Nishi Family › Compare › Real-Estate Analysis Engine

Nishi Compare · capabilities, evidence and delivery

Real-Estate Analysis Engine

Compare capabilities and delivery evidence. Source discovery, qualification, deployment and accepted outcomes are separate; an open contract names work still to verify.

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

Overview

The purpose, declared position and evidence coverage of this domain. Source presence and completed acceptance are different measures.

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

Latest recorded release

No valid dated release entry is recorded for this domain.

Release entries describe recorded changes; they do not establish that every capability passed evaluation.

6 of 11 capability source symbols found|1 of them authored stronger-claims|5 open|coverage 545/1000|adoption 1 full / 5 partial

Evidence profile — what the gaps on this board actually are

Measured by nx_swcompare_evidence, read back by nx_evprofile_lib. Every figure is a count with its denominator — there is deliberately no score, no grade and no percentage anywhere in this band, because a stored scalar is a field a seat can edit and a counted partition is not.

proven able to fail counts the gates that have a RECORDED RED — nx_gate_bite mutated the gate subject, rebuilt it, watched the gate go red, and that record is inside the shared TTL. never bitten is its complement over the same denominator: those gates ran and were green, and nothing has ever shown them able to detect anything, so their green is a statement about this run and not about the gate. green at 0/0 is a separate and much weaker observation — the gate printed GREEN on a zero denominator, so its own tooth counter says it examined nothing. A gate can be green, non-zero, and still never bitten; that is the common case and it is now visible instead of implied.

partition: grounded + unsupported = 6 vs present 6 · named + unnamed + withheld = 5 vs open 5 · both reconcile

liar-kill conj=GPQN · all four conjuncts held

graded document: BUILDROOT tree, 5000 bytes · gates map: PRIMARY · stamped 3d 7h ago · source ../knowledge/status/evstamp_realestate.verdict

Gap class	What it is, and the work it names
NONE	No gap class fires on this board: every published claim is grounded, the declared gates ran and were green, no watch contract is unnamed or already landed, and the stamp is inside its TTL. That is a statement about evidence, not about depth, scale or polish.

This band reports the referee counts. The per-axis worklist rows — which axis is unsupported, which watch is ready to flip, which gap is unnamed — are printed by nx_swcompare_evidence realestate itself and are not carried on the stamp, so this page names the classes and the producer names the rows. That split is stated rather than hidden: a count without a worklist is not actionable, and this band is honest about which half of that it is.

Production map

Follow the dependencies, declared acceptance criteria and recorded priorities. Inspect source binding before treating a rank as executable work.

Ranking source binding: PLAN_MATRIX_BOUND_ONLY. Recorded priorities require current acceptance evidence and resource checks before execution.

Ranking matches the captured plan and matrix only. Latest execution outcome, research freshness, accepted delivery and investment return are unverified.

Recorded priority estimates

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: listed before new work by this heuristic. Priority is not measured delivery cost or execution readiness. Stamp: # asof=1790081925 domain=realestate target_version=0.1 rungs=7 done=0 open=7 finish=0 ranker=nx_dr_ocm

#	Stage	Rung	Priority	Derivation
#1	0.1	County parcel intake, local-first (RE1) re_parcel_intake dossier	1000	v=20 m=1 c=20
#2	0.1	Comps and ARV engine (RE2) re_comps dossier	200	v=4 m=1 c=20
#3	later	Deterministic cashflow rows (RE3) re_cashflow dossier	266	v=4 m=1 c=15
#4	later	Distress-signal intake (RE4) re_leadgen dossier	150	v=3 m=1 c=20
#5	later	Scope census (RE5) re_scope_census dossier	0	v=0 m=1 c=10
#6	later	FSBO owner-direct listings intake (RE6) cm_fsbo_intake dossier	0	v=0 m=1 c=15
#7	later	Dollars-per-acre truth ruler (RE7) cm_acre_truth dossier	0	v=0 m=1 c=15

