⚙ Operations

IRIS Tool Suite

2 sources Updated Thu Apr 16 2026 19:00:00 GMT-0500 (Central Daylight Time) Internal
irislensarguscmarisktoolsmitch-cainappraisal

Summary

Three tools in active beta as of April 2026: IRIS (one-click CMA), IRIS LENS (photo-based condition scoring), and ARGUS (pre-inspection risk assessment). Together they form an end-to-end valuation and risk platform. As of 2026-04-17, IRIS is in agent beta (explicitly not production) and is a recreation of the farmland appraisal engine Fred built with Mitch Cain. Farmland version already hits desktop-appraisal accuracy (within 20%); field-appraisal accuracy (within 10%) is the next target. Live at iris.stoicagent.com.

Status — Agent Beta

"Right now I want you to think of Iris as a CMA building tool."

One-click 3%-accurate valuation is worth tens of millions and doesn't exist anywhere. Iris is not claiming that. What it IS claiming is a better CMA builder than Cloud CMA or Lofty, with the appraisal-grade methodology from Mitch Cain's land work, free to the team, and branded.

IRIS — One-Click CMA

Generates a comparative market analysis with a single address input. Key differentiator: uses "days active" instead of "days on market." Days active is more accurate for relisted or seasonal properties because it excludes time a listing was withdrawn or temporarily off-market. Standard DOM inflates time-on-market for these properties and distorts pricing signals.

Pricing Strategy Output

IRIS produces three price points for each CMA:

  • Event pricing — aggressive price designed to create urgency and multiple offers
  • Data-driven market value — what the data says the property is worth today
  • Perception-driven aspirational value — the highest defensible price based on buyer psychology and comparable positioning

IRIS LENS — Condition Scoring

Upload property photos and LENS scores the condition and finish quality of the subject property. This adjusts comp values based on observable differences — granite counters vs. laminate, hardwood vs. carpet, updated fixtures vs. builder-grade. Condition is the single largest variable that traditional CMAs ignore.

ARGUS — Pre-Inspection Risk Assessment

Eight-dimension risk scan run before an offer is written:

  1. Flood risk
  2. Lead paint exposure
  3. Radon levels
  4. Mine subsidence
  5. Structural concerns
  6. Environmental hazards
  7. Underground storage tanks
  8. Insurance risk flags

Agent Workflow

Comp Selection

Iris pulls comparable sales automatically. Agents can click to add or remove comps ("See More Comps") — this is a CMA builder, not a black box. The agent still chooses the final comp set.

Agent Notes and Overrides

Every auto-pulled field is overridable: condition, lot size, feature set, adjustments. Override the field, hit Recalculate with Overrides, price updates with the new inputs reflected in the comp adjustment grid.

AI Narrative

Generate a narrative analysis with one button. If the result looks wrong, argue with it — tell it why. Make Claude show its work and its logic. The tool is designed to be corrected, not trusted blindly. Spotting incorrect assumptions is part of how the tool improves over time.

PDF Report

One-click branded PDF export for seller delivery. Visual design quality is a known gap as of 2026-04-17 — the report generator works but needs the graphic design pass that the rest of the Artemis branded deliverables have.

Three Price Points (Reinforced)

The event / data-driven / perception-driven trio is the signature output. Perception-driven (aspirational) value is tied to IRIS LENS condition scoring — higher or lower based on the observable condition of the home.

Appraisal Skill Collaboration

Fred and Mitch Cain are building an appraiser skill — real appraisal methodology layered into Iris so the tool can eventually reach field-appraisal accuracy. This is a multi-month effort; accuracy compounds with data and shared use.

Competitive Frame

Tool Monthly Cost Artemis Equivalent
Cloud CMA Paid subscription IRIS (free to team)
Lofty CMA builder $50/month IRIS (free to team)
Zestimate Free Not comparable — Zestimate can't see inside the home; IRIS LENS can

If IRIS hits 10% field-appraisal accuracy, it becomes one of the most coveted pieces of intellectual property in residential real estate.

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