"""data_fetchers/property_appraiser.py — Unified PA router.

Source of Truth para CUALQUIER propiedad en USA. El pre-screening llama a
esta funcion COMO PRIMER paso para evitar inferencias erroneas sobre listing
data (Zillow puede mentir, ser viejo, o estar incompleto).

USAGE:
    from data_fetchers.property_appraiser import fetch_pa_record, is_pa_supported

    if is_pa_supported(county_name, state):
        record = fetch_pa_record(
            address="2352 SCENIC VIEW CT",
            parcel_id=None,
            county_name="Duval",
            state="FL",
            zip_code="32218",
        )

UNIFIED RETURN SCHEMA (cada adapter llena lo que pueda; campos faltantes = None):
    {
        # Identity
        "parcel_id": str,            # County-specific RE#/folio
        "owner_name": str,           # Primary owner
        "co_owners": [str],          # If multiple
        "mailing_address": str,
        "site_address": str,         # Property address
        "owner_address_mismatch": bool,  # mailing != site (absentee owner)
        # Building
        "year_built": int,
        "effective_year_built": int | None,  # If county exposes renovations
        "sqft_heated": int,
        "sqft_total": int,
        "lot_acres": float,
        "lot_total_sqft": int,
        "bedrooms": int,
        "baths": float,
        "stories": float,
        "building_type": str,
        "roof_type": str,
        "exterior_wall": str,
        "interior_wall": str,
        "int_flooring": str,
        # Values
        "just_value_current": int,
        "assessed_value_current": int,
        "taxable_value_current": int,
        "exemption_current": int,
        "just_value_last": int,
        "assessed_value_last": int,
        "taxes_paid_last": float,
        "tax_year_current": int,
        "tax_year_last": int,
        # Owner signals
        "homestead_active": bool,    # primary residence flag
        "homestead_amount": int,
        # Sales history (most recent first)
        "sales_history": [
            {
                "date": "MM/DD/YYYY",
                "price": int,
                "deed_type": str,        # "Warranty Deed", "Quit Claim", etc.
                "qualified": str,        # "Qualified" | "Unqualified"
                "vacant_improved": str,  # "Vacant" | "Improved"
                "book_page": str,
            }, ...
        ],
        # Improvements / permits (when county exposes)
        "improvements": [
            {"year": int, "type": str, "permit": str | None}, ...
        ],
        # Computed signals
        "most_recent_qualified_sale": dict | None,
        "renovation_signal": {       # Heuristic flip/renov detection
            "is_flip_pattern": bool,
            "evidence": str,
            "value_increase_pct": float,
            "months_between": int,
        },
        # Land
        "zoning": str,
        "use_code": str,
        "use_description": str,
        # Metadata
        "county": str,
        "state": str,
        "source": str,               # "Duval PA (paopropertysearch.coj.net)" etc.
        "source_url": str,
        "fetched_at": ISO timestamp,
        "errors": [str],
    }
"""
from __future__ import annotations

from typing import Optional


# ════════════════════════════════════════════════════════════════════════════
# County → adapter mapping
# ════════════════════════════════════════════════════════════════════════════

# Counties with FULL extractors (returning rich unified schema).
# Cuando se agreguen Palm Beach, Orange, Hillsborough, etc → sumarlos aca.
_SUPPORTED_COUNTIES: dict[str, str] = {
    # county_lowercase: state
    "duval": "FL",
    "broward": "FL",
    "miami-dade": "FL",
    "palm beach": "FL",
}


def is_pa_supported(county_name: Optional[str], state: Optional[str]) -> bool:
    """True si hay full PA extractor para este county."""
    if not county_name or not state:
        return False
    key = county_name.lower().replace(" county", "").strip()
    return _SUPPORTED_COUNTIES.get(key) == state.upper()


def list_supported_counties() -> list[tuple[str, str]]:
    """Returns [(county_lower, state_upper), ...] de counties con PA full."""
    return [(c, s) for c, s in _SUPPORTED_COUNTIES.items()]


# ════════════════════════════════════════════════════════════════════════════
# Main entry point
# ════════════════════════════════════════════════════════════════════════════

def fetch_pa_record(
    *,
    county_name: Optional[str],
    state: Optional[str] = "FL",
    address: Optional[str] = None,
    parcel_id: Optional[str] = None,
    zip_code: Optional[str] = None,
    timeout_seconds: int = 45,
    listing_price: Optional[float] = None,
) -> Optional[dict]:
    """Fetch PA record for a property using the county-specific adapter.

