:root{--brand-teal: #2e8c7e;--brand-teal-deep: #1f6a5f;--brand-green: #8dcb8f;--brand-yellow: #efc94c;--brand-coral: #f16a5a;--ink: #2c423b;--ink-soft: #4a5b55;--ink-muted: #77867f;--paper: #fbf7ef;--paper-2: #f3eee1;--rule: #e2dbc8;--surface: #ffffff;--content-max: 1280px;--shadow-1: 0 1px 2px rgba(44, 66, 59, .06), 0 1px 0 rgba(44, 66, 59, .04);--shadow-2: 0 8px 24px rgba(44, 66, 59, .08);color:var(--ink);background:var(--paper);font-family:Zen Kaku Gothic New,Noto Sans JP,-apple-system,BlinkMacSystemFont,Hiragino Sans,Yu Gothic,Segoe UI,sans-serif;font-synthesis:none;text-rendering:optimizeLegibility}*{box-sizing:border-box}body{margin:0;background:var(--paper)}button,input,select{font:inherit}button{min-height:38px;border:1px solid var(--rule);background:var(--surface);color:var(--ink);padding:8px 12px;display:inline-flex;align-items:center;justify-content:center;gap:6px;border-radius:999px;cursor:pointer;transition:background .15s ease,border-color .15s ease,transform .15s ease,box-shadow .15s ease}button:hover{border-color:var(--brand-teal);box-shadow:var(--shadow-1)}button.primary{background:var(--brand-teal-deep);color:#fff;border-color:var(--brand-teal-deep)}button.icon{width:38px;padding:0}button:disabled{opacity:.6;cursor:wait}main{min-height:100vh}.app-header{min-height:88px;padding:18px 28px;display:flex;align-items:center;justify-content:space-between;gap:20px;border-bottom:1px solid var(--rule);background:#fbf7eff5}.app-header h1{margin:0;font-size:24px;line-height:1.2;color:var(--ink)}.eyebrow{margin:0 0 4px;color:var(--brand-teal);font-size:12px;font-weight:600}.access{display:flex;align-items:center;gap:8px;min-width:240px;border:1px solid var(--rule);border-radius:999px;padding:8px 10px;color:var(--ink-muted);background:var(--surface)}.access input{width:100%;border:0;outline:0}.tabs{display:flex;justify-content:center;gap:6px;padding:12px 28px;background:var(--paper-2);border-bottom:1px solid var(--rule);overflow-x:auto}.tabs button{white-space:nowrap;background:transparent}.tabs button.active{background:var(--surface);border-color:var(--brand-teal);color:var(--brand-teal-deep);font-weight:600}.message{margin:16px 28px 0;padding:10px 12px;border:1px solid #ead77e;background:#fff8dc;border-radius:10px}.toast{position:fixed;z-index:80;top:18px;left:50%;transform:translate(-50%);max-width:min(420px,calc(100vw - 32px));padding:12px 18px;border:1px solid rgba(37,122,105,.22);border-radius:999px;color:var(--brand-teal-deep);background:#eefaf6fa;box-shadow:0 12px 32px #25312d24;font-size:15px;font-weight:600;line-height:1.4;pointer-events:none}.workspace{width:100%;max-width:var(--content-max);margin:0 auto;padding:22px 28px 56px}.toolbar{display:flex;gap:12px;align-items:center;justify-content:space-between;margin-bottom:16px}.page-intro{margin-bottom:18px;padding:18px 20px;border:1px solid var(--rule);border-radius:16px;background:var(--surface);box-shadow:var(--shadow-1)}.page-intro span{display:inline-flex;margin-bottom:6px;color:var(--brand-teal);font-size:12px;font-weight:600}.page-intro h2{margin:0 0 6px;color:var(--ink);font-size:22px;line-height:1.35}.page-intro p{max-width:920px;margin:0;color:var(--ink-soft);line-height:1.75}.search{flex:1;min-width:220px;display:flex;align-items:center;gap:8px;padding:9px 12px;border:1px solid var(--rule);background:var(--surface);border-radius:999px}.search input{width:100%;border:0;outline:0}.case-list{display:grid;gap:8px}.case-row{width:100%;min-height:68px;display:grid;grid-template-columns:120px minmax(240px,1fr) minmax(240px,1fr) 