init
This commit is contained in:
Bastien COIGNOUX
@ -1,16 +1,16 @@
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import type { DealTrafficLight } from '../../domain/dealSignals';
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import {
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DEFAULT_VAT_ON_MARGIN_RATE,
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DVF_DISCOUNT_FLASH_PCT,
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MIN_NET_MARGIN_PCT,
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} from './thresholds';
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export type DealTrafficLight = 'red' | 'orange' | 'green' | 'green_flash_dvf';
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export type { DealTrafficLight };
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export interface JugeInputs {
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purchasePrice: number;
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resalePrice: number;
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surfaceM2: number;
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/** Prix m² de référence marché (DVF / étude locale). */
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dvfReferencePriceM2?: number | null;
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worksTotal: number;
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notaryFeeRate: number;
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@ -20,11 +20,6 @@ export interface JugeInputs {
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carryingMonths: number;
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carryingAnnualRate: number;
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carryingPrincipal?: number | null;
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/**
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* TVA sur marge : approximation prudentielle pour outil terrain.
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* Base imposable = marge économique avant TVA (cash hors TVA collectée/déductible).
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* Ajustez avec votre expert-comptable selon votre assiette réelle.
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*/
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vatOnMarginRate?: number;
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}
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@ -38,8 +33,9 @@ export interface JugeResult {
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breakEvenResalePrice: number;
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purchasePricePerM2: number;
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dvfDiscountPct: number | null;
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/** Sous-cotation vs DVF (prix / m² ≤ référence × (1 − 20 %)). */
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dvfUnderMarketFlash: boolean;
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trafficLight: DealTrafficLight;
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/** 0–100 : marge nette normalisée vs seuil + bonus sous-cotation DVF. */
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scoreDeal: number;
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}
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@ -51,9 +47,6 @@ function carryingCostEUR(input: JugeInputs): number {
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return principal * input.carryingAnnualRate * (input.carryingMonths / 12);
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}
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/**
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* Le Juge : synthèse financière go / no-go pour marchand de biens.
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*/
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export function evaluateDeal(input: JugeInputs): JugeResult {
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const vatRate = input.vatOnMarginRate ?? DEFAULT_VAT_ON_MARGIN_RATE;
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@ -81,6 +74,7 @@ export function evaluateDeal(input: JugeInputs): JugeResult {
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input.surfaceM2 > 0 ? input.purchasePrice / input.surfaceM2 : 0;
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let dvfDiscountPct: number | null = null;
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let dvfUnderMarketFlash = false;
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if (
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input.dvfReferencePriceM2 != null &&
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input.dvfReferencePriceM2 > 0 &&
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@ -89,13 +83,15 @@ export function evaluateDeal(input: JugeInputs): JugeResult {
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dvfDiscountPct =
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(input.dvfReferencePriceM2 - purchasePricePerM2) /
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input.dvfReferencePriceM2;
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dvfUnderMarketFlash =
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purchasePricePerM2 <=
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input.dvfReferencePriceM2 * (1 - DVF_DISCOUNT_FLASH_PCT);
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}
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const trafficLight = resolveTrafficLight(
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netMarginPct,
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dvfUnderMarketFlash,
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dvfDiscountPct,
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purchasePricePerM2,
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input.dvfReferencePriceM2,
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);
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const scoreDeal = computeScoreDeal(netMarginPct, dvfDiscountPct);
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@ -107,35 +103,34 @@ export function evaluateDeal(input: JugeInputs): JugeResult {
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vatOnMargin,
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netMarginAfterVat,
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netMarginPct,
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breakEvenResalePrice: computeBreakEvenResale(input, vatRate),
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breakEvenResalePrice: computeBreakEvenResale(input),
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purchasePricePerM2,
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dvfDiscountPct,
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dvfUnderMarketFlash,
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trafficLight,
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scoreDeal,
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};
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}
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/** Marge : feu rouge sous 15 %. DVF : flash vert indépendant (signal d’achat). */
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function resolveTrafficLight(
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netMarginPct: number,
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dvfUnderMarketFlash: boolean,
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dvfDiscountPct: number | null,
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purchasePricePerM2: number,
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dvfReferencePriceM2?: number | null,
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): DealTrafficLight {
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const underDvfFlash =
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dvfReferencePriceM2 != null &&
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dvfReferencePriceM2 > 0 &&
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purchasePricePerM2 <= dvfReferencePriceM2 * (1 - DVF_DISCOUNT_FLASH_PCT);
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if (netMarginPct < MIN_NET_MARGIN_PCT) {
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return underDvfFlash ? 'green_flash_dvf' : 'red';
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return 'red';
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}
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if (underDvfFlash) {
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if (dvfUnderMarketFlash) {
