#!/usr/bin/env python3
"""Build Excel spreadsheet from ARI's real estate cost seg model"""
import sys
sys.path.insert(0, '/home/wdjones/.openclaw/workspace-ari/data/real-estate-model')
from detailed_calculations import *
import openpyxl
from openpyxl.styles import Font, PatternFill, Alignment, Border, Side, numbers
from openpyxl.utils import get_column_letter

# Check if openpyxl available
try:
    import openpyxl
except ImportError:
    import subprocess
    subprocess.run([sys.executable, '-m', 'pip', 'install', 'openpyxl'], check=True)
    import openpyxl

results = run_portfolio_model()

wb = openpyxl.Workbook()

# Styles
header_font = Font(bold=True, color="FFFFFF", size=11)
header_fill = PatternFill(start_color="1a1a2e", end_color="1a1a2e", fill_type="solid")
red_font = Font(color="FF4444", bold=True)
green_font = Font(color="44FF44", bold=True)
money_fmt = '#,##0'
money_neg_fmt = '#,##0;[Red]-#,##0'
pct_fmt = '0.0%'
thin_border = Border(
    left=Side(style='thin'), right=Side(style='thin'),
    top=Side(style='thin'), bottom=Side(style='thin')
)
section_fill = PatternFill(start_color="2d2d44", end_color="2d2d44", fill_type="solid")
section_font = Font(bold=True, color="00BFFF", size=11)
warn_fill = PatternFill(start_color="4a1a1a", end_color="4a1a1a", fill_type="solid")
warn_font = Font(bold=True, color="FF6666", size=12)

def style_header(ws, row, max_col):
    for col in range(1, max_col + 1):
        cell = ws.cell(row=row, column=col)
        cell.font = header_font
        cell.fill = header_fill
        cell.alignment = Alignment(horizontal='center', wrap_text=True)
        cell.border = thin_border

def style_row(ws, row, max_col):
    for col in range(1, max_col + 1):
        cell = ws.cell(row=row, column=col)
        cell.border = thin_border
        cell.alignment = Alignment(horizontal='right')
        if col == 1:
            cell.alignment = Alignment(horizontal='left')

def auto_width(ws):
    for col in ws.columns:
        max_len = 0
        col_letter = get_column_letter(col[0].column)
        for cell in col:
            if cell.value:
                max_len = max(max_len, len(str(cell.value)))
        ws.column_dimensions[col_letter].width = min(max_len + 4, 22)

# ============ SHEET 1: Portfolio Overview ============
ws1 = wb.active
ws1.title = "Portfolio Overview"
ws1.sheet_properties.tabColor = "1a1a2e"

# Title
ws1.merge_cells('A1:K1')
ws1['A1'] = "REAL ESTATE COST SEGREGATION MODEL — 5-YEAR PORTFOLIO"
ws1['A1'].font = Font(bold=True, color="00BFFF", size=14)

# Warning banner
ws1.merge_cells('A3:K3')
ws1['A3'] = "⚠️ VERDICT: NO-GO — Negative cash flow all 5 years. $0 tax benefit at >$150K AGI. $337K passive losses stranded."
ws1['A3'].font = warn_font
ws1['A3'].fill = warn_fill

# Headers
row = 5
headers = ['Year', 'Properties', 'Gross Rent', 'Effective Rent', 'NOI', 'Cash Flow',
           'Depreciation', 'Taxable Income', 'Cash Invested', 'Cumulative Invested', 'Cumulative Cash Flow']
for col, h in enumerate(headers, 1):
    ws1.cell(row=row, column=col, value=h)
style_header(ws1, row, len(headers))

cumulative_invested = 0
cumulative_cf = 0
for i, r in enumerate(results):
    row = 6 + i
    cumulative_invested += r['total_cash_invested']
    cumulative_cf += r['total_cash_flow']
    values = [
        f"Year {r['year']}", r['properties_owned'], r['total_gross_rent'],
        r['total_effective_rent'], r['total_noi'], r['total_cash_flow'],
        r['total_depreciation'], r['total_taxable_income'], r['total_cash_invested'],
        cumulative_invested, cumulative_cf
    ]
    for col, v in enumerate(values, 1):
        cell = ws1.cell(row=row, column=col, value=v)
        if col >= 3:
            cell.number_format = money_neg_fmt
        if col == 6 and isinstance(v, (int, float)) and v < 0:
            cell.font = red_font
        if col == 8 and isinstance(v, (int, float)) and v < 0:
            cell.font = red_font
    style_row(ws1, row, len(headers))

