report_generator.py

from fpdf import FPDF
import matplotlib.pyplot as plt
import matplotlib
import numpy as np
import os

# 1. FORCE NON-INTERACTIVE BACKEND (Prevents GUI crashes)
matplotlib.use('Agg')

def create_pdf_report(cost, rent, vacancy, opex, equity_irr, total_profit, break_year, cash_flows, 
                      ltv, interest_rate):
    
    # --- SETUP PATHS ---
    base_dir = os.getcwd()
    chart1_path = os.path.join(base_dir, 'temp_chart_cumulative.png')
    chart2_path = os.path.join(base_dir, 'temp_chart_bar.png')

    # --- 1. THE "ROBOT ANALYST" LOGIC (Updated for Leveraged Returns) ---
    # Investors want higher returns (20%+) when they take on debt risk
    if equity_irr >= 20:
        verdict_title = "STRONG BUY / OUTPERFORM"
        verdict_color = (0, 100, 0) # Dark Green
        analysis_text = (
            f"This leveraged simulation demonstrates exceptional capital efficiency. With a Loan-to-Value "
            f"of {ltv*100:.0f}%, the project achieves an Equity IRR of {equity_irr:.2f}%, significantly "
            f"exceeding standard emerging market hurdles (18-20%). The debt structure successfully amplifies "
            f"returns while maintaining a manageable risk profile."
        )
    elif equity_irr >= 15:
        verdict_title = "MODERATE / PROCEED WITH CAUTION"
        verdict_color = (200, 150, 0) # Orange
        analysis_text = (
            f"The project is viable but sensitive. While the Equity IRR of {equity_irr:.2f}% is acceptable, "
            f"it sits close to the cost of equity. Management should strictly monitor construction costs "
            f"(${cost/1_000_000:.1f}M) and interest rate exposure ({interest_rate*100:.1f}%) to prevent "
            f"yield erosion."
        )
    else:
        verdict_title = "HOLD / RESTRUCTURE DEBT"
        verdict_color = (139, 0, 0) # Dark Red
        analysis_text = (
            f"CRITICAL WARNING: The current debt structure is destroying value. An Equity IRR of {equity_irr:.2f}% "
            f"is insufficient to justify the leverage risk. Consider reducing the Loan-to-Value ratio "
            f"or renegotiating the interest rate ({interest_rate*100:.1f}%) before proceeding."
        )

    cumulative_cash = np.cumsum(cash_flows)
    
    payback_text = (
        f"Based on the leveraged cash flow trajectory, the Equity Investment achieves 'Breakeven' in {break_year}. "
        f"The total projected profit (Cash Flows + Exit) is approximately ${total_profit/1_000_000:.1f} Million."
    )

    # --- 2. GENERATE CHARTS (With Safe Paths) ---
    def generate_charts():
        # Cumulative Equity Return Chart
        years = range(len(cumulative_cash))
        plt.figure(figsize=(7, 3.5))
        plt.plot(years, cumulative_cash/1_000_000, marker='o', color='#2E86C1', linewidth=2)
        plt.axhline(0, color='red', linestyle='--', linewidth=1, label="Equity Breakeven")
        plt.title('Cumulative Equity Wealth (Millions USD)', fontsize=10, fontweight='bold')
        plt.xlabel('Project Year', fontsize=8)
        plt.ylabel('Net Position ($M)', fontsize=8)
        plt.grid(True, linestyle=':', alpha=0.6)
        plt.legend()
        plt.tight_layout()
        plt.savefig(chart1_path, dpi=120)
        plt.close()

        # Bar Chart (Equity Cash Flows)
        plt.figure(figsize=(7, 3.5))
        colors = ['#C0392B' if x < 0 else '#27AE60' for x in cash_flows]
        plt.bar(years, [x/1_000_000 for x in cash_flows], color=colors)
        plt.title('Annual Equity Cash Flow (After Debt Service)', fontsize=10, fontweight='bold')
        plt.xlabel('Project Year', fontsize=8)
        plt.ylabel('Cash Flow ($M)', fontsize=8)
        plt.grid(axis='y', linestyle=':', alpha=0.6)
        plt.tight_layout()
        plt.savefig(chart2_path, dpi=120)
        plt.close()

    generate_charts()

