Method and apparatus for constructing a forecast standard deviation for automated valuation modeling
First Claim
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1. A computer-based method of calculating a forecast standard deviation for at least one property evaluated by an automated valuation model and located in a predetermined geographic area comprising the steps of:
- categorizing a plurality of properties into at least one group of properties in said predetermined geographic area; and
calculating a standard deviation for said at least one property from individual reference values associated with said plurality of properties in said at least one group to thereby calculate a forecast standard deviation.
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Abstract
A method and apparatus for deriving Sigmas or forecast standard deviations for valuations of properties valued by an automated valuation model without reference to the underlying mathematical architecture and without reference to a particular data structure of the automated valuation model and for providing right-tail and responsive confidence scores consistent with these Sigmas for each property valued by an automated valuation model.
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Citations
82 Claims
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1. A computer-based method of calculating a forecast standard deviation for at least one property evaluated by an automated valuation model and located in a predetermined geographic area comprising the steps of:
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categorizing a plurality of properties into at least one group of properties in said predetermined geographic area; and
calculating a standard deviation for said at least one property from individual reference values associated with said plurality of properties in said at least one group to thereby calculate a forecast standard deviation. - View Dependent Claims (2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16)
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17. A computer-based method of generating a right-tail confidence score for a valuation of a subject property evaluated using an automated valuation model comprising the steps of:
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obtaining a forecast standard deviation;
dividing a right-tail cutoff number by said forecast standard deviation to compute a corresponding right-tail cutoff number in Sigma units; and
correlating said corresponding right-tail cutoff number in Sigma units with a right-tail confidence score using a table of percentiles. - View Dependent Claims (18, 19)
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20. A computer-based method of generating a responsive confidence score for a valuation of a subject property evaluated using an automated valuation model comprising the steps of:
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obtaining at least one user input suggested value for the subject property;
obtaining at least one automated valuation model valuation for said subject property;
calculating a right tail cutoff number in terms of Sigma units based on said at least one user input suggested value of said subject property; and
using a table of percentiles to correlate said cutoff number in Sigma units with a responsive confidence score. - View Dependent Claims (21, 22, 23)
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24. A computer-based method of calculating a forecast standard deviation for a plurality of properties each evaluated by an automated valuation model and each located in a predetermined geographic area comprising the steps of:
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categorizing said plurality of properties into at least one group of properties in said predetermined geographic area; and
calculating a standard deviation for the variances of the valuations of said plurality of properties from a reference value associated with each of said plurality of properties in said at least one group to thereby calculate a forecast standard deviation. - View Dependent Claims (25, 26, 27, 28, 29, 30, 31, 32, 33, 34, 35, 36, 37, 38, 39)
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40. A computer-based apparatus for calculating a forecast standard deviation for at least one property evaluated by an automated valuation model and located in a predetermined geographic area comprising:
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data storage means for storing data of characteristics of a plurality of properties evaluated by an automated valuation model;
categorization means connected to said data storage means for categorizing a plurality of properties into at least one group of properties in said predetermined geographic area;
calculation means connected to said categorization means for calculating a forecast standard deviation for said at least one property from individual reference values associated with said plurality of properties in said at least one group; and
output means connected to said calculating means for providing forecast standard deviation output data. - View Dependent Claims (41, 42, 43, 44, 45, 46, 47, 48, 49, 50, 51, 52, 53, 54, 55, 56, 57, 58)
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59. A computer-based apparatus for generating a right-tail confidence score for a valuation of a subject property evaluated using an automated valuation model comprising:
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data storage means for storing data of characteristics of said subject property;
obtaining means connected to said data storage means for obtaining a forecast standard deviation;
calculating means connected to said obtaining means including a dividing means for dividing a right-tail confidence score cutoff number by said forecast standard deviation to compute a corresponding right-tail cutoff number in Sigma units; and
correlating means connected to said calculating means and said dividing means for correlating said corresponding right- tail cutoff number in Sigma units with a right-tail confidence score. - View Dependent Claims (60, 61, 62)
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63. A computer-based apparatus for generating a responsive confidence score for a valuation of a subject property evaluated using an automated valuation model comprising:
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input means for inputting at least one user input suggested value for the subject property;
data storage means connected to said input means for obtaining at least one automated valuation model valuation for said subject property;
calculating means connected to said data storage means for calculating a valuation variance in Sigma units based on said at least one user input suggested value of said subject property; and
correlating means connected to said calculating means for correlating said valuation variance in Sigma units with a responsive confidence score. - View Dependent Claims (64, 65, 66)
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67. A computer-based apparatus for calculating a forecast standard deviation for a plurality of properties each evaluated by an automated valuation model and each located in a predetermined geographic area comprising:
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data storage means for storing data of characteristics of a plurality of properties each evaluated by an automated valuation model;
categorizing means connected to said data processing means for receiving data of characteristics of said plurality of properties each evaluated by an automated valuation model to categorize said plurality of properties into at least one group of properties in said predetermined geographic area;
calculating means connected to the output of said categorizing means for calculating said forecast standard deviation for said plurality of properties from references values each associated with one of said plurality of properties in said at least one group; and
output means connected to said calculating means for providing forecast standard deviation output data. - View Dependent Claims (68, 69, 70, 71, 72, 73, 74, 75, 76, 77, 78, 79, 80, 81, 82)
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Specification