Housing Attributes

Generative artificial intelligence (GenAI) is changing how work is organized and performed. Real estate marketing is a prime example of this, yet evidence of GenAI in real estate agents' day-to-day practice remains scarce. In this work, we report on our insights from a German-based empirical study with eleven semi-structured interviews. GenAI is already utilized across different activities, with marketing communication being the most prominent. Concrete use cases are emergent and unevenly adopted, with writing expos'e texts being the only widely established one. Interaction is predominantly human-in-the-loop: GenAI drafts, structures, and retrieves, while real estate agents curate, verify, and decide. Constraints stem less from model capability than from integration with listings and documents, data availability, and compliance in sensitive tasks. The study contributes a grounded map of existing and potential use cases and identifies tentative practical implications for adoption.

Dakar's residential rental market remains poorly documented despite its economic and social importance: 54.4% of households are renters, compared to 23.3% nationally. This study develops a complete machine learning pipeline to predict residential rents in Dakar, from data collection to model interpretation. An original dataset of 1,507 rental listings was built through systematic web scraping and a documented cleaning pipeline, then enriched with four purpose-built features, including a luxury score and a keyword-based quality score. Five models were compared: linear regression, Random Forest (baseline), XGBoost, and LightGBM optimized through Bayesian optimization with Optuna, using leakage-free KFold target encoding for location. The optimized XGBoost model achieved the best performance with an $R^2$ of 0.847, an MAE of 210,902 XOF, and an RMSE of 324,195 XOF. Feature importance was assessed using native XGBoost gain and SHAP values, revealing a substantial difference in the ranking of location, which appears as a minor predictor by gain but as the second most influential variable by SHAP. This result carries methodological implications for hedonic studies using target-encoded categorical variables. This study provides an interpretable benchmark for Dakar's rental market and highlights several avenues for improvement, including the integration of geospatial features and conformal prediction.

We study whether the localized numerical operations and integrative judgments of financial analysis benefit from the same form of LLM specialization. Larix maps a 16-lens European listed-real-estate analysis framework to eight lens-aligned specialists; we compare a frontier LLM under monolithic versus specialist-decomposed prompting while holding the model, source evidence, task instructions, output schema, and scoring fixed. Across 19 firms spanning seven regulatory wrappers, decomposition improves the numerical-task aggregate by 15.8 percentage points but does not reliably improve, and can reduce, performance on judgment tasks, a pattern stable across four frozen-template dispatches; a single-agent control given the complete framework does not reproduce the numerical gain. Post-training Qwen3.5-9B with GRPO using task-aligned structured rewards then raises the development-split score by 12.0 points and the judgment aggregate by 14.2 points, with gains on all four sub-ceiling tasks; the gains transfer to unseen firms (+15.2 points overall; +40.4 on covenant stress) and to unseen regulatory wrappers (+4.3), with positive transfer on all three anti-memorization splits. Prompt-level decomposition thus improves modular numerical execution, whereas targeted parameter adaptation improves integrative financial judgment.

Residential energy estimates are often needed before detailed envelope characteristics, equipment efficiencies, infiltration, sensor, or billing data are available. This study quantifies the trade-off between predictive accuracy and input accessibility using two nationally representative U.S. residential-energy datasets: the survey-based Residential Energy Consumption Survey (RECS) and the simulation-based ResStock dataset. Full-feature models were first used to establish dataset-specific performance benchmarks. For total-energy estimation, the models were subsequently restricted to ten low-burden variables obtainable from occupants, administrative records, or location-based weather data without an on-site energy audit. Among CatBoost, XGBoost, LightGBM, Random Forest, and Neural Networks, CatBoost consistently achieved the highest predictive performance for the full-feature analysis, reaching R2 = 0.90 for ResStock and R2 = 0.73 for RECS. When the feature set was restricted to ten homeowner-accessible inputs to simulate realistic deployment conditions, model performance converged to R2 = 0.61 for RECS and R2 = 0.62 for ResStock, showing that algorithmic complexity cannot fully compensate for missing physical and behavioral information. However, for a more homogeneous ResStock cohort consisting of single-family detached, natural-gas-heated homes in Climate Zone 6A constructed between 2000 and 2010, a reduced-input model improved accuracy to R2 = 0.85, demonstrating the value of targeted modeling for homogeneous populations. The results indicate that tree-based ensemble models can serve as high-fidelity emulators of national-scale residential energy datasets. However, careful consideration of feature availability, dataset origin (empirical vs. synthetic), and applicable use cases are also important.