    # --- 3. BUILD THE PDF ---
    class PDF(FPDF):
        def header(self):
            self.set_font('Arial', 'B', 16)
            self.cell(0, 8, 'Mall of Zimbabwe: Investment Memo (Leveraged)', 0, 1, 'C')
            self.set_font('Arial', 'I', 9)
            self.set_text_color(100, 100, 100)
            self.cell(0, 5, 'Generated by WestProp Financial Digital Twin | Confidential', 0, 1, 'C')
            self.ln(5)
            self.set_draw_color(0, 0, 0)
            self.line(10, 25, 200, 25)

        def footer(self):
            self.set_y(-15)
            self.set_font('Arial', 'I', 8)
            self.set_text_color(128, 128, 128)
            self.cell(0, 10, f'Page {self.page_no()}', 0, 0, 'C')

    pdf = PDF()
    pdf.add_page()
    pdf.set_text_color(0, 0, 0)

    # SECTION 1: VERDICT
    pdf.set_font("Arial", 'B', 12)
    pdf.set_fill_color(240, 240, 240)
    pdf.cell(0, 8, "  1. Strategic Investment Verdict", 0, 1, 'L', 1)
    pdf.ln(3)
    
    pdf.set_font("Arial", 'B', 11)
    pdf.set_text_color(*verdict_color)
    pdf.cell(0, 8, f"RATING: {verdict_title}", 0, 1)
    pdf.set_text_color(0, 0, 0)
    
    pdf.set_font("Arial", size=10)
    pdf.multi_cell(0, 5, analysis_text)
    pdf.ln(5)

    # SECTION 2: LEVERAGE & METRICS (Updated for Debt)
    pdf.set_font("Arial", 'B', 12)
    pdf.cell(0, 8, "  2. Capital Structure & Returns", 0, 1, 'L', 1)
    pdf.ln(3)
    pdf.set_font("Arial", size=10)
    
    # Left Column (Project)
    pdf.cell(95, 7, f"Total Project Cost: ${cost/1_000_000:.1f} M", 1, 0)
    pdf.cell(95, 7, f"Equity IRR (Leveraged): {equity_irr:.2f}%", 1, 1)
    
    # Right Column (Debt)
    pdf.cell(95, 7, f"Bank Loan (LTV {ltv*100:.0f}%): ${cost*ltv/1_000_000:.1f} M", 1, 0)
    pdf.cell(95, 7, f"Cost of Debt (Interest): {interest_rate*100:.1f}%", 1, 1)
    
    pdf.cell(95, 7, f"Equity Cash Required: ${cost*(1-ltv)/1_000_000:.1f} M", 1, 0)
    pdf.cell(95, 7, f"Equity Break-Even: {break_year}", 1, 1)
    pdf.ln(8)

    # SECTION 3: VISUALS
    pdf.set_font("Arial", 'B', 12)
    pdf.cell(0, 8, "  3. Equity Performance Trajectory", 0, 1, 'L', 1)
    pdf.ln(2)
    
    if os.path.exists(chart1_path):
        pdf.image(chart1_path, x=15, w=180)
    else:
        pdf.cell(0, 10, "Error: Chart 1 missing.", 0, 1)
    pdf.ln(2)
    
    if os.path.exists(chart2_path):
        pdf.image(chart2_path, x=15, w=180)
    else:
        pdf.cell(0, 10, "Error: Chart 2 missing.", 0, 1)
    pdf.ln(5)

    # SECTION 4: LIQUIDITY
    pdf.set_font("Arial", 'B', 12)
    pdf.cell(0, 8, "  4. Liquidity & Exit Analysis", 0, 1, 'L', 1)
    pdf.ln(3)
    pdf.set_font("Arial", size=10)
    pdf.multi_cell(0, 5, payback_text)

    # CLEANUP
    if os.path.exists(chart1_path): os.remove(chart1_path)
    if os.path.exists(chart2_path): os.remove(chart2_path)

    return pdf.output(dest='S').encode('latin-1')