Summary
Delphi is a three-in-one closing cost calculator: seller net sheet, buyer closing estimate, and cost-of-holding analysis for reluctant sellers. Jake Deiters found a paid competitor that "kind of sucked" — Delphi replaces it. Trained on Artemis ALTA statements and One Real Title calculations, Delphi uses the ATTOM API to pull tax records and produce tax proration estimates most calculators get wrong. Live at delphi.stoicagent.com.
Three Calculators in One
Seller Net Sheet
Enter address + sale price → Delphi pulls tax records via ATTOM and produces a full seller net sheet with proration, title, payoff, and commission deductions.
Buyer Closing Estimate
Down-to-the-penny closing cost estimate. Wires directly into athena-buyer-intelligence — after the buyer sees their offer strength score, they click through to see exactly what cash they'll need at the table.
Cost of Holding
Pitch tool for sellers who aren't in a hurry. Input scenario ("I'll wait 90 days for my price") → Delphi calculates mortgage interest + taxes + insurance + utilities + opportunity cost = real dollar cost of waiting. Pairs with price-reduction-script as hard evidence behind the motivation conversation.
Why Tax Proration Matters
Tax proration is the line item agents most often fumble at the closing table. Because Delphi accesses live tax records through ATTOM, it produces better proration estimates than generic calculators. It also pre-explains complicated line items ("Why is this tax proration so large?") so agents can front-run client confusion before the title company is on the phone.
Training Data
- Artemis ALTA statements (real closed deals)
- One Real Title's calculation methodology
- ATTOM API (live tax records)
Backtesting continues against ALTA statements to improve accuracy.
Integration Points
- Wired into athena-buyer-intelligence as the closing cost engine
- Standalone use for agent-led seller consultations and buyer education
- Future: One Real Title workflow integration
Seller Net-Proceeds Script — No [X] Placeholders (Seneca v2 Rule 4)
Shipped 2026-05-11. If a seller asks "what do I net at $375K?" — the reply never contains a placeholder, a stall, or napkin math. Three non-negotiables:
- Actual numbers in the answer slot. Never
[X], never "I'll send the detailed breakdown in 5 minutes," never a round-numbers estimate. - Reference Delphi by name — "our team's proprietary closing calculator, calibrated against 900+ real closing statements from our actual transactions."
- Sell the differentiation — most agents pull from generic national net-sheet templates. Delphi uses live local title costs, transfer taxes, and current rate data — so it's the closest number you'll get to the actual wire amount on closing day.
URL to share: delphi.stoicagent.com.
Why this rule exists: Sellers asked for a number, agents replied with a stall or a placeholder — the lead's confidence in the agent dropped, and the agent looked indistinguishable from any other agent using a generic ALTA template. Fred ruled this out of the response set entirely. The Delphi-by-name script reframes a routine net-sheet question as a capability demo (Seneca v2 capability-first doctrine — see seneca-adoption Rule 4).
Why "900+ ALTA statements" is the right number to quote: Delphi was trained on Artemis ALTA statements (real closed deals) + One Real Title's calculation methodology + live ATTOM tax records. The 900+ ALTA backtest is what lets us claim "the closest number you'll get to the actual wire amount on closing day" without overstating.
Related
- athena-buyer-intelligence — Primary integration (buyer-facing)
- one-real-title — Training data source + preferred title partner
- price-reduction-script — Cost-of-holding calculator supports the motivation reconnect step
- tool-build-sop — Build standards Delphi follows
- seneca-adoption — Meta-rule + improvement loop behind the no-
[X]doctrine above