$
%
%
$
pp
years
%
+$3,730net advantage of buying points over the same cash as extra down payment, at your sale date
Points that cash buys
2.50
Rate after points
6.78%
Monthly principal & interest — points
$2,080.83
Monthly principal & interest — extra down
$2,160.22
Monthly payment advantage of points
+$79
Extra equity the down payment keeps
$4,532
Value of the monthly difference, invested
$8,262
Month points overtake the down payment
61 months

The down payment column is not a cost. That cash becomes equity and comes back at sale; the points column is a closing cost that does not. This is why the page reports net worth at a sale date instead of a monthly payment difference.

Calculator by FigureDeck — free, no sign-up, and every figure is sourced.

Who is ahead if you sell in a given year (same cash, same rate assumptions)

Hold periodMonthly saving investedExtra equity with the down paymentNet advantage of pointsAhead
1-year hold$979$7,539-$6,559Extra down
2-year hold$2,019$7,065-$5,046Extra down
3-year hold$3,123$6,579-$3,456Extra down
5-year hold$5,539$5,574-$35Extra down
7-year hold$8,262$4,532+$3,730Points
10-year hold$13,010$2,928+$10,082Points
15-year hold$23,088$313+$22,775Points
30-year hold$79,749$-0+$79,749Points