseline": 159351,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1692,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 3261,
            "down_payment": 16141,
            "effective_price": 322829,
            "effective_price_per_sqft": 174.13,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 121,
            "estimated_monthly_tax": 578,
            "estimated_monthly_total_with_ti_hoa": 2690,
            "five_year_total_before_tax_insurance_hoa": 147556,
            "five_year_total_cost_estimate": 189524,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 306688,
            "monthly_mi": 153,
            "monthly_pi": 1837,
            "monthly_pi_plus_mi": 1990,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 287905
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 326090,
            "effective_price": 326090,
            "effective_price_per_sqft": 175.88,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 122,
            "estimated_monthly_tax": 584,
            "estimated_monthly_total_with_ti_hoa": 707,
            "five_year_total_before_tax_insurance_hoa": 335873,
            "five_year_total_cost_estimate": 378264,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 65218,
            "effective_price": 326090,
            "effective_price_per_sqft": 175.88,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 122,
            "estimated_monthly_tax": 584,
            "estimated_monthly_total_with_ti_hoa": 2399,
            "five_year_total_before_tax_insurance_hoa": 176521,
            "five_year_total_cost_estimate": 218913,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 260872,
            "monthly_mi": 0,
            "monthly_pi": 1692,
            "monthly_pi_plus_mi": 1692,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 244895
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 16304,
            "effective_price": 326090,
            "effective_price_per_sqft": 175.88,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 122,
            "estimated_monthly_tax": 584,
            "estimated_monthly_total_with_ti_hoa": 2902,
            "five_year_total_before_tax_insurance_hoa": 157796,
            "five_year_total_cost_estimate": 200187,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 309786,
            "monthly_mi": 155,
            "monthly_pi": 2040,
            "monthly_pi_plus_mi": 2195,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 291292
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 11413,
            "effective_price": 326090,
            "effective_price_per_sqft": 175.88,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 122,
            "estimated_monthly_tax": 584,
            "estimated_monthly_total_with_ti_hoa": 2877,
            "five_year_total_before_tax_insurance_hoa": 151428,
            "five_year_total_cost_estimate": 193819,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 320184,
            "monthly_mi": 147,
            "monthly_pi": 2024,
            "monthly_pi_plus_mi": 2171,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 299727
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 326090,
            "effective_price_per_sqft": 175.88,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 122,
            "estimated_monthly_tax": 584,
            "estimated_monthly_total_with_ti_hoa": 2843,
            "five_year_total_before_tax_insurance_hoa": 137987,
            "five_year_total_cost_estimate": 180378,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 326090,
            "monthly_mi": 0,
            "monthly_pi": 2137,
            "monthly_pi_plus_mi": 2137,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 306456
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 326090,
            "effective_price_per_sqft": 175.88,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 122,
            "estimated_monthly_tax": 584,
            "estimated_monthly_total_with_ti_hoa": 2790,
            "five_year_total_before_tax_insurance_hoa": 134797,
            "five_year_total_cost_estimate": 177188,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 333101,
            "monthly_mi": 0,
            "monthly_pi": 2084,
            "monthly_pi_plus_mi": 2084,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 311458
          }
        }
      },
      "id": "2ed4e2899606",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate"
      ],
      "negotiability_score": 43,
      "original_price": 320690,
      "preferred_lender_required": false,
      "price": 326090,
      "price_cut": 0,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive.",
      "sqft": 1854,
      "subdivision": "Preserve at Thousand Oaks",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "1982 Rosson Street",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 25.34,
        "arbitrage_delta_percent": 17.18,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "3632 North Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "3632-north-drive-belton",
            "price": 459900,
            "price_per_sqft": 237.43,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1937,
            "sqft_delta": -1,
            "subdivision": "Pine Terrace Sub",
            "year_built": 1996
          },
          {
            "address": "20 W Nugent Avenue",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "20-w-nugent-avenue-temple",
            "price": 285900,
            "price_per_sqft": 147.22,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1942,
            "sqft_delta": 4,
            "subdivision": "",
            "year_built": 1942
          },
          {
            "address": "2611 Settlers Oak Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "2611-settlers-oak-drive-belton",
            "price": 285000,
            "price_per_sqft": 147.52,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1932,
            "sqft_delta": -6,
            "subdivision": "Hubbard Branch Add Ph",
            "year_built": 2021
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 3632 North Drive, 20 W Nugent Avenue, 2611 Settlers Oak Drive, this new-construction card is $25/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 147.52,
        "new_effective_price_per_sqft": 172.86,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Sandor Homes",
      "city": "Nolanville",
      "closing_credit": null,
      "dom": 39,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 172.86,
              "estimated_monthly_total_with_ti_hoa": 2866,
              "five_year_total_cost_estimate": 182030,
              "five_year_total_delta_vs_baseline": -42865,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 402,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 172.86,
              "estimated_monthly_total_with_ti_hoa": 2921,
              "five_year_total_cost_estimate": 185307,
              "five_year_total_delta_vs_baseline": -39588,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 457,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 171.13,
              "estimated_monthly_total_with_ti_hoa": 2763,
              "five_year_total_cost_estimate": 194703,
              "five_year_total_delta_vs_baseline": -30192,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 299,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 172.86,
              "estimated_monthly_total_with_ti_hoa": 2956,
              "five_year_total_cost_estimate": 199115,
              "five_year_total_delta_vs_baseline": -25780,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 492,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 172.86,
              "estimated_monthly_total_with_ti_hoa": 2981,
              "five_year_total_cost_estimate": 205657,
              "five_year_total_delta_vs_baseline": -19238,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 517,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 172.86,
              "estimated_monthly_total_with_ti_hoa": 2464,
              "five_year_total_cost_estimate": 224895,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 172.86,
              "estimated_monthly_total_with_ti_hoa": 726,
              "five_year_total_cost_estimate": 388600,
              "five_year_total_delta_vs_baseline": 163705,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1738,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 3350,
            "down_payment": 16582,
            "effective_price": 331650,
            "effective_price_per_sqft": 171.13,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 124,
            "estimated_monthly_tax": 594,
            "estimated_monthly_total_with_ti_hoa": 2763,
            "five_year_total_before_tax_insurance_hoa": 151588,
            "five_year_total_cost_estimate": 194703,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 315068,
            "monthly_mi": 158,
            "monthly_pi": 1887,
            "monthly_pi_plus_mi": 2044,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 295772
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 335000,
            "effective_price": 335000,
            "effective_price_per_sqft": 172.86,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 126,
            "estimated_monthly_tax": 600,
            "estimated_monthly_total_with_ti_hoa": 726,
            "five_year_total_before_tax_insurance_hoa": 345050,
            "five_year_total_cost_estimate": 388600,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 67000,
            "effective_price": 335000,
            "effective_price_per_sqft": 172.86,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 126,
            "estimated_monthly_tax": 600,
            "estimated_monthly_total_with_ti_hoa": 2464,
            "five_year_total_before_tax_insurance_hoa": 181345,
            "five_year_total_cost_estimate": 224895,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 268000,
            "monthly_mi": 0,
            "monthly_pi": 1738,
            "monthly_pi_plus_mi": 1738,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 251587
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 16750,
            "effective_price": 335000,
            "effective_price_per_sqft": 172.86,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 126,
            "estimated_monthly_tax": 600,
            "estimated_monthly_total_with_ti_hoa": 2981,
            "five_year_total_before_tax_insurance_hoa": 162107,
            "five_year_total_cost_estimate": 205657,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 318250,
            "monthly_mi": 159,
            "monthly_pi": 2096,
            "monthly_pi_plus_mi": 2255,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 299251
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 11725,
            "effective_price": 335000,
            "effective_price_per_sqft": 172.86,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 126,
            "estimated_monthly_tax": 600,
            "estimated_monthly_total_with_ti_hoa": 2956,
            "five_year_total_before_tax_insurance_hoa": 155565,
            "five_year_total_cost_estimate": 199115,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 328932,
            "monthly_mi": 151,
            "monthly_pi": 2079,
            "monthly_pi_plus_mi": 2230,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 307917
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 335000,
            "effective_price_per_sqft": 172.86,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 126,
            "estimated_monthly_tax": 600,
            "estimated_monthly_total_with_ti_hoa": 2921,
            "five_year_total_before_tax_insurance_hoa": 141757,
            "five_year_total_cost_estimate": 185307,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 335000,
            "monthly_mi": 0,
            "monthly_pi": 2195,
            "monthly_pi_plus_mi": 2195,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 314830
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 335000,
            "effective_price_per_sqft": 172.86,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 126,
            "estimated_monthly_tax": 600,
            "estimated_monthly_total_with_ti_hoa": 2866,
            "five_year_total_before_tax_insurance_hoa": 138480,
            "five_year_total_cost_estimate": 182030,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 342202,
            "monthly_mi": 0,
            "monthly_pi": 2140,
            "monthly_pi_plus_mi": 2140,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 319968
          }
        }
      },
      "id": "91c1ab9e36ec",
      "incentive_types": [
        "exclusive_savings",
        "preferred_lender"
      ],
      "negotiability_score": 42,
      "original_price": 335000,
      "preferred_lender_required": true,
      "price": 335000,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: limited incentive language, preferred-lender requirement.",
      "sqft": 1938,
      "subdivision": "Warriors Legacy Ph 2-B",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "6916 Castlerock Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 36.21,
        "arbitrage_delta_percent": 16.38,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "3901 Midway Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "3901-midway-drive-temple",
            "price": 420000,
            "price_per_sqft": 136.23,
            "source": "/Users/taylordasch_1/market-monitor/05-14-2026-mls-templebelton.csv",
            "sqft": 3083,
            "sqft_delta": 13,
            "subdivision": "Southern Oaks",
            "year_built": 1948
          },
          {
            "address": "5304 Sunflower Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "5304-sunflower-lane-temple",
            "price": 690000,
            "price_per_sqft": 225.71,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 3057,
            "sqft_delta": -13,
            "subdivision": "Wildflower Country Club Ph",
            "year_built": 2014
          },
          {
            "address": "705 Haymarket Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "705-haymarket-drive-temple",
            "price": 675000,
            "price_per_sqft": 221.09,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 3053,
            "sqft_delta": -17,
            "subdivision": "Hartrick Valley Estates",
            "year_built": 2018
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 3901 Midway Drive, 5304 Sunflower Lane, 705 Haymarket Drive, this new-construction card is $36/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 221.09,
        "new_effective_price_per_sqft": 257.3,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Hodges Eagle Ridge Builders",
      "city": "Temple",
      "closing_credit": null,
      "dom": 17,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 257.3,
              "estimated_monthly_total_with_ti_hoa": 6759,
              "five_year_total_cost_estimate": 429210,
              "five_year_total_delta_vs_baseline": -101071,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 949,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 257.3,
              "estimated_monthly_total_with_ti_hoa": 6887,
              "five_year_total_cost_estimate": 436938,
              "five_year_total_delta_vs_baseline": -93343,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 1077,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 254.72,
              "estimated_monthly_total_with_ti_hoa": 6515,
              "five_year_total_cost_estimate": 459092,
              "five_year_total_delta_vs_baseline": -71189,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 705,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 257.3,
              "estimated_monthly_total_with_ti_hoa": 6969,
              "five_year_total_cost_estimate": 469496,
              "five_year_total_delta_vs_baseline": -60785,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 1159,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 257.3,
              "estimated_monthly_total_with_ti_hoa": 7029,
              "five_year_total_cost_estimate": 484921,
              "five_year_total_delta_vs_baseline": -45360,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 1219,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 257.3,
              "estimated_monthly_total_with_ti_hoa": 5810,
              "five_year_total_cost_estimate": 530281,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 257.3,
              "estimated_monthly_total_with_ti_hoa": 1711,
              "five_year_total_cost_estimate": 916284,
              "five_year_total_delta_vs_baseline": 386003,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -4099,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 7899,
            "down_payment": 39100,
            "effective_price": 782001,
            "effective_price_per_sqft": 254.72,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 293,
            "estimated_monthly_tax": 1401,
            "estimated_monthly_total_with_ti_hoa": 6515,
            "five_year_total_before_tax_insurance_hoa": 357432,
            "five_year_total_cost_estimate": 459092,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 742901,
            "monthly_mi": 371,
            "monthly_pi": 4449,
            "monthly_pi_plus_mi": 4821,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 697404
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 789900,
            "effective_price": 789900,
            "effective_price_per_sqft": 257.3,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 296,
            "estimated_monthly_tax": 1415,
            "estimated_monthly_total_with_ti_hoa": 1711,
            "five_year_total_before_tax_insurance_hoa": 813597,
            "five_year_total_cost_estimate": 916284,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 157980,
            "effective_price": 789900,
            "effective_price_per_sqft": 257.3,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 296,
            "estimated_monthly_tax": 1415,
            "estimated_monthly_total_with_ti_hoa": 5810,
            "five_year_total_before_tax_insurance_hoa": 427594,
            "five_year_total_cost_estimate": 530281,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 631920,
            "monthly_mi": 0,
            "monthly_pi": 4099,
            "monthly_pi_plus_mi": 4099,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 593219
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 39495,
            "effective_price": 789900,
            "effective_price_per_sqft": 257.3,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 296,
            "estimated_monthly_tax": 1415,
            "estimated_monthly_total_with_ti_hoa": 7029,
            "five_year_total_before_tax_insurance_hoa": 382234,
            "five_year_total_cost_estimate": 484921,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 750405,
            "monthly_mi": 375,
            "monthly_pi": 4942,
            "monthly_pi_plus_mi": 5317,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 705608
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 27647,
            "effective_price": 789900,
            "effective_price_per_sqft": 257.3,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 296,
            "estimated_monthly_tax": 1415,
            "estimated_monthly_total_with_ti_hoa": 6969,
            "five_year_total_before_tax_insurance_hoa": 366809,
            "five_year_total_cost_estimate": 469496,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 775593,
            "monthly_mi": 355,
            "monthly_pi": 4902,
            "monthly_pi_plus_mi": 5258,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 726040
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 789900,
            "effective_price_per_sqft": 257.3,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 296,
            "estimated_monthly_tax": 1415,
            "estimated_monthly_total_with_ti_hoa": 6887,
            "five_year_total_before_tax_insurance_hoa": 334251,
            "five_year_total_cost_estimate": 436938,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 789900,
            "monthly_mi": 0,
            "monthly_pi": 5176,
            "monthly_pi_plus_mi": 5176,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 742341
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 789900,
            "effective_price_per_sqft": 257.3,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 296,
            "estimated_monthly_tax": 1415,
            "estimated_monthly_total_with_ti_hoa": 6759,
            "five_year_total_before_tax_insurance_hoa": 326523,
            "five_year_total_cost_estimate": 429210,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 806883,
            "monthly_mi": 0,
            "monthly_pi": 5047,
            "monthly_pi_plus_mi": 5047,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 754456
          }
        }
      },
      "id": "bb5a6ac47636",
      "incentive_types": [
        "builder_concession",
        "closing_costs",
        "title_policy_survey"
      ],
      "negotiability_score": 40,
      "original_price": 789900,
      "preferred_lender_required": false,
      "price": 789900,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: builder concession language, closing-cost concession language, title policy or survey language.",
      "sqft": 3070,
      "subdivision": "Fryers Bend",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "2134 Iron Branch Road",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 37.07,
        "arbitrage_delta_percent": 16.77,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "5304 Sunflower Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "5304-sunflower-lane-temple",
            "price": 690000,
            "price_per_sqft": 225.71,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 3057,
            "sqft_delta": -7,
            "subdivision": "Wildflower Country Club Ph",
            "year_built": 2014
          },
          {
            "address": "705 Haymarket Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "705-haymarket-drive-temple",
            "price": 675000,
            "price_per_sqft": 221.09,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 3053,
            "sqft_delta": -11,
            "subdivision": "Hartrick Valley Estates",
            "year_built": 2018
          },
          {
            "address": "3901 Midway Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "3901-midway-drive-temple",
            "price": 420000,
            "price_per_sqft": 136.23,
            "source": "/Users/taylordasch_1/market-monitor/05-14-2026-mls-templebelton.csv",
            "sqft": 3083,
            "sqft_delta": 19,
            "subdivision": "Southern Oaks",
            "year_built": 1948
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 5304 Sunflower Lane, 705 Haymarket Drive, 3901 Midway Drive, this new-construction card is $37/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 221.09,
        "new_effective_price_per_sqft": 258.16,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Hodges Eagle Ridge Builders",
      "city": "Temple",
      "closing_credit": null,
      "dom": 17,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 258.16,
              "estimated_monthly_total_with_ti_hoa": 6768,
              "five_year_total_cost_estimate": 429808,
              "five_year_total_delta_vs_baseline": -101212,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 950,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 258.16,
              "estimated_monthly_total_with_ti_hoa": 6897,
              "five_year_total_cost_estimate": 437546,
              "five_year_total_delta_vs_baseline": -93474,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 1079,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 255.58,
              "estimated_monthly_total_with_ti_hoa": 6524,
              "five_year_total_cost_estimate": 459731,
              "five_year_total_delta_vs_baseline": -71289,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 706,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 258.16,
              "estimated_monthly_total_with_ti_hoa": 6979,
              "five_year_total_cost_estimate": 470150,
              "five_year_total_delta_vs_baseline": -60870,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 1161,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 258.16,
              "estimated_monthly_total_with_ti_hoa": 7039,
              "five_year_total_cost_estimate": 485597,
              "five_year_total_delta_vs_baseline": -45423,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 1221,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 258.16,
              "estimated_monthly_total_with_ti_hoa": 5818,
              "five_year_total_cost_estimate": 531020,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 258.16,
              "estimated_monthly_total_with_ti_hoa": 1714,
              "five_year_total_cost_estimate": 917560,
              "five_year_total_delta_vs_baseline": 386540,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -4104,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 7910,
            "down_payment": 39154,
            "effective_price": 783090,
            "effective_price_per_sqft": 255.58,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 294,
            "estimated_monthly_tax": 1403,
            "estimated_monthly_total_with_ti_hoa": 6524,
            "five_year_total_before_tax_insurance_hoa": 357930,
            "five_year_total_cost_estimate": 459731,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 743936,
            "monthly_mi": 372,
            "monthly_pi": 4455,
            "monthly_pi_plus_mi": 4827,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 698375
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 791000,
            "effective_price": 791000,
            "effective_price_per_sqft": 258.16,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 297,
            "estimated_monthly_tax": 1417,
            "estimated_monthly_total_with_ti_hoa": 1714,
            "five_year_total_before_tax_insurance_hoa": 814730,
            "five_year_total_cost_estimate": 917560,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 158200,
            "effective_price": 791000,
            "effective_price_per_sqft": 258.16,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 297,
            "estimated_monthly_tax": 1417,
            "estimated_monthly_total_with_ti_hoa": 5818,
            "five_year_total_before_tax_insurance_hoa": 428190,
            "five_year_total_cost_estimate": 531020,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 632800,
            "monthly_mi": 0,
            "monthly_pi": 4104,
            "monthly_pi_plus_mi": 4104,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 594045
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 39550,
            "effective_price": 791000,
            "effective_price_per_sqft": 258.16,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 297,
            "estimated_monthly_tax": 1417,
            "estimated_monthly_total_with_ti_hoa": 7039,
            "five_year_total_before_tax_insurance_hoa": 382767,
            "five_year_total_cost_estimate": 485597,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 751450,
            "monthly_mi": 376,
            "monthly_pi": 4949,
            "monthly_pi_plus_mi": 5325,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 706591
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 27685,
            "effective_price": 791000,
            "effective_price_per_sqft": 258.16,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 297,
            "estimated_monthly_tax": 1417,
            "estimated_monthly_total_with_ti_hoa": 6979,
            "five_year_total_before_tax_insurance_hoa": 367320,
            "five_year_total_cost_estimate": 470150,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 776673,
            "monthly_mi": 356,
            "monthly_pi": 4909,
            "monthly_pi_plus_mi": 5265,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 727051
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 791000,
            "effective_price_per_sqft": 258.16,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 297,
            "estimated_monthly_tax": 1417,
