Real-Estate Analysis Engine

Nishi vs the field — every Nishi cell is measured against real organ source at emit time; each gap names the watch contract that will close it.

Nishi sovereign property analysis, judged not scraped (live flip and valuation engines plus public-record intakes) vs PropStream and ATTOM-class data platforms and AVM providers and spreadsheet practice -- Aug-2026 field

Layer 1 · Executive

Where we are. MEASURED 2026-08-19: the judgment core is LIVE and asset-agnostic (fl_exposure component chooser, fr_ev_present real-value discriminator, cf_kv downside gate) -- the flip engine header itself declares the math works for a house. No property-data intake exists. The incumbent field is mirrored: national data platforms, API underwriting lanes, subscription AVM tools.

Where we need to go. OPERATOR ASK (2026-08-19): real-estate analysis local or semi-local or national or global. The strategy: LOCAL FIRST where data is free public record (Collin County appraisal roll for 75071), the judged core wired to it, scope declared on every verdict -- then widen by adding intake rows, never by weakening claims.

The unit. 1 u = one measured session-leg (organ plus gate plus live flip), the standing calibration.

Cost to a local judged engine: 4 u. RE1 Collin County parcel intake plus RE2 comps over it plus the live judges -- a 75071 deal gets a gated verdict with printed scope.

Cost to rental and cashflow answers: 1.5 u more. RE3 deterministic cashflow rows. 5.5 u cumulative.

Cost to distress-lead intake: 2 u more. RE4 tax-delinquency, probate and lien signals from public records. 7.5 u cumulative.

Cost to semi-local and national reach: open. RE5 scope census makes reach a data admission per county or data source; national parity with the 160-million-property platforms [propstream] is a BUY decision, not a crawl -- priced when the local engine proves out.

Research bar. PropStream comping workflow, the flipper-practice bar is measured on independent review of the incumbent ARV workflow. Theirs: deal sourcing plus built-in comping to a baseline ARV is the practice anchor [@psreview]. Ours: RE2 must produce comps verdicts on 75071 properties that a practitioner accepts against the incumbent workflow, with the selection rule printed -- and the downside gate refusing marginal deals is the exceed [@valtools].

Business case

Axis	Position	Figures	Decision
Investment	The judges are built; spend is intake organ work against free public records -- the county roll costs nothing [propstream]	8.5 u to a full local engine with zero data subscriptions	subscriptions (ATTOM-class APIs [reapis]) are bought only when RE5 shows a scope gap a paying deal needs
Market	The incumbent tool field is subscription-priced for investors [valtools]; our first market is our own capital allocation in 75071 and the semi-local ring	the engine pays for itself on one avoided bad deal -- the downside gate is the ROI	internal use first; the tool-market question is a later rung informed by the ledger, as in the carflip lane
Opportunity cost	RE1, RE2 and RE4 share their shapes with the carflip intakes -- one intake program feeds two domains	cross-domain reuse cuts effective cost; the local-first strategy also feeds the alignbiz census	run the intake program once across carflip, realestate and alignbiz
Go to market	Not a product initially; the judged verdicts with printed scope and refusal are the future differentiator against estimate-only tools [valtools]	the manipulation gate (fr_ev_present) is a story no AVM tells	prove on our own deals; publish the refusal record when it has one
Buy vs build	National data: BUY when needed [propstream] [reapis]. Local data: FREE public record. Judgment: BUILT and live	the only build is intake plumbing; the expensive thing (judgment) already exists	local-first is the buy-nothing path to a working engine

6 of 11 capabilities measured|1 of them measured exceeds|5 open|coverage 545/1000|adoption 1 full / 5 partial

Layer 2 · Roadmap

Do this next — computed by the ranker, never chosen by a seat

Order from nx_compare_rank (nx_dr_ocm: (deficit + cost-of-delay + option + enables) x sponsor x self-sufficiency x momentum / cost). FINISH rows are rungs whose symbol is present but whose organ is short of full adoption: the cheapest closures on this board, listed before any new work. Stamp: # asof=1787883563 domain=realestate target_version=0.1 rungs=5 done=0 open=5 finish=0 ranker=nx_dr_ocm