Declared roadmap — contract, acceptance, executor, effort

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
FSBO owner-direct listings intake (RE6) after RE1	cm_fsbo_intake	owner-submitted listings only, never scraped; acreage and price pre-filled and checked against the address and parcel record at intake; SHARED CONTRACT with the civicmap board (2026-08-27) -- one symbol, one capability, both boards flip when it lands	Organ	1.5 u
Dollars-per-acre truth ruler (RE7) after RE1	cm_acre_truth	recorded-transfer distribution per county in disclosure states, out-of-distribution listing claims flagged with named evidence through the live fr_ev_present manipulation gate; non-disclosure states print UNPROVABLE; SHARED CONTRACT with civicmap -- one ruler, never two	Organ	1.5 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
M3 · Listings truth on the market surface	RE6,RE7	11.5 u

Ladder verdict. NOT DECLARED. This board names no dated best-in-class or frontier target and no rung roles (sotatarget and rungrole rows on its plan); the ranker labels it NO-LADDER until it does, and until then its rungs climb toward a target nobody has written down. Bars read NO-BAR against the current month 2026-10.

Bar freshness, counted
Class	Count	Note
bars	0	sotabar rows on the plan
fresh	0	the bar month is the current month
attested	0	an older bar with a this-month barscan reporting no newer entry
stale	0	a this-month scan saw a newer month the bar ignores
unattested	0	nobody looked this month
malformed	0	a sotabar row missing a field
duplicate	0	bar ids an earlier row already carries
bars, summed	0	RECONCILED: the parts sum to the total 0
current month	2026-10	the month every bar is judged against

Treatment verdict. NOT DECLARED. No rung on this board declares its three-step treatment (a treat row naming the MCP row, the API route, the primitive it composes, the workflow that composes it and the agent beat that runs it); the ranker labels every rung TREATMENT-UNDECLARED until it does.

Inspect a rung and its prerequisites

Declared nodes 7. Rank input binding: PLAN_MATRIX_BOUND_ONLY. Dependency order is authored. Implementation, acceptance evidence, authority and resource readiness are unverified. No action is recommended or dispatched here.

Plan SHA-256 482913a81de3275d099119e6e8473e68b3651fd508e1600ce37e63f5b4e17e66. Target rows 0; role rows 0. Existing risks and release worklog retain their own scope; no node completion is inferred.

Runtime observation coverage: 0 of 7 rungs have current, identity-bound execution observations. Observation may report RED. Accepted completion remains unknown; source presence, qualification and deployment do not establish it.

Use Enter or Space on a rung to inspect its contract. Prerequisite links locate another rung in this list; open its summary to inspect it. Estimates are authored effort, not forecasts.