# Totals row
row = 11
ws1.cell(row=row, column=1, value="5-YEAR TOTALS").font = Font(bold=True)
ws1.cell(row=row, column=3, value=sum(r['total_gross_rent'] for r in results)).number_format = money_fmt
ws1.cell(row=row, column=5, value=sum(r['total_noi'] for r in results)).number_format = money_fmt
ws1.cell(row=row, column=6, value=sum(r['total_cash_flow'] for r in results))
ws1.cell(row=row, column=6).number_format = money_neg_fmt
ws1.cell(row=row, column=6).font = red_font
ws1.cell(row=row, column=7, value=sum(r['total_depreciation'] for r in results)).number_format = money_fmt
ws1.cell(row=row, column=9, value=395000).number_format = money_fmt
style_row(ws1, row, len(headers))

auto_width(ws1)

# ============ SHEET 2: Tax Impact by AGI ============
ws2 = wb.create_sheet("Tax Impact by AGI")
ws2.sheet_properties.tabColor = "4a1a1a"

ws2.merge_cells('A1:H1')
ws2['A1'] = "PASSIVE LOSS & TAX SAVINGS BY AGI BRACKET"
ws2['A1'].font = Font(bold=True, color="00BFFF", size=14)

# Critical note
ws2.merge_cells('A3:H4')
ws2['A3'] = ("CRITICAL: At AGI >$150K (D J + partners likely scenario), passive losses CANNOT offset W-2 income. "
             "Losses carry forward indefinitely but only offset future passive rental income or are released upon sale. "
             "This means $0 annual tax benefit from depreciation — the entire cost seg strategy provides NO cash flow benefit.")
ws2['A3'].font = Font(color="FF6666", size=10, italic=True)
ws2['A3'].alignment = Alignment(wrap_text=True)

row = 6
headers = ['Year', 'Passive Loss Generated', 
           'Tax Savings\n(AGI <$100K)', 'Losses Carried\n(AGI <$100K)',
           'Tax Savings\n(AGI $100-150K)', 'Losses Carried\n(AGI $100-150K)',
           'Tax Savings\n(AGI >$150K)', 'Losses Carried\n(AGI >$150K)']
for col, h in enumerate(headers, 1):
    ws2.cell(row=row, column=col, value=h)
style_header(ws2, row, len(headers))

for i, r in enumerate(results):
    row = 7 + i
    values = [
        f"Year {r['year']}", abs(r['total_taxable_income']),
        r['tax_savings_scenario_a'], r['passive_losses_scenario_a'],
        r['tax_savings_scenario_b'], r['passive_losses_scenario_b'],
        r['tax_savings_scenario_c'], r['passive_losses_scenario_c']
    ]
    for col, v in enumerate(values, 1):
        cell = ws2.cell(row=row, column=col, value=v)
        if col >= 2:
            cell.number_format = money_fmt
        # Highlight the >$150K columns
        if col in (7, 8) and isinstance(v, (int, float)):
            cell.font = red_font
    style_row(ws2, row, len(headers))

# Summary
row = 13
ws2.cell(row=row, column=1, value="5-YEAR TOTALS").font = Font(bold=True)
ws2.cell(row=row, column=3, value=30000).number_format = money_fmt
ws2.cell(row=row, column=5, value=15000).number_format = money_fmt
ws2.cell(row=row, column=7, value=0).font = red_font
ws2.cell(row=row, column=7).number_format = money_fmt
ws2.cell(row=row, column=8, value=337877).font = red_font
ws2.cell(row=row, column=8).number_format = money_fmt

auto_width(ws2)

# ============ SHEET 3: S&P 500 Comparison ============
ws3 = wb.create_sheet("vs S&P 500")
ws3.sheet_properties.tabColor = "1a4a1a"

ws3.merge_cells('A1:F1')
ws3['A1'] = "SAME CAPITAL IN S&P 500 vs REAL ESTATE PORTFOLIO"
ws3['A1'].font = Font(bold=True, color="00BFFF", size=14)

row = 3
headers = ['Year', 'Capital Deployed', 'S&P 500 Value\n(9% avg)', 'RE Portfolio Equity', 'RE Cash Flow\n(Cumulative)', 'S&P 500 Advantage']
for col, h in enumerate(headers, 1):
    ws3.cell(row=row, column=col, value=h)
style_header(ws3, row, len(headers))

sp500_values = []
sp500_total = 0
cum_cf = 0
for i, r in enumerate(results):
    row = 4 + i
    year = r['year']
    # Each year invest $79K, compounds at 9%
    sp500_total = (sp500_total * 1.09) + r['total_cash_invested']
    sp500_values.append(sp500_total)
    