220px;gap:14px;align-items:center;text-align:left;background:var(--surface)}.status{display:inline-flex;justify-content:center;align-items:center;min-height:28px;padding:4px 8px;border-radius:999px;background:#eaf5f1;color:var(--brand-teal-deep);font-size:12px;font-weight:500}.input-grid{display:grid;grid-template-columns:minmax(0,1fr);gap:48px;align-items:start;max-width:920px}.input-grid .page-intro,.input-priority{grid-column:1 / -1}.input-priority{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:10px}.input-priority div{display:grid;gap:4px;padding:12px 14px;border:1px solid var(--rule);border-radius:14px;background:#fffdf8}.input-priority strong{color:var(--brand-teal-deep);font-size:13px}.input-priority span{color:var(--ink-soft);font-size:12px;line-height:1.55}.panel{background:var(--surface);border:1px solid var(--rule);border-radius:16px;padding:16px;box-shadow:var(--shadow-1)}.soft-panel{background:#fffdf8}.panel-head{display:flex;justify-content:space-between;gap:14px;align-items:flex-start;margin-bottom:14px}.panel-head h2{margin:0;color:var(--ink);font-size:16px}.panel-head p{max-width:620px;margin:6px 0 0;color:var(--ink-muted);font-size:13px;line-height:1.65}.panel-head>span{flex:0 0 auto;min-height:26px;display:inline-flex;align-items:center;padding:3px 9px;border-radius:999px;background:#eaf5f1;color:var(--brand-teal-deep);font-size:12px;font-weight:500}.input-grid .panel:nth-of-type(4){grid-column:1 / -1}.input-grid .panel{padding:0;border:0;border-radius:0;background:transparent;box-shadow:none}.input-grid .panel-head{margin-bottom:24px}.input-grid .panel-head h2{font-size:30px;line-height:1.25}.input-grid .field{grid-template-columns:1fr;gap:12px;margin-bottom:28px}.input-grid .field>.field-label,.input-grid .field-label,.input-grid .loan-row label>.field-label{color:var(--ink);font-size:18px;font-weight:600;gap:10px}.input-grid .field-label .field-badge{order:-1}.input-grid .field-badge{min-height:24px;padding:4px 8px;border-radius:4px;font-size:13px}.field{display:grid;grid-template-columns:150px 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input:disabled{color:var(--ink-muted);background:var(--paper-2)}.input-grid .field input,.input-grid .field select,.input-grid .loan-row input,.input-grid .loan-row select,.input-grid .input-with-unit input,.input-grid .month-selects select{min-height:58px;border-radius:8px;padding:12px 16px;background:#fffefa;font-size:21px}.input-with-unit,.month-selects>span{position:relative;display:block}.input-with-unit input{padding-right:58px}.input-with-unit>span,.month-selects em{position:absolute;top:50%;right:18px;color:var(--ink);font-size:20px;font-style:normal;font-weight:500;transform:translateY(-50%);pointer-events:none}.input-with-unit.auto-calculated-unit input,.input-with-unit.auto-calculated-unit>span,input.auto-calculated{color:var(--ink-muted)}.month-selects{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:16px}.month-selects select{padding-right:58px}.month-selects em{right:54px}.property-name-field{align-items:start}.property-lookup{position:relative}.property-candidates{position:absolute;z-index:20;top:calc(100% + 4px);left:0;right:0;max-height:320px;overflow-y:auto;padding:6px;border:1px solid var(--rule);border-radius:14px;background:var(--surface);box-shadow:var(--shadow-2)}.property-candidates button{width:100%;display:grid;justify-content:stretch;gap:3px;min-height:0;padding:9px 10px;border:0;border-radius:10px;text-align:left}.property-candidates button:hover{background:#edf7f3}.property-candidates