#	Stage	Rung	Priority	Derivation
#1	0.1	County parcel intake, local-first (RE1) re_parcel_intake	2750	v=11 m=1 c=4
#2	0.1	Comps and ARV engine (RE2) re_comps	2500	v=10 m=1 c=4
#3	later	Scope census (RE5) re_scope_census	7500	v=15 m=1 c=2
#4	later	Deterministic cashflow rows (RE3) re_cashflow	3333	v=10 m=1 c=3
#5	later	Distress-signal intake (RE4) re_leadgen	750	v=3 m=1 c=4

Critical path — contract, done-rule, executor, cost

Rung	Closes with	Definition of done (pre-declared)	Executor	Est.
County parcel intake, local-first (RE1)	re_parcel_intake	Collin County public appraisal roll as the first intake; every row carries source and date; coverage bounds printed	Organ	2 u
Comps and ARV engine (RE2) after RE1	re_comps	comps over RE1 with the selection rule printed on every verdict; neg-control: a no-comp property MUST refuse, never extrapolate [@psreview]	Organ	2 u
Deterministic cashflow rows (RE3) after RE1	re_cashflow	rate, tax, insurance and vacancy as DATA rows; verdicts print inputs; graded beside the rental-AVM lane [@reapis]	Organ	1.5 u
Distress-signal intake (RE4) after RE1	re_leadgen	tax delinquency, probate and code liens from public records; each signal names its record [@propstream]	Organ	2 u
Scope census (RE5) after RE1	re_scope_census	every verdict carries its scope row (which counties, which sources, what age); adding reach = adding data rows	Organ	1 u

Milestones

Milestone	Rungs	Cumulative
M0 · Local judged engine	RE1,RE2	4 u
M1 · Full local analysis	RE3,RE4	7.5 u
M2 · Declared-scope expansion ready	RE5	8.5 u

Layer 3 · Engineering

How this is scored. Every Nishi mark is measured: the generator reads the real organ source on disk and requires the implementing symbol to exist (no self-grading). A watching tag names the organ and symbol contracted to close a gap — the mark flips itself on the next compare beat when that workstream ships, and the comparewatch- plane row flips with it. The flip is necessary, not sufficient: it proves the symbol exists, never that the capability is good. The bar is the rung's pre-declared done-rule, proven by its gate — a symbol shipped without the behaviour behind it is a defect, and the flip is exactly what makes that defect visible instead of quiet. Competitor marks record documented capability presence — presence, not depth or scale. Adoption is measured too: every measured row carries where its organ stands on the estate's ladder (source → built → promoted → registered → invoked; libraries by importer reach minus validation importers; gates by the execution surfaces that run them). A row is fully adopted only at the top of its ladder; anything short is tagged partial with the exact remedy, so a build nobody promoted can no longer read as shipped. Census stamps: importers asof 1787849099, gate census asof 1787855507 (unix seconds; -1 = census absent).

Capability matrix — measured against source

◉ leads / measured exceed● present◐ partial○ absent · click any capability for its evidence

