{
  "manifestVersion": "1.0.0",
  "libVersion": "1.0.0",
  "asOf": "2026-09-20",
  "hub": "https://www.americamortgages.com/calculators",
  "calculators": [
    {
      "id": "dscr",
      "version": "1.0.0/dscr@1.0.0",
      "name": "DSCR Rental-Income Qualifier",
      "description": "Checks whether a US rental property's income covers the mortgage (DSCR = gross rent ÷ PITIA, STR mode with 20% haircut) and solves the maximum loan at a target DSCR. Built for foreign nationals: no US credit needed, 25–30% down, LLC vesting OK.",
      "path": "https://www.americamortgages.com/calculators/dscr-loan-calculator",
      "params": [
        {
          "key": "rent",
          "kind": "usd",
          "label": "Monthly rent (USD)",
          "description": "Gross monthly rental income.",
          "min": 0,
          "max": 1000000
        },
        {
          "key": "str",
          "kind": "flag",
          "label": "Short-term rental",
          "description": "1 = STR mode (20% gross-rent haircut)."
        },
        {
          "key": "loan",
          "kind": "usd",
          "label": "Loan amount (USD)",
          "description": "Mortgage principal in USD.",
          "min": 0,
          "max": 100000000
        },
        {
          "key": "rate",
          "kind": "pct",
          "label": "Interest rate (%/yr)",
          "description": "User-entered annual rate — never defaulted or quoted.",
          "min": 0,
          "max": 25
        },
        {
          "key": "term",
          "kind": "years",
          "label": "Term (years)",
          "description": "Loan term in years (1–40).",
          "min": 1,
          "max": 40
        },
        {
          "key": "io",
          "kind": "flag",
          "label": "Interest-only",
          "description": "1 = qualify on the interest-only payment."
        },
        {
          "key": "taxm",
          "kind": "usd",
          "label": "Monthly tax (USD)",
          "description": "Monthly property taxes in USD.",
          "min": 0,
          "max": 200000
        },
        {
          "key": "insm",
          "kind": "usd",
          "label": "Monthly insurance (USD)",
          "description": "Monthly insurance in USD.",
          "min": 0,
          "max": 200000
        },
        {
          "key": "hoa",
          "kind": "usd",
          "label": "Monthly HOA (USD)",
          "description": "Monthly HOA/association dues.",
          "min": 0,
          "max": 100000
        },
        {
          "key": "dscr",
          "kind": "ratio",
          "label": "Target DSCR",
          "description": "Target debt-service-coverage ratio.",
          "min": 0.5,
          "max": 3
        }
      ],
      "outputs": [
        "qualifyingRent",
        "qualifyingPi",
        "monthlyPitia",
        "dscr",
        "tier",
        "stressDscr",
        "maxLoanAtTarget"
      ],
      "related": [
        "fx-impact"
      ],
      "disclaimers": [
        "Illustrative and educational only. Results are indicative estimates, not a quote, an offer of credit, or a commitment to lend.",
        "DSCR shown uses gross rent ÷ PITIA as most non-QM investor programs do; individual lenders may apply different rent haircuts, vacancy factors or reserve requirements."
      ]
    },
    {
      "id": "fx-impact",
      "version": "1.0.0/fx-impact@1.0.0",
      "name": "Foreign-Currency Mortgage Impact",
      "description": "Shows a USD mortgage payment and total cost in your home currency at a user-entered FX rate, with ±10/20% scenario bands, an optional annual-drift projection and the break-even FX move. No live FX rates — every rate is user-entered and illustrative.",
      "path": "https://www.americamortgages.com/calculators/foreign-currency-mortgage-calculator",
      "params": [
        {
          "key": "loan",
          "kind": "usd",
          "label": "Loan amount (USD)",
          "description": "Mortgage principal in USD.",
          "min": 0,
          "max": 100000000
        },
        {
          "key": "rate",
          "kind": "pct",
          "label": "Interest rate (%/yr)",
          "description": "User-entered annual rate — never defaulted or quoted.",
          "min": 0,
          "max": 25
        },
        {
          "key": "term",
          "kind": "years",
          "label": "Term (years)",
          "description": "Loan term in years (1–40).",
          "min": 1,
          "max": 40
        },
        {
          "key": "ccy",
          "kind": "code",
          "label": "Home currency",
          "description": "ISO-4217 home-currency code (e.g. SGD)."
        },
        {
          "key": "fx",
          "kind": "ratio",
          "label": "FX rate",
          "description": "USER-ENTERED home-currency units per 1 USD.",
          "min": 0.0001,
          "max": 1000000
        },
        {
          "key": "drift",
          "kind": "pct",
          "label": "FX drift (%/yr)",
          "description": "Annual FX drift scenario (±).",
          "min": -20,
          "max": 20
        }
      ],
      "outputs": [
        "monthlyPaymentUsd",
        "monthlyPaymentHome",
        "totalRepayUsd",
        "totalRepayHomeAtEntryFx",
        "driftTotalRepayHome",
        "breakEvenFxMovePct",
        "breakEvenFxRate"
      ],
      "related": [
        "dscr",
        "piti-closing"
      ],
      "disclaimers": [
        "Illustrative and educational only. Results are indicative estimates, not a quote, an offer of credit, or a commitment to lend.",
        "Exchange rates are user-entered and illustrative only — not live, not guaranteed, and not a currency quote. Actual conversion costs depend on your bank or FX provider."