            "estimated_monthly_total_with_ti_hoa": 6897,
            "five_year_total_before_tax_insurance_hoa": 334716,
            "five_year_total_cost_estimate": 437546,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 791000,
            "monthly_mi": 0,
            "monthly_pi": 5183,
            "monthly_pi_plus_mi": 5183,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 743375
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 791000,
            "effective_price_per_sqft": 258.16,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 297,
            "estimated_monthly_tax": 1417,
            "estimated_monthly_total_with_ti_hoa": 6768,
            "five_year_total_before_tax_insurance_hoa": 326978,
            "five_year_total_cost_estimate": 429808,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 808006,
            "monthly_mi": 0,
            "monthly_pi": 5054,
            "monthly_pi_plus_mi": 5054,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 755507
          }
        }
      },
      "id": "cf3d8cf8ba00",
      "incentive_types": [
        "builder_concession",
        "closing_costs",
        "title_policy_survey"
      ],
      "negotiability_score": 40,
      "original_price": 791000,
      "preferred_lender_required": false,
      "price": 791000,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: builder concession language, closing-cost concession language, title policy or survey language.",
      "sqft": 3064,
      "subdivision": "Fryers Bend",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "1808 Gigante Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 51.79,
        "arbitrage_delta_percent": 38.88,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1602 Indian Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1602-indian-trail-harker-heights",
            "price": 165000,
            "price_per_sqft": 122.04,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1352,
            "sqft_delta": 2,
            "subdivision": "Comanche Land 1st Unit",
            "year_built": 1982
          },
          {
            "address": "4214 Broken Arrow Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "4214-broken-arrow-drive-harker-heights",
            "price": 239700,
            "price_per_sqft": 174.71,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1372,
            "sqft_delta": 22,
            "subdivision": "Broken Arrow Lake Estates Sec",
            "year_built": 1977
          },
          {
            "address": "3908 Lakecliff Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "3908-lakecliff-drive-harker-heights",
            "price": 174900,
            "price_per_sqft": 133.21,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1313,
            "sqft_delta": -37,
            "subdivision": "Cherokee Lane",
            "year_built": 1996
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1602 Indian Trail, 4214 Broken Arrow Drive, 3908 Lakecliff Drive, this new-construction card is $52/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 133.21,
        "new_effective_price_per_sqft": 185.0,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Summit Valor Homes",
      "city": "Killeen",
      "closing_credit": null,
      "dom": 45,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 185.0,
              "estimated_monthly_total_with_ti_hoa": 2137,
              "five_year_total_cost_estimate": 135707,
              "five_year_total_delta_vs_baseline": -31957,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 300,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 185.0,
              "estimated_monthly_total_with_ti_hoa": 2178,
              "five_year_total_cost_estimate": 138151,
              "five_year_total_delta_vs_baseline": -29513,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 341,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 183.15,
              "estimated_monthly_total_with_ti_hoa": 2060,
              "five_year_total_cost_estimate": 145155,
              "five_year_total_delta_vs_baseline": -22509,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 223,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 185.0,
              "estimated_monthly_total_with_ti_hoa": 2204,
              "five_year_total_cost_estimate": 148445,
              "five_year_total_delta_vs_baseline": -19219,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 367,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 185.0,
              "estimated_monthly_total_with_ti_hoa": 2222,
              "five_year_total_cost_estimate": 153322,
              "five_year_total_delta_vs_baseline": -14342,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 385,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 185.0,
              "estimated_monthly_total_with_ti_hoa": 1837,
              "five_year_total_cost_estimate": 167664,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 185.0,
              "estimated_monthly_total_with_ti_hoa": 541,
              "five_year_total_cost_estimate": 289710,
              "five_year_total_delta_vs_baseline": 122046,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1296,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2498,
            "down_payment": 12363,
            "effective_price": 247252,
            "effective_price_per_sqft": 183.15,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 93,
            "estimated_monthly_tax": 443,
            "estimated_monthly_total_with_ti_hoa": 2060,
            "five_year_total_before_tax_insurance_hoa": 113012,
            "five_year_total_cost_estimate": 145155,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 234889,
            "monthly_mi": 117,
            "monthly_pi": 1407,
            "monthly_pi_plus_mi": 1524,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 220504
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 249750,
            "effective_price": 249750,
            "effective_price_per_sqft": 185.0,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 94,
            "estimated_monthly_tax": 447,
            "estimated_monthly_total_with_ti_hoa": 541,
            "five_year_total_before_tax_insurance_hoa": 257242,
            "five_year_total_cost_estimate": 289710,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 49950,
            "effective_price": 249750,
            "effective_price_per_sqft": 185.0,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 94,
            "estimated_monthly_tax": 447,
            "estimated_monthly_total_with_ti_hoa": 1837,
            "five_year_total_before_tax_insurance_hoa": 135196,
            "five_year_total_cost_estimate": 167664,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 199800,
            "monthly_mi": 0,
            "monthly_pi": 1296,
            "monthly_pi_plus_mi": 1296,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 187564
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 12488,
            "effective_price": 249750,
            "effective_price_per_sqft": 185.0,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 94,
            "estimated_monthly_tax": 447,
            "estimated_monthly_total_with_ti_hoa": 2222,
            "five_year_total_before_tax_insurance_hoa": 120855,
            "five_year_total_cost_estimate": 153322,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 237262,
            "monthly_mi": 119,
            "monthly_pi": 1563,
            "monthly_pi_plus_mi": 1681,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 223099
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 8741,
            "effective_price": 249750,
            "effective_price_per_sqft": 185.0,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 94,
            "estimated_monthly_tax": 447,
            "estimated_monthly_total_with_ti_hoa": 2204,
            "five_year_total_before_tax_insurance_hoa": 115977,
            "five_year_total_cost_estimate": 148445,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 245226,
            "monthly_mi": 112,
            "monthly_pi": 1550,
            "monthly_pi_plus_mi": 1662,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 229559
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 249750,
            "effective_price_per_sqft": 185.0,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 94,
            "estimated_monthly_tax": 447,
            "estimated_monthly_total_with_ti_hoa": 2178,
            "five_year_total_before_tax_insurance_hoa": 105683,
            "five_year_total_cost_estimate": 138151,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 249750,
            "monthly_mi": 0,
            "monthly_pi": 1637,
            "monthly_pi_plus_mi": 1637,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 234713
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 249750,
            "effective_price_per_sqft": 185.0,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 94,
            "estimated_monthly_tax": 447,
            "estimated_monthly_total_with_ti_hoa": 2137,
            "five_year_total_before_tax_insurance_hoa": 103240,
            "five_year_total_cost_estimate": 135707,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 255120,
            "monthly_mi": 0,
            "monthly_pi": 1596,
            "monthly_pi_plus_mi": 1596,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 238543
          }
        }
      },
      "id": "eaa51b8e26af",
      "incentive_types": [
        "builder_concession",
        "closing_costs"
      ],
      "negotiability_score": 39,
      "original_price": 249750,
      "preferred_lender_required": false,
      "price": 249750,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: builder concession language, closing-cost concession language.",
      "sqft": 1350,
      "subdivision": "Lakeview Park Sub",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "1218 Madyson Lane",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 6.89,
        "arbitrage_delta_percent": 3.01,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "312 Ow Lowrey",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "312-ow-lowrey-salado",
            "price": 394500,
            "price_per_sqft": 229.09,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1722,
            "sqft_delta": -15,
            "subdivision": "Mill Creek Courtyard Village",
            "year_built": 2002
          },
          {
            "address": "10223 Southshore Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "10223-southshore-drive-salado",
            "price": 419000,
            "price_per_sqft": 236.72,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1770,
            "sqft_delta": 33,
            "subdivision": "Southshore Sub",
            "year_built": 2005
          },
          {
            "address": "1008 Mill Creek Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "1008-mill-creek-lane-salado",
            "price": 399000,
            "price_per_sqft": 224.16,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1780,
            "sqft_delta": 43,
            "subdivision": "Mill Creek Sec 2",
            "year_built": 1978
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 312 Ow Lowrey, 10223 Southshore Drive, 1008 Mill Creek Lane, this new-construction card is $7/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 229.09,
        "new_effective_price_per_sqft": 235.98,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": null,
      "city": "Salado",
      "closing_credit": null,
      "dom": 31,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 235.98,
              "estimated_monthly_total_with_ti_hoa": 3507,
              "five_year_total_cost_estimate": 222728,
              "five_year_total_delta_vs_baseline": -52449,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 492,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 235.98,
              "estimated_monthly_total_with_ti_hoa": 3574,
              "five_year_total_cost_estimate": 226738,
              "five_year_total_delta_vs_baseline": -48439,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 559,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 233.62,
              "estimated_monthly_total_with_ti_hoa": 3381,
              "five_year_total_cost_estimate": 238235,
              "five_year_total_delta_vs_baseline": -36942,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 366,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 235.98,
              "estimated_monthly_total_with_ti_hoa": 3617,
              "five_year_total_cost_estimate": 243634,
              "five_year_total_delta_vs_baseline": -31543,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 602,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 235.98,
              "estimated_monthly_total_with_ti_hoa": 3647,
              "five_year_total_cost_estimate": 251638,
              "five_year_total_delta_vs_baseline": -23539,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 632,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 235.98,
              "estimated_monthly_total_with_ti_hoa": 3015,
              "five_year_total_cost_estimate": 275177,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 235.98,
              "estimated_monthly_total_with_ti_hoa": 888,
              "five_year_total_cost_estimate": 475484,
              "five_year_total_delta_vs_baseline": 200307,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2127,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 4099,
            "down_payment": 20290,
            "effective_price": 405801,
            "effective_price_per_sqft": 233.62,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 152,
            "estimated_monthly_tax": 727,
            "estimated_monthly_total_with_ti_hoa": 3381,
            "five_year_total_before_tax_insurance_hoa": 185481,
            "five_year_total_cost_estimate": 238235,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 385511,
            "monthly_mi": 193,
            "monthly_pi": 2309,
            "monthly_pi_plus_mi": 2502,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 361901
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 409900,
            "effective_price": 409900,
            "effective_price_per_sqft": 235.98,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 154,
            "estimated_monthly_tax": 734,
            "estimated_monthly_total_with_ti_hoa": 888,
            "five_year_total_before_tax_insurance_hoa": 422197,
            "five_year_total_cost_estimate": 475484,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 81980,
            "effective_price": 409900,
            "effective_price_per_sqft": 235.98,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 154,
            "estimated_monthly_tax": 734,
            "estimated_monthly_total_with_ti_hoa": 3015,
            "five_year_total_before_tax_insurance_hoa": 221890,
            "five_year_total_cost_estimate": 275177,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 327920,
            "monthly_mi": 0,
            "monthly_pi": 2127,
            "monthly_pi_plus_mi": 2127,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 307837
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 20495,
            "effective_price": 409900,
            "effective_price_per_sqft": 235.98,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 154,
            "estimated_monthly_tax": 734,
            "estimated_monthly_total_with_ti_hoa": 3647,
            "five_year_total_before_tax_insurance_hoa": 198351,
            "five_year_total_cost_estimate": 251638,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 389405,
            "monthly_mi": 195,
            "monthly_pi": 2565,
            "monthly_pi_plus_mi": 2759,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 366159
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 14347,
            "effective_price": 409900,
            "effective_price_per_sqft": 235.98,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 154,
            "estimated_monthly_tax": 734,
            "estimated_monthly_total_with_ti_hoa": 3617,
            "five_year_total_before_tax_insurance_hoa": 190347,
            "five_year_total_cost_estimate": 243634,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 402476,
            "monthly_mi": 184,
            "monthly_pi": 2544,
            "monthly_pi_plus_mi": 2728,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 376761
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 409900,
            "effective_price_per_sqft": 235.98,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 154,
            "estimated_monthly_tax": 734,
            "estimated_monthly_total_with_ti_hoa": 3574,
            "five_year_total_before_tax_insurance_hoa": 173451,
            "five_year_total_cost_estimate": 226738,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 409900,
            "monthly_mi": 0,
            "monthly_pi": 2686,
            "monthly_pi_plus_mi": 2686,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 385220
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 409900,
            "effective_price_per_sqft": 235.98,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 154,
            "estimated_monthly_tax": 734,
            "estimated_monthly_total_with_ti_hoa": 3507,
            "five_year_total_before_tax_insurance_hoa": 169441,
            "five_year_total_cost_estimate": 222728,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 418713,
            "monthly_mi": 0,
            "monthly_pi": 2619,
            "monthly_pi_plus_mi": 2619,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 391507
          }
        }
      },
      "id": "237c9c705354",
      "incentive_types": [
        "exclusive_savings",
        "preferred_lender"
      ],
      "negotiability_score": 39,
      "original_price": 409900,
      "preferred_lender_required": true,
      "price": 409900,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: limited incentive language, preferred-lender requirement.",
      "sqft": 1737,
      "subdivision": "Drakes Lndg Ph 2 Amending Plat",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "4106 Aguila Court",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 32.65,
        "arbitrage_delta_percent": 15.68,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "700 Arrowhead Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "700-arrowhead-drive-salado",
            "price": 447000,
            "price_per_sqft": 179.81,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2486,
            "sqft_delta": -4,
            "subdivision": "",
            "year_built": 1994
          },
          {
            "address": "1110 Northcross Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "1110-northcross-drive-salado",
            "price": 627500,
            "price_per_sqft": 251.0,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2500,
            "sqft_delta": 10,
            "subdivision": "Mill Crk Spgs Ph Ix",
            "year_built": 2022
          },
          {
            "address": "225 Villars Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "225-villars-drive-salado",
            "price": 514000,
            "price_per_sqft": 208.27,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2468,
            "sqft_delta": -22,
            "subdivision": "Salado Sanctuary Ph 1a",
            "year_built": 2023
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 700 Arrowhead Drive, 1110 Northcross Drive, 225 Villars Drive, this new-construction card is $33/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 208.27,
        "new_effective_price_per_sqft": 240.92,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": null,
      "city": "Salado",
      "closing_credit": null,
      "dom": 23,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 240.92,
              "estimated_monthly_total_with_ti_hoa": 5133,
              "five_year_total_cost_estimate": 325969,
              "five_year_total_delta_vs_baseline": -76760,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 720,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 240.92,
              "estimated_monthly_total_with_ti_hoa": 5231,
              "five_year_total_cost_estimate": 331838,
              "five_year_total_delta_vs_baseline": -70891,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 818,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 238.51,
              "estimated_monthly_total_with_ti_hoa": 4948,
              "five_year_total_cost_estimate": 348664,
              "five_year_total_delta_vs_baseline": -54065,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 535,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 240.92,
              "estimated_monthly_total_with_ti_hoa": 5293,
              "five_year_total_cost_estimate": 356565,
              "five_year_total_delta_vs_baseline": -46164,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 880,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 240.92,
              "estimated_monthly_total_with_ti_hoa": 5338,
              "five_year_total_cost_estimate": 368280,
              "five_year_total_delta_vs_baseline": -34449,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 925,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 240.92,
              "estimated_monthly_total_with_ti_hoa": 4413,
              "five_year_total_cost_estimate": 402729,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 240.92,
              "estimated_monthly_total_with_ti_hoa": 1300,
              "five_year_total_cost_estimate": 695884,
              "five_year_total_delta_vs_baseline": 293155,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -3113,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 5999,
            "down_payment": 29695,
            "effective_price": 593901,
            "effective_price_per_sqft": 238.51,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 223,
            "estimated_monthly_tax": 1064,
            "estimated_monthly_total_with_ti_hoa": 4948,
            "five_year_total_before_tax_insurance_hoa": 271456,
            "five_year_total_cost_estimate": 348664,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 564206,
            "monthly_mi": 282,
            "monthly_pi": 3379,
            "monthly_pi_plus_mi": 3661,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 529652
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 599900,
            "effective_price": 599900,
            "effective_price_per_sqft": 240.92,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 225,
            "estimated_monthly_tax": 1075,
            "estimated_monthly_total_with_ti_hoa": 1300,
            "five_year_total_before_tax_insurance_hoa": 617897,
            "five_year_total_cost_estimate": 695884,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 119980,
            "effective_price": 599900,
            "effective_price_per_sqft": 240.92,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 225,
            "estimated_monthly_tax": 1075,
            "estimated_monthly_total_with_ti_hoa": 4413,
            "five_year_total_before_tax_insurance_hoa": 324742,
            "five_year_total_cost_estimate": 402729,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 479920,
            "monthly_mi": 0,
            "monthly_pi": 3113,
            "monthly_pi_plus_mi": 3113,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 450528
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 29995,
            "effective_price": 599900,
            "effective_price_per_sqft": 240.92,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 225,
            "estimated_monthly_tax": 1075,
            "estimated_monthly_total_with_ti_hoa": 5338,
            "five_year_total_before_tax_insurance_hoa": 290293,
            "five_year_total_cost_estimate": 368280,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 569905,
            "monthly_mi": 285,
            "monthly_pi": 3753,
            "monthly_pi_plus_mi": 4038,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 535883
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 20997,
            "effective_price": 599900,
            "effective_price_per_sqft": 240.92,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 225,
            "estimated_monthly_tax": 1075,
            "estimated_monthly_total_with_ti_hoa": 5293,
            "five_year_total_before_tax_insurance_hoa": 278578,
            "five_year_total_cost_estimate": 356565,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 589034,
            "monthly_mi": 270,
            "monthly_pi": 3723,
            "monthly_pi_plus_mi": 3993,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 551401
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 599900,
            "effective_price_per_sqft": 240.92,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 225,
            "estimated_monthly_tax": 1075,
            "estimated_monthly_total_with_ti_hoa": 5231,
            "five_year_total_before_tax_insurance_hoa": 253851,
            "five_year_total_cost_estimate": 331838,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 599900,
            "monthly_mi": 0,
            "monthly_pi": 3931,
            "monthly_pi_plus_mi": 3931,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 563781
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 599900,
            "effective_price_per_sqft": 240.92,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 225,
            "estimated_monthly_tax": 1075,
            "estimated_monthly_total_with_ti_hoa": 5133,
            "five_year_total_before_tax_insurance_hoa": 247982,
            "five_year_total_cost_estimate": 325969,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 612798,
            "monthly_mi": 0,
            "monthly_pi": 3833,
            "monthly_pi_plus_mi": 3833,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 572982
          }
        }
      },
      "id": "b6877673e9cb",
      "incentive_types": [
        "closing_costs",
        "rate_buydown"
      ],
      "negotiability_score": 39,
      "original_price": 599900,
      "preferred_lender_required": false,
      "price": 599900,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language, rate buydown language.",
      "sqft": 2490,
      "subdivision": "Eagle Ranch",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "1224 Rylee Lane",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 10.58,
        "arbitrage_delta_percent": 4.62,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "10223 Southshore Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "10223-southshore-drive-salado",
            "price": 419000,
            "price_per_sqft": 236.72,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1770,
            "sqft_delta": 18,
            "subdivision": "Southshore Sub",
            "year_built": 2005
          },
          {
            "address": "1008 Mill Creek Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "1008-mill-creek-lane-salado",
            "price": 399000,
            "price_per_sqft": 224.16,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1780,
            "sqft_delta": 28,
            "subdivision": "Mill Creek Sec 2",
            "year_built": 1978
          },
          {
            "address": "312 Ow Lowrey",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "312-ow-lowrey-salado",
            "price": 394500,
            "price_per_sqft": 229.09,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1722,
            "sqft_delta": -30,
            "subdivision": "Mill Creek Courtyard Village",
            "year_built": 2002
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 10223 Southshore Drive, 1008 Mill Creek Lane, 312 Ow Lowrey, this new-construction card is $11/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 229.09,
        "new_effective_price_per_sqft": 239.67,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": null,
      "city": "Salado",
      "closing_credit": null,
      "dom": 18,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 239.67,
              "estimated_monthly_total_with_ti_hoa": 3593,
              "five_year_total_cost_estimate": 228162,
              "five_year_total_delta_vs_baseline": -53728,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 504,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 239.67,
