You want to purchase a house for $85,000, and you have $17,000 cash available for a down payment. You are considering the following two financing options:

• Option 1: Get a new standard mortgage with 4.5% (APR) interest compounded monthly and a 30‐year term.
• Option 2: Assume the seller’s old mortgage (FHA loan) that has an interest rate of 4.0% (APR) compounded monthly, a remaining term of 25 years (from an original term of 30 years), a remaining balance of $45,578, and payments of $253.34 per month. You can obtain a second mortgage for the remaining balance, $22,422, from your credit union at 6.5% (APR) compounded monthly with a 10‐year repayment period.

(a) What is the effective interest rate for Option 2?
(b) Compute the monthly payments for each option over the life of the mortgage.
(c) Compute the total interest payment for each option.
(d) What homeowner’s interest rate (homeowner’s time value of money) makes the two financing options equivalent?