    Args:
        listing_price: optional — enables flip-in-progress detection
                       (recent qualified sale << listing → owner is flipping)

    Returns:
        Unified dict with PA data, or None if county not supported.
    """
    if not is_pa_supported(county_name, state):
        return None

    key = county_name.lower().replace(" county", "").strip()

    if key == "duval":
        return _fetch_duval(address=address, parcel_id=parcel_id,
                            zip_code=zip_code, timeout_seconds=timeout_seconds,
                            listing_price=listing_price)
    if key == "broward":
        return _fetch_broward(parcel_id=parcel_id, timeout_seconds=timeout_seconds)
    if key == "miami-dade" or key == "miami dade":
        return _fetch_miami_dade(parcel_id=parcel_id, address=address,
                                  timeout_seconds=timeout_seconds,
                                  listing_price=listing_price)
    if key == "palm beach":
        return _fetch_palm_beach(parcel_id=parcel_id, timeout_seconds=timeout_seconds,
                                  listing_price=listing_price)

    return None


# ════════════════════════════════════════════════════════════════════════════
# Adapter wrappers (normalize per-county output to unified schema)
# ════════════════════════════════════════════════════════════════════════════

def _fetch_duval(
    *,
    address: Optional[str],
    parcel_id: Optional[str],
    zip_code: Optional[str],
    timeout_seconds: int,
    listing_price: Optional[float] = None,
) -> dict:
    """Duval adapter wrapper: pa_duval.fetch_duval_pa_record → unified schema."""
    try:
        from data_fetchers.pa_duval import fetch_duval_pa_record
    except ImportError as e:
        return {
            "county": "Duval",
            "state": "FL",
            "errors": [f"pa_duval module import failed: {e}"],
        }

    raw = fetch_duval_pa_record(
        address=address,
        parcel_id=parcel_id,
        zip_code=zip_code,
        timeout_seconds=timeout_seconds,
        listing_price=listing_price,
    )

    # Normalize raw → unified schema
    site_addr = " ".join(filter(None, [raw.get("site_address_line1"), raw.get("site_address_line2")]))
    return {
        # Identity
        "parcel_id": raw.get("parcel_id"),
        "owner_name": raw.get("owner_name"),
        "co_owners": [],  # Duval shows one owner; multi-owner detection pending
        "mailing_address": None,  # not in current detail extraction
        "site_address": site_addr.strip(),
        "owner_address_mismatch": None,
        # Building
        "year_built": raw.get("year_built"),
        "effective_year_built": None,  # Duval doesn't expose explicitly
        "sqft_heated": raw.get("sqft_heated"),
        "sqft_total": raw.get("sqft_gross"),
        "lot_acres": None,
        "lot_total_sqft": raw.get("lot_total_sqft"),
        "bedrooms": int(raw.get("bedrooms") or 0) or None,
        "baths": raw.get("baths"),
        "stories": raw.get("stories"),
        "building_type": raw.get("building_type"),
        "roof_type": raw.get("roof_struct"),
        "roofing_cover": raw.get("roofing_cover"),
        "exterior_wall": raw.get("exterior_wall"),
        "interior_wall": raw.get("interior_wall"),
        "int_flooring": raw.get("int_flooring"),
        # Values
        "just_value_current": raw.get("tax_current_year_just"),
        "assessed_value_current": raw.get("tax_current_year_assessed"),
        "taxable_value_current": raw.get("tax_current_year_taxable"),
        "exemption_current": raw.get("tax_current_year_exemptions"),
        "just_value_last": raw.get("tax_last_year_just"),
        "assessed_value_last": raw.get("tax_last_year_assessed"),
        "taxable_value_last": raw.get("tax_last_year_taxable"),
        "taxes_paid_last": None,  # Duval doesn't show direct tax amount here
        "tax_year_current": None,
        "tax_year_last": None,
        # Owner signals
        "homestead_active": raw.get("homestead_active"),
        "homestead_amount": raw.get("homestead_amount_current"),
        # Sales history
        "sales_history": raw.get("sales_history", []),
        "most_recent_qualified_sale": raw.get("most_recent_qualified_sale"),
        # Computed signals
        "renovation_signal": raw.get("renovation_signal"),
        # Improvements (Duval no expone formales; backlog para Acclaim integration)
        "improvements": [],
        # Land
        "zoning": (raw.get("land") or {}).get("zoning"),
        "use_code": raw.get("property_use") or "",
        "use_description": (raw.get("land") or {}).get("use_description"),
        "subdivision": raw.get("subdivision"),
        "legal_description": None,  # raw has gridLegal but not parsed to flat string here
        # Metadata
        "county": "Duval",
        "state": "FL",
        "source": raw.get("source"),
        "source_url": raw.get("source_url"),
        "fetched_at": raw.get("fetched_at"),
        "errors": raw.get("errors", []),
        # Raw passthrough for advanced consumers
        "_raw": raw,
    }