              "estimated_monthly_total_with_ti_hoa": 3661,
              "five_year_total_cost_estimate": 232270,
              "five_year_total_delta_vs_baseline": -49620,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 572,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 237.27,
              "estimated_monthly_total_with_ti_hoa": 3463,
              "five_year_total_cost_estimate": 244047,
              "five_year_total_delta_vs_baseline": -37843,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 374,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 239.67,
              "estimated_monthly_total_with_ti_hoa": 3705,
              "five_year_total_cost_estimate": 249578,
              "five_year_total_delta_vs_baseline": -32312,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 616,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 239.67,
              "estimated_monthly_total_with_ti_hoa": 3736,
              "five_year_total_cost_estimate": 257777,
              "five_year_total_delta_vs_baseline": -24113,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 647,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 239.67,
              "estimated_monthly_total_with_ti_hoa": 3089,
              "five_year_total_cost_estimate": 281890,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 239.67,
              "estimated_monthly_total_with_ti_hoa": 910,
              "five_year_total_cost_estimate": 487084,
              "five_year_total_delta_vs_baseline": 205194,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2179,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 4199,
            "down_payment": 20785,
            "effective_price": 415701,
            "effective_price_per_sqft": 237.27,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 156,
            "estimated_monthly_tax": 745,
            "estimated_monthly_total_with_ti_hoa": 3463,
            "five_year_total_before_tax_insurance_hoa": 190006,
            "five_year_total_cost_estimate": 244047,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 394916,
            "monthly_mi": 197,
            "monthly_pi": 2365,
            "monthly_pi_plus_mi": 2563,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 370730
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 419900,
            "effective_price": 419900,
            "effective_price_per_sqft": 239.67,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 157,
            "estimated_monthly_tax": 752,
            "estimated_monthly_total_with_ti_hoa": 910,
            "five_year_total_before_tax_insurance_hoa": 432497,
            "five_year_total_cost_estimate": 487084,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 83980,
            "effective_price": 419900,
            "effective_price_per_sqft": 239.67,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 157,
            "estimated_monthly_tax": 752,
            "estimated_monthly_total_with_ti_hoa": 3089,
            "five_year_total_before_tax_insurance_hoa": 227303,
            "five_year_total_cost_estimate": 281890,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 335920,
            "monthly_mi": 0,
            "monthly_pi": 2179,
            "monthly_pi_plus_mi": 2179,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 315347
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 20995,
            "effective_price": 419900,
            "effective_price_per_sqft": 239.67,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 157,
            "estimated_monthly_tax": 752,
            "estimated_monthly_total_with_ti_hoa": 3736,
            "five_year_total_before_tax_insurance_hoa": 203190,
            "five_year_total_cost_estimate": 257777,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 398905,
            "monthly_mi": 199,
            "monthly_pi": 2627,
            "monthly_pi_plus_mi": 2827,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 375092
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 14697,
            "effective_price": 419900,
            "effective_price_per_sqft": 239.67,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 157,
            "estimated_monthly_tax": 752,
            "estimated_monthly_total_with_ti_hoa": 3705,
            "five_year_total_before_tax_insurance_hoa": 194991,
            "five_year_total_cost_estimate": 249578,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 412295,
            "monthly_mi": 189,
            "monthly_pi": 2606,
            "monthly_pi_plus_mi": 2795,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 385953
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 419900,
            "effective_price_per_sqft": 239.67,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 157,
            "estimated_monthly_tax": 752,
            "estimated_monthly_total_with_ti_hoa": 3661,
            "five_year_total_before_tax_insurance_hoa": 177683,
            "five_year_total_cost_estimate": 232270,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 419900,
            "monthly_mi": 0,
            "monthly_pi": 2751,
            "monthly_pi_plus_mi": 2751,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 394618
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 419900,
            "effective_price_per_sqft": 239.67,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 157,
            "estimated_monthly_tax": 752,
            "estimated_monthly_total_with_ti_hoa": 3593,
            "five_year_total_before_tax_insurance_hoa": 173575,
            "five_year_total_cost_estimate": 228162,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 428928,
            "monthly_mi": 0,
            "monthly_pi": 2683,
            "monthly_pi_plus_mi": 2683,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 401059
          }
        }
      },
      "id": "e6e3bbff89e1",
      "incentive_types": [
        "closing_costs",
        "rate_buydown"
      ],
      "negotiability_score": 38,
      "original_price": 419900,
      "preferred_lender_required": false,
      "price": 419900,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language, rate buydown language.",
      "sqft": 1752,
      "subdivision": "Drakes Lndg Ph II",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "1230 Madyson Lane",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 12.0,
        "arbitrage_delta_percent": 5.6,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "2068 Pirtle Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "2068-pirtle-drive-salado",
            "price": 449900,
            "price_per_sqft": 214.14,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2101,
            "sqft_delta": 1,
            "subdivision": "Salado Lakeview Fka Cedar Kno",
            "year_built": 2012
          },
          {
            "address": "8099 Fm 2484",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "8099-fm-2484-salado",
            "price": 389900,
            "price_per_sqft": 188.27,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2071,
            "sqft_delta": -29,
            "subdivision": "Salado Spgs Estates Sec",
            "year_built": 1999
          },
          {
            "address": "11010 La Paloma Loop",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "11010-la-paloma-loop-salado",
            "price": 584000,
            "price_per_sqft": 270.87,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2156,
            "sqft_delta": 56,
            "subdivision": "La Paloma Sub",
            "year_built": 2014
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 2068 Pirtle Drive, 8099 Fm 2484, 11010 La Paloma Loop, this new-construction card is $12/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 214.14,
        "new_effective_price_per_sqft": 226.14,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "White River Homes",
      "city": "Salado",
      "closing_credit": null,
      "dom": 27,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 226.14,
              "estimated_monthly_total_with_ti_hoa": 4063,
              "five_year_total_cost_estimate": 258048,
              "five_year_total_delta_vs_baseline": -60765,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 570,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 226.14,
              "estimated_monthly_total_with_ti_hoa": 4141,
              "five_year_total_cost_estimate": 262694,
              "five_year_total_delta_vs_baseline": -56119,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 648,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 223.88,
              "estimated_monthly_total_with_ti_hoa": 3917,
              "five_year_total_cost_estimate": 276013,
              "five_year_total_delta_vs_baseline": -42800,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 424,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 226.14,
              "estimated_monthly_total_with_ti_hoa": 4190,
              "five_year_total_cost_estimate": 282268,
              "five_year_total_delta_vs_baseline": -36545,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 697,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 226.14,
              "estimated_monthly_total_with_ti_hoa": 4226,
              "five_year_total_cost_estimate": 291542,
              "five_year_total_delta_vs_baseline": -27271,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 733,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 226.14,
              "estimated_monthly_total_with_ti_hoa": 3493,
              "five_year_total_cost_estimate": 318813,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 226.14,
              "estimated_monthly_total_with_ti_hoa": 1029,
              "five_year_total_cost_estimate": 550884,
              "five_year_total_delta_vs_baseline": 232071,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2464,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 4749,
            "down_payment": 23508,
            "effective_price": 470151,
            "effective_price_per_sqft": 223.88,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 176,
            "estimated_monthly_tax": 842,
            "estimated_monthly_total_with_ti_hoa": 3917,
            "five_year_total_before_tax_insurance_hoa": 214894,
            "five_year_total_cost_estimate": 276013,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 446643,
            "monthly_mi": 223,
            "monthly_pi": 2675,
            "monthly_pi_plus_mi": 2898,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 419290
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 474900,
            "effective_price": 474900,
            "effective_price_per_sqft": 226.14,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 178,
            "estimated_monthly_tax": 851,
            "estimated_monthly_total_with_ti_hoa": 1029,
            "five_year_total_before_tax_insurance_hoa": 489147,
            "five_year_total_cost_estimate": 550884,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 94980,
            "effective_price": 474900,
            "effective_price_per_sqft": 226.14,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 178,
            "estimated_monthly_tax": 851,
            "estimated_monthly_total_with_ti_hoa": 3493,
            "five_year_total_before_tax_insurance_hoa": 257076,
            "five_year_total_cost_estimate": 318813,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 379920,
            "monthly_mi": 0,
            "monthly_pi": 2464,
            "monthly_pi_plus_mi": 2464,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 356653
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 23745,
            "effective_price": 474900,
            "effective_price_per_sqft": 226.14,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 178,
            "estimated_monthly_tax": 851,
            "estimated_monthly_total_with_ti_hoa": 4226,
            "five_year_total_before_tax_insurance_hoa": 229805,
            "five_year_total_cost_estimate": 291542,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 451155,
            "monthly_mi": 226,
            "monthly_pi": 2971,
            "monthly_pi_plus_mi": 3197,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 424222
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 16622,
            "effective_price": 474900,
            "effective_price_per_sqft": 226.14,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 178,
            "estimated_monthly_tax": 851,
            "estimated_monthly_total_with_ti_hoa": 4190,
            "five_year_total_before_tax_insurance_hoa": 220531,
            "five_year_total_cost_estimate": 282268,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 466298,
            "monthly_mi": 214,
            "monthly_pi": 2947,
            "monthly_pi_plus_mi": 3161,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 436506
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 474900,
            "effective_price_per_sqft": 226.14,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 178,
            "estimated_monthly_tax": 851,
            "estimated_monthly_total_with_ti_hoa": 4141,
            "five_year_total_before_tax_insurance_hoa": 200957,
            "five_year_total_cost_estimate": 262694,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 474900,
            "monthly_mi": 0,
            "monthly_pi": 3112,
            "monthly_pi_plus_mi": 3112,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 446307
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 474900,
            "effective_price_per_sqft": 226.14,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 178,
            "estimated_monthly_tax": 851,
            "estimated_monthly_total_with_ti_hoa": 4063,
            "five_year_total_before_tax_insurance_hoa": 196311,
            "five_year_total_cost_estimate": 258048,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 485110,
            "monthly_mi": 0,
            "monthly_pi": 3034,
            "monthly_pi_plus_mi": 3034,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 453591
          }
        }
      },
      "id": "467bb560a82d",
      "incentive_types": [
        "exclusive_savings",
        "preferred_lender"
      ],
      "negotiability_score": 38,
      "original_price": 474900,
      "preferred_lender_required": true,
      "price": 474900,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: limited incentive language, preferred-lender requirement.",
      "sqft": 2100,
      "subdivision": "Drakes Lndg Ph II",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "3816 Oglala Trail",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 38.38,
        "arbitrage_delta_percent": 22.8,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "4612 Canyon Ridge",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "4612-canyon-ridge-temple",
            "price": 225000,
            "price_per_sqft": 170.84,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1317,
            "sqft_delta": 1,
            "subdivision": "Canyon Ridge Ph I",
            "year_built": 2011
          },
          {
            "address": "2305 Birdcreek Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "2305-birdcreek-drive-temple",
            "price": 210000,
            "price_per_sqft": 159.21,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-0-500.csv",
            "sqft": 1319,
            "sqft_delta": 3,
            "subdivision": "Elmwood",
            "year_built": 1962
          },
          {
            "address": "612 Pecos Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "612-pecos-drive-temple",
            "price": 222000,
            "price_per_sqft": 168.31,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1319,
            "sqft_delta": 3,
            "subdivision": "Western Hills 8th Ext",
            "year_built": 1987
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 4612 Canyon Ridge, 2305 Birdcreek Drive, 612 Pecos Drive, this new-construction card is $38/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 168.31,
        "new_effective_price_per_sqft": 206.69,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Jerry Wright Homes",
      "city": "Temple",
      "closing_credit": null,
      "dom": 65,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 206.69,
              "estimated_monthly_total_with_ti_hoa": 2327,
              "five_year_total_cost_estimate": 147797,
              "five_year_total_delta_vs_baseline": -34804,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 326,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 206.69,
              "estimated_monthly_total_with_ti_hoa": 2372,
              "five_year_total_cost_estimate": 150458,
              "five_year_total_delta_vs_baseline": -32143,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 371,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 204.62,
              "estimated_monthly_total_with_ti_hoa": 2243,
              "five_year_total_cost_estimate": 158087,
              "five_year_total_delta_vs_baseline": -24514,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 242,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 206.69,
              "estimated_monthly_total_with_ti_hoa": 2400,
              "five_year_total_cost_estimate": 161670,
              "five_year_total_delta_vs_baseline": -20931,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 399,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 206.69,
              "estimated_monthly_total_with_ti_hoa": 2420,
              "five_year_total_cost_estimate": 166981,
              "five_year_total_delta_vs_baseline": -15620,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 419,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 206.69,
              "estimated_monthly_total_with_ti_hoa": 2001,
              "five_year_total_cost_estimate": 182601,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 206.69,
              "estimated_monthly_total_with_ti_hoa": 589,
              "five_year_total_cost_estimate": 315520,
              "five_year_total_delta_vs_baseline": 132919,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1412,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2720,
            "down_payment": 13464,
            "effective_price": 269280,
            "effective_price_per_sqft": 204.62,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 101,
            "estimated_monthly_tax": 482,
            "estimated_monthly_total_with_ti_hoa": 2243,
            "five_year_total_before_tax_insurance_hoa": 123081,
            "five_year_total_cost_estimate": 158087,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 255816,
            "monthly_mi": 128,
            "monthly_pi": 1532,
            "monthly_pi_plus_mi": 1660,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 240149
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 272000,
            "effective_price": 272000,
            "effective_price_per_sqft": 206.69,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 102,
            "estimated_monthly_tax": 487,
            "estimated_monthly_total_with_ti_hoa": 589,
            "five_year_total_before_tax_insurance_hoa": 280160,
            "five_year_total_cost_estimate": 315520,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 54400,
            "effective_price": 272000,
            "effective_price_per_sqft": 206.69,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 102,
            "estimated_monthly_tax": 487,
            "estimated_monthly_total_with_ti_hoa": 2001,
            "five_year_total_before_tax_insurance_hoa": 147241,
            "five_year_total_cost_estimate": 182601,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 217600,
            "monthly_mi": 0,
            "monthly_pi": 1411,
            "monthly_pi_plus_mi": 1411,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 204274
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 13600,
            "effective_price": 272000,
            "effective_price_per_sqft": 206.69,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 102,
            "estimated_monthly_tax": 487,
            "estimated_monthly_total_with_ti_hoa": 2420,
            "five_year_total_before_tax_insurance_hoa": 131621,
            "five_year_total_cost_estimate": 166981,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 258400,
            "monthly_mi": 129,
            "monthly_pi": 1702,
            "monthly_pi_plus_mi": 1831,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 242974
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 9520,
            "effective_price": 272000,
            "effective_price_per_sqft": 206.69,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 102,
            "estimated_monthly_tax": 487,
            "estimated_monthly_total_with_ti_hoa": 2400,
            "five_year_total_before_tax_insurance_hoa": 126310,
            "five_year_total_cost_estimate": 161670,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 267073,
            "monthly_mi": 122,
            "monthly_pi": 1688,
            "monthly_pi_plus_mi": 1810,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 250010
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 272000,
            "effective_price_per_sqft": 206.69,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 102,
            "estimated_monthly_tax": 487,
            "estimated_monthly_total_with_ti_hoa": 2372,
            "five_year_total_before_tax_insurance_hoa": 115098,
            "five_year_total_cost_estimate": 150458,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 272000,
            "monthly_mi": 0,
            "monthly_pi": 1782,
            "monthly_pi_plus_mi": 1782,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 255623
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 272000,
            "effective_price_per_sqft": 206.69,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 102,
            "estimated_monthly_tax": 487,
            "estimated_monthly_total_with_ti_hoa": 2327,
            "five_year_total_before_tax_insurance_hoa": 112437,
            "five_year_total_cost_estimate": 147797,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 277848,
            "monthly_mi": 0,
            "monthly_pi": 1738,
            "monthly_pi_plus_mi": 1738,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 259795
          }
        }
      },
      "id": "3d01628d8a46",
      "incentive_types": [
        "preferred_lender"
      ],
      "negotiability_score": 38,
      "original_price": 272000,
      "preferred_lender_required": true,
      "price": 272000,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: preferred-lender requirement.",
      "sqft": 1316,
      "subdivision": "Prairie Rdg Ph III",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "9001 Chalk Maple Drive",
      "apr": "5.775%",
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 33.7,
        "arbitrage_delta_percent": 21.52,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "604 Totem Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "604-totem-trail-harker-heights",
            "price": 248000,
            "price_per_sqft": 163.91,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1513,
            "sqft_delta": 44,
            "subdivision": "Skipcha Mountain Estates Ph",
            "year_built": 1995
          },
          {
            "address": "1100 Chablis Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1100-chablis-drive-harker-heights",
            "price": 220000,
            "price_per_sqft": 143.51,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1533,
            "sqft_delta": 64,
            "subdivision": "The Vineyard",
            "year_built": 1994
          },
          {
            "address": "304 Blackfoot Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "304-blackfoot-drive-harker-heights",
            "price": 219900,
            "price_per_sqft": 156.62,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1404,
            "sqft_delta": -65,
            "subdivision": "Skipcha Mountain Estates Ph",
            "year_built": 1988
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 604 Totem Trail, 1100 Chablis Drive, 304 Blackfoot Drive, this new-construction card is $34/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 156.62,
        "new_effective_price_per_sqft": 190.32,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Killeen",
      "closing_credit": null,
      "dom": 16,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 190.32,
              "estimated_monthly_total_with_ti_hoa": 2392,
              "five_year_total_cost_estimate": 151912,
              "five_year_total_delta_vs_baseline": -35773,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 336,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 190.32,
              "estimated_monthly_total_with_ti_hoa": 2438,
              "five_year_total_cost_estimate": 154647,
              "five_year_total_delta_vs_baseline": -33038,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 382,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 188.41,
              "estimated_monthly_total_with_ti_hoa": 2306,
              "five_year_total_cost_estimate": 162488,
              "five_year_total_delta_vs_baseline": -25197,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 250,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 190.32,
              "estimated_monthly_total_with_ti_hoa": 2467,
              "five_year_total_cost_estimate": 166171,
              "five_year_total_delta_vs_baseline": -21514,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 411,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 190.32,
              "estimated_monthly_total_with_ti_hoa": 2488,
              "five_year_total_cost_estimate": 171630,
              "five_year_total_delta_vs_baseline": -16055,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 432,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 190.32,
              "estimated_monthly_total_with_ti_hoa": 2056,
              "five_year_total_cost_estimate": 187685,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 190.32,
              "estimated_monthly_total_with_ti_hoa": 606,
              "five_year_total_cost_estimate": 324305,
              "five_year_total_delta_vs_baseline": 136620,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1450,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2796,
            "down_payment": 13839,
            "effective_price": 276777,
            "effective_price_per_sqft": 188.41,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 104,
            "estimated_monthly_tax": 496,
            "estimated_monthly_total_with_ti_hoa": 2306,
            "five_year_total_before_tax_insurance_hoa": 126507,
            "five_year_total_cost_estimate": 162488,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 262938,
            "monthly_mi": 131,
            "monthly_pi": 1575,
            "monthly_pi_plus_mi": 1706,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 246835
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 279573,
            "effective_price": 279573,
            "effective_price_per_sqft": 190.32,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 105,
            "estimated_monthly_tax": 501,
            "estimated_monthly_total_with_ti_hoa": 606,
            "five_year_total_before_tax_insurance_hoa": 287960,
            "five_year_total_cost_estimate": 324305,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 55915,
            "effective_price": 279573,
            "effective_price_per_sqft": 190.32,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 105,
            "estimated_monthly_tax": 501,
            "estimated_monthly_total_with_ti_hoa": 2056,
            "five_year_total_before_tax_insurance_hoa": 151340,
            "five_year_total_cost_estimate": 187685,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 223658,
            "monthly_mi": 0,
            "monthly_pi": 1451,
            "monthly_pi_plus_mi": 1451,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 209961
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 13979,
            "effective_price": 279573,
