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公开(公告)号：US12045899B2
公开(公告)日：2024-07-23
申请号：US13242585
申请日：2011-09-23
申请人： Elif Onmus-Baykal , Eric Rosenblatt , Dwayne D. Seegars , Herbert F. Frymark, Jr. , Benjamin Ross Hoffman
发明人： Elif Onmus-Baykal , Eric Rosenblatt , Dwayne D. Seegars , Herbert F. Frymark, Jr. , Benjamin Ross Hoffman
摘要： Indexing and adjusting for property condition in an automated valuation model. Property data corresponding to a geographical area is accessed, and a regression is performed based upon the property data. The regression models the relationship between a dependent variable, such as price, and property-characteristic explanatory variables. Further regression is then performed and models or further explains the relationship between the dependent variable and property condition explanatory variables. Specifically, further regression may model the relationship between the residual from the first regression and the property condition variables. Optional examples of these variables are those based upon the presence of predetermined remarks in associated property listings, the number of photos in such listings, and a categorical year built variable. The regression is used to determine a property-condition index for the geographical area. The property-condition index identifies a predicted condition that is used to make adjustments to comparable properties in automated valuation modeling.
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2.发明申请INDEXING AND ADJUSTING FOR PROPERTY CONDITION IN AN AUTOMATED VALUATION MODEL 审中-公开自动估价模型中物业条件的指标和调整公开(公告)号：US20130080340A1
公开(公告)日：2013-03-28
申请号：US13242585
申请日：2011-09-23
申请人： Elif Onmus-Baykal , Eric Rosenblatt , Dwayne D. Seegars , Herbert F. Frymark, JR. , Benjamin Ross Hoffman
发明人： Elif Onmus-Baykal , Eric Rosenblatt , Dwayne D. Seegars , Herbert F. Frymark, JR. , Benjamin Ross Hoffman
IPC分类号： G06Q50/16
摘要： Indexing and adjusting for property condition in an automated valuation model. Property data corresponding to a geographical area is accessed, and a regression is performed based upon the property data. The regression models the relationship between a dependent variable, such as price, and property-characteristic explanatory variables. Further regression is then performed and models or further explains the relationship between the dependent variable and property condition explanatory variables. Specifically, further regression may model the relationship between the residual from the first regression and the property condition variables. Optional examples of these variables are those based upon the presence of predetermined remarks in associated property listings, the number of photos in such listings, and a categorical year built variable. The regression is used to determine a property-condition index for the geographical area. The property-condition index identifies a predicted condition that is used to make adjustments to comparable properties in automated valuation modeling.
摘要翻译： 自动估价模型中的财产状况的索引和调整。 访问对应于地理区域的属性数据，并且基于属性数据执行回归。 回归模型建立了一个因变量（如价格）和财产特征解释变量之间的关系。 然后进行进一步的回归，模型或进一步解释因变量与属性条件解释变量之间的关系。 具体来说，进一步的回归可以模拟第一回归的残差与属性条件变量之间的关系。 这些变量的可选示例是基于在相关联的物业列表中存在预定的备注，这样的列表中的照片的数量以及分类年份的变量。 回归用于确定地理区域的财产状况指数。 财产状况指数确定用于在自动估价建模中对可比性质进行调整的预测条件。
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公开(公告)号：US20130339094A1
公开(公告)日：2013-12-19
申请号：US13495604
申请日：2012-06-13
申请人： Megan C. Berry , Herbert F. Frymark, JR. , Felix G. Meale , Eric Rosenblatt , Dwayne D. Seegars
发明人： Megan C. Berry , Herbert F. Frymark, JR. , Felix G. Meale , Eric Rosenblatt , Dwayne D. Seegars
IPC分类号： G06Q30/02
CPC分类号： G06Q30/0205 , G06Q30/02 , G06Q50/16
摘要： A system and method for automatically accessing property data corresponding to properties within the geographic area and displaying on a display device a map corresponding to said geographic area. Applying a comparable selection model based on a subject to the property data to generate a set of comparable properties, altering the set of comparable properties based on a variation command to generate an altered comparable property set, and displaying on the display device the map with the altered comparable property information.