Allocating public-school investment effectively and fairly is difficult when school access depends on residence. School improvements can raise nearby housing demand and prices, reshape enrollment, and potentially limit access for lower-income households. These effects evolve as residential sorting changes school composition, quality, and future investment needs. Existing approaches often study school funding, household choice, and housing markets separately, while static models can miss their interconnected, long-term effects. We address this gap with a dynamic multi-agent framework that links government investment, household sorting, housing prices, population turnover, enrollment, and evolving school quality. A government planner uses reinforcement learning (RL) to identify multiyear allocation policies that account for household responses while balancing aggregate educational access and equity. In simulations, our RL-based policy attains the highest access level (0.4780) and second-lowest access Gini coefficient (0.0164) among representative baselines, demonstrating a favorable effectiveness-equity balance. The results also indicate reduced socioeconomic stratification in educational access. By making education-housing feedback explicit, our framework supports long-term analysis of how school investment shapes educational opportunity over time.

Addressing urban blight has seen increased focus in the past 15 years. Assessing urban blight is essential for guiding urban planning, targeting rehabilitation, and safeguarding public health, yet traditional residential blight surveys are difficult to maintain at scale due to the labor-intensive cost and long-term cycle. This study introduced a scalable framework for estimating residential blight using open-source large vision-language models on multiple views. Structured prompts guided models to evaluate housing attributes, including roof integrity, wall damage, and broken or boarded openings, producing both binary assessments and probabilistic estimates of disrepair. To evaluate the performance of these visual assessments, we compared professional human annotations of these features across several models, including an ensemble stacking approach based on XGBoost and a weighted scoring system. Results showed that (i) multiple street views can contribute to the improvement of accuracy, (ii) large vision-language models have different strengths of inference, (iii) the ensemble learner outperforms individual base models, enhancing robustness across all residential conditions and blight assessment. The practical application of the method allows low-cost tracking and management of housing stock conditions, providing a regularly updatable complement to traditional blight surveys.

The CLIP Q-score is a novel, safe, fully reproducible, and computationally efficient method for extracting objective product quality metrics from visual data using contrastive language-image pre-training. We introduce the technique and provide an extensive application to real estate data from an online platform ($\sim500,000$ images). Our open-source metric aligns with LLM assessments and proves to be a powerful predictor of housing market prices for both sales and rentals. We also show that a higher CLIP Q-store is associated with better liquidity (reduced time on the market), especially for properties on sale.

Real estate property listings expose structured metadata through the API. Still, the richest property-level information (i.e., legal status, structural condition, utility supplies, heating systems) sits in attached questionnaire documents that no automated system currently processes at scale. These documents are heterogeneous. Some are digitally generated with selectable text, others are scanned physical forms. There are even more complex layouts that contain checkbox annotations that defeat conventional text extraction. In this paper, we present an end-to-end pipeline for acquiring, classifying, and extracting structured data from selectable text documents. The pipeline was applied to 3965 questionnaire documents collected from a live property platform via reverse-engineered REST APIs. First, we classified each document into one of three structural categories (text_only, scanned, and special_char), then extracted 35 predefined property attributes from eligible documents using DeepSeek R1 as the Large Language Model, prompted to return a structured JSON object. All 2781 submitted documents were processed successfully, producing a final dataset of 2766 unique property records. Downstream validation confirmed the data quality. Cosine similarity matching achieves a Jaccard consistency score of 0.82, and K-Means clustering produces interpretable market segments with a silhouette score of 0.2088. Results show that the proposed extraction from each property document is both feasible and reliable at this scale.

