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Toshi's thread

SkaredShtles

I love NEWCASTLE and will ONLY drink NEWCASTLE!!!!
Sep 21, 2003
55,598
6,616
In a van.... down by the river
Kept the (screened) window open all night in our bedroom tonight. Outside temp 52F now. Thermostat set at 55, irrelevant. Room still at 75!

And I’m up as the birds are up at this hour, little chicks chirping for bugs from their mamas and more melodious birds in the distance calling out their songs.

Window now closed. Hopefully I can snooze some more.
You need an attic fan...
 

SkaredShtles

I love NEWCASTLE and will ONLY drink NEWCASTLE!!!!
Sep 21, 2003
55,598
6,616
In a van.... down by the river
Perhaps. But that'd require coordination of window opening, etc. Tough with little kids who go to bed early and like complete darkness.
In the mountains you'd only need to turn it on for about 30m after the sun went down... but, yeah - you'd need to open windows.

Man... you and the wife have come a long was from your save-the-world days. :D
 

Toshi

Harbinger of Doom
Oct 23, 2001
31,651
3,845
In the mountains you'd only need to turn it on for about 30m after the sun went down... but, yeah - you'd need to open windows.

Man... you and the wife have come a long was from your save-the-world days. :D
heh

At least in Denver we overproduce over our yearly electric usage with our on-roof solar, and if we did use grid power it's 100% offset with credits from Xcel's big solar farm east of town.

Here in Tabernash the power is indeed not clean but is getting better. MPEI is targeting 50% generation from renewables by 2024, and also has rebates on heat pumps that might sway me to go for a heat pump on the mini split instead of a straight AC. The NG for water heating (for our use + in the radiant floors) is NG the same as everywhere else.


Screen Shot 2021-07-05 at 8.59.35 AM.png
 
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Toshi

Harbinger of Doom
Oct 23, 2001
31,651
3,845
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I looked up LG's systems for kicks. To get 6 zones would require the 3.5 ton unit.

The top, non-ducted line is the relevant one. At those COP values it seems like it'd be cheaper to use NG even at 47F test conditions… but electricity would be cleaner.

I'll be awaiting the quote eagerly in any case.
 

Toshi

Harbinger of Doom
Oct 23, 2001
31,651
3,845
There were 6,627 Toyota Land Cruisers sold in the US in the 2006 and 2007 model years.

While driving in 1/6627 I saw another of the same 6627 along I-70 this morning. Same color as mine, even! but all bro-ed out with the rooftop tent, ARB accoutrement including snorkel, etc.

The astute reader will wonder how I knew it was a 2006 or 2007 since the 100 series ran from 1999-2007, and the answer is that it had LED taillights unique to those two years. (Amazing that Toyota tooled up for those tails given the low volume!)
 

Toshi

Harbinger of Doom
Oct 23, 2001
31,651
3,845
View attachment 161735

Time to start watching mortgage rates again. 6-8 weeks from now will be in a position to go from the less than ideal 3.000% primary mortgage at conforming limit + 6.5% (!) variable rate HELOC to cover the balance to 90%, to a single jumbo conventional (80% LTV) loan.

These are the numbers today on Costco Finance for 79.9% LTV against estimated house value of $800k, ZIP 80478, good credit, second house. I was hoping for 3.000% flat. PennyMac may be my first call when I'm ready to spring based off of past pricing experience.
Rates down a bit since the above post.

Screen Shot 2021-07-09 at 11.07.36 AM.png


Still too high, though. Recall that under my prepayment scenario 3.125% would break even vs. the same prepayment against the current Tabernash 3.000% conforming limit mortgage + 6.51% HELOC. 3.000% or lower on the whole house balance would be a net benefit. (Also as above I bet PennyMac would be the best option still based off of past experiences and their past 29 year @ 2.500% fixed x 30 years quote before I bought this house.)

Assuming the house could appraise at $800k that mortgage is 68.5% LTV and the current HELOC balance now that I've paid it down a bit takes it to 84.4% LTV from there.
 

Toshi

Harbinger of Doom
Oct 23, 2001
31,651
3,845
Quote is in. Dropped to 5 zones since 6 zone on up equipment is apparently in a whole extra class of cost, with variable refrigerant flow tech if I parsed the dude right.

The 5 zones will be the 4 upstairs bedrooms + the main floor. Loft will be left on its own.

Screen Shot 2021-07-10 at 3.55.10 PM.png


So $17.5k + maybe a grand more for the electrician - $4k in rebates for a 4 ton unit. (This is for the heat pump setup. He said AC only would be about $2k cheaper but with no rebates so net more expensive.) I'm doing it.
 