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return 'green_flash_dvf';
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}
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if (dvfDiscountPct != null && dvfDiscountPct > 0.1) {
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return 'green';
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}
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return 'orange';
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if (netMarginPct < 0.18) {
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return 'orange';
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}
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return 'green';
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}
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function computeScoreDeal(
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@ -153,7 +148,7 @@ function computeScoreDeal(
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return Math.round(Math.min(100, marginScore + dvfBonus));
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}
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function computeBreakEvenResale(input: JugeInputs, vatRate: number): number {
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function computeBreakEvenResale(input: JugeInputs): number {
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const notaryFees = input.purchasePrice * input.notaryFeeRate;
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const carrying = carryingCostEUR(input);
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const fixedCosts =
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@ -165,83 +160,25 @@ function computeBreakEvenResale(input: JugeInputs, vatRate: number): number {
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input.miscSaleCost;
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const agencyRate = input.saleAgencyFeeRate;
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const effectiveCoeff = 1 - agencyRate - vatRate * (1 - agencyRate);
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if (effectiveCoeff <= 0) {
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const coeff = 1 - agencyRate;
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if (coeff <= 0) {
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return Number.POSITIVE_INFINITY;
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}
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return fixedCosts / effectiveCoeff;
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return fixedCosts / coeff;
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}
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/**
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* Prix d'achat maximum pour respecter une marge nette cible (linéaire sur coûts).
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* Utile quand la checklist visite augmente les travaux : recalcul offre max.
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* Prix d’achat max pour tenir une marge nette cible (ex. 15 % après TVA sur marge).
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* Recalcul instantané quand la checklist visite augmente les travaux.
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*/
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export function maxPurchaseForTargetNetMarginPct(
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input: Omit<JugeInputs, 'purchasePrice'>,
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targetNetMarginPct: number,
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): number {
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const vatRate = input.vatOnMarginRate ?? DEFAULT_VAT_ON_MARGIN_RATE;
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const carryingPrincipalFallback = 0;
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const agency = input.saleAgencyFeeRate;
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const netResaleCoeff = 1 - agency;
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const numerator =
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netResaleCoeff * input.resalePrice -
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input.miscSaleCost -
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input.worksTotal -
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input.miscAcquisitionCost -
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(1 + targetNetMarginPct + vatRate * (1 + targetNetMarginPct)) *
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carryingPrincipalFallback;
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const denominator =
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(1 + input.notaryFeeRate) *
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(1 +
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targetNetMarginPct +
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vatRate * (1 + targetNetMarginPct) +
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input.carryingAnnualRate * (input.carryingMonths / 12));
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if (denominator <= 0) {
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return 0;
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}
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let maxPurchase = numerator / denominator;
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const refine = (candidate: number): number => {
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const trial: JugeInputs = {
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...input,
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purchasePrice: candidate,
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carryingPrincipal: input.carryingPrincipal ?? candidate,
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};
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const { netMarginPct } = evaluateDeal(trial);
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return netMarginPct - targetNetMarginPct;
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};
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maxPurchase = binarySearchPurchase(input, targetNetMarginPct, vatRate);
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void refine;
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return Math.max(0, Math.round(maxPurchase));
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}
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/**
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* Recherche dichotomique robuste (le lien marge ↔ prix d'achat est affine par morceaux
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* mais les arrondis / TVA max(0,·) peuvent créer des irrégularités légères).
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*/
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export function maxPurchaseForTargetNetMarginPctRobust(
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input: Omit<JugeInputs, 'purchasePrice'>,
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targetNetMarginPct: number,
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): number {
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return binarySearchPurchase(input, targetNetMarginPct);
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}
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function binarySearchPurchase(
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input: Omit<JugeInputs, 'purchasePrice'>,
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targetNetMarginPct: number,
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vatRate: number = input.vatOnMarginRate ?? DEFAULT_VAT_ON_MARGIN_RATE,
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): number {
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let low = 0;
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let high = input.resalePrice * 1.5;
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for (let i = 0; i < 48; i++) {
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let high = Math.max(input.resalePrice * 1.5, 1);
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for (let i = 0; i < 56; i++) {
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const mid = (low + high) / 2;
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const { netMarginPct } = evaluateDeal({
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...input,
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