strong{color:var(--ink);font-size:13px}.property-candidates span,.property-candidates small,.candidate-message{color:var(--ink-muted);font-size:12px;line-height:1.5}.candidate-message{padding:8px 10px}.loan-list{display:grid;gap:20px;margin-bottom:18px}.loan-row{display:grid;grid-template-columns:minmax(0,1fr);gap:18px;align-items:stretch;padding:18px;border:1px solid var(--rule);border-radius:14px;background:#fffdf8}.loan-row label{display:grid;gap:12px;min-width:0}.loan-row label>.field-label{color:var(--ink-muted);font-size:12px;font-weight:500}.loan-row .icon{justify-self:start}.save-bar{grid-column:1 / -1;display:flex;justify-content:flex-end}.calc-layout{display:grid;grid-template-columns:minmax(0,1fr);gap:16px;align-items:start}.calc-layout .field{grid-template-columns:1fr;gap:6px}.net-layout{display:grid;gap:18px}.net-outcome{display:grid;gap:22px;padding:28px;border:1px solid #d9d1bd;border-radius:18px;background:#fff9ef;box-shadow:var(--shadow-2)}.net-outcome.profit{border-color:#9cc7bd;background:#eef8f4}.net-outcome.loss{border-color:#f1b0a8;background:#fff3ef}.net-sale-line{display:flex;flex-wrap:wrap;gap:10px;align-items:center}.inline-edit-line,.inline-edit-value{min-height:auto;padding:0;border:0;border-radius:0;background:transparent;font-size:inherit;line-height:inherit;cursor:pointer}.inline-edit-line{display:inline-flex;gap:8px;align-items:center;color:var(--ink);font-size:clamp(19px,2.1vw,28px);font-weight:500}.inline-edit-line strong,.inline-edit-value strong{color:var(--ink);border-bottom:2px solid currentColor;font-weight:700;line-height:1.15}.new-window-icon{flex:0 0 auto;display:inline-block;width:18px;height:18px;background:currentColor;mask:url("data:image/svg+xml,%3csvg%20width='24'%20height='24'%20viewBox='0%200%2024%2024'%20fill='none'%20xmlns='http://www.w3.org/2000/svg'%3e%3cg%20clip-path='url(%23clip0_320_155)'%3e%3cpath%20fill-rule='evenodd'%20clip-rule='evenodd'%20d='M4.5%2019.5H19.5V13H21V21H3V3H11V4.5H4.5V19.5ZM14%204.5V3H21V10H19.5V5.6L10.5%2014.5L9.5%2013.5L18.4%204.5H14Z'%20fill='%231A1A1C'/%3e%3c/g%3e%3cdefs%3e%3cclipPath%20id='clip0_320_155'%3e%3crect%20width='24'%20height='24'%20fill='white'/%3e%3c/clipPath%3e%3c/defs%3e%3c/svg%3e") center / contain no-repeat;-webkit-mask:url("data:image/svg+xml,%3csvg%20width='24'%20height='24'%20viewBox='0%200%2024%2024'%20fill='none'%20xmlns='http://www.w3.org/2000/svg'%3e%3cg%20clip-path='url(%23clip0_320_155)'%3e%3cpath%20fill-rule='evenodd'%20clip-rule='evenodd'%20d='M4.5%2019.5H19.5V13H21V21H3V3H11V4.5H4.5V19.5ZM14%204.5V3H21V10H19.5V5.6L10.5%2014.5L9.5%2013.5L18.4%204.5H14Z'%20fill='%231A1A1C'/%3e%3c/g%3e%3cdefs%3e%3cclipPath%20id='clip0_320_155'%3e%3crect%20width='24'%20height='24'%20fill='white'/%3e%3c/clipPath%3e%3c/defs%3e%3c/svg%3e") center / contain no-repeat}.new-window-icon.large{width:20px;height:20px}.new-window-icon.small{width:16px;height:16px}.inline-edit-line:hover,.inline-edit-value:hover{background:transparent;box-shadow:none;color:var(--brand-teal-deep)}.inline-edit-line:hover strong,.inline-edit-value:hover strong,.inline-edit-line:hover .new-window-icon,.inline-edit-value:hover .new-window-icon{color:var(--brand-teal-deep)}.net-outcome-body{display:flex;flex-wrap:wrap;gap:8px 12px;align-items:baseline;justify-content:center;padding:34px 10px 26px;text-align:center}.net-outcome-label{margin:0;color:var(--ink);font-size:clamp(26px,3.5vw,42px);font-weight:700;line-height:1.25}.net-outcome-body