Mix H/N/A/O
% of agent's listings classified Hard / Normal / Aggressive / Overpriced based on launch price vs city benchmark.
"This agent over-prices X% of their listings — that's a behavioral pattern, not a market accident."
LSP N/A vs LSP Over
List-to-Sale ratio split by pricing decision. LSP < 95% on Normal listings means the agent loses 5%+ of asking on standard work.
"Their typical seller loses [X]% of asking price even on normal listings."
Seller Net (avg)
Average dollars created vs city-bracket-median benchmark per listing. Positive = agent created seller value.
"On the average listing, this agent's seller netted [+/- $X] vs what comparable homes were getting."
MIS (Marketing Investment Score)
0-100 composite of MLS-visible marketing — photos, description length, 3D tour, floorplan, documents. 65+ = strong, < 40 = under-invested.
"Their MLS-visible marketing investment is [X]/100. Ours is [Y]. That's 5x more on the high-leverage assets."
3D / In-House
% of listings with a 3D tour at launch / % sold to buyers from same brokerage. High in-house rate without a strong buyer pipeline = steering.
"Half their listings sold to their own buyers. Think about whether your home gets full market exposure."
Reach
Number of distinct cities the agent has closed in over 12 months. Counter to the "local expert" claim.
"Marketing reach is what catches relocators, downsizers, and out-of-state buyers. Local concentration limits your buyer pool."
Flag
TEXTBOOK / HIGH RISK / ELEVATED — detects bait-and-switch (over-promise to win listing, then drop price). Rare but real pattern.
"This agent's pattern: over-list to win the listing, then drop the price. Their sellers consistently net less than asking."