Capability	Nishi	PropStream	ATTOM-class	AVM provider	Spreadsheet DIY
DATA
Nationwide parcel and transaction coverage Open — watching `runtime/nx_re_engine.nx` : `re_parcel_intake`, re-measured on every compare beat. Ship that symbol and this mark flips itself; the `comparewatch-` plane row flips with it. PropStream covers 160 million-plus properties [propstream]; ATTOM-class APIs feed underwriting [reapis]. Contract = the public-record intake starting with the Collin County appraisal roll -- free, public, local-first watching re_parcel_intake	○	◉	◉	●	○
Comps and ARV workflow Open — watching `runtime/nx_re_engine.nx` : `re_comps`, re-measured on every compare beat. Ship that symbol and this mark flips itself; the `comparewatch-` plane row flips with it. PropStream comping anchors flipper ARV practice [psreview]. Contract = the comps engine over the intake with the selection rule printed on every verdict; shares its shape with the carflip comps intake watching re_comps	○	◉	●	●	◐
Rental cashflow and yield Open — watching `runtime/nx_re_engine.nx` : `re_cashflow`, re-measured on every compare beat. Ship that symbol and this mark flips itself; the `comparewatch-` plane row flips with it. Rental AVMs exist in the API class [reapis] and across the tool field [valtools]. Contract = deterministic cashflow from declared inputs -- rate, tax, insurance and vacancy as DATA rows, never baked constants watching re_cashflow	○	●	◉	●	◐
JUDGE
Component-level rehab engine, asset-agnostic Measured: `fl_exposure` exists in `runtime/_hdl_build/nx_flip_score.nx`, verified at emit. LIVE: reads the part list from the planes and chooses the repair set component by component -- house components are DATA rows; no data platform ships a rehab chooser Adoption: `REGISTERED-DARK` — PARTIAL: callable, authorised, no MCP invocation on record (a direct fork logs the runner, so this is not proof it never ran); no execution surface runs it either (clock, cron, daemon, roster, actlog and surfaced forks checked). adoption REGISTERED-DARK	●	○	○	○	○
Real-value vs nominal-price discriminator with manipulation gate Measured exceed: `fr_ev_present` in `runtime/_hdl_build/nx_flip_real.nx`, verified at emit. LIVE: bottom-up net-tangible backing against asking price with manipulation claimed only on named evidence classes -- the bubble instrument the data class does not ship Adoption: `REGISTERED-DARK` — PARTIAL: callable, authorised, no MCP invocation on record (a direct fork logs the runner, so this is not proof it never ran); no execution surface runs it either (clock, cron, daemon, roster, actlog and surfaced forks checked). adoption REGISTERED-DARK	◉	○	○	○	○
Downside gate on any deal, P10 bad case Measured: `cf_kv` exists in `runtime/nx_carflip_roi.nx`, verified at emit. LIVE: the buy-only-winners refusal generalizes to property deals; AVMs and spreadsheets estimate, they do not refuse [valtools] Adoption: `REGISTERED-DARK` — PARTIAL: callable, authorised, no MCP invocation on record (a direct fork logs the runner, so this is not proof it never ran); no execution surface runs it either (clock, cron, daemon, roster, actlog and surfaced forks checked). adoption REGISTERED-DARK	●	○	○	◐	◐
SCOPE
Local to semi-local to national to global, declared per verdict Open — watching `runtime/nx_re_engine.nx` : `re_scope_census`, re-measured on every compare beat. Ship that symbol and this mark flips itself; the `comparewatch-` plane row flips with it. The incumbents are US-national by construction [propstream] [reapis]. Contract = every verdict carries its scope row: which markets the data covers and which it cannot see -- reach as a measured claim watching re_scope_census	○	◐	◐	◐	○
DATA
Off-market and distress lead intake Open — watching `runtime/nx_re_engine.nx` : `re_leadgen`, re-measured on every compare beat. Ship that symbol and this mark flips itself; the `comparewatch-` plane row flips with it. PropStream's core sell is motivated-seller lists [propstream] [psreview]. Contract = the distress-signal intake over public records (tax delinquency, probate, code liens) -- local-first where the records are free watching re_leadgen	○	◉	●	○	○
CASE
Domestic supply-chain and good-jobs case for development Measured: `sc_domestic_permil` exists in `runtime/_hdl_build/nx_supplychain_case.nx`, verified at emit. LIVE lib: domestic content, payroll and weighted-risk math for build and development analysis -- the government-facing case builder no retail data platform carries Adoption: `LIB-WIRED importers=3 nonval=2` — fully adopted (top of its ladder).	●	○	○	○	○
BUSINESS
Outcome-to-capability decomposition Measured: `pd_parse` exists in `runtime/_hdl_build/nx_product_decompose.nx`, verified at emit. The decomposer maps an investment outcome onto required capabilities and gaps over the design-to-market planes Adoption: `REGISTERED-DARK` — PARTIAL: callable, authorised, no MCP invocation on record (a direct fork logs the runner, so this is not proof it never ran); no execution surface runs it either (clock, cron, daemon, roster, actlog and surfaced forks checked). adoption REGISTERED-DARK	●	○	○	○	○
EVIDENCE
Sovereign mirrored and pinned reference register for this field Measured: `knowledge/fetched/cmp_realestate` exists in `knowledge/compare/realestate.refs`, verified at emit. Every rival claim on this page resolves to a mirror in the estate evidence store, content-pinned by hash and re-measured on every emit Adoption: `ABSENT` — PARTIAL: no source and no binary: this is a build contract, not a partial deploy. adoption ABSENT	●	○	○	○	○

Risk register

Risk	Likelihood x impact	Mitigation
Local rolls differ per county and the intake overfits Collin	probable x medium	RE1 keeps county-specific parsing as DATA rows; RE5 makes every reach claim explicit
The judged core is trusted on houses without house-domain calibration	possible x high	component and finding rows for houses are admitted as DATA with sources; first ten verdicts are paper-graded against realized outcomes before capital moves
A watch contract flips on symbol existence, so a stub reads green	possible x high	the flip is the receipt, the rung gate is the proof

On these two registers. Rows are declared in the domain's plan file and carry the debt id, which is the join key back to the sovereign debt plane — that plane, not this page, is the authority on state. Reconciling them automatically (the regen reading the plane and refreshing these rows) is a named, owed rung; until it lands, treat an id here as a pointer to look up, not a status to trust.