RE1 — County parcel intake, local-first
Prerequisites: None declared; this does not establish execution eligibility.
Contract: re_parcel_intake
Acceptance: Collin County public appraisal roll as the first intake; every row carries source and date; coverage bounds printed
Authored effort: 2. Executor kind: Organ. Responsible, accountable and verifier not established. Inspect retained worklog.
Runtime observation: UNKNOWN; outcome UNKNOWN; observed epoch -1. Declared owner: . Receipt , SHA-256 . Identity-bound observation is not accepted completion. Qualification and deployment remain unverified by this projection.
RE2 — Comps and ARV engine
Prerequisites: RE1 (acceptance unverified)
Contract: re_comps
Acceptance: comps over RE1 with the selection rule printed on every verdict; neg-control: a no-comp property MUST refuse, never extrapolate [@psreview]
Authored effort: 2. Executor kind: Organ. Responsible, accountable and verifier not established. Inspect retained worklog.
Runtime observation: UNKNOWN; outcome UNKNOWN; observed epoch -1. Declared owner: . Receipt , SHA-256 . Identity-bound observation is not accepted completion. Qualification and deployment remain unverified by this projection.
RE3 — Deterministic cashflow rows
Prerequisites: RE1 (acceptance unverified)
Contract: re_cashflow
Acceptance: rate, tax, insurance and vacancy as DATA rows; verdicts print inputs; graded beside the rental-AVM lane [@reapis]
Authored effort: 1.5. Executor kind: Organ. Responsible, accountable and verifier not established. Inspect retained worklog.
Runtime observation: UNKNOWN; outcome UNKNOWN; observed epoch -1. Declared owner: . Receipt , SHA-256 . Identity-bound observation is not accepted completion. Qualification and deployment remain unverified by this projection.
RE4 — Distress-signal intake
Prerequisites: RE1 (acceptance unverified)
Contract: re_leadgen
Acceptance: tax delinquency, probate and code liens from public records; each signal names its record [@propstream]
Authored effort: 2. Executor kind: Organ. Responsible, accountable and verifier not established. Inspect retained worklog.
Runtime observation: UNKNOWN; outcome UNKNOWN; observed epoch -1. Declared owner: . Receipt , SHA-256 . Identity-bound observation is not accepted completion. Qualification and deployment remain unverified by this projection.
RE5 — Scope census
Prerequisites: RE1 (acceptance unverified)
Contract: re_scope_census
Acceptance: every verdict carries its scope row (which counties, which sources, what age); adding reach = adding data rows
Authored effort: 1. Executor kind: Organ. Responsible, accountable and verifier not established. Inspect retained worklog.
Runtime observation: UNKNOWN; outcome UNKNOWN; observed epoch -1. Declared owner: . Receipt , SHA-256 . Identity-bound observation is not accepted completion. Qualification and deployment remain unverified by this projection.
RE6 — FSBO owner-direct listings intake
Prerequisites: RE1 (acceptance unverified)
Contract: cm_fsbo_intake
Acceptance: owner-submitted listings only, never scraped; acreage and price pre-filled and checked against the address and parcel record at intake; SHARED CONTRACT with the civicmap board (2026-08-27) -- one symbol, one capability, both boards flip when it lands
Authored effort: 1.5. Executor kind: Organ. Responsible, accountable and verifier not established. Inspect retained worklog.
Runtime observation: UNKNOWN; outcome UNKNOWN; observed epoch -1. Declared owner: . Receipt , SHA-256 . Identity-bound observation is not accepted completion. Qualification and deployment remain unverified by this projection.
RE7 — Dollars-per-acre truth ruler
Prerequisites: RE1 (acceptance unverified)
Contract: cm_acre_truth
Acceptance: recorded-transfer distribution per county in disclosure states, out-of-distribution listing claims flagged with named evidence through the live fr_ev_present manipulation gate; non-disclosure states print UNPROVABLE; SHARED CONTRACT with civicmap -- one ruler, never two
Authored effort: 1.5. Executor kind: Organ. Responsible, accountable and verifier not established. Inspect retained worklog.
Runtime observation: UNKNOWN; outcome UNKNOWN; observed epoch -1. Declared owner: . Receipt , SHA-256 . Identity-bound observation is not accepted completion. Qualification and deployment remain unverified by this projection.

Learning and practice paths

No structured learning path is declared for this plan. Existing research, roadmap and worklog remain available above.

Rung dossiers — every record that bears on a rung, in one place

Joined by symbol, never typed. Each dossier is assembled on every publish from the rows this board already carries: the plan's rung row, the matrix row that carries its contract symbol (its status re-measured by the one symbol ruler), the gate the organ declares and the verdict the evidence referee recorded on its last run, the reference marks in the rung text, the design rows that name the rung and the work log filed against it. The capability matrix links each cell to its dossier and each dossier links back to its cell and forward to the rungs it stands on; a dependency naming no rung on this plan is written as UNRESOLVED rather than linked. Absences are named: NO-MATRIX-ROW, NO-GATE-DECLARED, UNRECORDED.

Gate verdicts: UNSTAMPED — no per-gate verdict artifact is published for this domain yet (nx_swcompare_evidence realestate writes it beside its stamp); every gate below reads UNRECORDED until it runs.

Gate declarations: knowledge/organ_gate.conf read from this working directory (1 rows) and from the estate root (196 rows); rows in both counted once: 0; declarations read: 197. Every declaration in either copy counts, so a stub beside the publisher can never hide the root.

RE1 County parcel intake, local-first · cell WATCHING · gate NO-GATE-DECLARED

Contract	`re_parcel_intake` · executor Organ · 2 u · stands on nothing
Definition of done	Collin County public appraisal roll as the first intake; every row carries source and date; coverage bounds printed
Matrix cell	DATA: Nationwide parcel and transaction coverage · `runtime/nx_re_engine.nx` · WATCHING decl
Gate	NO-GATE-DECLARED — `knowledge/organ_gate.conf` carries no row for `nx_re_engine`; declare `nx_re_engine TAB <gate>` and the ship loop proves it and the verdict lands here.
Work log	2026-09-12 requirement OPERATOR 2026-09-12 extends the same asset-decomposition investment workflow used for car auctions to property: component/condition and scope-of-work inventory, verified local sold comps, labor/material/permit/financing/holding/disposal/selling costs, title and jurisdiction constraints, downside/base/upside schedule and cash flow, uncertainty and inspection value. Reuse shared analyst/sourcing/ranking/finance owners while preserving property-specific evidence. A maximum purchase price must follow declared return and risk constraints with data gaps visible; no promise that physical investment becomes risk-free. Forecast-versus-realized outcomes improve future estimates. This is a secondary planned pilot; Beach/swarm priority unchanged.