    # RE equity = appreciation + principal paydown (rough)
    props = r['properties_owned']
    re_equity = props * (DOWN_PAYMENT + (PURCHASE_PRICE * ((1.03 ** year) - 1)))  # appreciation gain
    # Add principal paydown estimate (~$3K/yr per property in early years)
    re_equity += props * 3000 * ((year + 1) / 2)
    
    cum_cf += r['total_cash_flow']
    
    advantage = sp500_total - (re_equity + cum_cf)
    
    values = [f"Year {year}", r['total_cash_invested'], sp500_total, re_equity, cum_cf, advantage]
    for col, v in enumerate(values, 1):
        cell = ws3.cell(row=row, column=col, value=v)
        if col >= 2:
            cell.number_format = money_neg_fmt
        if col == 6 and isinstance(v, (int, float)) and v > 0:
            cell.font = green_font
    style_row(ws3, row, len(headers))

auto_width(ws3)

# ============ SHEET 4: Property Assumptions ============
ws4 = wb.create_sheet("Assumptions")
ws4.sheet_properties.tabColor = "444444"

ws4.merge_cells('A1:C1')
ws4['A1'] = "MODEL ASSUMPTIONS"
ws4['A1'].font = Font(bold=True, color="00BFFF", size=14)

assumptions = [
    ("Purchase", "", ""),
    ("Purchase Price", "$345,000", ""),
    ("Down Payment", "20%", "$69,000"),
    ("Closing Costs", "$6,000", ""),
    ("Cost Seg Study", "$4,000", "per property"),
    ("Total Cash Per Property", "$79,000", ""),
    ("", "", ""),
    ("Financing", "", ""),
    ("Loan Amount", "$276,000", ""),
    ("Interest Rate", "6.25%", "30-year fixed"),
    ("Monthly P&I", "$1,699.38", ""),
    ("Monthly PITI", "$2,016.05", ""),
    ("", "", ""),
    ("Income", "", ""),
    ("Monthly Rent", "$2,000", "0.58% rent-to-price ratio"),
    ("Annual Increase", "4%", "Aggressive — 2-3% more realistic"),
    ("Vacancy", "5%", ""),
    ("Management", "0%", "Self-managed"),
    ("", "", ""),
    ("Expenses", "", ""),
    ("Property Tax", "$2,400/yr", ""),
    ("Insurance", "$1,400/yr", ""),
    ("Maintenance", "$2,000/yr", "LOW — should be 1% of value = $3,450"),
    ("Appreciation", "3%/yr", ""),
    ("", "", ""),
    ("Cost Segregation", "", ""),
    ("5-Year Property", "15%", "$41,250 of $275K basis"),
    ("15-Year Property", "12%", "$33,000 of $275K basis"),
    ("27.5-Year Property", "73%", "$200,750 of $275K basis"),
    ("Bonus Depreciation (2026)", "40%", "Declining 20%/yr from 100% in 2022"),
    ("", "", ""),
    ("Tax Rules", "", ""),
    ("AGI >$150K", "$0 passive deduction", "Losses carry forward ONLY"),
    ("AGI $100-150K", "Partial $25K deduction", "Phased out"),
    ("AGI <$100K", "Full $25K deduction", "Against W-2 income"),
]

for i, (label, val, note) in enumerate(assumptions):
    row = 3 + i
    ws4.cell(row=row, column=1, value=label)
    ws4.cell(row=row, column=2, value=val)
    ws4.cell(row=row, column=3, value=note).font = Font(italic=True, color="888888")
    if val == "" and note == "" and label:
        ws4.cell(row=row, column=1).font = Font(bold=True, color="00BFFF")

auto_width(ws4)

# Save
outpath = "/home/wdjones/.openclaw/workspace/data/real-estate-cost-seg-model.xlsx"
wb.save(outpath)
print(f"Saved to {outpath}")