            "effective_price_per_sqft": 190.32,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 105,
            "estimated_monthly_tax": 501,
            "estimated_monthly_total_with_ti_hoa": 2488,
            "five_year_total_before_tax_insurance_hoa": 135286,
            "five_year_total_cost_estimate": 171630,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 265594,
            "monthly_mi": 133,
            "monthly_pi": 1749,
            "monthly_pi_plus_mi": 1882,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 249739
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 9785,
            "effective_price": 279573,
            "effective_price_per_sqft": 190.32,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 105,
            "estimated_monthly_tax": 501,
            "estimated_monthly_total_with_ti_hoa": 2467,
            "five_year_total_before_tax_insurance_hoa": 129826,
            "five_year_total_cost_estimate": 166171,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 274509,
            "monthly_mi": 126,
            "monthly_pi": 1735,
            "monthly_pi_plus_mi": 1861,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 256971
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 279573,
            "effective_price_per_sqft": 190.32,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 105,
            "estimated_monthly_tax": 501,
            "estimated_monthly_total_with_ti_hoa": 2438,
            "five_year_total_before_tax_insurance_hoa": 118303,
            "five_year_total_cost_estimate": 154647,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 279573,
            "monthly_mi": 0,
            "monthly_pi": 1832,
            "monthly_pi_plus_mi": 1832,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 262740
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 279573,
            "effective_price_per_sqft": 190.32,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 105,
            "estimated_monthly_tax": 501,
            "estimated_monthly_total_with_ti_hoa": 2392,
            "five_year_total_before_tax_insurance_hoa": 115568,
            "five_year_total_cost_estimate": 151912,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 285584,
            "monthly_mi": 0,
            "monthly_pi": 1786,
            "monthly_pi_plus_mi": 1786,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 267028
          }
        }
      },
      "id": "a0455d3625fb",
      "incentive_types": [
        "exclusive_savings",
        "fixed_rate"
      ],
      "negotiability_score": 37,
      "original_price": 279573,
      "preferred_lender_required": false,
      "price": 279573,
      "price_cut": 0,
      "rate": "4.99%",
      "source_summary": "Detected from MLS export: limited incentive language, fixed-rate incentive.",
      "sqft": 1469,
      "subdivision": "Preserve at Thousand Oaks",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "4112 Agulia Ct.",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": -16.54,
        "arbitrage_delta_percent": -6.59,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1110 Northcross Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "1110-northcross-drive-salado",
            "price": 627500,
            "price_per_sqft": 251.0,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2500,
            "sqft_delta": -16,
            "subdivision": "Mill Crk Spgs Ph Ix",
            "year_built": 2022
          },
          {
            "address": "700 Arrowhead Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "700-arrowhead-drive-salado",
            "price": 447000,
            "price_per_sqft": 179.81,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2486,
            "sqft_delta": -30,
            "subdivision": "",
            "year_built": 1994
          },
          {
            "address": "8538 Spring Creek Loop",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "8538-spring-creek-loop-salado",
            "price": 669900,
            "price_per_sqft": 261.88,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2558,
            "sqft_delta": 42,
            "subdivision": "Spring Crk",
            "year_built": 2022
          }
        ],
        "favorable": true,
        "honest_writeup": "Compared with 1110 Northcross Drive, 700 Arrowhead Drive, 8538 Spring Creek Loop, this new-construction card is $17/sqft cheaper on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 251.0,
        "new_effective_price_per_sqft": 234.46,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": null,
      "city": "Salado",
      "closing_credit": null,
      "dom": 15,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 234.46,
              "estimated_monthly_total_with_ti_hoa": 5047,
              "five_year_total_cost_estimate": 320535,
              "five_year_total_delta_vs_baseline": -75481,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 708,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 234.46,
              "estimated_monthly_total_with_ti_hoa": 5143,
              "five_year_total_cost_estimate": 326306,
              "five_year_total_delta_vs_baseline": -69710,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 804,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 232.11,
              "estimated_monthly_total_with_ti_hoa": 4865,
              "five_year_total_cost_estimate": 342852,
              "five_year_total_delta_vs_baseline": -53164,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 526,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 234.46,
              "estimated_monthly_total_with_ti_hoa": 5205,
              "five_year_total_cost_estimate": 350621,
              "five_year_total_delta_vs_baseline": -45395,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 866,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 234.46,
              "estimated_monthly_total_with_ti_hoa": 5249,
              "five_year_total_cost_estimate": 362141,
              "five_year_total_delta_vs_baseline": -33875,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 910,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 234.46,
              "estimated_monthly_total_with_ti_hoa": 4339,
              "five_year_total_cost_estimate": 396016,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 234.46,
              "estimated_monthly_total_with_ti_hoa": 1278,
              "five_year_total_cost_estimate": 684284,
              "five_year_total_delta_vs_baseline": 288268,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -3061,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 5899,
            "down_payment": 29200,
            "effective_price": 584001,
            "effective_price_per_sqft": 232.11,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 219,
            "estimated_monthly_tax": 1046,
            "estimated_monthly_total_with_ti_hoa": 4865,
            "five_year_total_before_tax_insurance_hoa": 266931,
            "five_year_total_cost_estimate": 342852,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 554801,
            "monthly_mi": 277,
            "monthly_pi": 3323,
            "monthly_pi_plus_mi": 3600,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 520823
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 589900,
            "effective_price": 589900,
            "effective_price_per_sqft": 234.46,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 221,
            "estimated_monthly_tax": 1057,
            "estimated_monthly_total_with_ti_hoa": 1278,
            "five_year_total_before_tax_insurance_hoa": 607597,
            "five_year_total_cost_estimate": 684284,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 117980,
            "effective_price": 589900,
            "effective_price_per_sqft": 234.46,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 221,
            "estimated_monthly_tax": 1057,
            "estimated_monthly_total_with_ti_hoa": 4339,
            "five_year_total_before_tax_insurance_hoa": 319329,
            "five_year_total_cost_estimate": 396016,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 471920,
            "monthly_mi": 0,
            "monthly_pi": 3061,
            "monthly_pi_plus_mi": 3061,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 443018
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 29495,
            "effective_price": 589900,
            "effective_price_per_sqft": 234.46,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 221,
            "estimated_monthly_tax": 1057,
            "estimated_monthly_total_with_ti_hoa": 5249,
            "five_year_total_before_tax_insurance_hoa": 285454,
            "five_year_total_cost_estimate": 362141,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 560405,
            "monthly_mi": 280,
            "monthly_pi": 3691,
            "monthly_pi_plus_mi": 3971,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 526950
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 20647,
            "effective_price": 589900,
            "effective_price_per_sqft": 234.46,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 221,
            "estimated_monthly_tax": 1057,
            "estimated_monthly_total_with_ti_hoa": 5205,
            "five_year_total_before_tax_insurance_hoa": 273934,
            "five_year_total_cost_estimate": 350621,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 579215,
            "monthly_mi": 265,
            "monthly_pi": 3661,
            "monthly_pi_plus_mi": 3927,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 542209
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 589900,
            "effective_price_per_sqft": 234.46,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 221,
            "estimated_monthly_tax": 1057,
            "estimated_monthly_total_with_ti_hoa": 5143,
            "five_year_total_before_tax_insurance_hoa": 249619,
            "five_year_total_cost_estimate": 326306,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 589900,
            "monthly_mi": 0,
            "monthly_pi": 3865,
            "monthly_pi_plus_mi": 3865,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 554383
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 589900,
            "effective_price_per_sqft": 234.46,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 221,
            "estimated_monthly_tax": 1057,
            "estimated_monthly_total_with_ti_hoa": 5047,
            "five_year_total_before_tax_insurance_hoa": 243848,
            "five_year_total_cost_estimate": 320535,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 602583,
            "monthly_mi": 0,
            "monthly_pi": 3769,
            "monthly_pi_plus_mi": 3769,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 563430
          }
        }
      },
      "id": "8b17e3b6b371",
      "incentive_types": [
        "closing_costs",
        "rate_buydown"
      ],
      "negotiability_score": 37,
      "original_price": 589900,
      "preferred_lender_required": false,
      "price": 589900,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language, rate buydown language.",
      "sqft": 2516,
      "subdivision": "Eagle Ranch",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "1206 Rylee Lane",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 8.28,
        "arbitrage_delta_percent": 3.61,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "10223 Southshore Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "10223-southshore-drive-salado",
            "price": 419000,
            "price_per_sqft": 236.72,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1770,
            "sqft_delta": 1,
            "subdivision": "Southshore Sub",
            "year_built": 2005
          },
          {
            "address": "1008 Mill Creek Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "1008-mill-creek-lane-salado",
            "price": 399000,
            "price_per_sqft": 224.16,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1780,
            "sqft_delta": 11,
            "subdivision": "Mill Creek Sec 2",
            "year_built": 1978
          },
          {
            "address": "312 Ow Lowrey",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "312-ow-lowrey-salado",
            "price": 394500,
            "price_per_sqft": 229.09,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1722,
            "sqft_delta": -47,
            "subdivision": "Mill Creek Courtyard Village",
            "year_built": 2002
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 10223 Southshore Drive, 1008 Mill Creek Lane, 312 Ow Lowrey, this new-construction card is $8/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 229.09,
        "new_effective_price_per_sqft": 237.37,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": null,
      "city": "Salado",
      "closing_credit": null,
      "dom": 18,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 237.37,
              "estimated_monthly_total_with_ti_hoa": 3593,
              "five_year_total_cost_estimate": 228162,
              "five_year_total_delta_vs_baseline": -53728,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 504,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 237.37,
              "estimated_monthly_total_with_ti_hoa": 3661,
              "five_year_total_cost_estimate": 232270,
              "five_year_total_delta_vs_baseline": -49620,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 572,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 234.99,
              "estimated_monthly_total_with_ti_hoa": 3463,
              "five_year_total_cost_estimate": 244047,
              "five_year_total_delta_vs_baseline": -37843,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 374,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 237.37,
              "estimated_monthly_total_with_ti_hoa": 3705,
              "five_year_total_cost_estimate": 249578,
              "five_year_total_delta_vs_baseline": -32312,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 616,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 237.37,
              "estimated_monthly_total_with_ti_hoa": 3736,
              "five_year_total_cost_estimate": 257777,
              "five_year_total_delta_vs_baseline": -24113,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 647,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 237.37,
              "estimated_monthly_total_with_ti_hoa": 3089,
              "five_year_total_cost_estimate": 281890,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 237.37,
              "estimated_monthly_total_with_ti_hoa": 910,
              "five_year_total_cost_estimate": 487084,
              "five_year_total_delta_vs_baseline": 205194,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2179,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 4199,
            "down_payment": 20785,
            "effective_price": 415701,
            "effective_price_per_sqft": 234.99,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 156,
            "estimated_monthly_tax": 745,
            "estimated_monthly_total_with_ti_hoa": 3463,
            "five_year_total_before_tax_insurance_hoa": 190006,
            "five_year_total_cost_estimate": 244047,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 394916,
            "monthly_mi": 197,
            "monthly_pi": 2365,
            "monthly_pi_plus_mi": 2563,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 370730
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 419900,
            "effective_price": 419900,
            "effective_price_per_sqft": 237.37,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 157,
            "estimated_monthly_tax": 752,
            "estimated_monthly_total_with_ti_hoa": 910,
            "five_year_total_before_tax_insurance_hoa": 432497,
            "five_year_total_cost_estimate": 487084,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 83980,
            "effective_price": 419900,
            "effective_price_per_sqft": 237.37,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 157,
            "estimated_monthly_tax": 752,
            "estimated_monthly_total_with_ti_hoa": 3089,
            "five_year_total_before_tax_insurance_hoa": 227303,
            "five_year_total_cost_estimate": 281890,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 335920,
            "monthly_mi": 0,
            "monthly_pi": 2179,
            "monthly_pi_plus_mi": 2179,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 315347
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 20995,
            "effective_price": 419900,
            "effective_price_per_sqft": 237.37,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 157,
            "estimated_monthly_tax": 752,
            "estimated_monthly_total_with_ti_hoa": 3736,
            "five_year_total_before_tax_insurance_hoa": 203190,
            "five_year_total_cost_estimate": 257777,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 398905,
            "monthly_mi": 199,
            "monthly_pi": 2627,
            "monthly_pi_plus_mi": 2827,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 375092
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 14697,
            "effective_price": 419900,
            "effective_price_per_sqft": 237.37,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 157,
            "estimated_monthly_tax": 752,
            "estimated_monthly_total_with_ti_hoa": 3705,
            "five_year_total_before_tax_insurance_hoa": 194991,
            "five_year_total_cost_estimate": 249578,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 412295,
            "monthly_mi": 189,
            "monthly_pi": 2606,
            "monthly_pi_plus_mi": 2795,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 385953
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 419900,
            "effective_price_per_sqft": 237.37,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 157,
            "estimated_monthly_tax": 752,
            "estimated_monthly_total_with_ti_hoa": 3661,
            "five_year_total_before_tax_insurance_hoa": 177683,
            "five_year_total_cost_estimate": 232270,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 419900,
            "monthly_mi": 0,
            "monthly_pi": 2751,
            "monthly_pi_plus_mi": 2751,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 394618
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 419900,
            "effective_price_per_sqft": 237.37,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 157,
            "estimated_monthly_tax": 752,
            "estimated_monthly_total_with_ti_hoa": 3593,
            "five_year_total_before_tax_insurance_hoa": 173575,
            "five_year_total_cost_estimate": 228162,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 428928,
            "monthly_mi": 0,
            "monthly_pi": 2683,
            "monthly_pi_plus_mi": 2683,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 401059
          }
        }
      },
      "id": "d367969a9f94",
      "incentive_types": [
        "exclusive_savings",
        "preferred_lender"
      ],
      "negotiability_score": 35,
      "original_price": 419900,
      "preferred_lender_required": true,
      "price": 419900,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: limited incentive language, preferred-lender requirement.",
      "sqft": 1769,
      "subdivision": "Drakes Lndg Ph II",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "1230 Rylee Lane",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 8.79,
        "arbitrage_delta_percent": 3.92,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "401 Salado Plaza Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "401-salado-plaza-drive-salado",
            "price": 200000,
            "price_per_sqft": 108.64,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1841,
            "sqft_delta": 17,
            "subdivision": "",
            "year_built": 1980
          },
          {
            "address": "1008 Mill Creek Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "1008-mill-creek-lane-salado",
            "price": 399000,
            "price_per_sqft": 224.16,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1780,
            "sqft_delta": -44,
            "subdivision": "Mill Creek Sec 2",
            "year_built": 1978
          },
          {
            "address": "10223 Southshore Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "10223-southshore-drive-salado",
            "price": 419000,
            "price_per_sqft": 236.72,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1770,
            "sqft_delta": -54,
            "subdivision": "Southshore Sub",
            "year_built": 2005
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 401 Salado Plaza Drive, 1008 Mill Creek Lane, 10223 Southshore Drive, this new-construction card is $9/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 224.16,
        "new_effective_price_per_sqft": 232.95,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": null,
      "city": "Salado",
      "closing_credit": null,
      "dom": 18,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 232.95,
              "estimated_monthly_total_with_ti_hoa": 3636,
              "five_year_total_cost_estimate": 230879,
              "five_year_total_delta_vs_baseline": -54368,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 511,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 232.95,
              "estimated_monthly_total_with_ti_hoa": 3705,
              "five_year_total_cost_estimate": 235036,
              "five_year_total_delta_vs_baseline": -50211,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 580,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 230.62,
              "estimated_monthly_total_with_ti_hoa": 3505,
              "five_year_total_cost_estimate": 246953,
              "five_year_total_delta_vs_baseline": -38294,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 380,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 232.95,
              "estimated_monthly_total_with_ti_hoa": 3749,
              "five_year_total_cost_estimate": 252549,
              "five_year_total_delta_vs_baseline": -32698,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 624,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 232.95,
              "estimated_monthly_total_with_ti_hoa": 3781,
              "five_year_total_cost_estimate": 260847,
              "five_year_total_delta_vs_baseline": -24400,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 656,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 232.95,
              "estimated_monthly_total_with_ti_hoa": 3125,
              "five_year_total_cost_estimate": 285247,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 232.95,
              "estimated_monthly_total_with_ti_hoa": 921,
              "five_year_total_cost_estimate": 492884,
              "five_year_total_delta_vs_baseline": 207637,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2204,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 4249,
            "down_payment": 21033,
            "effective_price": 420651,
            "effective_price_per_sqft": 230.62,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 158,
            "estimated_monthly_tax": 754,
            "estimated_monthly_total_with_ti_hoa": 3505,
            "five_year_total_before_tax_insurance_hoa": 192268,
            "five_year_total_cost_estimate": 246953,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 399618,
            "monthly_mi": 200,
            "monthly_pi": 2393,
            "monthly_pi_plus_mi": 2593,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 375145
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 424900,
            "effective_price": 424900,
            "effective_price_per_sqft": 232.95,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 159,
            "estimated_monthly_tax": 761,
            "estimated_monthly_total_with_ti_hoa": 921,
            "five_year_total_before_tax_insurance_hoa": 437647,
            "five_year_total_cost_estimate": 492884,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 84980,
            "effective_price": 424900,
            "effective_price_per_sqft": 232.95,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 159,
            "estimated_monthly_tax": 761,
            "estimated_monthly_total_with_ti_hoa": 3125,
            "five_year_total_before_tax_insurance_hoa": 230010,
            "five_year_total_cost_estimate": 285247,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 339920,
            "monthly_mi": 0,
            "monthly_pi": 2205,
            "monthly_pi_plus_mi": 2205,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 319102
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 21245,
            "effective_price": 424900,
            "effective_price_per_sqft": 232.95,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 159,
            "estimated_monthly_tax": 761,
            "estimated_monthly_total_with_ti_hoa": 3781,
            "five_year_total_before_tax_insurance_hoa": 205610,
            "five_year_total_cost_estimate": 260847,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 403655,
            "monthly_mi": 202,
            "monthly_pi": 2658,
            "monthly_pi_plus_mi": 2860,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 379558
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 14872,
            "effective_price": 424900,
            "effective_price_per_sqft": 232.95,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 159,
            "estimated_monthly_tax": 761,
            "estimated_monthly_total_with_ti_hoa": 3749,
            "five_year_total_before_tax_insurance_hoa": 197312,
            "five_year_total_cost_estimate": 252549,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 417204,
            "monthly_mi": 191,
            "monthly_pi": 2637,
            "monthly_pi_plus_mi": 2828,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 390549
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 424900,
            "effective_price_per_sqft": 232.95,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 159,
            "estimated_monthly_tax": 761,
            "estimated_monthly_total_with_ti_hoa": 3705,
            "five_year_total_before_tax_insurance_hoa": 179799,
            "five_year_total_cost_estimate": 235036,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 424900,
            "monthly_mi": 0,
            "monthly_pi": 2784,
            "monthly_pi_plus_mi": 2784,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 399317
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 424900,
            "effective_price_per_sqft": 232.95,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 159,
            "estimated_monthly_tax": 761,
            "estimated_monthly_total_with_ti_hoa": 3636,
            "five_year_total_before_tax_insurance_hoa": 175642,
            "five_year_total_cost_estimate": 230879,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 434035,
            "monthly_mi": 0,
            "monthly_pi": 2715,
            "monthly_pi_plus_mi": 2715,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 405834
          }
        }
      },
      "id": "a01dcb0921c5",
      "incentive_types": [
        "exclusive_savings",
        "preferred_lender"
      ],
      "negotiability_score": 35,
      "original_price": 424900,
      "preferred_lender_required": true,
      "price": 424900,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: limited incentive language, preferred-lender requirement.",
      "sqft": 1824,
      "subdivision": "Drakes Lndg Ph 2 Amending Plat",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "1412 Fossil Trail",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 8.81,
        "arbitrage_delta_percent": 5.74,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "3172 Auction Barn Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "3172-auction-barn-road-belton",
            "price": 290000,
            "price_per_sqft": 147.81,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1962,
            "sqft_delta": -9,
            "subdivision": "Rolling Acres Sec I",
            "year_built": 1986
          },
          {