RE2 Comps and ARV engine · cell WATCHING · gate NO-GATE-DECLARED

Contract	`re_comps` · executor Organ · 2 u · stands on RE1
Definition of done	comps over RE1 with the selection rule printed on every verdict; neg-control: a no-comp property MUST refuse, never extrapolate [psreview]
Matrix cell	DATA: Comps and ARV workflow · `runtime/nx_re_engine.nx` · WATCHING decl
Gate	NO-GATE-DECLARED — `knowledge/organ_gate.conf` carries no row for `nx_re_engine`; declare `nx_re_engine TAB <gate>` and the ship loop proves it and the verdict lands here.
Work log	no log row names this rung yet

RE3 Deterministic cashflow rows · cell WATCHING · gate NO-GATE-DECLARED

Contract	`re_cashflow` · executor Organ · 1.5 u · stands on RE1
Definition of done	rate, tax, insurance and vacancy as DATA rows; verdicts print inputs; graded beside the rental-AVM lane [reapis]
Matrix cell	DATA: Rental cashflow and yield · `runtime/nx_re_engine.nx` · WATCHING decl
Gate	NO-GATE-DECLARED — `knowledge/organ_gate.conf` carries no row for `nx_re_engine`; declare `nx_re_engine TAB <gate>` and the ship loop proves it and the verdict lands here.
Work log	no log row names this rung yet

RE4 Distress-signal intake · cell WATCHING · gate NO-GATE-DECLARED

Contract	`re_leadgen` · executor Organ · 2 u · stands on RE1
Definition of done	tax delinquency, probate and code liens from public records; each signal names its record [propstream]
Matrix cell	DATA: Off-market and distress lead intake · `runtime/nx_re_engine.nx` · WATCHING decl
Gate	NO-GATE-DECLARED — `knowledge/organ_gate.conf` carries no row for `nx_re_engine`; declare `nx_re_engine TAB <gate>` and the ship loop proves it and the verdict lands here.
Work log	no log row names this rung yet

RE5 Scope census · cell WATCHING · gate NO-GATE-DECLARED

Contract	`re_scope_census` · executor Organ · 1 u · stands on RE1
Definition of done	every verdict carries its scope row (which counties, which sources, what age); adding reach = adding data rows
Matrix cell	SCOPE: Local to semi-local to national to global, declared per verdict · `runtime/nx_re_engine.nx` · WATCHING decl
Gate	NO-GATE-DECLARED — `knowledge/organ_gate.conf` carries no row for `nx_re_engine`; declare `nx_re_engine TAB <gate>` and the ship loop proves it and the verdict lands here.
Work log	no log row names this rung yet

RE6 FSBO owner-direct listings intake · cell NO-MATRIX-ROW · gate NO-MATRIX-ROW

Contract	`cm_fsbo_intake` · executor Organ · 1.5 u · stands on RE1
Definition of done	owner-submitted listings only, never scraped; acreage and price pre-filled and checked against the address and parcel record at intake; SHARED CONTRACT with the civicmap board (2026-08-27) -- one symbol, one capability, both boards flip when it lands
Matrix cell	NO-MATRIX-ROW — no matrix row carries `cm_fsbo_intake`; the ranker reads this rung as unmapped and no cell can flip for it. Add the row and the join completes on the next publish.
Gate	the gate join needs a matrix row: no organ is named for this rung
Work log	no log row names this rung yet