def _fetch_broward(*, parcel_id: Optional[str], timeout_seconds: int) -> dict:
    """Broward adapter wrapper: pa_broward.fetch_broward_pa_record → unified schema."""
    if not parcel_id:
        return {
            "county": "Broward",
            "state": "FL",
            "errors": ["Broward PA needs parcel_id (folio); address search not yet supported"],
        }

    try:
        from data_fetchers.pa_broward import fetch_broward_pa_record
    except ImportError as e:
        return {
            "county": "Broward",
            "state": "FL",
            "errors": [f"pa_broward module import failed: {e}"],
        }

    raw = fetch_broward_pa_record(parcel_id, timeout_seconds=timeout_seconds)
    cy = raw.get("current_year") or {}
    ly = raw.get("last_year") or {}

    # Concatenate owner names if continuation
    owner_full = (raw.get("owner_name") or "")
    if raw.get("owner_name_2"):
        owner_full = f"{owner_full} {raw['owner_name_2']}".strip()

    # Detect address mismatch
    mailing = (raw.get("mailing_address") or "").upper()
    site = (raw.get("situs_address") or "").upper()
    owner_addr_mismatch = bool(mailing and site and mailing.split()[0] != site.split()[0])

    # Parse beds/baths from units_beds_baths
    beds = baths = None
    ubb = (raw.get("units_beds_baths") or "").split("/")
    if len(ubb) >= 3:
        for raw_v, key in [(ubb[1], "beds"), (ubb[2], "baths")]:
            v = raw_v.strip()
            try:
                if key == "beds":
                    beds = int(v) if v.replace(".", "").isdigit() else None
                else:
                    baths = float(v) if v.replace(".", "").isdigit() else None
            except (ValueError, IndexError):
                pass