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Toshi

Harbinger of Doom
Oct 23, 2001
31,651
3,845


went to a gathering at a park of families with kids entering to our kids' upcoming fancy (still public) school. They had balloon animal and face paint tables there, apparently unrelated/for a neighborhood block party thing. Nice coincidence.
 

Toshi

Harbinger of Doom
Oct 23, 2001
31,651
3,845
@Pesqueeb not sure if you caught this news but Trump’s 2019 tax bill apparently reinstated a Fed EV motorcycle tax credit. 10%, up to $2,500. Retroactive to purchases back to 2018 even.
 

Toshi

Harbinger of Doom
Oct 23, 2001
31,651
3,845
Time to make another stab at installing the Rev Grip that freed itself from its moorings halfway through my last real ride. (I’d anticipated this and brought my old grips and proper Allens.)

They sure are a pain in the ass.

anyway, I’m planning to ride tomorrow. Around the neighborhood with the family, that is
 

Toshi

Harbinger of Doom
Oct 23, 2001
31,651
3,845
Close enough (rubber thing is supposed to be in one piece and not all extruded like that but it feels solid-ish)

8167ED0A-06B2-4C8C-893F-AAFFCAE322F2.jpeg


grip wrangling didn’t take that long this time around. But first I organized the garage, moved cars and bikes and scooters, and afterwards pumped up all 9 tires of tomorrow’s rides.

One of Mariko’s bike’s Schrader valves decided to get its little pin stuck in the open position, which took a few stabs of the ol' awl to remedy before it’d hold pressure.
 
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Toshi

Harbinger of Doom
Oct 23, 2001
31,651
3,845
Deck contractor says we're looking at September for scheduling. 1.5 weeks worth of work. They're apparently busy!

Will hear back from HVAC dude whether under the deck will work for compressor placement, versus on the deck surface. (Outside proper on a concrete pad is ill advised in snow-accumulation country, he tells me, and hanging it off the walls leads to water/ice intrusion and more problems down the road.)

So HVAC may have to wait until then as well. All in all not a big deal: just need to schedule them around each other if the deck being done is a prerequisite ultimately.

Edit: HVAC dude said the condenser (not compressor?) can be located under the deck, under where the hot tub will go, actually. No scheduling constraints there thusly.
 
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Westy

the teste
Nov 22, 2002
44,846
10,493
Sleazattle

jonKranked

Detective Dookie
Nov 10, 2005
70,827
13,358
media blackout
Rates down a bit since the above post.

View attachment 162060

Still too high, though. Recall that under my prepayment scenario 3.125% would break even vs. the same prepayment against the current Tabernash 3.000% conforming limit mortgage + 6.51% HELOC. 3.000% or lower on the whole house balance would be a net benefit. (Also as above I bet PennyMac would be the best option still based off of past experiences and their past 29 year @ 2.500% fixed x 30 years quote before I bought this house.)

Assuming the house could appraise at $800k that mortgage is 68.5% LTV and the current HELOC balance now that I've paid it down a bit takes it to 84.4% LTV from there.
i did the costco route on our refi, went with NASB at 2.75, and this was only a few weeks ago.
 

Toshi

Harbinger of Doom
Oct 23, 2001
31,651
3,845
i did the costco route on our refi, went with NASB at 2.75, and this was only a few weeks ago.
This is jumbo and on a second house. But I am hoping for those rates when the time comes, as for a non-jumbo confoming but still second house note PennyMac quoted me 2.500% fixed x 29 years, 0 net points back around February.

Still waiting on the Denver HELOC to close to do my money-shifting game.
 

Toshi

Harbinger of Doom
Oct 23, 2001
31,651
3,845
85 octane at my local station was $3.249/gallon today. Got 14.0 mpg last tank in the Land Cruiser after correcting for the 6% greater diameter tires.

The economics of that electric F-150 are looking better and better!
85 octane was $3.299/gallon at Costco Gas today. Got 13.1 mpg last tank with tire circumference adjustment.

Updated math:

Updating math for 1,000 miles, 13.1 mpg, $3.299/gal

Let's assume that a base model F-150 Lightning would depreciate at $300/month. Said newer vehicle would also cost perhaps $100/mo more to insure.

Current costs: $252/mo gas + $150/mo depreciation = $402/mo (+ baseline insurance costs).