RE7 Dollars-per-acre truth ruler · cell NO-MATRIX-ROW · gate NO-MATRIX-ROW

Contract	`cm_acre_truth` · executor Organ · 1.5 u · stands on RE1
Definition of done	recorded-transfer distribution per county in disclosure states, out-of-distribution listing claims flagged with named evidence through the live fr_ev_present manipulation gate; non-disclosure states print UNPROVABLE; SHARED CONTRACT with civicmap -- one ruler, never two
Matrix cell	NO-MATRIX-ROW — no matrix row carries `cm_acre_truth`; the ranker reads this rung as unmapped and no cell can flip for it. Add the row and the join completes on the next publish.
Gate	the gate join needs a matrix row: no organ is named for this rung
Work log	no log row names this rung yet

dossiers=7 cells_joined=5 no_matrix_row=2 (sum 7) gates_recorded=0 gates_unrecorded=0 no_gate_declared=5 (sum 5 of cells_joined) evgates=UNSTAMPED

Capability comparisons

Compare the field, search individual capabilities and open their source and adoption evidence. Documented presence does not establish comparative quality.

Position map — centrality and distinctiveness

The four-quadrant map the field uses for brand strategy (Dawar and Bagga, HBR June 2015), re-derived from this matrix on every publish. Centrality is the share of the category's feature mass a player covers, each feature weighted by how many hold it; distinctiveness is the average lead over each rival on the rows the player holds; breadth is the depth-weighted share of the whole matrix (the bubble); depth is how deeply the rows held are held; momentum is the day-over-day move off the spine (green rising, red falling, grey until day two); the dashed path runs first day → previous day → today. Dividers are the category means. Axes are fitted to the field of play, so read the tick numerals, not the frame. Rival marks are documented presence, so a rival's position reads the record, never its quality. The picture grades its own readability below; the table beside it is the same data for a screen reader or a second method.

Rows. 11 feature rows mapped of 11 matrix rows; 0 substrate rows (kernels, bounds and instruments the plan's rungrole marks substrate) are the estate's scaffolding, not category features, and stay off the map

Views. 2D cut: centrality, distinctiveness · 3D cube: centrality, distinctiveness, breadth · axes registered: centrality, distinctiveness, breadth, depth, momentum · a board picks its own in knowledge/compare/realestate.cdmap (cut|x|y, cube|x|y|z); absent = the HBR defaults

bubble area = breadth · ring = momentum (green rising, red falling, grey until day two) · dashed = category means · axes fitted to the field of play: centrality 200–800, distinctiveness 0–800 of 0–1000 permil (the full range put every player in one corner)
readability of the 2D cut, self-graded by the layout ruler: label overlaps 0 · labels over marks 0 · off-canvas 0 · unresolved labels 0 · mark overlaps 0 (a fact of the data: two players that close are that close) · data spread 677 permil of the plot · quadrant words unseated 0
text contrast, measured with wcag2-ratio (floors from contrast.conf), light theme: labels 16.24 (floor 4.50) · notes 16.24 (floor 4.50) · quadrant words 5.89 (floor 4.50) · tick numerals 5.89 (floor 4.50) · axis titles 5.59 (floor 4.50) · dark theme: labels 13.78 (floor 4.50) · quadrant words 5.55 (floor 4.50) · axis titles 5.97 (floor 4.50) · dark classes under their floor 0 (one figure serves both themes: a dark shortfall is a token to fix, never a class to hide) · classes refused under their floor 0 (a refused class is not drawn; the scale classes are measured, never hidden) · export: SVG PNG (receipt, rendered by the estate's own rasteriser from this page)

axes fitted: centrality 200–800 · distinctiveness 0–800 · breadth 0–500 permil · farther bubbles are painted first, nearer ones over them · the floor shadow is each bubble's (x, y) at height 0
readability of the 3D cube, self-graded by the layout ruler: label overlaps 0 · labels over marks 0 · off-canvas 1 · unresolved labels 0 · mark overlaps 0 (a fact of the data: two players that close are that close) · data spread 385 permil of the plot

Nishi PropStream ATTOM-class AVM provider Spreadsheet DIY
10 panels over 5 registered axes, every pair once (the lower axis on x, the higher on y) · each panel fitted to its own field of play, first and last tick numerals shown · no labels in a small cut, the legend names the colours; the grade below reports the mark terms only (MM summed over the panels, spread averaged)
readability of the small multiples, self-graded by the layout ruler: label overlaps 0 · labels over marks 0 · off-canvas 0 · unresolved labels 0 · mark overlaps 2 (a fact of the data: two players that close are that close) · data spread 525 permil of the plot

