Assume that a lender offers a 30-year, $145,000 adjustable rate mortgage (ARM) with the following terms:

Initial interest rate = 7.5 percent Index = one-year Treasuries Payments reset each year Margin = 2 percent Interest rate cap = 1 percent annually; 3 percent lifetime Discount points = 2 percent Fully amortizing; however, negative amortization allowed if interest rate caps reached

Based on estimated forward rates, the index to which the ARM is tied is forecasted as follows: Beginning of year (BOY) 2 = 7 percent; (BOY) 3 = 8.5 percent; (BOY) 4 = 9.5 percent; (BOY) 5 = 11 percent.

Required:

a. Compute the payments and loan balances for the ARM for the five-year period.

b. Compute the yield for the ARM for the five-year period.