Self-represented tenants, landlords, and help-desk staff need to be pointed at the provision of law that actually governs a question, with a correct statutory citation. We study this task on the Ontario Residential Tenancies Act, 2006 (RTA) and its core regulation, asking the operator's question empirically: is fine-tuning enough, or is hybrid retrieval needed? We run a four-arm head-to-head on Qwen2.5-7B-Instruct (base zero-shot, LoRA SFT-only, RAG-only, and an SFT+RAG hybrid), scored on citation exact-match (section+subsection) over a small, human-verification-pending real eval set. The base model cannot cite the RTA and SFT-only mis-recalls sections; retrieval is essential and drives hallucination to zero by construction; and the SFT+RAG hybrid scores highest at 0.481 exact-match with zero hallucinated citations. Its edge comes from SFT making provision selection more robust to the higher-recall candidate sets that hurt zero-shot RAG. Notably, this cheap bge-small hybrid matches or beats a pipeline built on bigger, specialized retrieval models (a larger embedder and a cross-encoder reranker), and a larger/improved training set does not help either: strong statutory-citation performance here does not require specialized retrieval models or more data. The artifact zeroes hallucination and clears the lift-over-base bar but does not reach the aspirational 0.70 exact-match target. All results are on a small, human-verification-pending real eval set and are reported as preliminary.

Large language models (LLMs) are rapidly assuming an intermediary role in housing search through the integration of listing platforms within conversational interfaces, mediating access to information, search, and recommendations within urban settings. We expand on prior work on racial steering in LLMs by conducting a behavioral audit of seven open-weight and closed-source LLMs across four U.S. cities, testing location recommendations across three iterative prompting conditions that progressively add lifestyle preference context and reflect fair housing paired-testing methodologies. We find that steering is an emergent behavior of the model's interpretive license rather than primarily a static property. Steering results from the interaction of a user's identity, preference articulation, and the spatial logic that a model has internalized about learned representations of place, preference, and opportunity in a given city, and how different types of users relate to it. While steering was present, it was not uniform in direction or magnitude across evaluated conditions. Preference-conditioned testing often increased or reconfigured the number of models that exhibited steering behaviors relative to baseline conditions, suggesting that LLMs may interpret what the same housing preference means differently depending on the racial identity of the user. Our findings also demonstrate that the city is not a neutral testing unit for LLM evaluation in place-based sectors, and results from one local market cannot be assumed to generalize to another. Local and domain expertise will be required in the housing sector to ensure that legal and institutional commitments to fair housing are not undermined while adopting AI tools that mediate spatial access.

Agent benchmarks should reflect what users actually ask deployed agents to do, yet existing benchmarks often miss key realism properties of real developer-agent sessions. We introduce RealClawBench, a live benchmark framework built from real OpenClaw sessions to capture the distribution, diversity, and real-world difficulty of deployed agent use. Real user requests are challenging to benchmark because they often depend on local execution environments, involve implicit or underspecified intent, and require nontrivial verification. RealClawBench addresses these challenges with two core mechanisms: reconstructed execution environments and deterministic verifiable scorers, which together convert real sessions into reproducible, automatically scored tasks. The resulting release contains 281 executable tasks sampled from a much larger real-session pool while preserving the source distribution, with maximum final-vs-source Jensen-Shannon divergence of 0.0448. Evaluating 14 contemporary models shows that the best system solves only 65.8% of tasks, revealing substantial headroom on realistic developer-agent workloads. By turning real deployed sessions into controlled evaluation instances, RealClawBench provides a practical path toward benchmarks that better measure agent capability in actual use. Code is available at:https://anonymous.4open.science/r/real-claw-bench-582B.

The rapid development of LLMs has significantly advanced tabular question answering, but most systems cannot perform future-oriented numerical prediction. To address this gap, we introduce a novel task, Open-Domain Tabular Question Answering for Future Data Forecasting and Reasoning, and propose the first dataset to cover time-series forecasting and forecast-based reasoning scenarios using real estate data. This task poses challenges in retrieving precise historical data, overcoming the forecasting limitations of LLMs, and standardizing responses for diverse queries. To solve the above challenges, we propose TimeFore, an LLM agent-based framework that decomposes the problem into three collaborative roles: a Retriever autonomously generates SQL to fetch data, a Forecaster invokes external time-series models for higher accuracy, and an Analyzer synthesizes the results to construct a precise and consistent final answer. Extensive experiments demonstrate the effectiveness of our TimeFore.

