MakeNu Mortgage Company is offering a new mortgage instrument called the Stable Mortgage. This mortgage is composed of both a fixed rate and an adjustable rate component. Mrs. Maria Perez is interested in financing a property, which costs $100,000, and is to be financed by Stable Home Mortgages (SHM) on the following terms:

The SHM requires a 5 percent down payment, costs the borrower 2 discount points, and allows 75 percent of the mortgage to be fixed and 25 percent to be adjustable. The fixed portion of the loan is for 30 years at an annual interest rate of 10.5 percent. Having neither an interest rate nor payment cap, the adjustable portion is also for 30 years with the following terms:

Initial interest rate = 9 percent Index = one-year Treasuries Payments reset each year Margin = 2 percent Interest rate cap = None Payment cap = None

The projected one-year U.S. Treasury-bill index, to which the ARM is tied, is as follows: (BOY) 2 = 10 percent; (BOY) 3 = 11 percent; (BOY) 4 = 8 percent; (BOY) 5 = 12 percent.

Required:

a1. Calculate Mrs. Perez's total monthly payments and end-of-year loan balances for the first five years.

a2. Calculate the lender's yield, assuming Mrs. Perez repays the loan after five years.

b1. Calculate Mrs. Perez's total monthly payments and end-of-year loan balances for the first five years, under the assumption that the initial interest rate is 9.5 percent and there is an annual interest rate cap of 1 percent.

b2. Calculate the lender's yield, assuming Mrs. Perez repays the loan after five years, under the assumption that the initial interest rate is 9.5 percent and there is an annual interest rate cap of 1 percent.