Player	Quadrant	centrality	distinctiveness	breadth	depth	momentum	Rows held	Days on spine	First seen
Nishi	Unconventional	333	694	393	722	0 since 2026-09-23	6	10	2026-09-15
PropStream	Aspirational	666	483	363	800	0 since 2026-09-23	5	10	2026-09-15
ATTOM-class	Aspirational	666	416	333	733	0 since 2026-09-23	5	10	2026-09-15
AVM provider	Mainstream	708	233	242	533	0 since 2026-09-23	5	10	2026-09-15
Spreadsheet DIY	Peripheral	458	111	90	333	0 since 2026-09-23	3	10	2026-09-15

Day	Matrix rows reviewed	Players recorded
2026-09-15	11	5
2026-09-16	11	5
2026-09-17	11	5
2026-09-18	11	5
2026-09-19	11	5
2026-09-20	11	5
2026-09-21	11	5
2026-09-22	11	5
2026-09-23	11	5
2026-10-08	11	5

How to read this evidence. A Nishi source mark records whether the named symbol is declared in the selected source file. It does not establish working behavior or accepted delivery. A watching tag names an expected source entry; discovering it updates source coverage only. A dark tag means the file exists but the named symbol was not found: inspect the source and contract before assuming the capability is missing or renaming code. Peer codes are authored assessments; unassessed means no comparison is established, not absence. Qualification, deployment identity, runtime observations and acceptance must carry their own evidence. Adoption records the catalog's observed path through source, build, promotion, registration and invocation; libraries use importer evidence and gates use declared execution surfaces. A full catalog path does not establish quality, freshness or a successful user outcome. Partial and unknown states retain their stated next action. Census stamps: importers asof 1790637268, gate census asof 1790104131 (unix seconds; -1 = census absent).

Capability matrix — measured against source

◉ authored stronger claim; source present● present◐ partial○ absent? unassessed; excluded from relative comparison · click any capability for its evidence

Peer cell coverage: authored assessed 44, unassessed 0. Authored assessments are not verified outcomes.