    return {
        "parcel_id": raw.get("folio_number"),
        "owner_name": owner_full,
        "co_owners": [],
        "mailing_address": raw.get("mailing_address"),
        "site_address": raw.get("situs_address"),
        "owner_address_mismatch": owner_addr_mismatch,
        # Building
        "year_built": raw.get("year_built"),
        "effective_year_built": raw.get("effective_year"),
        "sqft_heated": raw.get("under_air_sqft"),
        "sqft_total": raw.get("adj_bldg_sqft"),
        "lot_acres": None,
        "lot_total_sqft": None,
        "bedrooms": beds,
        "baths": baths,
        "stories": None,
        "building_type": raw.get("use_code"),
        "roof_type": None,
        "roofing_cover": None,
        "exterior_wall": None,
        "interior_wall": None,
        "int_flooring": None,
        # Values
        "just_value_current": cy.get("just_value"),
        "assessed_value_current": cy.get("assessed_value"),
        "taxable_value_current": (raw.get("tax_breakdown") or {}).get("county", {}).get("taxable"),
        "exemption_current": (raw.get("tax_breakdown") or {}).get("county", {}).get("homestead", 0),
        "just_value_last": ly.get("just_value"),
        "assessed_value_last": ly.get("assessed_value"),
        "taxable_value_last": None,
        "taxes_paid_last": ly.get("taxes_paid"),
        "tax_year_current": cy.get("tax_year"),
        "tax_year_last": ly.get("tax_year"),
        # Owner signals
        "homestead_active": raw.get("homestead_active"),
        "homestead_amount": (raw.get("tax_breakdown") or {}).get("county", {}).get("homestead", 0),
        # Sales history
        "sales_history": raw.get("sales_history", []),
        "most_recent_qualified_sale": None,  # not separately calculated in pa_broward
        # Computed
        "renovation_signal": None,  # pa_broward doesn't compute this yet
        "improvements": [],
        # Land
        "zoning": None,
        "use_code": raw.get("use_code"),
        "use_description": raw.get("use_code"),
        "subdivision": raw.get("neighborhood"),
        "legal_description": raw.get("legal_description"),
        # Metadata
        "county": "Broward",
        "state": "FL",
        "source": "Broward Property Appraiser (bcpa.net)",
        "source_url": raw.get("source_url"),
        "fetched_at": raw.get("fetched_at"),
        "errors": raw.get("errors", []),
        "_raw": raw,
    }


def _fetch_palm_beach(
    *,
    parcel_id: Optional[str],
    timeout_seconds: int,
    listing_price: Optional[float] = None,
) -> dict:
    """Palm Beach wrapper: pa_palm_beach.fetch_palm_beach_pa_record → unified."""
    if not parcel_id:
        return {
            "county": "Palm Beach",
            "state": "FL",
            "errors": ["Palm Beach PA needs parcel_id (PCN); address search not yet supported"],
        }
    try:
        from data_fetchers.pa_palm_beach import fetch_palm_beach_pa_record
    except ImportError as e:
        return {
            "county": "Palm Beach",
            "state": "FL",
            "errors": [f"pa_palm_beach module import failed: {e}"],
        }

    raw = fetch_palm_beach_pa_record(
        parcel_id=parcel_id,
        timeout_seconds=timeout_seconds,
        listing_price=listing_price,
    )

    # Mailing/site address mismatch heuristic: PB doesn't expose mailing
    # separately in flat parser; site_address may include "Municipality" noise.
    return {
        "parcel_id": raw.get("parcel_id"),
        "owner_name": raw.get("owner_name"),
        "co_owners": [],
        "mailing_address": None,
        "site_address": raw.get("site_address"),
        "owner_address_mismatch": None,
        # Building
        "year_built": raw.get("year_built"),
        "effective_year_built": None,
        "sqft_heated": raw.get("sqft_heated"),
        "sqft_total": raw.get("sqft_total"),
        "lot_acres": raw.get("lot_acres"),
        "lot_total_sqft": None,
        "bedrooms": raw.get("bedrooms"),
        "baths": raw.get("baths"),
        "stories": None,
        "building_type": raw.get("use_code"),
        "roof_type": raw.get("roof_struct"),
        "roofing_cover": raw.get("roof_cover"),
        "exterior_wall": None,
        "interior_wall": raw.get("interior_wall"),
        "int_flooring": None,
        # Values
        "just_value_current": raw.get("just_value_current"),
        "assessed_value_current": raw.get("assessed_value_current"),
        "taxable_value_current": None,
        "exemption_current": None,
        "just_value_last": raw.get("just_value_last"),
        "assessed_value_last": raw.get("assessed_value_last"),
        "taxable_value_last": None,
        "taxes_paid_last": None,
        "tax_year_current": raw.get("tax_year_current"),
        "tax_year_last": raw.get("tax_year_last"),
        # Owner signals
        "homestead_active": raw.get("homestead_active"),
        "homestead_amount": None,
        # Sales
        "sales_history": raw.get("sales_history", []),
        "most_recent_qualified_sale": raw.get("most_recent_qualified_sale"),
        "renovation_signal": raw.get("renovation_signal"),
        "improvements": [],
        # Land
        "zoning": raw.get("zoning"),
        "use_code": raw.get("use_code"),
        "use_description": raw.get("use_code"),
        "subdivision": raw.get("subdivision"),
        "legal_description": raw.get("legal_description"),
        # Metadata
        "county": "Palm Beach",
        "state": "FL",
        "source": raw.get("source"),
        "source_url": raw.get("source_url"),
        "fetched_at": raw.get("fetched_at"),
        "errors": raw.get("errors", []),
        "_raw": raw,
    }