strong{color:var(--brand-teal-deep);font-size:clamp(56px,8vw,108px);font-weight:900;line-height:1}.net-main-amount,.net-card-amount{display:inline-flex;align-items:baseline;white-space:nowrap}.amount-unit{display:inline-block;margin-left:.04em;font-size:.68em;line-height:1;vertical-align:baseline}.net-card-amount .amount-unit{font-size:.72em}.net-main-amount .amount-unit{margin-left:.08em;font-size:clamp(26px,3.5vw,42px);font-weight:700}.net-outcome-body>span{color:var(--ink);font-size:clamp(22px,3vw,38px);font-weight:600}.net-outcome.loss .net-outcome-body strong{color:var(--brand-coral)}.net-outcome-meta{display:flex;flex-wrap:wrap;gap:8px;align-items:center;color:var(--ink-muted);font-size:13px;font-weight:500}.net-outcome-meta span{min-height:28px;display:inline-flex;align-items:center;padding:4px 9px;border-radius:999px;background:#ffffffad}.net-outcome-meta button{min-height:28px;padding:4px 9px;font-size:12px}.net-required-list{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:10px}.net-estimate-note{margin:-8px 2px 2px;color:var(--ink-muted);font-size:13px;font-weight:400;line-height:1.6}.net-price-card{display:flex;gap:16px;align-items:center;justify-content:space-between;min-height:94px;padding:18px 22px;border:1px solid var(--rule);border-radius:16px;background:var(--surface);box-shadow:var(--shadow-1)}.net-price-card h2{margin:0;color:var(--ink);font-size:18px;font-weight:600;line-height:1.35}.net-price-card h2 .inline-edit-value{display:inline-flex;gap:4px;align-items:center;vertical-align:baseline}.net-price-card p{margin:0;color:var(--ink-muted);font-size:14px;font-weight:500;line-height:1.65}.net-price-card>strong{flex:0 0 auto;color:var(--brand-teal-deep);font-size:clamp(28px,4vw,42px);font-weight:600;line-height:1.1;text-align:right}.net-assumptions{display:grid;grid-template-columns:minmax(260px,1fr) auto;gap:12px;align-items:end;padding:16px;border:1px solid var(--rule);border-radius:16px;background:#fffdf8}.net-assumptions .field{grid-template-columns:150px minmax(0,1fr);margin:0}.modal-backdrop{position:fixed;z-index:100;inset:0;display:grid;place-items:center;padding:20px;background:#2c423b52}.money-modal{width:min(480px,100%);display:grid;gap:18px;padding:24px;border:1px solid var(--rule);border-radius:18px;background:var(--surface);box-shadow:0 22px 64px #2c423b38}.money-modal h2{margin:0;color:var(--ink);font-size:22px}.money-modal .field{grid-template-columns:1fr;gap:8px;margin:0}.money-modal input{min-height:56px;font-size:22px}.modal-actions{display:flex;justify-content:flex-end;gap:10px}.segmented{display:grid;grid-template-columns:1fr;gap:6px;margin-bottom:14px}.segmented button.active{background:var(--brand-teal-deep);color:#fff;border-color:var(--brand-teal-deep)}.mode-help{display:grid;gap:8px;margin-bottom:14px}.mode-help button{display:block;margin:0;width:100%;min-height:auto;padding:14px 16px;border:1px solid var(--rule);border-radius:12px;color:var(--ink-muted);font-size:14px;line-height:1.6;background:#fffdf8;text-align:left;cursor:pointer}.mode-help button.active{border-color:#9cc7bd;background:#eef8f4;color:var(--ink)}.mode-help strong{display:block;margin-bottom:4px;color:var(--brand-teal-deep);font-size:15px;line-height:1.45}.mode-help span{display:block}.sale-price-box{padding:10px 0 4px}.inline-actions{display:flex;flex-wrap:wrap;gap:8px;align-items:center;justify-content:flex-end;margin:-2px 0 10px}.source-pill{min-height:28px;display:inline-flex;align-items:center;padding:4px 9px;border-radius:999px;background:#eaf5f1;color:var(--brand-teal-deep);font-size:12px;font-weight:500}.reins-box{margin-top:14px;padding:14px;border:1px solid