            "address": "11 E AZTEC Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "11-e-aztec-lane-belton",
            "price": 320000,
            "price_per_sqft": 163.18,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1961,
            "sqft_delta": -10,
            "subdivision": "Morgans Point Resort Sec 5",
            "year_built": 2015
          },
          {
            "address": "717 Liberty Valley Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "same_city",
            "id": "717-liberty-valley-drive-belton",
            "price": 305000,
            "price_per_sqft": 153.58,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-0-500.csv",
            "sqft": 1986,
            "sqft_delta": 15,
            "subdivision": "Liberty Valley IV",
            "year_built": 2019
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 3172 Auction Barn Road, 11 E AZTEC Lane, 717 Liberty Valley Drive, this new-construction card is $9/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 153.58,
        "new_effective_price_per_sqft": 162.39,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": null,
      "city": "Belton",
      "closing_credit": null,
      "dom": 68,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 162.39,
              "estimated_monthly_total_with_ti_hoa": 2739,
              "five_year_total_cost_estimate": 173915,
              "five_year_total_delta_vs_baseline": -40953,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 385,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 162.39,
              "estimated_monthly_total_with_ti_hoa": 2791,
              "five_year_total_cost_estimate": 177046,
              "five_year_total_delta_vs_baseline": -37822,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 437,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 160.76,
              "estimated_monthly_total_with_ti_hoa": 2640,
              "five_year_total_cost_estimate": 186022,
              "five_year_total_delta_vs_baseline": -28846,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 286,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 162.39,
              "estimated_monthly_total_with_ti_hoa": 2824,
              "five_year_total_cost_estimate": 190238,
              "five_year_total_delta_vs_baseline": -24630,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 470,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 162.39,
              "estimated_monthly_total_with_ti_hoa": 2848,
              "five_year_total_cost_estimate": 196489,
              "five_year_total_delta_vs_baseline": -18379,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 494,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 162.39,
              "estimated_monthly_total_with_ti_hoa": 2354,
              "five_year_total_cost_estimate": 214868,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 162.39,
              "estimated_monthly_total_with_ti_hoa": 693,
              "five_year_total_cost_estimate": 371275,
              "five_year_total_delta_vs_baseline": 156407,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1661,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 3201,
            "down_payment": 15843,
            "effective_price": 316864,
            "effective_price_per_sqft": 160.76,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 119,
            "estimated_monthly_tax": 568,
            "estimated_monthly_total_with_ti_hoa": 2640,
            "five_year_total_before_tax_insurance_hoa": 144830,
            "five_year_total_cost_estimate": 186022,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 301021,
            "monthly_mi": 151,
            "monthly_pi": 1803,
            "monthly_pi_plus_mi": 1953,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 282585
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 320065,
            "effective_price": 320065,
            "effective_price_per_sqft": 162.39,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 573,
            "estimated_monthly_total_with_ti_hoa": 693,
            "five_year_total_before_tax_insurance_hoa": 329667,
            "five_year_total_cost_estimate": 371275,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 64013,
            "effective_price": 320065,
            "effective_price_per_sqft": 162.39,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 573,
            "estimated_monthly_total_with_ti_hoa": 2354,
            "five_year_total_before_tax_insurance_hoa": 173260,
            "five_year_total_cost_estimate": 214868,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 256052,
            "monthly_mi": 0,
            "monthly_pi": 1661,
            "monthly_pi_plus_mi": 1661,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 240371
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 16003,
            "effective_price": 320065,
            "effective_price_per_sqft": 162.39,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 573,
            "estimated_monthly_total_with_ti_hoa": 2848,
            "five_year_total_before_tax_insurance_hoa": 154880,
            "five_year_total_cost_estimate": 196489,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 304062,
            "monthly_mi": 152,
            "monthly_pi": 2003,
            "monthly_pi_plus_mi": 2155,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 285910
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 11202,
            "effective_price": 320065,
            "effective_price_per_sqft": 162.39,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 573,
            "estimated_monthly_total_with_ti_hoa": 2824,
            "five_year_total_before_tax_insurance_hoa": 148630,
            "five_year_total_cost_estimate": 190238,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 314268,
            "monthly_mi": 144,
            "monthly_pi": 1986,
            "monthly_pi_plus_mi": 2130,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 294189
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 320065,
            "effective_price_per_sqft": 162.39,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 573,
            "estimated_monthly_total_with_ti_hoa": 2791,
            "five_year_total_before_tax_insurance_hoa": 135437,
            "five_year_total_cost_estimate": 177046,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 320065,
            "monthly_mi": 0,
            "monthly_pi": 2097,
            "monthly_pi_plus_mi": 2097,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 300794
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 320065,
            "effective_price_per_sqft": 162.39,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 120,
            "estimated_monthly_tax": 573,
            "estimated_monthly_total_with_ti_hoa": 2739,
            "five_year_total_before_tax_insurance_hoa": 132306,
            "five_year_total_cost_estimate": 173915,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 326946,
            "monthly_mi": 0,
            "monthly_pi": 2045,
            "monthly_pi_plus_mi": 2045,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 305703
          }
        }
      },
      "id": "6b6209db0a42",
      "incentive_types": [
        "closing_costs"
      ],
      "negotiability_score": 34,
      "original_price": 319465,
      "preferred_lender_required": false,
      "price": 320065,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language.",
      "sqft": 1971,
      "subdivision": "Hubbard Branch",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "3200 Privet Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": -3.24,
        "arbitrage_delta_percent": -2.15,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1711 Lynx Circle",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "1711-lynx-circle-harker-heights",
            "price": 280000,
            "price_per_sqft": 150.54,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1860,
            "sqft_delta": 2,
            "subdivision": "Country Trails Add 6th Ph",
            "year_built": 1993
          },
          {
            "address": "308 Live Oak Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "308-live-oak-drive-harker-heights",
            "price": 335000,
            "price_per_sqft": 180.89,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1852,
            "sqft_delta": -6,
            "subdivision": "Highland Oaks Estates Sec",
            "year_built": 1973
          },
          {
            "address": "220 W Mockingbird Ln",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "220-w-mockingbird-ln-harker-heights",
            "price": 235000,
            "price_per_sqft": 126.96,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 1851,
            "sqft_delta": -7,
            "subdivision": "",
            "year_built": 1975
          }
        ],
        "favorable": true,
        "honest_writeup": "Compared with 1711 Lynx Circle, 308 Live Oak Drive, 220 W Mockingbird Ln, this new-construction card is $3/sqft cheaper on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 150.54,
        "new_effective_price_per_sqft": 147.3,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": null,
      "city": "Killeen",
      "closing_credit": 17000,
      "dom": 7,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 147.3,
              "estimated_monthly_total_with_ti_hoa": 2342,
              "five_year_total_cost_estimate": 140505,
              "five_year_total_delta_vs_baseline": -35020,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 329,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 147.3,
              "estimated_monthly_total_with_ti_hoa": 2386,
              "five_year_total_cost_estimate": 143182,
              "five_year_total_delta_vs_baseline": -32343,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 373,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 147.3,
              "estimated_monthly_total_with_ti_hoa": 2415,
              "five_year_total_cost_estimate": 154463,
              "five_year_total_delta_vs_baseline": -21062,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 402,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 147.3,
              "estimated_monthly_total_with_ti_hoa": 2280,
              "five_year_total_cost_estimate": 155147,
              "five_year_total_delta_vs_baseline": -20378,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 267,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 147.3,
              "estimated_monthly_total_with_ti_hoa": 2435,
              "five_year_total_cost_estimate": 159808,
              "five_year_total_delta_vs_baseline": -15717,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 422,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 147.3,
              "estimated_monthly_total_with_ti_hoa": 2013,
              "five_year_total_cost_estimate": 175525,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 147.3,
              "estimated_monthly_total_with_ti_hoa": 593,
              "five_year_total_cost_estimate": 309270,
              "five_year_total_delta_vs_baseline": 133745,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1420,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 17000,
            "down_payment": 13684,
            "effective_price": 273690,
            "effective_price_per_sqft": 147.3,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 103,
            "estimated_monthly_tax": 490,
            "estimated_monthly_total_with_ti_hoa": 2280,
            "five_year_total_before_tax_insurance_hoa": 119567,
            "five_year_total_cost_estimate": 155147,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 260006,
            "monthly_mi": 130,
            "monthly_pi": 1557,
            "monthly_pi_plus_mi": 1687,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 244082
          },
          "cash": {
            "detected_incentive_value": 17000,
            "down_payment": 273690,
            "effective_price": 273690,
            "effective_price_per_sqft": 147.3,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 103,
            "estimated_monthly_tax": 490,
            "estimated_monthly_total_with_ti_hoa": 593,
            "five_year_total_before_tax_insurance_hoa": 273690,
            "five_year_total_cost_estimate": 309270,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 17000,
            "down_payment": 54738,
            "effective_price": 273690,
            "effective_price_per_sqft": 147.3,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 103,
            "estimated_monthly_tax": 490,
            "estimated_monthly_total_with_ti_hoa": 2013,
            "five_year_total_before_tax_insurance_hoa": 139945,
            "five_year_total_cost_estimate": 175525,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 218952,
            "monthly_mi": 0,
            "monthly_pi": 1420,
            "monthly_pi_plus_mi": 1420,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 205543
          },
          "conventional_5": {
            "detected_incentive_value": 17000,
            "down_payment": 13684,
            "effective_price": 273690,
            "effective_price_per_sqft": 147.3,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 103,
            "estimated_monthly_tax": 490,
            "estimated_monthly_total_with_ti_hoa": 2435,
            "five_year_total_before_tax_insurance_hoa": 124228,
            "five_year_total_cost_estimate": 159808,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 260006,
            "monthly_mi": 130,
            "monthly_pi": 1712,
            "monthly_pi_plus_mi": 1842,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 244484
          },
          "fha_3_5": {
            "detected_incentive_value": 17000,
            "down_payment": 9579,
            "effective_price": 273690,
            "effective_price_per_sqft": 147.3,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 103,
            "estimated_monthly_tax": 490,
            "estimated_monthly_total_with_ti_hoa": 2415,
            "five_year_total_before_tax_insurance_hoa": 118884,
            "five_year_total_cost_estimate": 154463,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 268733,
            "monthly_mi": 123,
            "monthly_pi": 1699,
            "monthly_pi_plus_mi": 1822,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 251563
          },
          "physician_0": {
            "detected_incentive_value": 17000,
            "down_payment": 0,
            "effective_price": 273690,
            "effective_price_per_sqft": 147.3,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 103,
            "estimated_monthly_tax": 490,
            "estimated_monthly_total_with_ti_hoa": 2386,
            "five_year_total_before_tax_insurance_hoa": 107603,
            "five_year_total_cost_estimate": 143182,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 273690,
            "monthly_mi": 0,
            "monthly_pi": 1793,
            "monthly_pi_plus_mi": 1793,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 257211
          },
          "va_0": {
            "detected_incentive_value": 17000,
            "down_payment": 0,
            "effective_price": 273690,
            "effective_price_per_sqft": 147.3,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 103,
            "estimated_monthly_tax": 490,
            "estimated_monthly_total_with_ti_hoa": 2342,
            "five_year_total_before_tax_insurance_hoa": 104925,
            "five_year_total_cost_estimate": 140505,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 279574,
            "monthly_mi": 0,
            "monthly_pi": 1749,
            "monthly_pi_plus_mi": 1749,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 261409
          }
        }
      },
      "id": "03ef64f6cfc5",
      "incentive_types": [
        "closing_costs",
        "rate_buydown"
      ],
      "negotiability_score": 34,
      "original_price": 290690,
      "preferred_lender_required": false,
      "price": 290690,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language, rate buydown language.",
      "sqft": 1858,
      "subdivision": "Goodnight Ranch",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "1306 Rylee Lane",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": -21.81,
        "arbitrage_delta_percent": -9.13,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "8901 Brewer Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "8901-brewer-lane-salado",
            "price": 799500,
            "price_per_sqft": 327.8,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2439,
            "sqft_delta": 3,
            "subdivision": "West Amity Estates Rep #1",
            "year_built": 1996
          },
          {
            "address": "200 Carriage House Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "200-carriage-house-road-salado",
            "price": 585000,
            "price_per_sqft": 238.97,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2448,
            "sqft_delta": 12,
            "subdivision": "The Carriage House Estates Of",
            "year_built": 2000
          },
          {
            "address": "5507 Hollow Loop",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "5507-hollow-loop-salado",
            "price": 534400,
            "price_per_sqft": 221.19,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2416,
            "sqft_delta": -20,
            "subdivision": "Hollow Ranch",
            "year_built": 2021
          }
        ],
        "favorable": true,
        "honest_writeup": "Compared with 8901 Brewer Lane, 200 Carriage House Road, 5507 Hollow Loop, this new-construction card is $22/sqft cheaper on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 238.97,
        "new_effective_price_per_sqft": 217.16,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Sandor Homes",
      "city": "Salado",
      "closing_credit": null,
      "dom": 51,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 217.16,
              "estimated_monthly_total_with_ti_hoa": 4526,
              "five_year_total_cost_estimate": 287444,
              "five_year_total_delta_vs_baseline": -67688,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 635,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 217.16,
              "estimated_monthly_total_with_ti_hoa": 4612,
              "five_year_total_cost_estimate": 292619,
              "five_year_total_delta_vs_baseline": -62513,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 721,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 214.99,
              "estimated_monthly_total_with_ti_hoa": 4363,
              "five_year_total_cost_estimate": 307456,
              "five_year_total_delta_vs_baseline": -47676,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 472,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 217.16,
              "estimated_monthly_total_with_ti_hoa": 4667,
              "five_year_total_cost_estimate": 314424,
              "five_year_total_delta_vs_baseline": -40708,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 776,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 217.16,
              "estimated_monthly_total_with_ti_hoa": 4707,
              "five_year_total_cost_estimate": 324754,
              "five_year_total_delta_vs_baseline": -30378,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 816,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 217.16,
              "estimated_monthly_total_with_ti_hoa": 3891,
              "five_year_total_cost_estimate": 355132,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 217.16,
              "estimated_monthly_total_with_ti_hoa": 1146,
              "five_year_total_cost_estimate": 613640,
              "five_year_total_delta_vs_baseline": 258508,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2745,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 5290,
            "down_payment": 26186,
            "effective_price": 523710,
            "effective_price_per_sqft": 214.99,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 196,
            "estimated_monthly_tax": 938,
            "estimated_monthly_total_with_ti_hoa": 4363,
            "five_year_total_before_tax_insurance_hoa": 239374,
            "five_year_total_cost_estimate": 307456,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 497524,
            "monthly_mi": 249,
            "monthly_pi": 2980,
            "monthly_pi_plus_mi": 3228,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 467055
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 529000,
            "effective_price": 529000,
            "effective_price_per_sqft": 217.16,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 198,
            "estimated_monthly_tax": 948,
            "estimated_monthly_total_with_ti_hoa": 1146,
            "five_year_total_before_tax_insurance_hoa": 544870,
            "five_year_total_cost_estimate": 613640,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 105800,
            "effective_price": 529000,
            "effective_price_per_sqft": 217.16,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 198,
            "estimated_monthly_tax": 948,
            "estimated_monthly_total_with_ti_hoa": 3891,
            "five_year_total_before_tax_insurance_hoa": 286362,
            "five_year_total_cost_estimate": 355132,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 423200,
            "monthly_mi": 0,
            "monthly_pi": 2745,
            "monthly_pi_plus_mi": 2745,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 397282
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 26450,
            "effective_price": 529000,
            "effective_price_per_sqft": 217.16,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 198,
            "estimated_monthly_tax": 948,
            "estimated_monthly_total_with_ti_hoa": 4707,
            "five_year_total_before_tax_insurance_hoa": 255984,
            "five_year_total_cost_estimate": 324754,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 502550,
            "monthly_mi": 251,
            "monthly_pi": 3310,
            "monthly_pi_plus_mi": 3561,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 472549
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 18515,
            "effective_price": 529000,
            "effective_price_per_sqft": 217.16,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 198,
            "estimated_monthly_tax": 948,
            "estimated_monthly_total_with_ti_hoa": 4667,
            "five_year_total_before_tax_insurance_hoa": 245654,
            "five_year_total_cost_estimate": 314424,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 519418,
            "monthly_mi": 238,
            "monthly_pi": 3283,
            "monthly_pi_plus_mi": 3521,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 486233
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 529000,
            "effective_price_per_sqft": 217.16,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 198,
            "estimated_monthly_tax": 948,
            "estimated_monthly_total_with_ti_hoa": 4612,
            "five_year_total_before_tax_insurance_hoa": 223849,
            "five_year_total_cost_estimate": 292619,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 529000,
            "monthly_mi": 0,
            "monthly_pi": 3466,
            "monthly_pi_plus_mi": 3466,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 497150
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 529000,
            "effective_price_per_sqft": 217.16,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 198,
            "estimated_monthly_tax": 948,
            "estimated_monthly_total_with_ti_hoa": 4526,
            "five_year_total_before_tax_insurance_hoa": 218674,
            "five_year_total_cost_estimate": 287444,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 540374,
            "monthly_mi": 0,
            "monthly_pi": 3380,
            "monthly_pi_plus_mi": 3380,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 505263
          }
        }
      },
      "id": "3620ea2e9c3e",
      "incentive_types": [
        "preferred_lender"
      ],
      "negotiability_score": 34,
      "original_price": 529000,
      "preferred_lender_required": true,
      "price": 529000,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: preferred-lender requirement.",
      "sqft": 2436,
      "subdivision": "Drakes Lndg Ph II",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "1998 Rosson Street",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 25.34,
        "arbitrage_delta_percent": 17.18,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "3632 North Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "3632-north-drive-belton",
            "price": 459900,
            "price_per_sqft": 237.43,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1937,
            "sqft_delta": -1,
            "subdivision": "Pine Terrace Sub",
            "year_built": 1996
          },
          {
            "address": "20 W Nugent Avenue",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "adjacent_city",
            "id": "20-w-nugent-avenue-temple",
            "price": 285900,
            "price_per_sqft": 147.22,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1942,
            "sqft_delta": 4,
            "subdivision": "",
            "year_built": 1942
          },
          {
            "address": "2611 Settlers Oak Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "2611-settlers-oak-drive-belton",
            "price": 285000,
            "price_per_sqft": 147.52,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1932,
            "sqft_delta": -6,
            "subdivision": "Hubbard Branch Add Ph",
            "year_built": 2021
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 3632 North Drive, 20 W Nugent Avenue, 2611 Settlers Oak Drive, this new-construction card is $25/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 147.52,
        "new_effective_price_per_sqft": 172.86,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Sandor Homes",
      "city": "Nolanville",
      "closing_credit": null,
      "dom": 9,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 172.86,
              "estimated_monthly_total_with_ti_hoa": 2866,
              "five_year_total_cost_estimate": 182030,
              "five_year_total_delta_vs_baseline": -42865,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 402,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 172.86,
              "estimated_monthly_total_with_ti_hoa": 2921,
              "five_year_total_cost_estimate": 185307,
              "five_year_total_delta_vs_baseline": -39588,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 457,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 171.13,
              "estimated_monthly_total_with_ti_hoa": 2763,
              "five_year_total_cost_estimate": 194703,
              "five_year_total_delta_vs_baseline": -30192,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 299,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 172.86,
              "estimated_monthly_total_with_ti_hoa": 2956,
              "five_year_total_cost_estimate": 199115,
              "five_year_total_delta_vs_baseline": -25780,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 492,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 172.86,
              "estimated_monthly_total_with_ti_hoa": 2981,
              "five_year_total_cost_estimate": 205657,
              "five_year_total_delta_vs_baseline": -19238,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 517,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 172.86,
              "estimated_monthly_total_with_ti_hoa": 2464,
              "five_year_total_cost_estimate": 224895,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 172.86,
              "estimated_monthly_total_with_ti_hoa": 726,
              "five_year_total_cost_estimate": 388600,
              "five_year_total_delta_vs_baseline": 163705,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1738,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 3350,
            "down_payment": 16582,
            "effective_price": 331650,
            "effective_price_per_sqft": 171.13,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 124,