def _fetch_miami_dade(
    *,
    parcel_id: Optional[str],
    address: Optional[str],
    timeout_seconds: int,
    listing_price: Optional[float] = None,
) -> dict:
    """Miami-Dade adapter wrapper: pa_miami_dade.fetch_miami_dade_pa_record → unified schema."""
    try:
        from data_fetchers.pa_miami_dade import fetch_miami_dade_pa_record
    except ImportError as e:
        return {
            "county": "Miami-Dade",
            "state": "FL",
            "errors": [f"pa_miami_dade module import failed: {e}"],
        }

    raw = fetch_miami_dade_pa_record(
        parcel_id=parcel_id,
        address=address,
        timeout_seconds=timeout_seconds,
        listing_price=listing_price,
    )

    # Normalize to unified schema
    return {
        # Identity
        "parcel_id": raw.get("parcel_id"),
        "owner_name": raw.get("owner_name"),
        "co_owners": raw.get("co_owners", []),
        "mailing_address": raw.get("mailing_address"),
        "site_address": raw.get("site_address"),
        # Owner address mismatch — primitive heuristic (Miami-Dade doesn't expose
        # separate site/mailing comparison cleanly; can compute later if needed)
        "owner_address_mismatch": None,
        # Building
        "year_built": raw.get("year_built"),
        "effective_year_built": None,  # Miami-Dade doesn't expose explicitly
        "sqft_heated": raw.get("sqft_heated"),
        "sqft_total": raw.get("sqft_total"),
        "lot_acres": None,
        "lot_total_sqft": raw.get("lot_total_sqft"),
        "bedrooms": raw.get("bedrooms"),
        "baths": raw.get("baths"),
        "stories": raw.get("floors"),
        "building_type": raw.get("use_code"),
        "roof_type": None,
        "roofing_cover": None,
        "exterior_wall": None,
        "interior_wall": None,
        "int_flooring": None,
        # Values
        "just_value_current": raw.get("just_value_current"),
        "assessed_value_current": raw.get("assessed_value_current"),
        "taxable_value_current": None,  # in pa-taxablevalueinformation, not parsed yet
        "exemption_current": None,
        "just_value_last": raw.get("just_value_last"),
        "assessed_value_last": raw.get("assessed_value_last"),
        "taxable_value_last": None,
        "taxes_paid_last": None,
        "tax_year_current": raw.get("tax_year_current"),
        "tax_year_last": raw.get("tax_year_last"),
        # Owner signals
        "homestead_active": raw.get("homestead_active"),
        "homestead_amount": None,
        # Sales history
        "sales_history": raw.get("sales_history", []),
        "most_recent_qualified_sale": raw.get("most_recent_qualified_sale"),
        # Renovation
        "renovation_signal": raw.get("renovation_signal"),
        "improvements": [],
        # Land
        "zoning": raw.get("pa_primary_zone"),
        "use_code": raw.get("use_code"),
        "use_description": raw.get("use_description"),
        "subdivision": raw.get("subdivision"),
        "legal_description": raw.get("legal_description"),
        # Metadata
        "county": "Miami-Dade",
        "state": "FL",
        "source": raw.get("source"),
        "source_url": raw.get("source_url"),
        "fetched_at": raw.get("fetched_at"),
        "errors": raw.get("errors", []),
        "_raw": raw,
    }