var(--rule);border-radius:14px;background:#fffdf8}.reins-box-head{display:flex;justify-content:space-between;gap:12px;align-items:flex-start}.reins-box-head strong{display:block;margin-bottom:4px;font-size:14px}.reins-box-head p,.reins-result p{margin:0;color:var(--ink-muted);font-size:13px;line-height:1.55}.reins-result{margin-top:12px;padding-top:12px;border-top:1px solid var(--rule)}.reins-message{font-weight:500;color:var(--ink)!important}.reins-result.missing,.reins-result.insufficient{color:#7c4b14}.reins-metrics{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:8px;margin:12px 0}.reins-comps{display:grid;gap:6px;margin-top:12px}.reins-comps div{display:grid;gap:2px;padding:8px 10px;border:1px solid var(--rule);border-radius:10px;background:#fff}.reins-comps strong{font-size:13px}.reins-comps span{color:#526879;font-size:12px}.metric{min-height:62px;border-top:1px solid var(--rule);padding:10px 0;display:flex;align-items:center;justify-content:space-between;gap:16px}.metric span{color:var(--ink-muted);font-size:13px;font-weight:500}.metric strong{font-size:20px;text-align:right}.print-grid .metric strong{white-space:nowrap}.result-hero{display:grid;gap:8px;padding:22px;border:1px solid #d9d1bd;border-radius:18px;background:#fff9ef;box-shadow:var(--shadow-2)}.result-hero>span{color:var(--brand-teal-deep);font-size:13px;font-weight:600}.result-hero h2{margin:0;color:var(--ink);font-size:18px}.result-hero>strong{display:block;margin:2px 0 4px;color:var(--brand-teal-deep);font-size:clamp(32px,3.2vw,44px);line-height:1.1}.result-hero p{margin:0;color:var(--ink-soft);line-height:1.75}.result-formula{display:grid;grid-template-columns:1fr auto;gap:8px 12px;margin-top:10px;padding-top:14px;border-top:1px solid var(--rule)}.result-formula span{color:var(--ink-muted);font-size:13px}.result-formula b{color:var(--ink);text-align:right}.formula-line{display:grid;gap:4px;margin-bottom:12px;padding:10px 12px;border:1px solid var(--rule);border-radius:12px;background:#fffdf8}.formula-line span{color:var(--ink-muted);font-size:13px}.breakdown-group{border-top:1px solid var(--rule);padding:12px 0}.breakdown-head,.breakdown-items div{display:flex;align-items:baseline;justify-content:space-between;gap:14px}.breakdown-head strong{color:var(--ink)}.breakdown-head span{color:var(--brand-coral);font-size:18px;font-weight:700}.breakdown-head span.plus{color:var(--brand-teal-deep)}.breakdown-items{display:grid;gap:6px;margin-top:8px}.breakdown-items span{color:var(--ink-muted);font-size:13px}.breakdown-items strong{color:var(--ink-muted);font-size:13px;font-weight:500;text-align:right}.exit-toolbar{display:grid;grid-template-columns:minmax(0,1fr);gap:12px;align-items:start;margin-bottom:16px}.exit-toolbar .field{margin:0}.goal-box{padding:14px;border:1px solid var(--rule);border-radius:16px;background:var(--surface);box-shadow:var(--shadow-1)}.goal-fields{display:grid;grid-template-columns:minmax(240px,1fr) minmax(240px,1fr);gap:12px}.goal-box h2{margin:0 0 12px;display:flex;align-items:center;gap:8px;color:var(--ink);font-size:18px}.goal-box .field:last-child{margin-bottom:0}.goal-fields .field{grid-template-columns:88px minmax(0,1fr)}.goal-result{margin-bottom:18px;padding:24px 26px;border:1px solid #9cc7bd;border-radius:16px;background:#eef7f4;box-shadow:var(--shadow-1)}.goal-result-head{display:flex;justify-content:space-between;gap:14px;align-items:center;margin-bottom:18px}.goal-result h2{margin:0;color:var(--brand-teal-deep);font-size:22px}.goal-result-head span{flex:0 0 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