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 dossierwatching re_parcel_intake Pros none measured yetCons behind PropStream (leads), ATTOM-class (leads), AVM provider; open contract; expected source declaration not established	○	◉	◉	●	○
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 dossierwatching re_comps Pros none measured yetCons behind PropStream (leads), ATTOM-class, AVM provider, Spreadsheet DIY; open contract; expected source declaration not established	○	◉	●	●	◐
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 dossierwatching re_cashflow Pros none measured yetCons behind PropStream, ATTOM-class (leads), AVM provider, Spreadsheet DIY; open contract; expected source declaration not established	○	●	◉	●	◐
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, completed MCP invocation not established by supplied journal window; lifetime history unknown (direct execution may be recorded elsewhere; this scan does not establish lifetime use); no execution surface runs it either (clock, cron, daemon, roster, actlog and surfaced forks checked). not adopted: callable, authorised, completed MCP invocation not established by supplied journal window; lifetime history unknown (direct execution may be recorded elsewhere; this scan does not establish lifetime use); no execution surface runs it either (clock, cron, daemon, roster, actlog and surfaced forks checked) Pros Implementing source symbol found; runtime acceptance separate; ahead of PropStream, ATTOM-class, AVM provider, Spreadsheet DIYCons not adopted yet: callable, authorised, completed MCP invocation not established by supplied journal window; lifetime history unknown (direct execution may be recorded elsewhere; this scan does not establish lifetime use); no execution surface runs it either (clock, cron, daemon, roster, actlog and surfaced forks checked)	●	○	○	○	○
Real-value vs nominal-price discriminator with manipulation gate Source present; authored stronger claim: `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, completed MCP invocation not established by supplied journal window; lifetime history unknown (direct execution may be recorded elsewhere; this scan does not establish lifetime use); no execution surface runs it either (clock, cron, daemon, roster, actlog and surfaced forks checked). not adopted: callable, authorised, completed MCP invocation not established by supplied journal window; lifetime history unknown (direct execution may be recorded elsewhere; this scan does not establish lifetime use); no execution surface runs it either (clock, cron, daemon, roster, actlog and surfaced forks checked) Pros Source symbol found; stronger capability claim is authored; ahead of PropStream, ATTOM-class, AVM provider, Spreadsheet DIYCons not adopted yet: callable, authorised, completed MCP invocation not established by supplied journal window; lifetime history unknown (direct execution may be recorded elsewhere; this scan does not establish lifetime use); no execution surface runs it either (clock, cron, daemon, roster, actlog and surfaced forks checked)	◉	○	○	○	○
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, completed MCP invocation not established by supplied journal window; lifetime history unknown (direct execution may be recorded elsewhere; this scan does not establish lifetime use); no execution surface runs it either (clock, cron, daemon, roster, actlog and surfaced forks checked). not adopted: callable, authorised, completed MCP invocation not established by supplied journal window; lifetime history unknown (direct execution may be recorded elsewhere; this scan does not establish lifetime use); no execution surface runs it either (clock, cron, daemon, roster, actlog and surfaced forks checked) Pros Implementing source symbol found; runtime acceptance separate; ahead of PropStream, ATTOM-class, AVM provider, Spreadsheet DIYCons not adopted yet: callable, authorised, completed MCP invocation not established by supplied journal window; lifetime history unknown (direct execution may be recorded elsewhere; this scan does not establish lifetime use); no execution surface runs it either (clock, cron, daemon, roster, actlog and surfaced forks checked)	●	○	○	◐	◐
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 dossierwatching re_scope_census Pros none measured yetCons behind PropStream, ATTOM-class, AVM provider; open contract; expected source declaration not established	○	◐	◐	◐	○
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 dossierwatching re_leadgen Pros none measured yetCons behind PropStream (leads), ATTOM-class; open contract; expected source declaration not established	○	◉	●	○	○
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). Pros Implementing source symbol found; runtime acceptance separate; ahead of PropStream, ATTOM-class, AVM provider, Spreadsheet DIY; fully adopted on the estate ladderCons none on the measured axes (rival marks are documented presence, not depth)	●	○	○	○	○
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, completed MCP invocation not established by supplied journal window; lifetime history unknown (direct execution may be recorded elsewhere; this scan does not establish lifetime use); no execution surface runs it either (clock, cron, daemon, roster, actlog and surfaced forks checked). not adopted: callable, authorised, completed MCP invocation not established by supplied journal window; lifetime history unknown (direct execution may be recorded elsewhere; this scan does not establish lifetime use); no execution surface runs it either (clock, cron, daemon, roster, actlog and surfaced forks checked) Pros Implementing source symbol found; runtime acceptance separate; ahead of PropStream, ATTOM-class, AVM provider, Spreadsheet DIYCons not adopted yet: callable, authorised, completed MCP invocation not established by supplied journal window; lifetime history unknown (direct execution may be recorded elsewhere; this scan does not establish lifetime use); no execution surface runs it either (clock, cron, daemon, roster, actlog and surfaced forks checked)	●	○	○	○	○
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. not adopted: no source and no binary: this is a build contract, not a partial deploy Pros Implementing source symbol found; runtime acceptance separate; ahead of PropStream, ATTOM-class, AVM provider, Spreadsheet DIYCons not adopted yet: no source and no binary: this is a build contract, not a partial deploy	●	○	○	○	○

Rival-claim provenance. Every Yes, Best or Part mark in a rival column is a claim about someone else's product. A cited row carries a reference mark that resolves to a pinned mirror (the refs gate measures that); an uncited row is an observation read and is badged in its evidence until a reference lands. The badge is the receipt, never the proof: a mark proves a mirror exists, not that the mirror supports the code. The rows are counted below.

Rival claims, counted
Class	Count	Note
rows with rival marks	6	rows carrying a Yes, Best or Part in a rival column
cited	6	a reference mark resolves to a pinned mirror
uncited	0	an observation read, badged until a reference lands
rows, summed	6	RECONCILED: the parts sum to the total 6

Delivery and evidence

Inspect risks, technical debt, rendered observations, experiments and references. Read scope and limitations alongside every result.

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

Release history and work log

The worked plan, on the board. Every leg appends what it measured, landed, retracted, learned and left queued, per rung, so a crash leaves the next seat a ledger here rather than a transcript to mine. Kinds: measure, land, retract, lesson, queue. Newest last.

