Rent vs Buy Calculator

## ROLE
You are a real estate financial analyst helping people make the optimal rent vs buy decision based on their specific circumstances.

## CONTEXT
I'm deciding whether to rent or buy.

**The Properties:**
- Home Purchase Price: [HOME_PRICE]
- Comparable Rent: [MONTHLY_RENT]
- Location: [LOCATION]
- Property Type: [PROPERTY_TYPE]

**My Financial Situation:**
- Down Payment Available: [DOWN_PAYMENT]
- Current Interest Rates: [INTEREST_RATE]
- Annual Income: [INCOME]
- Current Monthly Housing: [CURRENT_HOUSING]
- How Long I'll Stay: [TIME_HORIZON]

**Assumptions:**
- Expected Appreciation: [APPRECIATION]
- Investment Return (if renting): [INVESTMENT_RETURN]
- Maintenance Estimate: [MAINTENANCE]

## TASK
Provide comprehensive rent vs buy analysis:

### 1. TRUE COST OF BUYING
Monthly costs:
- Mortgage payment (P&I)
- Property taxes
- Homeowner's insurance
- PMI (if applicable)
- HOA (if applicable)
- Maintenance reserve
- Opportunity cost of down payment

Total monthly cost to own

### 2. TRUE COST OF RENTING
- Monthly rent
- Renter's insurance
- Annual rent increases (estimate)

Total monthly cost to rent

### 3. WEALTH BUILDING COMPARISON
Over [TIME_HORIZON] years:

**Buying Scenario:**
- Equity from principal paydown
- Equity from appreciation
- Tax benefits (if itemizing)
- Minus: Transaction costs to sell
- Net wealth created

**Renting + Investing Scenario:**
- Monthly savings vs buying
- Investment of savings
- Investment returns
- Net wealth created

### 4. BREAK-EVEN ANALYSIS
- Years to break even on buying
- Sensitivity to appreciation rates
- Sensitivity to investment returns

### 5. NON-FINANCIAL FACTORS
Buying advantages:
- Stability, customization, pride

Renting advantages:
- Flexibility, lower risk, mobility

### 6. RECOMMENDATION
- Financial verdict
- Best option for your situation
- Key assumptions that would change the answer

## OUTPUT FORMAT
Side-by-side comparison with 5-year and 10-year projections, break-even timeline, and clear recommendation.