            "estimated_monthly_tax": 594,
            "estimated_monthly_total_with_ti_hoa": 2763,
            "five_year_total_before_tax_insurance_hoa": 151588,
            "five_year_total_cost_estimate": 194703,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 315068,
            "monthly_mi": 158,
            "monthly_pi": 1887,
            "monthly_pi_plus_mi": 2044,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 295772
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 335000,
            "effective_price": 335000,
            "effective_price_per_sqft": 172.86,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 126,
            "estimated_monthly_tax": 600,
            "estimated_monthly_total_with_ti_hoa": 726,
            "five_year_total_before_tax_insurance_hoa": 345050,
            "five_year_total_cost_estimate": 388600,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 67000,
            "effective_price": 335000,
            "effective_price_per_sqft": 172.86,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 126,
            "estimated_monthly_tax": 600,
            "estimated_monthly_total_with_ti_hoa": 2464,
            "five_year_total_before_tax_insurance_hoa": 181345,
            "five_year_total_cost_estimate": 224895,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 268000,
            "monthly_mi": 0,
            "monthly_pi": 1738,
            "monthly_pi_plus_mi": 1738,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 251587
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 16750,
            "effective_price": 335000,
            "effective_price_per_sqft": 172.86,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 126,
            "estimated_monthly_tax": 600,
            "estimated_monthly_total_with_ti_hoa": 2981,
            "five_year_total_before_tax_insurance_hoa": 162107,
            "five_year_total_cost_estimate": 205657,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 318250,
            "monthly_mi": 159,
            "monthly_pi": 2096,
            "monthly_pi_plus_mi": 2255,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 299251
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 11725,
            "effective_price": 335000,
            "effective_price_per_sqft": 172.86,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 126,
            "estimated_monthly_tax": 600,
            "estimated_monthly_total_with_ti_hoa": 2956,
            "five_year_total_before_tax_insurance_hoa": 155565,
            "five_year_total_cost_estimate": 199115,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 328932,
            "monthly_mi": 151,
            "monthly_pi": 2079,
            "monthly_pi_plus_mi": 2230,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 307917
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 335000,
            "effective_price_per_sqft": 172.86,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 126,
            "estimated_monthly_tax": 600,
            "estimated_monthly_total_with_ti_hoa": 2921,
            "five_year_total_before_tax_insurance_hoa": 141757,
            "five_year_total_cost_estimate": 185307,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 335000,
            "monthly_mi": 0,
            "monthly_pi": 2195,
            "monthly_pi_plus_mi": 2195,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 314830
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 335000,
            "effective_price_per_sqft": 172.86,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 126,
            "estimated_monthly_tax": 600,
            "estimated_monthly_total_with_ti_hoa": 2866,
            "five_year_total_before_tax_insurance_hoa": 138480,
            "five_year_total_cost_estimate": 182030,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 342202,
            "monthly_mi": 0,
            "monthly_pi": 2140,
            "monthly_pi_plus_mi": 2140,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 319968
          }
        }
      },
      "id": "09d8ca866a2d",
      "incentive_types": [
        "exclusive_savings",
        "preferred_lender"
      ],
      "negotiability_score": 32,
      "original_price": 335000,
      "preferred_lender_required": true,
      "price": 335000,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: limited incentive language, preferred-lender requirement.",
      "sqft": 1938,
      "subdivision": "Warriors Legacy Ph 2-B",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "3107 Atascosa Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 83.15,
        "arbitrage_delta_percent": 80.96,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "212 W Killen Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "212-w-killen-lane-temple",
            "price": 145000,
            "price_per_sqft": 93.25,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-0-500.csv",
            "sqft": 1555,
            "sqft_delta": 0,
            "subdivision": "Bellaire North Sec 2",
            "year_built": 1966
          },
          {
            "address": "425 Weeping Willow Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "425-weeping-willow-drive-temple",
            "price": 265000,
            "price_per_sqft": 170.42,
            "source": "/Users/taylordasch_1/market-monitor/05-14-2026-mls-templebelton.csv",
            "sqft": 1555,
            "sqft_delta": 0,
            "subdivision": "Windmill Farms Ph One",
            "year_built": 2007
          },
          {
            "address": "419 King Circle",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "419-king-circle-temple",
            "price": 159999,
            "price_per_sqft": 102.7,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1558,
            "sqft_delta": 3,
            "subdivision": "Jackson Park Manor",
            "year_built": 1952
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 212 W Killen Lane, 425 Weeping Willow Drive, 419 King Circle, this new-construction card is $83/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 102.7,
        "new_effective_price_per_sqft": 185.85,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Jubilee Homes",
      "city": "Temple",
      "closing_credit": null,
      "dom": 60,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 185.85,
              "estimated_monthly_total_with_ti_hoa": 2473,
              "five_year_total_cost_estimate": 157035,
              "five_year_total_delta_vs_baseline": -36979,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 347,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 185.85,
              "estimated_monthly_total_with_ti_hoa": 2520,
              "five_year_total_cost_estimate": 159862,
              "five_year_total_delta_vs_baseline": -34152,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 394,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 183.99,
              "estimated_monthly_total_with_ti_hoa": 2384,
              "five_year_total_cost_estimate": 167968,
              "five_year_total_delta_vs_baseline": -26046,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 258,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 185.85,
              "estimated_monthly_total_with_ti_hoa": 2550,
              "five_year_total_cost_estimate": 171774,
              "five_year_total_delta_vs_baseline": -22240,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 424,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 185.85,
              "estimated_monthly_total_with_ti_hoa": 2572,
              "five_year_total_cost_estimate": 177418,
              "five_year_total_delta_vs_baseline": -16596,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 446,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 185.85,
              "estimated_monthly_total_with_ti_hoa": 2126,
              "five_year_total_cost_estimate": 194014,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 185.85,
              "estimated_monthly_total_with_ti_hoa": 626,
              "five_year_total_cost_estimate": 335240,
              "five_year_total_delta_vs_baseline": 141226,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1500,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2890,
            "down_payment": 14306,
            "effective_price": 286110,
            "effective_price_per_sqft": 183.99,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 107,
            "estimated_monthly_tax": 513,
            "estimated_monthly_total_with_ti_hoa": 2384,
            "five_year_total_before_tax_insurance_hoa": 130773,
            "five_year_total_cost_estimate": 167968,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 271804,
            "monthly_mi": 136,
            "monthly_pi": 1628,
            "monthly_pi_plus_mi": 1764,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 255158
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 289000,
            "effective_price": 289000,
            "effective_price_per_sqft": 185.85,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 108,
            "estimated_monthly_tax": 518,
            "estimated_monthly_total_with_ti_hoa": 626,
            "five_year_total_before_tax_insurance_hoa": 297670,
            "five_year_total_cost_estimate": 335240,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 57800,
            "effective_price": 289000,
            "effective_price_per_sqft": 185.85,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 108,
            "estimated_monthly_tax": 518,
            "estimated_monthly_total_with_ti_hoa": 2126,
            "five_year_total_before_tax_insurance_hoa": 156444,
            "five_year_total_cost_estimate": 194014,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 231200,
            "monthly_mi": 0,
            "monthly_pi": 1500,
            "monthly_pi_plus_mi": 1500,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 217041
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 14450,
            "effective_price": 289000,
            "effective_price_per_sqft": 185.85,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 108,
            "estimated_monthly_tax": 518,
            "estimated_monthly_total_with_ti_hoa": 2572,
            "five_year_total_before_tax_insurance_hoa": 139848,
            "five_year_total_cost_estimate": 177418,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 274550,
            "monthly_mi": 137,
            "monthly_pi": 1808,
            "monthly_pi_plus_mi": 1945,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 258160
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 10115,
            "effective_price": 289000,
            "effective_price_per_sqft": 185.85,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 108,
            "estimated_monthly_tax": 518,
            "estimated_monthly_total_with_ti_hoa": 2550,
            "five_year_total_before_tax_insurance_hoa": 134204,
            "five_year_total_cost_estimate": 171774,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 283765,
            "monthly_mi": 130,
            "monthly_pi": 1794,
            "monthly_pi_plus_mi": 1924,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 265636
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 289000,
            "effective_price_per_sqft": 185.85,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 108,
            "estimated_monthly_tax": 518,
            "estimated_monthly_total_with_ti_hoa": 2520,
            "five_year_total_before_tax_insurance_hoa": 122292,
            "five_year_total_cost_estimate": 159862,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 289000,
            "monthly_mi": 0,
            "monthly_pi": 1894,
            "monthly_pi_plus_mi": 1894,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 271600
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 289000,
            "effective_price_per_sqft": 185.85,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 108,
            "estimated_monthly_tax": 518,
            "estimated_monthly_total_with_ti_hoa": 2473,
            "five_year_total_before_tax_insurance_hoa": 119465,
            "five_year_total_cost_estimate": 157035,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 295214,
            "monthly_mi": 0,
            "monthly_pi": 1847,
            "monthly_pi_plus_mi": 1847,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 276032
          }
        }
      },
      "id": "f9ae74930275",
      "incentive_types": [
        "exclusive_savings"
      ],
      "negotiability_score": 32,
      "original_price": 289000,
      "preferred_lender_required": false,
      "price": 289000,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: limited incentive language.",
      "sqft": 1555,
      "subdivision": "County View",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "1312 Rylee Lane",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": -0.07,
        "arbitrage_delta_percent": -0.03,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "11010 La Paloma Loop",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "11010-la-paloma-loop-salado",
            "price": 584000,
            "price_per_sqft": 270.87,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2156,
            "sqft_delta": -8,
            "subdivision": "La Paloma Sub",
            "year_built": 2014
          },
          {
            "address": "1601 Guess Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "1601-guess-drive-salado",
            "price": 500000,
            "price_per_sqft": 226.04,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2212,
            "sqft_delta": 48,
            "subdivision": "Chisholm Trail Ph 1",
            "year_built": 1996
          },
          {
            "address": "5513 Hollow Loop",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "5513-hollow-loop-salado",
            "price": 475000,
            "price_per_sqft": 214.64,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2213,
            "sqft_delta": 49,
            "subdivision": "Hollow Ranch",
            "year_built": 2021
          }
        ],
        "favorable": true,
        "honest_writeup": "Compared with 11010 La Paloma Loop, 1601 Guess Drive, 5513 Hollow Loop, this new-construction card is $0/sqft cheaper on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 226.04,
        "new_effective_price_per_sqft": 225.97,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Sandor Homes",
      "city": "Salado",
      "closing_credit": null,
      "dom": 43,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 225.97,
              "estimated_monthly_total_with_ti_hoa": 4184,
              "five_year_total_cost_estimate": 265709,
              "five_year_total_delta_vs_baseline": -62570,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 587,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 225.97,
              "estimated_monthly_total_with_ti_hoa": 4264,
              "five_year_total_cost_estimate": 270493,
              "five_year_total_delta_vs_baseline": -57786,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 667,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 223.71,
              "estimated_monthly_total_with_ti_hoa": 4033,
              "five_year_total_cost_estimate": 284208,
              "five_year_total_delta_vs_baseline": -44071,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 436,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 225.97,
              "estimated_monthly_total_with_ti_hoa": 4314,
              "five_year_total_cost_estimate": 290649,
              "five_year_total_delta_vs_baseline": -37630,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 717,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 225.97,
              "estimated_monthly_total_with_ti_hoa": 4351,
              "five_year_total_cost_estimate": 300198,
              "five_year_total_delta_vs_baseline": -28081,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 754,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 225.97,
              "estimated_monthly_total_with_ti_hoa": 3597,
              "five_year_total_cost_estimate": 328279,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 225.97,
              "estimated_monthly_total_with_ti_hoa": 1060,
              "five_year_total_cost_estimate": 567240,
              "five_year_total_delta_vs_baseline": 238961,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2537,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 4890,
            "down_payment": 24206,
            "effective_price": 484110,
            "effective_price_per_sqft": 223.71,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 182,
            "estimated_monthly_tax": 867,
            "estimated_monthly_total_with_ti_hoa": 4033,
            "five_year_total_before_tax_insurance_hoa": 221274,
            "five_year_total_cost_estimate": 284208,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 459904,
            "monthly_mi": 230,
            "monthly_pi": 2754,
            "monthly_pi_plus_mi": 2984,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 431739
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 489000,
            "effective_price": 489000,
            "effective_price_per_sqft": 225.97,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 183,
            "estimated_monthly_tax": 876,
            "estimated_monthly_total_with_ti_hoa": 1060,
            "five_year_total_before_tax_insurance_hoa": 503670,
            "five_year_total_cost_estimate": 567240,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 97800,
            "effective_price": 489000,
            "effective_price_per_sqft": 225.97,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 183,
            "estimated_monthly_tax": 876,
            "estimated_monthly_total_with_ti_hoa": 3597,
            "five_year_total_before_tax_insurance_hoa": 264709,
            "five_year_total_cost_estimate": 328279,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 391200,
            "monthly_mi": 0,
            "monthly_pi": 2537,
            "monthly_pi_plus_mi": 2537,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 367242
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 24450,
            "effective_price": 489000,
            "effective_price_per_sqft": 225.97,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 183,
            "estimated_monthly_tax": 876,
            "estimated_monthly_total_with_ti_hoa": 4351,
            "five_year_total_before_tax_insurance_hoa": 236628,
            "five_year_total_cost_estimate": 300198,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 464550,
            "monthly_mi": 232,
            "monthly_pi": 3060,
            "monthly_pi_plus_mi": 3292,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 436818
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 17115,
            "effective_price": 489000,
            "effective_price_per_sqft": 225.97,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 183,
            "estimated_monthly_tax": 876,
            "estimated_monthly_total_with_ti_hoa": 4314,
            "five_year_total_before_tax_insurance_hoa": 227079,
            "five_year_total_cost_estimate": 290649,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 480143,
            "monthly_mi": 220,
            "monthly_pi": 3035,
            "monthly_pi_plus_mi": 3255,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 449467
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 489000,
            "effective_price_per_sqft": 225.97,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 183,
            "estimated_monthly_tax": 876,
            "estimated_monthly_total_with_ti_hoa": 4264,
            "five_year_total_before_tax_insurance_hoa": 206923,
            "five_year_total_cost_estimate": 270493,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 489000,
            "monthly_mi": 0,
            "monthly_pi": 3204,
            "monthly_pi_plus_mi": 3204,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 459558
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 489000,
            "effective_price_per_sqft": 225.97,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 183,
            "estimated_monthly_tax": 876,
            "estimated_monthly_total_with_ti_hoa": 4184,
            "five_year_total_before_tax_insurance_hoa": 202139,
            "five_year_total_cost_estimate": 265709,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 499514,
            "monthly_mi": 0,
            "monthly_pi": 3124,
            "monthly_pi_plus_mi": 3124,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 467058
          }
        }
      },
      "id": "54ba59901016",
      "incentive_types": [
        "preferred_lender"
      ],
      "negotiability_score": 31,
      "original_price": 489000,
      "preferred_lender_required": true,
      "price": 489000,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: preferred-lender requirement.",
      "sqft": 2164,
      "subdivision": "Drakes Lndg Ph 2",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "1218 Rylee Lane",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 14.38,
        "arbitrage_delta_percent": 6.72,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "2068 Pirtle Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "2068-pirtle-drive-salado",
            "price": 449900,
            "price_per_sqft": 214.14,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2101,
            "sqft_delta": 1,
            "subdivision": "Salado Lakeview Fka Cedar Kno",
            "year_built": 2012
          },
          {
            "address": "8099 Fm 2484",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "8099-fm-2484-salado",
            "price": 389900,
            "price_per_sqft": 188.27,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2071,
            "sqft_delta": -29,
            "subdivision": "Salado Spgs Estates Sec",
            "year_built": 1999
          },
          {
            "address": "11010 La Paloma Loop",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "11010-la-paloma-loop-salado",
            "price": 584000,
            "price_per_sqft": 270.87,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2156,
            "sqft_delta": 56,
            "subdivision": "La Paloma Sub",
            "year_built": 2014
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 2068 Pirtle Drive, 8099 Fm 2484, 11010 La Paloma Loop, this new-construction card is $14/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 214.14,
        "new_effective_price_per_sqft": 228.52,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": null,
      "city": "Salado",
      "closing_credit": null,
      "dom": 1,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 228.52,
              "estimated_monthly_total_with_ti_hoa": 4106,
              "five_year_total_cost_estimate": 260764,
              "five_year_total_delta_vs_baseline": -61406,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 576,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 228.52,
              "estimated_monthly_total_with_ti_hoa": 4184,
              "five_year_total_cost_estimate": 265459,
              "five_year_total_delta_vs_baseline": -56711,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 654,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 226.24,
              "estimated_monthly_total_with_ti_hoa": 3958,
              "five_year_total_cost_estimate": 278919,
              "five_year_total_delta_vs_baseline": -43251,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 428,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 228.52,
              "estimated_monthly_total_with_ti_hoa": 4234,
              "five_year_total_cost_estimate": 285240,
              "five_year_total_delta_vs_baseline": -36930,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 704,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 228.52,
              "estimated_monthly_total_with_ti_hoa": 4270,
              "five_year_total_cost_estimate": 294612,
              "five_year_total_delta_vs_baseline": -27558,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 740,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 228.52,
              "estimated_monthly_total_with_ti_hoa": 3530,
              "five_year_total_cost_estimate": 322170,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 228.52,
              "estimated_monthly_total_with_ti_hoa": 1040,
              "five_year_total_cost_estimate": 556684,
              "five_year_total_delta_vs_baseline": 234514,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2490,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 4799,
            "down_payment": 23755,
            "effective_price": 475101,
            "effective_price_per_sqft": 226.24,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 178,
            "estimated_monthly_tax": 851,
            "estimated_monthly_total_with_ti_hoa": 3958,
            "five_year_total_before_tax_insurance_hoa": 217156,
            "five_year_total_cost_estimate": 278919,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 451346,
            "monthly_mi": 226,
            "monthly_pi": 2703,
            "monthly_pi_plus_mi": 2929,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 423704
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 479900,
            "effective_price": 479900,
            "effective_price_per_sqft": 228.52,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 180,
            "estimated_monthly_tax": 860,
            "estimated_monthly_total_with_ti_hoa": 1040,
            "five_year_total_before_tax_insurance_hoa": 494297,
            "five_year_total_cost_estimate": 556684,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 95980,
            "effective_price": 479900,
            "effective_price_per_sqft": 228.52,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 180,
            "estimated_monthly_tax": 860,
            "estimated_monthly_total_with_ti_hoa": 3530,
            "five_year_total_before_tax_insurance_hoa": 259783,
            "five_year_total_cost_estimate": 322170,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 383920,
            "monthly_mi": 0,
            "monthly_pi": 2490,
            "monthly_pi_plus_mi": 2490,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 360408
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 23995,
            "effective_price": 479900,
            "effective_price_per_sqft": 228.52,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 180,
            "estimated_monthly_tax": 860,
            "estimated_monthly_total_with_ti_hoa": 4270,
            "five_year_total_before_tax_insurance_hoa": 232225,
            "five_year_total_cost_estimate": 294612,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 455905,
            "monthly_mi": 228,
            "monthly_pi": 3003,
            "monthly_pi_plus_mi": 3231,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 428689
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 16796,
            "effective_price": 479900,
            "effective_price_per_sqft": 228.52,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 180,
            "estimated_monthly_tax": 860,
            "estimated_monthly_total_with_ti_hoa": 4234,
            "five_year_total_before_tax_insurance_hoa": 222853,
            "five_year_total_cost_estimate": 285240,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 471208,
            "monthly_mi": 216,
            "monthly_pi": 2978,
            "monthly_pi_plus_mi": 3194,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 441102
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 479900,
            "effective_price_per_sqft": 228.52,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 180,
            "estimated_monthly_tax": 860,
            "estimated_monthly_total_with_ti_hoa": 4184,
            "five_year_total_before_tax_insurance_hoa": 203072,
            "five_year_total_cost_estimate": 265459,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 479900,
            "monthly_mi": 0,
            "monthly_pi": 3145,
            "monthly_pi_plus_mi": 3145,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 451006
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 479900,