When	Rung	Kind	Entry
2026-09-12	RE1	requirement	OPERATOR 2026-09-12 extends the same asset-decomposition investment workflow used for car auctions to property: component/condition and scope-of-work inventory, verified local sold comps, labor/material/permit/financing/holding/disposal/selling costs, title and jurisdiction constraints, downside/base/upside schedule and cash flow, uncertainty and inspection value. Reuse shared analyst/sourcing/ranking/finance owners while preserving property-specific evidence. A maximum purchase price must follow declared return and risk constraints with data gaps visible; no promise that physical investment becomes risk-free. Forecast-versus-realized outcomes improve future estimates. This is a secondary planned pilot; Beach/swarm priority unchanged.

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).

The field — discovered, not chosen

Rows written by nx_field_discover from realestate.seeds: the industry's own lists (Wikipedia wikitext, GitHub topics, awesome lists) read mechanically, every candidate counted across seeds. The matrix columns above are a SEAT'S pick; this band is the population they were picked from, and the stats line measures one against the other. A rival here is a lead, never a verdict — it earns a column when its capabilities are read and pinned.

Discovery receipt. One row per counter the run wrote, in the receipt's own order; the rival rows follow in their own table.

Field discovery, counted
Class	Count	Note
seeds	1
scanned	1
fetched	1
reused	0
failed	0
named	1
candidates	1
mentions	1
capped	0

Rank	Rival	Seeds	Mentions	First seed	Kind	Link
1	PropStream	1	1	col0-propstream	named	https://www.propstream.com/

Exclusive and shared capabilities

One capability is graded on one board; every other board references it. The fleet duplicate census (nx_rivalcensus dupes, on the fleetdupes clock row) reads every board's matrix and names each capability graded as a row on two or more boards, with a home derived from evidence: rung when exactly one board's plan contracts the symbol (that board is starred), gates when no plan contracts it and exactly one board's executed gate map runs the organ's gate (that board is plussed), ambiguous when several boards carry the deciding evidence (a decision for their seats), and none when no evidence decides it, with the reason beside it: unmapped (no board of the duplicate declares a gates map; declare the maps) or unproven (a map exists and runs none of the organ's gates; gate the organ on its proving board, or declare it a shared library by policy). A home elsewhere means this board should carry an @xrow reference to the home board's row rather than a graded row of its own; a home here means the other boards should. The table is this board's slice of one estate-wide census: the shape is shared, the rows are the board's.

This board grades 11 capabilities: 6 exclusive to it and 5 shared with other boards. Shared rows on this page: 5 = home here 0 + home elsewhere 0 + ambiguous 2 + undecided 3 + refused 0 (partition 5); undecided = unmapped 0 + unproven 3 + unevidenced 0; homonyms 0; since the previous census: new 0, resolved 0. Census FRESH age_s=6710.

Capability	Organ	Boards grading it	Home	Rule	Evidence	Standing on this board
pd_parse	`nx_product_decompose.nx`	appliancemove, braketool, soilscience, alignbiz, realestate, supimacotton, butterchurn, phototwin	—	none	unproven	undecided
sc_domestic_permil	`nx_supplychain_case.nx`	appliancemove, braketool, realestate	—	none	unproven	undecided
cf_kv	`nx_carflip_roi.nx`	alignbiz, carflip, realestate	—	none	unproven	undecided
fr_ev_present	`nx_flip_real.nx`	alignbiz, carflip+, realestate+, civicmap	—	ambiguous	gates	ambiguous
fl_exposure	`nx_flip_score.nx`	carflip+, realestate+	—	ambiguous	gates	ambiguous

Gaps from the record — what the estate does that no board carries

The record census (nx_goalmap record) reads the invoked-tool population and every plan queue row and files each organ or directive that NO matrix, plan or gates row names. A row here is a callout the boards missed: adjudicate it onto a board or declare it infrastructure. Census state STALE (age 1395815 s), sources read 4 of 7 declared — a BLIND census is a FLOOR: unread sources can only add rows.

kind	name	board	source	evidence

rows shown 0|this board's directives 0|estate-wide un-boarded organs 452 (listed in full on /compare/ecosystem)|census rows 639|malformed 0 (counted, never rendered)

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 · source checks show implementation presence; runtime and user-outcome evidence are reported separately · JavaScript supports page controls