      ]
    },
    {
      "id": "affordability",
      "version": "1.0.0/affordability@1.0.0",
      "name": "Foreign-National Affordability",
      "description": "How much US property a foreign national can borrow for, via three non-QM paths: DSCR back-solve from expected rent, foreign-income qualifying (DTI cap), or asset-depletion (assets ÷ 60/84/120 months). Outputs max purchase price and an indicative cash-to-close band.",
      "path": "https://www.americamortgages.com/calculators/foreign-national-affordability-calculator",
      "params": [
        {
          "key": "path",
          "kind": "enum",
          "label": "Qualifying path",
          "description": "Affordability path: dscr | income | asset.",
          "values": [
            "dscr",
            "income",
            "asset"
          ]
        },
        {
          "key": "rate",
          "kind": "pct",
          "label": "Interest rate (%/yr)",
          "description": "User-entered annual rate — never defaulted or quoted.",
          "min": 0,
          "max": 25
        },
        {
          "key": "term",
          "kind": "years",
          "label": "Term (years)",
          "description": "Loan term in years (1–40).",
          "min": 1,
          "max": 40
        },
        {
          "key": "down",
          "kind": "pct",
          "label": "Down payment (%)",
          "description": "Down payment as % of price.",
          "min": 0,
          "max": 100
        },
        {
          "key": "tia",
          "kind": "usd",
          "label": "Monthly tax+ins+HOA (USD)",
          "description": "Combined monthly TIA estimate.",
          "min": 0,
          "max": 200000
        },
        {
          "key": "reserves",
          "kind": "months",
          "label": "Reserve months",
          "description": "Months of PITIA to evidence.",
          "min": 0,
          "max": 36
        },
        {
          "key": "rent",
          "kind": "usd",
          "label": "Monthly rent (USD)",
          "description": "Gross monthly rental income.",
          "min": 0,
          "max": 1000000
        },
        {
          "key": "str",
          "kind": "flag",
          "label": "Short-term rental",
          "description": "1 = STR mode (20% gross-rent haircut)."
        },
        {
          "key": "dscr",
          "kind": "ratio",
          "label": "Target DSCR",
          "description": "Target debt-service-coverage ratio.",
          "min": 0.5,
          "max": 3
        },
        {
          "key": "inc",
          "kind": "usd",
          "label": "Annual income (USD)",
          "description": "Gross annual income (foreign-income path).",
          "min": 0,
          "max": 1000000000
        },
        {
          "key": "debts",
          "kind": "usd",
          "label": "Monthly debts (USD)",
          "description": "Existing monthly debt obligations.",
          "min": 0,
          "max": 10000000
        },
        {
          "key": "dti",
          "kind": "pct",
          "label": "DTI cap (%)",
          "description": "Debt-to-income cap for qualifying.",
          "min": 10,
          "max": 50
        },
        {
          "key": "assets",
          "kind": "usd",
          "label": "Qualifying assets (USD)",
          "description": "Liquid assets for asset-depletion.",
          "min": 0,
          "max": 10000000000
        },
        {
          "key": "dep",
          "kind": "months",
          "label": "Depletion months",
          "description": "Asset-depletion divisor: 60 / 84 / 120.",
          "min": 60,
          "max": 120
        }
      ],
      "outputs": [
        "maxMonthlyPi",
        "maxLoan",
        "maxPurchasePrice",
        "downPaymentUsd",
        "estMonthlyPitia",
        "requiredReserves",
        "cashToCloseLow",
        "cashToCloseHigh",
        "imputedMonthlyIncome"
      ],
      "related": [
        "piti-closing",
        "firpta"
      ],
      "disclaimers": [
        "Illustrative and educational only. Results are indicative estimates, not a quote, an offer of credit, or a commitment to lend.",
        "Cost and fee figures are indicative ranges, not quotes; actual amounts vary by state, provider, program and transaction, and are confirmed in writing at pre-approval.",
        "Indicative ranges only, not an offer of credit. Actual rates, LTV and terms depend on the program, property, borrower profile and prevailing market conditions, and are confirmed in writing at pre-approval.",
        "Qualification paths, down-payment minimums, DTI caps and reserve requirements vary by program and are confirmed during pre-approval."