In the recent literature, Support Vector Regression (SVR) has been cited as one of the weakest performers on the California Housing benchmark dataset, with Preethi et al. (2025)specifically ranking it last among the algorithms they tested, reporting an R2 of only 0.60. This paper examines whether the previously reported performance reflects experimental configuration choices rather than an inherent algorithmic limitation. A structured experimental workflow is applied: ten domain-motivated derived features are constructed from the eight raw inputs, an exploratory ensemble feature importance analysis identifies the most predictive candidates, and a randomised search over hyperparameter combinations with three-fold cross-validation selects the optimal SVR configuration within a leakage-safe scikit-learn Pipeline. A formal four-stage ablation study isolates the contribution of each component: scaling alone accounts for +0.744 in R2 (from -0.054 to 0.690), feature engineering adds +0.026 (to 0.716), and hyperparameter tuning contributes +0.008 (to 0.723). The resulting tuned SVR achieves a test R2 of 0.723, a 0.123-point absolute improvement over the previously reported SVR result (from 0.60 to 0.723, approximately 20% relative gain). In the ten-model comparison, the tuned SVR ranks fourth with R2 = 0.723, below XGBoost (0.832), Random Forest (0.814) and Gradient Boosting (0.783), while substantially outperforming simpler baselines. Ten-fold cross-validation yields a mean R2 of 0.703 (95% CI: [0.630, 0.775]), confirming robust generalisation. The observed improvement from R2 = 0.60 to R2 = 0.723 is associated primarily with proper feature scaling within a unified preprocessing pipeline, with domain-motivated feature engineering and systematic hyperparameter tuning, providing further incremental gains.

The evaluation of housing potential requires consideration of a location from multiple perspectives, ranging from zoning and land use to population characteristics and access to services. This research introduces the Housing Potential Common Data Model (HPCDM) to overcome existing data silos, serving as a standard to support integration and interoperability across the diverse range of datasets that are required for housing potential analysis. This report details the evaluation of the model along with the creation of a City Digital Twin for housing and a pilot dashboard application to demonstrate a practical implementation. Beyond the technical framework, this work identifies critical barriers to adoption and provides actionable mitigation strategies for urban planners and stakeholders.

We present a novel framework for automatically evaluating building conditions nationwide in the United States by leveraging large language models (LLMs) and Google Street View (GSV) imagery. By fine-tuning Gemma 3 27B on a modest human-labeled dataset, our approach achieves strong alignment with human mean opinion scores (MOS), outperforming even individual raters on SRCC and PLCC relative to the MOS benchmark. To enhance efficiency, we apply knowledge distillation, transferring the capabilities of Gemma 3 27B to a smaller Gemma 3 4B model that achieves comparable performance with a 3x speedup. Further, we distill the knowledge into a CNN-based model (EfficientNetV2-M) and a transformer (SwinV2-B), delivering close performance while achieving a 30x speed gain. Furthermore, we investigate LLMs' capabilities for assessing an extensive list of built environment and housing attributes through a human-AI alignment study and develop a visualization dashboard that integrates LLM assessment outcomes for downstream analysis by homeowners. Our framework offers a flexible and efficient solution for large-scale building condition assessment, enabling high accuracy with minimal human labeling effort.

Developing agents capable of navigating fragmented, multi-source information remains challenging, primarily due to the scarcity of benchmarks reflecting hybrid workflows combining database querying with external APIs. To bridge this gap, we introduce ReCoQA, a large-scale benchmark of 29,270 real-estate instances featuring machine-verifiable supervision for intermediate steps, including structured intent labels, SQL queries, and API calls. Complementarily, we propose HIRE-Agent, a hierarchical framework instantiating an understand-plan-execute architecture as a strong baseline. By orchestrating a Front-end parser, a planning Supervisor, and execution Specialists, HIRE-Agent effectively integrates heterogeneous evidence. Extensive experiments demonstrate that HIRE-Agent constitutes a strong baseline and substantiates the necessity of hierarchical collaboration for complex, real-world reasoning tasks.