A working note on sources, dates and arithmetic for the Cleveland pilot. It describes the method that produced the two sample reports — it does not claim checks that have not been completed for a specific property.
Method note, 20 October 2026Cleveland / Cuyahoga County pilotNo county record retrieved for the samples yet
Source hierarchy
Every statement in a report is tied to one of these tiers. Where the top tier is missing, the report says the item is outstanding instead of dressing a lower tier up as an official record.
Highest weight — but only where a record was actually accessed. A county parcel, tax or transfer record, or a municipal registration record, outranks everything else. In the two sample reports no county record has been retrieved yet, so those details are shown as unverified rather than assumed.
Treated as claims and leads, not facts. A portal page shows what a listing asserted on a given day: asking price, stated configuration, stated rent, sale history. Useful for a dated price trail; not proof of title, condition, tax or tenancy.
Our own arithmetic sits at the bottom of the hierarchy. Rent and expense scenarios are illustrations built from stated inputs and labelled assumptions. They are never presented as achieved performance or as a value.
Related portals are not independent verification. Zillow and Trulia draw on related data feeds, so two pages agreeing on a price is one source shown twice, not two confirmations. The same applies to a portal and a reposted listing sheet.
Dates
Each reference carries the date we opened it. The date a record states about itself — a sale date, a price-change date, a tax year — is kept separate and never refreshed by our access date.
For both sample reports, pages were opened on 20 October 2026. That is the date attached to each source. No page was re-checked afterwards, and no figure is presented as a live feed.
A sale dated 14 November 2025, a price change dated 30 September 2026, a rent quoted for 2025: each stays at its own date. Reading it on 20 October 2026 does not make it current.
Portals may serve cached pages. A displayed status of Active is not proof that a property is available today, and a displayed price is not an executable offer. Availability and price must be confirmed directly, and that confirmation is not part of these samples.
Comparables
A sale is only a comparable if it is similar on the things that drive price. Screening is written down so you can disagree with it.
Weak matches are excluded, not softened. In both samples, 10724 Gooding Ave is recorded for context and excluded as a direct pricing match because it is materially larger with a different unit configuration. It is not averaged in.
If the surviving set cannot carry a documented adjustment, no fair value and no ARV is produced. That is the outcome for both samples: a screening list and an open question list, not a number.
Rent
A rent quoted in a listing is a marketing position. Income requires evidence of what a tenant actually agreed and paid.
Scenario formula
Both sample reports use the same formula and the same assumption set, so the only difference between the two properties is the rent input and the historic tax figure.
scheduled annual rent = 12 × monthly rent
collected rent = scheduled × (1 − 8% vacancy)
management = 10% of collected rent
maintenance = 5% of collected rent
operating surplus = collected − management − maintenance − historic tax − 1,500 − 600 − 300
capex reserve = 5% of collected rent
annual cash before financing and income tax = operating surplus − capex reserve
The result is labelled an operating surplus before financing and before any capital replacement beyond the 5% reserve. It is not a verified NOI. Every figure except the historic tax is an assumption and not a quote: insurance $1,500, owner-paid utilities $600 and compliance reserve $300 are illustrative only, and the historic tax itself is a portal figure rather than a county confirmation.
Excluded entirely: debt service, closing and acquisition costs, tax reassessment, initial or extraordinary repairs beyond any stated allowance, lease-up and tenant-placement fees, capital replacement beyond the reserve, and income tax. An unknown item is not zero.
Unknowns
Anything not checked is written down as open. A report that lists fewer checks but is honest about them is more useful than one that implies everything was verified.
What the samples do not contain
No market value, cap rate, guaranteed income, investment suitability or buy/sell conclusion is expressed in either sample. No compensation was received from any seller, agent or portal referenced.
Corrections
Corrections are handled in writing, with the source and the date so the change can be traced rather than argued.
Written corrections: contact@lumenat.io. Please include the address and the date you saw the source.
Scope note
What this is, plainly stated, including what still needs review before it is offered commercially.
Read the samples
Each sample is a full owner-review document with a snapshot, an illustrative scenario, a stress test, comparable screening, a source register and the checks that remain open.
Cleveland, OH 44108
Cleveland, OH 44108
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