      ]
    },
    {
      "id": "piti-closing",
      "version": "1.0.0/piti-closing@1.0.0",
      "name": "Mortgage Payment (PITI) + Closing Costs",
      "description": "All-in monthly payment (principal, interest, taxes, insurance, HOA) plus an indicative closing-cost and cash-to-close band, with foreign-buyer line items (remote notarization, LLC setup, international wires).",
      "path": "https://www.americamortgages.com/calculators/mortgage-payment-calculator",
      "params": [
        {
          "key": "price",
          "kind": "usd",
          "label": "Property price (USD)",
          "description": "Purchase price / amount realized on sale.",
          "min": 0,
          "max": 100000000
        },
        {
          "key": "down",
          "kind": "pct",
          "label": "Down payment (%)",
          "description": "Down payment as % of price.",
          "min": 0,
          "max": 100
        },
        {
          "key": "rate",
          "kind": "pct",
          "label": "Interest rate (%/yr)",
          "description": "User-entered annual rate — never defaulted or quoted.",
          "min": 0,
          "max": 25
        },
        {
          "key": "term",
          "kind": "years",
          "label": "Term (years)",
          "description": "Loan term in years (1–40).",
          "min": 1,
          "max": 40
        },
        {
          "key": "tax",
          "kind": "pct",
          "label": "Property tax (%/yr)",
          "description": "Annual property-tax rate as % of price.",
          "min": 0,
          "max": 5
        },
        {
          "key": "class",
          "kind": "enum",
          "label": "Tax class",
          "description": "Indicative property-tax class.",
          "values": [
            "low",
            "mid",
            "high"
          ]
        },
        {
          "key": "ins",
          "kind": "usd",
          "label": "Annual insurance (USD)",
          "description": "Annual insurance premium.",
          "min": 0,
          "max": 1000000
        },
        {
          "key": "hoa",
          "kind": "usd",
          "label": "Monthly HOA (USD)",
          "description": "Monthly HOA/association dues.",
          "min": 0,
          "max": 100000
        },
        {
          "key": "fb",
          "kind": "flag",
          "label": "Foreign buyer",
          "description": "1 = include foreign-buyer closing line items."
        }
      ],
      "outputs": [
        "loanAmount",
        "downPaymentUsd",
        "monthlyPi",
        "monthlyTax",
        "monthlyInsurance",
        "monthlyHoa",
        "monthlyTotal",
        "closingCostsLow",
        "closingCostsHigh",
        "cashToCloseLow",
        "cashToCloseHigh"
      ],
      "related": [
        "fx-impact",
        "firpta",
        "affordability"
      ],
      "disclaimers": [
        "Illustrative and educational only. Results are indicative estimates, not a quote, an offer of credit, or a commitment to lend.",
        "Cost and fee figures are indicative ranges, not quotes; actual amounts vary by state, provider, program and transaction, and are confirmed in writing at pre-approval.",
        "Indicative ranges only, not an offer of credit. Actual rates, LTV and terms depend on the program, property, borrower profile and prevailing market conditions, and are confirmed in writing at pre-approval.",
        "Property tax and insurance figures are estimates unless you entered your own; actual amounts are set by the county, your insurer and your HOA."
      ]
    },
    {
      "id": "firpta",
      "version": "1.0.0/firpta@1.0.0",
      "name": "FIRPTA Withholding / Net Proceeds",
      "description": "Estimates FIRPTA withholding when a foreign owner sells US property (15% default; 10% tier $300k–$1M and 0% ≤$300k with buyer-residence intent, boundaries inclusive), known state overlays (HI, CA), the Form 8288-B reduction note, and estimated net proceeds at closing. Not tax advice.",
      "path": "https://www.americamortgages.com/calculators/firpta-withholding-calculator",
      "params": [
        {
          "key": "price",
          "kind": "usd",
          "label": "Property price (USD)",
          "description": "Purchase price / amount realized on sale.",
          "min": 0,
          "max": 100000000
        },
        {
          "key": "res",
          "kind": "flag",
          "label": "Buyer residence intent",
          "description": "1 = buyer will use as residence (FIRPTA exception)."
        },
        {
          "key": "state",
          "kind": "code",
          "label": "US state",
          "description": "2-letter US state code."
        },
        {
          "key": "payoff",
          "kind": "usd",
          "label": "Mortgage payoff (USD)",
          "description": "Outstanding loan payoff at sale.",
          "min": 0,
          "max": 100000000
        },
        {
          "key": "sell",
          "kind": "pct",
          "label": "Selling costs (%)",
          "description": "Selling costs as % of price.",
          "min": 0,
          "max": 15
        }
      ],
      "outputs": [
        "federalRatePct",
        "federalWithholding",
        "exception",
        "stateRatePct",
        "stateWithholding",
        "totalWithholding",
        "estimatedNetAtClosing"
      ],
      "related": [
        "affordability",
        "piti-closing"
      ],
      "disclaimers": [
        "Illustrative and educational only. Results are indicative estimates, not a quote, an offer of credit, or a commitment to lend.",
        "Not tax or legal advice. FIRPTA withholding depends on your facts, tax-treaty positions and state rules — consult a qualified international tax advisor before relying on any figure here."
      ]
    }
  ]
}