摘要翻译： 一种用于自动访问对应于地理区域内的属性的属性数据并在显示设备上显示与所述地理区域对应的地图的系统和方法。 将基于对象的可比选择模型应用于属性数据以生成一组可比较的属性，基于变化命令改变可比较的属性集合以生成改变的可比性属性集，并且在显示装置上显示具有 改变可比的财产信息。
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4.发明申请ASSIGNING CONFIDENCE VALUES TO AUTOMATED PROPERTY VALUATIONS BY USING THE NON-TYPICAL PROPERTY CHARACTERISTICS OF THE PROPERTIES 审中-公开通过使用属性的非典型属性特征来评估对自动化属性估值的置信度公开(公告)号：US20130144796A1
公开(公告)日：2013-06-06
申请号：US13312372
申请日：2011-12-06
IPC分类号： G06Q50/16
CPC分类号： G06Q10/00
摘要： Automatically assigning confidence ratings to properties valued by an automated valuation model. A value confidence model determines a set of typical property characteristics for properties in a geographic area, automatically determines a deviation from the set of typical property characteristics for a candidate comparable property, and assigns a confidence factor to an automated valuation of the candidate comparable property based upon the deviation.
摘要翻译： 自动将置信度分配给由自动估值模型估值的属性。 价值置信模型确定地理区域中属性的一组典型属性特征，自动确定与候选可比财产的典型财产特征的偏差，并将置信因子分配给候选可比性属性的自动估值 偏差。
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5.发明授权公开(公告)号：US08655106B2
公开(公告)日：2014-02-18
申请号：US13279769
申请日：2011-10-24
IPC分类号： G06K9/36
CPC分类号： G06Q50/16 , G06Q30/0205 , G06Q30/0206 , G06Q30/0278
摘要： Automated valuation model with customizable neighborhood determination. A map image is displayed corresponding to a geographical area, and then user input accommodates definition of a particularly defined geographic area to provide custom identification of a neighborhood to be subject to automated valuation. Once the defined geographic area is established, the automated valuation model is applied to property data corresponding to properties within the defined geographic area. A subject property and corresponding properties within the defined geographic area are then displayed on a map image, preferably with articulation of the defined geographic area as the neighborhood of interest. The neighborhood may be defined by, among other criteria, inclusion within a user-defined shape, as well as exclusion of a user-defined shape from a displayed geographic area.
摘要翻译： 自动估价模型，具有可自定义的邻域确定。 显示对应于地理区域的地图图像，然后用户输入容纳特定定义的地理区域的定义，以提供要进行自动估价的邻域的定制标识。 一旦定义的地理区域被建立，自动化估价模型被应用于对应于定义的地理区域内的属性的属性数据。 然后将定义的地理区域内的主题属性和对应的属性显示在地图图像上，优选地将所定义的地理区域作为感兴趣的邻域。 除了其他标准之外，可以将邻域定义为用户定义的形状，以及从显示的地理区域排除用户定义的形状。
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公开(公告)号：US20130179357A1
公开(公告)日：2013-07-11
申请号：US13346153
申请日：2012-01-09
IPC分类号： G06Q50/16
CPC分类号： G06Q30/0206 , G06Q50/163
摘要： A valuation model accounts for traffic features associated with modeled properties, generates listings of model-chosen comparables, and evaluates property appraisals and appraisal-chosen comparables accordingly. In one embodiment, traffic features of homes are used in automated electronic appraising and in the electronic review of appraisals. It first uses GIS techniques to convert traffic features associated with a property into a numeric variable, allowing hedonic price models to measure the price impact of traffic features. This allows traffic features to be used in the automated selection of comparable properties and in the adjusting of comp prices in appraisals. It also allows automated review of appraisals to determine if they fairly accounted for the traffic dimension in the selection of comps and in making any price adjustments. In one example, the automatic valuation uses a regression that models the relationship between price and explanatory variables, with the explanatory variables including traffic feature variables.
摘要翻译： 估价模型考虑了与建模属性相关的流量特征，生成了模型选择的可比较公司的列表，并相应地评估了物业评估和评估选择的可比较项。 在一个实施例中，家庭的交通特征被用于自动化电子评估和评估的电子审查。 它首先使用GIS技术将与属性相关联的流量特征转换为数字变量，从而允许享乐价格模型来衡量流量特征的价格影响。 这样可以将流量特征用于可比性质的自动选择和评估中的价格调整。 它还允许自动审查评估，以确定他们是否公平地考虑了选择合并中的流量维度和进行任何价格调整。 在一个示例中，自动估价使用对价格和解释变量之间的关系建模的回归，其中包括流量特征变量的解释变量。
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公开(公告)号：US20130151422A1
公开(公告)日：2013-06-13
申请号：US13313100
申请日：2011-12-07
IPC分类号： G06Q50/16
CPC分类号： G06Q50/16
摘要： Automatically rendering a new valuation for a subject based on real-time property characteristic alterations or manipulations using a comparable selection model. A user alters one or more property characteristics for the subject and the comparable selection model determines a ranked listing of comparable properties for the subject in a given geographical area based on those alterations. The comparables are then displayed in a ranked order that reflects the alterations based on prior data point changes.