Base trim Lightning costs: $300/mo depreciation + $100/mo extra insurance cost + $40 in energy costs = $440

Getting awfully close assuming my depreciation and extra insurance cost estimates are in the right ballpark. Breakeven at 13.1 mpg would be at $3.799/gallon.
 

Toshi

Harbinger of Doom
Oct 23, 2001
31,651
3,845
Super slow process of Denver HELOC advances. Was approved over a month ago. Then had to get re-approved as they'd gotten it into their heads via an offhand comment of mine that they were going to directly pay off the Tabernash HELOC. (I don't want to do this so as to have more flexibility and because I actually have big Tabernash property project payments to make!)

Anyway, re-approval was fine since I'm well under any DTI thresholds they might use. But it still marches forward at a glacial pace.

The loan was approved with no payoffs, so we are no longer paying off the Key Bank loan. It’s now back with the closing department and we should have the OK to schedule soon.
Upcoming milestones for Mountain Haus:

August 12 or thereabouts: heat pump installation day(s). It shall be Daikin instead of Fujitsu due to availability (contractor eating marginal extra cost), 4 ton, condenser under deck.

August 20 or thereabouts: swallow mitigation, metal flashing, cleanup week.

Late August: Vacasa clean, photo shoot, listing generation, go live.

Late September: Decks get redone in Trex and potentially shored up for hot tub if any such shoring up is necessary.
 

Toshi

Harbinger of Doom
Oct 23, 2001
31,651
3,845
Rates down a bit since the above post.

Screen Shot 2021-07-09 at 11.07.36 AM.png


Still too high, though. Recall that under my prepayment scenario 3.125% would break even vs. the same prepayment against the current Tabernash 3.000% conforming limit mortgage + 6.51% HELOC. 3.000% or lower on the whole house balance would be a net benefit. (Also as above I bet PennyMac would be the best option still based off of past experiences and their past 29 year @ 2.500% fixed x 30 years quote before I bought this house.)

Assuming the house could appraise at $800k that mortgage is 68.5% LTV and the current HELOC balance now that I've paid it down a bit takes it to 84.4% LTV from there.
Costco Finance rates holding pretty steady. Consumer Direct still at 3.250% for fixed 30 years, conventional, jumbo, 2nd home.

Bankrate shows one doing better than this, so I'm still hopeful for perhaps 2.750% from PennyMac.

Capture 2.PNG


Got to hurry up and wait for the Denver HELOC to close then disburse then for Key to reflect the payment before I can go down that next rabbit hole, though. Another month yet, perhaps?
 

Toshi

Harbinger of Doom
Oct 23, 2001
31,651
3,845
Costco Finance down to 3.125% for jumbo refi at $640k (80% LTV in this scenario), 2.75% if at conforming limit.

Bankrate showing 2.875% for jumbo refi, and a rather shocking 2.375% (2.445% APR with some healthy fees even at 0 points) for comforming. That's for 30 year fixed on a secondary property! That's like, whoa

Capture.PNG
 

Toshi

Harbinger of Doom
Oct 23, 2001
31,651
3,845
Updating a few scenarios of numbers with this 2.375% but ~$3k in extra fees theoretical option from today's rate quotes.

(Again I'm just sitting on my hands for now since the Denver 2.24% HELOC--for Tabernash house upgrades + paying down Tabernash HELOC a bit but not all the way off--still doesn't have a closing date.)

Anyway, baseline scenario with prepayment is above in the quote.

Alternative 1: refi at ~conforming limit @ 2.375%, pay off 6.51% Tabernash HELOC per above yearly-bolus assumptions

Conforming note: $658,813.19 total payments, $110,563.19 interest paid. NB: I included $3k in extra fees.

6.51% HELOC as above: $154,562.99 payments, $17,312.99 in interest.

So total: $127,876.18 in interest.

Alternative 2: jumbo refi. What rate on this larger amount would break even with 2.375% with $3k extra fees in terms of total interest?

2.500% would yield $103,151.01 total interest.
2.625%: $108,434.45
2.750%: $113,721.87
2.875%: $119,012.11
3.000%: $124,304.01
3.125%: $129,596.37
 

Toshi

Harbinger of Doom
Oct 23, 2001
31,651
3,845
(Again I'm just sitting on my hands for now since the Denver 2.24% HELOC--for Tabernash house upgrades + paying down Tabernash HELOC a bit but not all the way off--still doesn't have a closing date.)
Finally, sort of progress

"Your [Denver HELOC] was given the ok to close. Someone from the title company should be reaching out to you with 7-10 days to schedule your signing. Should you have any questions, please let me know. Thank you."