            "effective_price_per_sqft": 228.52,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 180,
            "estimated_monthly_tax": 860,
            "estimated_monthly_total_with_ti_hoa": 4106,
            "five_year_total_before_tax_insurance_hoa": 198377,
            "five_year_total_cost_estimate": 260764,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 490218,
            "monthly_mi": 0,
            "monthly_pi": 3066,
            "monthly_pi_plus_mi": 3066,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 458366
          }
        }
      },
      "id": "dbccd14edf0c",
      "incentive_types": [
        "exclusive_savings",
        "preferred_lender"
      ],
      "negotiability_score": 29,
      "original_price": 479900,
      "preferred_lender_required": true,
      "price": 479900,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: limited incentive language, preferred-lender requirement.",
      "sqft": 2100,
      "subdivision": "Drakes Lndg Ph II",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "3111 Atascosa Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 27.38,
        "arbitrage_delta_percent": 17.27,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "4013 Valley View Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "4013-valley-view-drive-temple",
            "price": 240000,
            "price_per_sqft": 149.35,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1607,
            "sqft_delta": 4,
            "subdivision": "Trailwood",
            "year_built": 1977
          },
          {
            "address": "3002 Clevelander Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "3002-clevelander-drive-temple",
            "price": 254900,
            "price_per_sqft": 158.52,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1608,
            "sqft_delta": 5,
            "subdivision": "South Pointe Ph I",
            "year_built": 2019
          },
          {
            "address": "909 W Park Avenue",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "909-w-park-avenue-temple",
            "price": 270000,
            "price_per_sqft": 167.91,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1608,
            "sqft_delta": 5,
            "subdivision": "L Moore",
            "year_built": 1954
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 4013 Valley View Drive, 3002 Clevelander Drive, 909 W Park Avenue, this new-construction card is $27/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 158.52,
        "new_effective_price_per_sqft": 185.9,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": null,
      "city": "Temple",
      "closing_credit": null,
      "dom": 50,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 185.9,
              "estimated_monthly_total_with_ti_hoa": 2550,
              "five_year_total_cost_estimate": 161925,
              "five_year_total_delta_vs_baseline": -38130,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 358,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 185.9,
              "estimated_monthly_total_with_ti_hoa": 2598,
              "five_year_total_cost_estimate": 164840,
              "five_year_total_delta_vs_baseline": -35215,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 406,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 184.04,
              "estimated_monthly_total_with_ti_hoa": 2458,
              "five_year_total_cost_estimate": 173198,
              "five_year_total_delta_vs_baseline": -26857,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 266,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 185.9,
              "estimated_monthly_total_with_ti_hoa": 2629,
              "five_year_total_cost_estimate": 177123,
              "five_year_total_delta_vs_baseline": -22932,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 437,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 185.9,
              "estimated_monthly_total_with_ti_hoa": 2652,
              "five_year_total_cost_estimate": 182943,
              "five_year_total_delta_vs_baseline": -17112,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 460,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 185.9,
              "estimated_monthly_total_with_ti_hoa": 2192,
              "five_year_total_cost_estimate": 200055,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 185.9,
              "estimated_monthly_total_with_ti_hoa": 646,
              "five_year_total_cost_estimate": 345680,
              "five_year_total_delta_vs_baseline": 145625,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -1546,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 2980,
            "down_payment": 14751,
            "effective_price": 295020,
            "effective_price_per_sqft": 184.04,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 111,
            "estimated_monthly_tax": 529,
            "estimated_monthly_total_with_ti_hoa": 2458,
            "five_year_total_before_tax_insurance_hoa": 134846,
            "five_year_total_cost_estimate": 173198,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 280269,
            "monthly_mi": 140,
            "monthly_pi": 1679,
            "monthly_pi_plus_mi": 1819,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 263105
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 298000,
            "effective_price": 298000,
            "effective_price_per_sqft": 185.9,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 112,
            "estimated_monthly_tax": 534,
            "estimated_monthly_total_with_ti_hoa": 646,
            "five_year_total_before_tax_insurance_hoa": 306940,
            "five_year_total_cost_estimate": 345680,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 59600,
            "effective_price": 298000,
            "effective_price_per_sqft": 185.9,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 112,
            "estimated_monthly_tax": 534,
            "estimated_monthly_total_with_ti_hoa": 2192,
            "five_year_total_before_tax_insurance_hoa": 161315,
            "five_year_total_cost_estimate": 200055,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 238400,
            "monthly_mi": 0,
            "monthly_pi": 1546,
            "monthly_pi_plus_mi": 1546,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 223800
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 14900,
            "effective_price": 298000,
            "effective_price_per_sqft": 185.9,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 112,
            "estimated_monthly_tax": 534,
            "estimated_monthly_total_with_ti_hoa": 2652,
            "five_year_total_before_tax_insurance_hoa": 144203,
            "five_year_total_cost_estimate": 182943,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 283100,
            "monthly_mi": 142,
            "monthly_pi": 1864,
            "monthly_pi_plus_mi": 2006,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 266200
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 10430,
            "effective_price": 298000,
            "effective_price_per_sqft": 185.9,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 112,
            "estimated_monthly_tax": 534,
            "estimated_monthly_total_with_ti_hoa": 2629,
            "five_year_total_before_tax_insurance_hoa": 138383,
            "five_year_total_cost_estimate": 177123,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 292602,
            "monthly_mi": 134,
            "monthly_pi": 1849,
            "monthly_pi_plus_mi": 1984,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 273908
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 298000,
            "effective_price_per_sqft": 185.9,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 112,
            "estimated_monthly_tax": 534,
            "estimated_monthly_total_with_ti_hoa": 2598,
            "five_year_total_before_tax_insurance_hoa": 126100,
            "five_year_total_cost_estimate": 164840,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 298000,
            "monthly_mi": 0,
            "monthly_pi": 1953,
            "monthly_pi_plus_mi": 1953,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 280058
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 298000,
            "effective_price_per_sqft": 185.9,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 112,
            "estimated_monthly_tax": 534,
            "estimated_monthly_total_with_ti_hoa": 2550,
            "five_year_total_before_tax_insurance_hoa": 123185,
            "five_year_total_cost_estimate": 161925,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 304407,
            "monthly_mi": 0,
            "monthly_pi": 1904,
            "monthly_pi_plus_mi": 1904,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 284628
          }
        }
      },
      "id": "1c1e8062c766",
      "incentive_types": [
        "exclusive_savings"
      ],
      "negotiability_score": 28,
      "original_price": 298000,
      "preferred_lender_required": false,
      "price": 298000,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: limited incentive language.",
      "sqft": 1603,
      "subdivision": "County View Add",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "15019 Planeview Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": -14.2,
        "arbitrage_delta_percent": -6.28,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "11010 La Paloma Loop",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "11010-la-paloma-loop-salado",
            "price": 584000,
            "price_per_sqft": 270.87,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2156,
            "sqft_delta": -15,
            "subdivision": "La Paloma Sub",
            "year_built": 2014
          },
          {
            "address": "1601 Guess Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "1601-guess-drive-salado",
            "price": 500000,
            "price_per_sqft": 226.04,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2212,
            "sqft_delta": 41,
            "subdivision": "Chisholm Trail Ph 1",
            "year_built": 1996
          },
          {
            "address": "5513 Hollow Loop",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "5513-hollow-loop-salado",
            "price": 475000,
            "price_per_sqft": 214.64,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2213,
            "sqft_delta": 42,
            "subdivision": "Hollow Ranch",
            "year_built": 2021
          }
        ],
        "favorable": true,
        "honest_writeup": "Compared with 11010 La Paloma Loop, 1601 Guess Drive, 5513 Hollow Loop, this new-construction card is $14/sqft cheaper on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 226.04,
        "new_effective_price_per_sqft": 211.84,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": null,
      "city": "Salado",
      "closing_credit": null,
      "dom": 5,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 211.84,
              "estimated_monthly_total_with_ti_hoa": 3935,
              "five_year_total_cost_estimate": 249897,
              "five_year_total_delta_vs_baseline": -58846,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 552,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 211.84,
              "estimated_monthly_total_with_ti_hoa": 4010,
              "five_year_total_cost_estimate": 254396,
              "five_year_total_delta_vs_baseline": -54347,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 627,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 209.72,
              "estimated_monthly_total_with_ti_hoa": 3793,
              "five_year_total_cost_estimate": 267295,
              "five_year_total_delta_vs_baseline": -41448,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 410,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 211.84,
              "estimated_monthly_total_with_ti_hoa": 4058,
              "five_year_total_cost_estimate": 273352,
              "five_year_total_delta_vs_baseline": -35391,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 675,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 211.84,
              "estimated_monthly_total_with_ti_hoa": 4092,
              "five_year_total_cost_estimate": 282334,
              "five_year_total_delta_vs_baseline": -26409,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 709,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 211.84,
              "estimated_monthly_total_with_ti_hoa": 3383,
              "five_year_total_cost_estimate": 308743,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 211.84,
              "estimated_monthly_total_with_ti_hoa": 996,
              "five_year_total_cost_estimate": 533484,
              "five_year_total_delta_vs_baseline": 224741,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2387,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 4599,
            "down_payment": 22765,
            "effective_price": 455301,
            "effective_price_per_sqft": 209.72,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 171,
            "estimated_monthly_tax": 816,
            "estimated_monthly_total_with_ti_hoa": 3793,
            "five_year_total_before_tax_insurance_hoa": 208106,
            "five_year_total_cost_estimate": 267295,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 432536,
            "monthly_mi": 216,
            "monthly_pi": 2590,
            "monthly_pi_plus_mi": 2807,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 406046
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 459900,
            "effective_price": 459900,
            "effective_price_per_sqft": 211.84,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 172,
            "estimated_monthly_tax": 824,
            "estimated_monthly_total_with_ti_hoa": 996,
            "five_year_total_before_tax_insurance_hoa": 473697,
            "five_year_total_cost_estimate": 533484,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 91980,
            "effective_price": 459900,
            "effective_price_per_sqft": 211.84,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 172,
            "estimated_monthly_tax": 824,
            "estimated_monthly_total_with_ti_hoa": 3383,
            "five_year_total_before_tax_insurance_hoa": 248956,
            "five_year_total_cost_estimate": 308743,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 367920,
            "monthly_mi": 0,
            "monthly_pi": 2386,
            "monthly_pi_plus_mi": 2386,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 345388
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 22995,
            "effective_price": 459900,
            "effective_price_per_sqft": 211.84,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 172,
            "estimated_monthly_tax": 824,
            "estimated_monthly_total_with_ti_hoa": 4092,
            "five_year_total_before_tax_insurance_hoa": 222547,
            "five_year_total_cost_estimate": 282334,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 436905,
            "monthly_mi": 218,
            "monthly_pi": 2877,
            "monthly_pi_plus_mi": 3096,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 410823
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 16097,
            "effective_price": 459900,
            "effective_price_per_sqft": 211.84,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 172,
            "estimated_monthly_tax": 824,
            "estimated_monthly_total_with_ti_hoa": 4058,
            "five_year_total_before_tax_insurance_hoa": 213565,
            "five_year_total_cost_estimate": 273352,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 451570,
            "monthly_mi": 207,
            "monthly_pi": 2854,
            "monthly_pi_plus_mi": 3061,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 422719
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 459900,
            "effective_price_per_sqft": 211.84,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 172,
            "estimated_monthly_tax": 824,
            "estimated_monthly_total_with_ti_hoa": 4010,
            "five_year_total_before_tax_insurance_hoa": 194609,
            "five_year_total_cost_estimate": 254396,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 459900,
            "monthly_mi": 0,
            "monthly_pi": 3014,
            "monthly_pi_plus_mi": 3014,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 432210
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 459900,
            "effective_price_per_sqft": 211.84,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 172,
            "estimated_monthly_tax": 824,
            "estimated_monthly_total_with_ti_hoa": 3935,
            "five_year_total_before_tax_insurance_hoa": 190110,
            "five_year_total_cost_estimate": 249897,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 469788,
            "monthly_mi": 0,
            "monthly_pi": 2939,
            "monthly_pi_plus_mi": 2939,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 439264
          }
        }
      },
      "id": "ee87cd986f8a",
      "incentive_types": [
        "rate_buydown"
      ],
      "negotiability_score": 21,
      "original_price": 459900,
      "preferred_lender_required": false,
      "price": 459900,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: rate buydown language.",
      "sqft": 2171,
      "subdivision": "Friedrich Estates",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "15938 Brazos Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 53.33,
        "arbitrage_delta_percent": 32.78,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "7312 Abalone Way",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "7312-abalone-way-temple",
            "price": 305000,
            "price_per_sqft": 162.67,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1875,
            "sqft_delta": 0,
            "subdivision": "Hills Of Westwood Ph Ix",
            "year_built": 2018
          },
          {
            "address": "8710 Surrey Court",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "8710-surrey-court-temple",
            "price": 310000,
            "price_per_sqft": 165.33,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1875,
            "sqft_delta": 0,
            "subdivision": "Carriage House Village Ph I",
            "year_built": 2005
          },
          {
            "address": "4001 Trailwood Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Temple",
            "city_relation": "same_city",
            "id": "4001-trailwood-drive-temple",
            "price": 250000,
            "price_per_sqft": 133.19,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 1877,
            "sqft_delta": 2,
            "subdivision": "Trailwood",
            "year_built": 1981
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 7312 Abalone Way, 8710 Surrey Court, 4001 Trailwood Drive, this new-construction card is $53/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 162.67,
        "new_effective_price_per_sqft": 216.0,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": null,
      "city": "Temple",
      "closing_credit": 20000,
      "dom": 18,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 216.0,
              "estimated_monthly_total_with_ti_hoa": 3465,
              "five_year_total_cost_estimate": 207916,
              "five_year_total_delta_vs_baseline": -51821,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 486,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 216.0,
              "estimated_monthly_total_with_ti_hoa": 3531,
              "five_year_total_cost_estimate": 211878,
              "five_year_total_delta_vs_baseline": -47859,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 552,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 216.0,
              "estimated_monthly_total_with_ti_hoa": 3573,
              "five_year_total_cost_estimate": 228571,
              "five_year_total_delta_vs_baseline": -31166,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 594,
              "rank_by_five_year_total_cost": 3,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 216.0,
              "estimated_monthly_total_with_ti_hoa": 3374,
              "five_year_total_cost_estimate": 229583,
              "five_year_total_delta_vs_baseline": -30154,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 395,
              "rank_by_five_year_total_cost": 4,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 216.0,
              "estimated_monthly_total_with_ti_hoa": 3604,
              "five_year_total_cost_estimate": 236480,
              "five_year_total_delta_vs_baseline": -23257,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 625,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 216.0,
              "estimated_monthly_total_with_ti_hoa": 2979,
              "five_year_total_cost_estimate": 259737,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 216.0,
              "estimated_monthly_total_with_ti_hoa": 878,
              "five_year_total_cost_estimate": 457650,
              "five_year_total_delta_vs_baseline": 197913,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2101,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 20000,
            "down_payment": 20250,
            "effective_price": 405000,
            "effective_price_per_sqft": 216.0,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 152,
            "estimated_monthly_tax": 726,
            "estimated_monthly_total_with_ti_hoa": 3374,
            "five_year_total_before_tax_insurance_hoa": 176933,
            "five_year_total_cost_estimate": 229583,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 384750,
            "monthly_mi": 192,
            "monthly_pi": 2304,
            "monthly_pi_plus_mi": 2497,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 361187
          },
          "cash": {
            "detected_incentive_value": 20000,
            "down_payment": 405000,
            "effective_price": 405000,
            "effective_price_per_sqft": 216.0,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 152,
            "estimated_monthly_tax": 726,
            "estimated_monthly_total_with_ti_hoa": 878,
            "five_year_total_before_tax_insurance_hoa": 405000,
            "five_year_total_cost_estimate": 457650,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 20000,
            "down_payment": 81000,
            "effective_price": 405000,
            "effective_price_per_sqft": 216.0,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 152,
            "estimated_monthly_tax": 726,
            "estimated_monthly_total_with_ti_hoa": 2979,
            "five_year_total_before_tax_insurance_hoa": 207087,
            "five_year_total_cost_estimate": 259737,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 324000,
            "monthly_mi": 0,
            "monthly_pi": 2101,
            "monthly_pi_plus_mi": 2101,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 304157
          },
          "conventional_5": {
            "detected_incentive_value": 20000,
            "down_payment": 20250,
            "effective_price": 405000,
            "effective_price_per_sqft": 216.0,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 152,
            "estimated_monthly_tax": 726,
            "estimated_monthly_total_with_ti_hoa": 3604,
            "five_year_total_before_tax_insurance_hoa": 183830,
            "five_year_total_cost_estimate": 236480,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 384750,
            "monthly_mi": 192,
            "monthly_pi": 2534,
            "monthly_pi_plus_mi": 2726,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 361782
          },
          "fha_3_5": {
            "detected_incentive_value": 20000,
            "down_payment": 14175,
            "effective_price": 405000,
            "effective_price_per_sqft": 216.0,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 152,
            "estimated_monthly_tax": 726,
            "estimated_monthly_total_with_ti_hoa": 3573,
            "five_year_total_before_tax_insurance_hoa": 175921,
            "five_year_total_cost_estimate": 228571,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 397664,
            "monthly_mi": 182,
            "monthly_pi": 2514,
            "monthly_pi_plus_mi": 2696,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 372258
          },
          "physician_0": {
            "detected_incentive_value": 20000,
            "down_payment": 0,
            "effective_price": 405000,
            "effective_price_per_sqft": 216.0,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 152,
            "estimated_monthly_tax": 726,
            "estimated_monthly_total_with_ti_hoa": 3531,
            "five_year_total_before_tax_insurance_hoa": 159228,
            "five_year_total_cost_estimate": 211878,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 405000,
            "monthly_mi": 0,
            "monthly_pi": 2654,
            "monthly_pi_plus_mi": 2654,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 380615
          },
          "va_0": {
            "detected_incentive_value": 20000,
            "down_payment": 0,
            "effective_price": 405000,
            "effective_price_per_sqft": 216.0,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 152,
            "estimated_monthly_tax": 726,
            "estimated_monthly_total_with_ti_hoa": 3465,
            "five_year_total_before_tax_insurance_hoa": 155266,
            "five_year_total_cost_estimate": 207916,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 413708,
            "monthly_mi": 0,
            "monthly_pi": 2588,
            "monthly_pi_plus_mi": 2588,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 386827
          }
        }
      },
      "id": "2ce316cad086",
      "incentive_types": [
        "closing_costs"
      ],
      "negotiability_score": 18,
      "original_price": 425000,
      "preferred_lender_required": false,
      "price": 425000,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: closing-cost concession language.",
      "sqft": 1875,
      "subdivision": "Tanglewood",
      "verification_status": "detected",
      "year_built": 2025
    },
    {
      "address": "6649 King Oaks Boulevard",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 17.28,
        "arbitrage_delta_percent": 7.6,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "8841 Brewer Lane",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "8841-brewer-lane-salado",
            "price": 1200000,
            "price_per_sqft": 360.04,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 3333,
            "sqft_delta": -9,
            "subdivision": "",
            "year_built": 2000
          },
          {
            "address": "8219 Collins Creek Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "8219-collins-creek-drive-salado",
            "price": 750000,
            "price_per_sqft": 227.34,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 3299,
            "sqft_delta": -43,
            "subdivision": "Spring Crk",
            "year_built": 2019
          },
          {
            "address": "2422 Smith Bluff Road",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Salado",
            "city_relation": "same_city",
            "id": "2422-smith-bluff-road-salado",
            "price": 575000,
            "price_per_sqft": 176.6,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 3256,
            "sqft_delta": -86,
            "subdivision": "Mill Creek Sec 14",
            "year_built": 1986
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 8841 Brewer Lane, 8219 Collins Creek Drive, 2422 Smith Bluff Road, this new-construction card is $17/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 227.34,
        "new_effective_price_per_sqft": 244.62,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Salado",
      "closing_credit": null,
      "dom": 12,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 244.62,
              "estimated_monthly_total_with_ti_hoa": 6995,
              "five_year_total_cost_estimate": 444210,
              "five_year_total_delta_vs_baseline": -104604,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 982,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 244.62,