摘要翻译： 基于使用可比选择模型的实时属性特征变更或操作，自动呈现主体的新估值。 用户改变主题的一个或多个属性特征，并且可比选择模型基于这些改变来确定给定地理区域中的对象的可比属性的排名列表。 然后，可比较的数据以排列顺序显示，该顺序反映了基于先前数据点变化的变化。
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公开(公告)号：US20120323798A1
公开(公告)日：2012-12-20
申请号：US13162819
申请日：2011-06-17
申请人： Nathan Pieter Den Herder , Hamilton Fout , Steven L. Pierce , Eric Rosenblatt , John D. Treadwell
发明人： Nathan Pieter Den Herder , Hamilton Fout , Steven L. Pierce , Eric Rosenblatt , John D. Treadwell
摘要： Modeling comparable properties and rendering map images with automatic valuation of properties bordering specified geographic features. A valuation model identifies and accounts for the proximity of properties to geographic features. For example, estimating property value includes accessing property data corresponding to a geographic area and performing a regression based upon the property data. The regression models the relationship between price and explanatory variables, with the explanatory variables including proximity to geographic features. Proximity may be a categorical variable wherein properties bordering the geographic feature are determined to possess the proximity characteristic. Alternative explanatory variables may incorporate different degrees of proximity.
摘要翻译： 建模可比较的属性并渲染地图图像，并自动评估与指定的地理特征相邻的属性。 估价模型识别并考虑了属性与地理特征的接近度。 例如，估计属性值包括访问对应于地理区域的属性数据，并且基于属性数据执行回归。 回归模型对价格与解释变量之间的关系进行了模拟，其解释变量包括与地理特征的接近程度。 接近度可以是分类变量，其中确定与地理特征相邻的属性具有接近特性。 可选择的解释变量可以包含不同程度的邻近度。
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9.发明申请PROPERTY VALUE ESTIMATION WITH CATEGORICAL LOCATION VARIABLE PROVIDING NEIGHBORHOOD PROXY 审中-公开物业价值评估与分类位置可变提供邻里代理公开(公告)号：US20120215703A1
公开(公告)日：2012-08-23
申请号：US13031852
申请日：2011-02-22
申请人： WenXiong W. Yao , Eric Rosenblatt , Alexei M. Kisselev , Nathan Pieter Den Herder , Silviu Cristian Marghescu
发明人： WenXiong W. Yao , Eric Rosenblatt , Alexei M. Kisselev , Nathan Pieter Den Herder , Silviu Cristian Marghescu
IPC分类号： G06Q50/00
摘要： Model-based property value estimation with that implements a categorical location variable providing a neighborhood proxy. A regression models the relationship between sale price and a set of explanatory variables. These explanatory variables include a location variable that is defined at a level of granularity such that the location variable acts as a proxy for location within a neighborhood. An infill process remedies the effects of insufficient amounts of location variable data.
摘要翻译： 基于模型的属性值估计实现了提供邻域代理的分类位置变量。 回归模型显示了销售价格与一组解释变量之间的关系。 这些解释变量包括以粒度水平定义的位置变量，使得位置变量充当邻域内的位置的代理。 填充过程补救了位置变量数据量不足的影响。
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公开(公告)号：US20120158598A1
公开(公告)日：2012-06-21
申请号：US12926896
申请日：2010-12-16
摘要： Modeling and mapping appropriate comparable properties comprises accessing property data corresponding to a geographical area, and then weighting comparable properties based upon the appropriateness of each of the plurality of comparable properties as comparables for a subject property. For example, the weighting may be based upon economic distance from the subject property, geographic distance from the subject property, and age of transaction. Using this information, a map image of the geographical area is displayed, with indicators on the map image indicative of the subject property and at least one of the comparable properties.
摘要翻译： 建模和绘制适当的可比性属性包括访问对应于地理区域的财产数据，然后基于多个可比性质中的每一个作为对象属性的可比性的适当性来对可比性进行加权。 例如，加权可以基于与主体财产的经济距离，与主体财产的地理距离以及交易年龄。 使用该信息，显示地理区域的地图图像，其中地图图像上的指示符指示主题属性和至少一个可比较的属性。
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