Honest verdict. The Aug-2026 field, from the mirrored record: PropStream aggregates 160 million-plus properties with public records, foreclosure and owner data and anchors flipper comping and ARV practice [@propstream] [@psreview]; the ATTOM-class API lane feeds underwriting with property, tax, mortgage and rental-AVM data [@reapis]; and the valuation-tool field is broad and subscription-priced [@valtools]. What the whole data class lacks is JUDGMENT with a refusal: none of them gates a deal on its bad case, chooses a rehab set component by component, or discriminates real value from nominal price. The estate holds exactly those three engines, live and asset-agnostic -- the flip engine's own header says the same math prices a car or a house. The Nishi wedge: start LOCAL where the data is free and public (75071 sits in Collin County, whose appraisal roll is public record), wire the judged core to it, and let every verdict print its scope row -- local, semi-local, national or global -- so reach is a measured claim, never an implied one.

Person · product · place — not yet measured for this domain

Every compare carries this layer. Declare knowledge/compare/realestate.ppp (rows surface|nishi or c1..c4|label|url|connect naming OUR live surface and each rival's front door), run nx_ppp_probe domain realestate, and this section fills itself on the next beat: the same ruler on both sides — privacy and CX (third-party hosts, tracker classes, cookies, security headers), design and longevity (design hygiene, computed WCAG contrast, render-blocking resources, unsized media, script weight, theme and motion queries), findability (landmarks, skip link, on-site search, breadcrumb, headings, internal links).

References

Beyond a link list. Every reference below resolves twice — the publisher's copy and, where banked, the estate's own non-rottable library mirror with a content pin — and carries its evidence class plus the exact claim on this page it grounds. Keyed marks like [key] in the matrix notes jump here. A dash means honestly absent, never assumed.

[propstream] PropStream. Real estate investment software, vendor home page -- 160 million-plus properties nationwide with public records, foreclosure, tax and owner data; deal sourcing and motivated-seller lists as the core sell. publisher · read in our library knowledge/fetched/cmp_realestate_propstream.html · pin h5863fc74c52ed02b1ffcdb4d683c72d22ce1276460469b008fc2e02eaef611c0 · accessed 2026-08-19 · vendor-docGrounds: The parcel-coverage and lead-intake rows: the national data incumbent our local-first intake is graded against.
[psreview] REsimpli. PropStream review 2026 -- independent practitioner review: strengths in deal sourcing and the built-in comping workflow for establishing baseline ARV; the flipper-practice anchor. publisher · read in our library knowledge/fetched/cmp_realestate_psreview.html · pin hf8fb33dfea0bca40b960e4c6a12dc73853d722e36f61036fe3b59e22514cfdb6 · accessed 2026-08-19 · mirrored-indexGrounds: The comps-and-ARV row: what the incumbent workflow actually does for flippers and where the judged core exceeds it.
[reapis] HouseCanary. The best real estate APIs in 2026, vendor field guide -- the API data lane including ATTOM-class property, tax and mortgage coverage and rental AVMs feeding research-heavy underwriting. publisher · read in our library knowledge/fetched/cmp_realestate_reapis.html · pin h3595382b69166dbf83f8dae82f5e8288de860048374b38196dce87ce9edba45d · accessed 2026-08-19 · vendor-docGrounds: The ATTOM-class column and the rental-cashflow row: the underwriting data lane and its AVM shape.
[valtools] PropLab. Best real estate valuation tools for investors in 2026 -- the breadth of the subscription valuation-tool field: AVMs, comping tools and analysis platforms compared. publisher · read in our library knowledge/fetched/cmp_realestate_valtools.html · pin h13f86ba7f0a196151ae577a828a9cdb7da437c20c102462088bb96e5b91d3592 · accessed 2026-08-19 · mirrored-indexGrounds: The cashflow and downside-gate rows: the tool field estimates, none of it refuses -- the gate is the wedge.

generated by nx_swcompare_matrix (sovereign NishiLang organ) from knowledge/compare/realestate.matrix · every Nishi cell verified against organ source at emit time · watch cells re-measured on every compare beat · zero JS, zero trackers