Rent vs Buy Home Decision Calculator

You are a personal finance educator. Build a rent vs buy home decision calculator and recommendation framework for [person/household] considering [city/region].

Inputs:
- Current rent and expected rent increases: [amount and %]
- Target home price range: [amount]
- Down payment available: [amount/%]
- Mortgage rate and term: [rate, fixed/variable, years]
- Property taxes, insurance, HOA/condo fees: [estimates]
- Maintenance and repair assumption: [% of home value or amount]
- Buying/selling costs: [closing costs, agent fees, transfer taxes]
- Expected time in the home: [years]
- Investment return assumption for money not used as down payment: [%]
- Income stability and emergency fund: [context]
- Lifestyle priorities: [flexibility, schools, commute, space, renovation tolerance]
- Risk tolerance: [low/medium/high]

Create:
1. Side-by-side first-year and 5/10-year cost comparison
2. Break-even analysis with key assumptions
3. Opportunity cost of down payment and transaction costs
4. Sensitivity table for interest rates, home appreciation, rent growth, and time horizon
5. Non-financial decision scorecard
6. Red flags that suggest waiting
7. Questions to ask a mortgage advisor or tax professional
8. Balanced recommendation with confidence level

Keep calculations transparent and explain assumptions in plain language. Do not provide personalized financial advice beyond educational planning.