              "estimated_monthly_total_with_ti_hoa": 7128,
              "five_year_total_cost_estimate": 452208,
              "five_year_total_delta_vs_baseline": -96606,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 1115,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 242.17,
              "estimated_monthly_total_with_ti_hoa": 6743,
              "five_year_total_cost_estimate": 475137,
              "five_year_total_delta_vs_baseline": -73677,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 730,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 244.62,
              "estimated_monthly_total_with_ti_hoa": 7213,
              "five_year_total_cost_estimate": 485904,
              "five_year_total_delta_vs_baseline": -62910,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 1200,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 244.62,
              "estimated_monthly_total_with_ti_hoa": 7274,
              "five_year_total_cost_estimate": 501869,
              "five_year_total_delta_vs_baseline": -46945,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 1261,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 244.62,
              "estimated_monthly_total_with_ti_hoa": 6013,
              "five_year_total_cost_estimate": 548814,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 244.62,
              "estimated_monthly_total_with_ti_hoa": 1771,
              "five_year_total_cost_estimate": 948307,
              "five_year_total_delta_vs_baseline": 399493,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -4242,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 8175,
            "down_payment": 40467,
            "effective_price": 809331,
            "effective_price_per_sqft": 242.17,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 303,
            "estimated_monthly_tax": 1450,
            "estimated_monthly_total_with_ti_hoa": 6743,
            "five_year_total_before_tax_insurance_hoa": 369924,
            "five_year_total_cost_estimate": 475137,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 768864,
            "monthly_mi": 384,
            "monthly_pi": 4605,
            "monthly_pi_plus_mi": 4989,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 721777
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 817506,
            "effective_price": 817506,
            "effective_price_per_sqft": 244.62,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 307,
            "estimated_monthly_tax": 1465,
            "estimated_monthly_total_with_ti_hoa": 1771,
            "five_year_total_before_tax_insurance_hoa": 842031,
            "five_year_total_cost_estimate": 948307,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 163501,
            "effective_price": 817506,
            "effective_price_per_sqft": 244.62,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 307,
            "estimated_monthly_tax": 1465,
            "estimated_monthly_total_with_ti_hoa": 6013,
            "five_year_total_before_tax_insurance_hoa": 442538,
            "five_year_total_cost_estimate": 548814,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 654005,
            "monthly_mi": 0,
            "monthly_pi": 4242,
            "monthly_pi_plus_mi": 4242,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 613952
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 40875,
            "effective_price": 817506,
            "effective_price_per_sqft": 244.62,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 307,
            "estimated_monthly_tax": 1465,
            "estimated_monthly_total_with_ti_hoa": 7274,
            "five_year_total_before_tax_insurance_hoa": 395593,
            "five_year_total_cost_estimate": 501869,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 776631,
            "monthly_mi": 388,
            "monthly_pi": 5115,
            "monthly_pi_plus_mi": 5503,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 730268
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 28613,
            "effective_price": 817506,
            "effective_price_per_sqft": 244.62,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 307,
            "estimated_monthly_tax": 1465,
            "estimated_monthly_total_with_ti_hoa": 7213,
            "five_year_total_before_tax_insurance_hoa": 379628,
            "five_year_total_cost_estimate": 485904,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 802699,
            "monthly_mi": 368,
            "monthly_pi": 5074,
            "monthly_pi_plus_mi": 5442,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 751414
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 817506,
            "effective_price_per_sqft": 244.62,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 307,
            "estimated_monthly_tax": 1465,
            "estimated_monthly_total_with_ti_hoa": 7128,
            "five_year_total_before_tax_insurance_hoa": 345932,
            "five_year_total_cost_estimate": 452208,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 817506,
            "monthly_mi": 0,
            "monthly_pi": 5357,
            "monthly_pi_plus_mi": 5357,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 768285
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 817506,
            "effective_price_per_sqft": 244.62,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 307,
            "estimated_monthly_tax": 1465,
            "estimated_monthly_total_with_ti_hoa": 6995,
            "five_year_total_before_tax_insurance_hoa": 337935,
            "five_year_total_cost_estimate": 444210,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 835082,
            "monthly_mi": 0,
            "monthly_pi": 5223,
            "monthly_pi_plus_mi": 5223,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 780824
          }
        }
      },
      "id": "1f8c15fc2bf1",
      "incentive_types": [
        "exclusive_savings"
      ],
      "negotiability_score": 16,
      "original_price": 817506,
      "preferred_lender_required": false,
      "price": 817506,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: limited incentive language.",
      "sqft": 3342,
      "subdivision": "King Oaks",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "3070 Bella Vita Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 82.05,
        "arbitrage_delta_percent": 59.64,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1808 N Beal Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "1808-n-beal-street-belton",
            "price": 299900,
            "price_per_sqft": 129.38,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2318,
            "sqft_delta": -4,
            "subdivision": "Oakdale",
            "year_built": 1967
          },
          {
            "address": "713 Bighorn Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "713-bighorn-drive-harker-heights",
            "price": 320000,
            "price_per_sqft": 137.58,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 2326,
            "sqft_delta": 4,
            "subdivision": "Skipcha Mountain Estates Ph",
            "year_built": 2005
          },
          {
            "address": "4405 Pawnee Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "4405-pawnee-trail-harker-heights",
            "price": 330000,
            "price_per_sqft": 142.36,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 2318,
            "sqft_delta": -4,
            "subdivision": "Broken Arrow Lake Estates Sec",
            "year_built": 1971
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1808 N Beal Street, 713 Bighorn Drive, 4405 Pawnee Trail, this new-construction card is $82/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 137.58,
        "new_effective_price_per_sqft": 219.63,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Nolanville",
      "closing_credit": null,
      "dom": 11,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 219.63,
              "estimated_monthly_total_with_ti_hoa": 4364,
              "five_year_total_cost_estimate": 277115,
              "five_year_total_delta_vs_baseline": -65255,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 613,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 219.63,
              "estimated_monthly_total_with_ti_hoa": 4447,
              "five_year_total_cost_estimate": 282104,
              "five_year_total_delta_vs_baseline": -60266,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 696,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 217.44,
              "estimated_monthly_total_with_ti_hoa": 4206,
              "five_year_total_cost_estimate": 296407,
              "five_year_total_delta_vs_baseline": -45963,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 455,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 219.63,
              "estimated_monthly_total_with_ti_hoa": 4500,
              "five_year_total_cost_estimate": 303125,
              "five_year_total_delta_vs_baseline": -39245,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 749,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 219.63,
              "estimated_monthly_total_with_ti_hoa": 4538,
              "five_year_total_cost_estimate": 313084,
              "five_year_total_delta_vs_baseline": -29286,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 787,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 219.63,
              "estimated_monthly_total_with_ti_hoa": 3751,
              "five_year_total_cost_estimate": 342370,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 219.63,
              "estimated_monthly_total_with_ti_hoa": 1105,
              "five_year_total_cost_estimate": 591588,
              "five_year_total_delta_vs_baseline": 249218,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2646,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 5100,
            "down_payment": 25244,
            "effective_price": 504890,
            "effective_price_per_sqft": 217.44,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 189,
            "estimated_monthly_tax": 905,
            "estimated_monthly_total_with_ti_hoa": 4206,
            "five_year_total_before_tax_insurance_hoa": 230772,
            "five_year_total_cost_estimate": 296407,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 479646,
            "monthly_mi": 240,
            "monthly_pi": 2873,
            "monthly_pi_plus_mi": 3112,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 450271
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 509990,
            "effective_price": 509990,
            "effective_price_per_sqft": 219.63,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 191,
            "estimated_monthly_tax": 914,
            "estimated_monthly_total_with_ti_hoa": 1105,
            "five_year_total_before_tax_insurance_hoa": 525290,
            "five_year_total_cost_estimate": 591588,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 101998,
            "effective_price": 509990,
            "effective_price_per_sqft": 219.63,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 191,
            "estimated_monthly_tax": 914,
            "estimated_monthly_total_with_ti_hoa": 3751,
            "five_year_total_before_tax_insurance_hoa": 276071,
            "five_year_total_cost_estimate": 342370,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 407992,
            "monthly_mi": 0,
            "monthly_pi": 2646,
            "monthly_pi_plus_mi": 2646,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 383005
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 25500,
            "effective_price": 509990,
            "effective_price_per_sqft": 219.63,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 191,
            "estimated_monthly_tax": 914,
            "estimated_monthly_total_with_ti_hoa": 4538,
            "five_year_total_before_tax_insurance_hoa": 246785,
            "five_year_total_cost_estimate": 313084,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 484490,
            "monthly_mi": 242,
            "monthly_pi": 3191,
            "monthly_pi_plus_mi": 3433,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 455568
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 17850,
            "effective_price": 509990,
            "effective_price_per_sqft": 219.63,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 191,
            "estimated_monthly_tax": 914,
            "estimated_monthly_total_with_ti_hoa": 4500,
            "five_year_total_before_tax_insurance_hoa": 236826,
            "five_year_total_cost_estimate": 303125,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 500753,
            "monthly_mi": 230,
            "monthly_pi": 3165,
            "monthly_pi_plus_mi": 3395,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 468760
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 509990,
            "effective_price_per_sqft": 219.63,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 191,
            "estimated_monthly_tax": 914,
            "estimated_monthly_total_with_ti_hoa": 4447,
            "five_year_total_before_tax_insurance_hoa": 215805,
            "five_year_total_cost_estimate": 282104,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 509990,
            "monthly_mi": 0,
            "monthly_pi": 3342,
            "monthly_pi_plus_mi": 3342,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 479284
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 509990,
            "effective_price_per_sqft": 219.63,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 191,
            "estimated_monthly_tax": 914,
            "estimated_monthly_total_with_ti_hoa": 4364,
            "five_year_total_before_tax_insurance_hoa": 210816,
            "five_year_total_cost_estimate": 277115,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 520955,
            "monthly_mi": 0,
            "monthly_pi": 3259,
            "monthly_pi_plus_mi": 3259,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 487106
          }
        }
      },
      "id": "5d8a5da78483",
      "incentive_types": [
        "exclusive_savings"
      ],
      "negotiability_score": 15,
      "original_price": 509990,
      "preferred_lender_required": false,
      "price": 509990,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: limited incentive language.",
      "sqft": 2322,
      "subdivision": "Bella Charca",
      "verification_status": "detected",
      "year_built": 2026
    },
    {
      "address": "3065 Bella Vita Drive",
      "apr": null,
      "arbitrage_analysis": {
        "arbitrage_delta_per_sqft": 90.67,
        "arbitrage_delta_percent": 65.9,
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "comp_count": 3,
        "comps": [
          {
            "address": "1808 N Beal Street",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Belton",
            "city_relation": "adjacent_city",
            "id": "1808-n-beal-street-belton",
            "price": 299900,
            "price_per_sqft": 129.38,
            "source": "/Users/taylordasch_1/market-monitor/temple-belton-salado-active-sold-0-550.csv",
            "sqft": 2318,
            "sqft_delta": -4,
            "subdivision": "Oakdale",
            "year_built": 1967
          },
          {
            "address": "713 Bighorn Drive",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "713-bighorn-drive-harker-heights",
            "price": 320000,
            "price_per_sqft": 137.58,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 2326,
            "sqft_delta": 4,
            "subdivision": "Skipcha Mountain Estates Ph",
            "year_built": 2005
          },
          {
            "address": "4405 Pawnee Trail",
            "bathrooms": null,
            "bedrooms": null,
            "city": "Harker Heights",
            "city_relation": "adjacent_city",
            "id": "4405-pawnee-trail-harker-heights",
            "price": 330000,
            "price_per_sqft": 142.36,
            "source": "/Users/taylordasch_1/market-monitor/05-08-26-update.csv",
            "sqft": 2318,
            "sqft_delta": -4,
            "subdivision": "Broken Arrow Lake Estates Sec",
            "year_built": 1971
          }
        ],
        "favorable": false,
        "honest_writeup": "Compared with 1808 N Beal Street, 713 Bighorn Drive, 4405 Pawnee Trail, this new-construction card is $91/sqft more expensive on an effective conventional_20 basis. Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "median_resale_price_per_sqft": 137.58,
        "new_effective_price_per_sqft": 228.25,
        "scenario": "conventional_20",
        "source": "local_csv_fallback",
        "status": "matched"
      },
      "builder": "Flintrock Builders",
      "city": "Nolanville",
      "closing_credit": null,
      "dom": 11,
      "effective_pricing": {
        "caveat": "Detected incentives must be verified with the builder before offer terms, rate locks, or lender comparisons are treated as final. MUD/PID/HOA dues, tax rate differences, insurance, lot premiums, and lender fees can change the real monthly comparison.",
        "config_as_of": "2026-05-21",
        "five_year_total_cost_comparison": {
          "baseline_scenario": "conventional_20",
          "comparison_note": "Comparison is a five-year cash-out estimate using configured rates, taxes, insurance, HOA/MUD/PID assumptions, mortgage insurance, and applicable upfront fees.",
          "lowest_five_year_total_cost_scenario": "va_0",
          "lowest_monthly_total_scenario": "cash",
          "scenario_count": 7,
          "scenarios": [
            {
              "effective_price_per_sqft": 228.25,
              "estimated_monthly_total_with_ti_hoa": 4535,
              "five_year_total_cost_estimate": 287982,
              "five_year_total_delta_vs_baseline": -67815,
              "label": "VA 0% down",
              "monthly_total_delta_vs_baseline": 637,
              "rank_by_five_year_total_cost": 1,
              "scenario": "va_0"
            },
            {
              "effective_price_per_sqft": 228.25,
              "estimated_monthly_total_with_ti_hoa": 4621,
              "five_year_total_cost_estimate": 293167,
              "five_year_total_delta_vs_baseline": -62630,
              "label": "Physician loan 0% down",
              "monthly_total_delta_vs_baseline": 723,
              "rank_by_five_year_total_cost": 2,
              "scenario": "physician_0"
            },
            {
              "effective_price_per_sqft": 225.96,
              "estimated_monthly_total_with_ti_hoa": 4371,
              "five_year_total_cost_estimate": 308032,
              "five_year_total_delta_vs_baseline": -47765,
              "label": "Builder-captive preferred lender",
              "monthly_total_delta_vs_baseline": 473,
              "rank_by_five_year_total_cost": 3,
              "scenario": "builder_captive"
            },
            {
              "effective_price_per_sqft": 228.25,
              "estimated_monthly_total_with_ti_hoa": 4676,
              "five_year_total_cost_estimate": 315012,
              "five_year_total_delta_vs_baseline": -40785,
              "label": "FHA 3.5% down",
              "monthly_total_delta_vs_baseline": 778,
              "rank_by_five_year_total_cost": 4,
              "scenario": "fha_3_5"
            },
            {
              "effective_price_per_sqft": 228.25,
              "estimated_monthly_total_with_ti_hoa": 4716,
              "five_year_total_cost_estimate": 325362,
              "five_year_total_delta_vs_baseline": -30435,
              "label": "Conventional 5% down",
              "monthly_total_delta_vs_baseline": 818,
              "rank_by_five_year_total_cost": 5,
              "scenario": "conventional_5"
            },
            {
              "effective_price_per_sqft": 228.25,
              "estimated_monthly_total_with_ti_hoa": 3898,
              "five_year_total_cost_estimate": 355797,
              "five_year_total_delta_vs_baseline": 0,
              "label": "Conventional 20% down",
              "monthly_total_delta_vs_baseline": 0,
              "rank_by_five_year_total_cost": 6,
              "scenario": "conventional_20"
            },
            {
              "effective_price_per_sqft": 228.25,
              "estimated_monthly_total_with_ti_hoa": 1148,
              "five_year_total_cost_estimate": 614788,
              "five_year_total_delta_vs_baseline": 258991,
              "label": "Cash",
              "monthly_total_delta_vs_baseline": -2750,
              "rank_by_five_year_total_cost": 7,
              "scenario": "cash"
            }
          ]
        },
        "method_note": "Five-year total cost estimates include configured taxes, insurance, HOA, and MUD/PID adjustments; utilities, maintenance, and resale costs are not modeled.",
        "rate_source_note": "Local config defaults; update before production buyer advice.",
        "scenarios": {
          "builder_captive": {
            "detected_incentive_value": 5300,
            "down_payment": 26234,
            "effective_price": 524690,
            "effective_price_per_sqft": 225.96,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 197,
            "estimated_monthly_tax": 940,
            "estimated_monthly_total_with_ti_hoa": 4371,
            "five_year_total_before_tax_insurance_hoa": 239822,
            "five_year_total_cost_estimate": 308032,
            "initial_rate": 0.0599,
            "initial_rate_months": 24,
            "interest_rate": 0.0675,
            "label": "Builder-captive preferred lender",
            "loan_amount": 498456,
            "monthly_mi": 249,
            "monthly_pi": 2985,
            "monthly_pi_plus_mi": 3235,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 467929
          },
          "cash": {
            "detected_incentive_value": 0,
            "down_payment": 529990,
            "effective_price": 529990,
            "effective_price_per_sqft": 228.25,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 199,
            "estimated_monthly_tax": 950,
            "estimated_monthly_total_with_ti_hoa": 1148,
            "five_year_total_before_tax_insurance_hoa": 545890,
            "five_year_total_cost_estimate": 614788,
            "initial_rate": 0.0,
            "initial_rate_months": 60,
            "interest_rate": 0.0,
            "label": "Cash",
            "loan_amount": 0,
            "monthly_mi": 0,
            "monthly_pi": 0,
            "monthly_pi_plus_mi": 0,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 0
          },
          "conventional_20": {
            "detected_incentive_value": 0,
            "down_payment": 105998,
            "effective_price": 529990,
            "effective_price_per_sqft": 228.25,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 199,
            "estimated_monthly_tax": 950,
            "estimated_monthly_total_with_ti_hoa": 3898,
            "five_year_total_before_tax_insurance_hoa": 286898,
            "five_year_total_cost_estimate": 355797,
            "initial_rate": 0.0675,
            "initial_rate_months": 60,
            "interest_rate": 0.0675,
            "label": "Conventional 20% down",
            "loan_amount": 423992,
            "monthly_mi": 0,
            "monthly_pi": 2750,
            "monthly_pi_plus_mi": 2750,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 398025
          },
          "conventional_5": {
            "detected_incentive_value": 0,
            "down_payment": 26500,
            "effective_price": 529990,
            "effective_price_per_sqft": 228.25,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 199,
            "estimated_monthly_tax": 950,
            "estimated_monthly_total_with_ti_hoa": 4716,
            "five_year_total_before_tax_insurance_hoa": 256463,
            "five_year_total_cost_estimate": 325362,
            "initial_rate": 0.069,
            "initial_rate_months": 60,
            "interest_rate": 0.069,
            "label": "Conventional 5% down",
            "loan_amount": 503490,
            "monthly_mi": 252,
            "monthly_pi": 3316,
            "monthly_pi_plus_mi": 3568,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 473434
          },
          "fha_3_5": {
            "detected_incentive_value": 0,
            "down_payment": 18550,
            "effective_price": 529990,
            "effective_price_per_sqft": 228.25,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 199,
            "estimated_monthly_tax": 950,
            "estimated_monthly_total_with_ti_hoa": 4676,
            "five_year_total_before_tax_insurance_hoa": 246113,
            "five_year_total_cost_estimate": 315012,
            "initial_rate": 0.065,
            "initial_rate_months": 60,
            "interest_rate": 0.065,
            "label": "FHA 3.5% down",
            "loan_amount": 520391,
            "monthly_mi": 239,
            "monthly_pi": 3289,
            "monthly_pi_plus_mi": 3528,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 487143
          },
          "physician_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 529990,
            "effective_price_per_sqft": 228.25,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 199,
            "estimated_monthly_tax": 950,
            "estimated_monthly_total_with_ti_hoa": 4621,
            "five_year_total_before_tax_insurance_hoa": 224268,
            "five_year_total_cost_estimate": 293167,
            "initial_rate": 0.0685,
            "initial_rate_months": 60,
            "interest_rate": 0.0685,
            "label": "Physician loan 0% down",
            "loan_amount": 529990,
            "monthly_mi": 0,
            "monthly_pi": 3473,
            "monthly_pi_plus_mi": 3473,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 498080
          },
          "va_0": {
            "detected_incentive_value": 0,
            "down_payment": 0,
            "effective_price": 529990,
            "effective_price_per_sqft": 228.25,
            "estimated_monthly_hoa_mud_pid": 0,
            "estimated_monthly_insurance": 199,
            "estimated_monthly_tax": 950,
            "estimated_monthly_total_with_ti_hoa": 4535,
            "five_year_total_before_tax_insurance_hoa": 219083,
            "five_year_total_cost_estimate": 287982,
            "initial_rate": 0.064,
            "initial_rate_months": 60,
            "interest_rate": 0.064,
            "label": "VA 0% down",
            "loan_amount": 541385,
            "monthly_mi": 0,
            "monthly_pi": 3386,
            "monthly_pi_plus_mi": 3386,
            "price_cut_already_reflected": 0,
            "remaining_balance_after_5_years": 506209
          }
        }
      },
      "id": "dd1c03b4e081",
      "incentive_types": [
        "exclusive_savings"
      ],
      "negotiability_score": 15,
      "original_price": 529990,
      "preferred_lender_required": false,
      "price": 529990,
      "price_cut": 0,
      "rate": null,
      "source_summary": "Detected from MLS export: limited incentive language.",
      "sqft": 2322,
      "subdivision": "Bella Charca",
      "verification_status": "detected",
      "year_built": 2026
    }
  ],
  "extensions": {
    "arbitrage_analysis": {
      "generated_at": "2026-05-29T11:47:03-05:00",
      "resale_record_count": 1063,
      "source": "local_csv_fallback"
    },
    "effective_pricing": {
      "config_path": "/Users/taylordasch_1/clawdbot_common/builder-incentive-config.json",
      "generated_at": "2026-05-29T11:47:02-05:00",
      "scenario_count": 7
    }
  },
  "generated_at": "2026-05-29T11:47:02-05:00",
  "markets": [
    {
      "active_incentives": 13,
      "city": "Belton"
    },
    {
      "active_incentives": 3,
      "city": "Harker Heights"
    },
    {
      "active_incentives": 37,
      "city": "Killeen"
    },
    {
      "active_incentives": 30,
      "city": "Nolanville"
    },
    {
      "active_incentives": 26,
      "city": "Salado"
    },
    {
      "active_incentives": 56,
      "city": "Temple"
    },
    {
      "active_incentives": 7,
      "city": "Troy"
    }
  ],
  "schema_version": 1,
  "source": "new-construction-mls-data.csv",
  "stale_after_hours": 48,
  "stats": {
    "active_incentives": 172,
    "featured_builder": "Nirmaan Builders LLC",
    "featured_city": "Belton",
    "markets_tracked": 7
  }
}