An innovative web-based tool displays visual information about real estate. In one embodiment, an aerial image is overlaid with various data layers to visually present real estate data. data associated with various embodiments of the tool can include tax parcel information, historical sales information, multiple Listing Service information, school information, neighborhood information, and park information.
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1. A method of providing a mapped display of real estate information to a computer user across a network, comprising:
updating a database of information related to a plurality of real estate properties, the database updated from selectively downloading and aggregating new data from multiple sources, including at least one database of satellite map images of the plurality of real estate properties and at least one database of tax information for the plurality of real estate properties;
associating, within the database, portions of the selectively downloaded and aggregated new data to other data stored within the database based at least on geographical location information associated with the portions of the selectively downloaded and aggregated new data and associated with the other data stored within the database;
providing data displayable as a client interface to a client computer across a network;
receiving data from the client interface indicating a request for a mapped display of real estate information for at least one of the plurality of real estate properties at a particular geographical location;
creating mapped display data by visually defining the at least one of the plurality of real estate properties on one of the satellite map images and layering of at least some of the portions of the selectively downloaded and aggregated new data that are associated with the particular geographical location over the visually defined real estate properties;
sending the mapped display data to the client interface that requested the mapped display; and
visually communicating sales trend data by overlaying one or more layers over the mapped display data such that different colors overlaid over the mapped display data indicates different sales trends within a geographical area.
20. A system for providing a mapped display of real estate information to a client computer user across a network, comprising:
at least one computing system that includes:
means for storing a data set of information related to a plurality of real estate properties, the data set storing aggregated information from multiple sources, including at least satellite map images of the plurality of real estate properties and tax information for the plurality of real estate properties;
means for selectively updating the data set with new data from each of the multiple sources;
means for associating portions of the new data to the stored aggregated information based on a match of geographical location information associated with the portions of the new data with geographical location information associated with stored aggregated information;
means for creating mapped display data by visually defining at least one of the plurality of real estate properties at a particular geographical location on one of the satellite map images and layering at least some of the portions of the aggregated information that are associated with the particular geographical location, including the tax information, over the at least one visually defined real estate property;
means for visually communicating sales trend data by overlaying one or more layers over the mapped display data such that different colors overlaid over the mapped display data indicates different sales trends within a geographical area;
means for providing data displayable as a client interface to the client computer across a network;
means for receiving data from the client interface indicating a request for a mapped display of real estate information for the at least one of the plurality of real estate properties; and
means for sending the mapped display data to the client computer requesting the mapped display upon the means for creating mapped display data for the at least one of the plurality of real estate properties creating the mapped display data therefor.
11. A system for providing a mapped display of real estate information to a client computer user across a network, comprising:
at least one computing system that includes:
a data set of information related to a plurality of real estate properties, the data set created from selectively aggregating information from multiple sources, including at least satellite map images of the real estate properties and tax information for the real estate properties;
an update engine that selectively updates the data set as new data is added to each of the multiple sources;
an analytical engine that associates portions of the new data to the information in the data set based at least on matching physical address information associated with the portions of the new data to physical address information associated with the information in the data set; and
a geographical information system that creates mapped display data by visually defining at least one of the plurality of real estate properties at a particular geographical location on one of the satellite map images and layering at least some of the portions of the aggregated information that are associated with the particular geographical location over the visually defined at least one of the plurality of real estate properties,
a sales trend information system that visually communicates sales trend data by overlaying one or more layers over the mapped display data such that different colors overlaid over the mapped display data indicates different sales trends within a geographical area,
wherein the computer system further provides data displayable on a client interface of the client computer across a network, and upon receiving data from the client interface indicating that a request for a mapped display of real estate information for the at least one of the plurality of real estate properties, the geographical information system creates the mapped display data for the at least one of the plurality of real estate properties and the computer system sends the mapped display data to the client computer requesting the mapped display.
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This application claims the benefit of U.S. Provisional Patent Application No. 60/580,046, filed Jun. 16, 2004, and U.S. Provisional Patent Application No. 60/649,459, filed Feb. 1, 2005, which are incorporated herein by reference.
This disclosure relates generally to web-based mapping systems and, more particularly, relates to enhancing aerial maps with real estate data.
Homeowners and homebuyers have long- needed an efficient way to discover and evaluate information about real estate properties. The typical homebuyer finds information about real estate properties by hiring a real estate agent, by driving through neighborhoods in which the homebuyer would like to live, or perhaps by checking the classified advertisements section of the newspaper. None of those methods are completely satisfactory solutions to the problem of finding and buying a home.
There is a need for a system that overcomes limitations of the current real estate system, as well as providing additional benefits.
A brief summary of some embodiments and aspects of the invention are first presented. Some simplifications and omissions may be made in the following summary; the summary is intended to highlight and introduce some aspects of the disclosed embodiments, but not to limit the scope of the invention. Thereafter, a detailed description of illustrated embodiments is presented, which will permit one skilled in the relevant art to make and use aspects of the invention. One skilled in the relevant art can obtain a full appreciation of aspects of the invention from the subsequent detailed description, read together with the Figures, and from the claims (which follow the detailed description).
Under some embodiments of the invention, a web site system visually presents real estate information to a computer user by displaying a satellite image of a geographic region on the computer's display. Real estate properties for sale within the geographic region are indicated on the satellite image. Various data overlays can be overlaid on the image. The data overlays may include a tax parcel overlay; a street overlay; a park overlay; and/or a school overlay on the satellite image. The web site system can also display multiple listing service (MLS) information of the properties for sale.
Under some embodiments of the invention, a computer system presents real estate information to a user by displaying a satellite image of a geographic region on a client computer. The client computer runs client software applications that communicate with a computer server. The computer server receives a search request from the client computer. The search request has parameters specifying suitable real estate properties. The server searches a central database to determine real estate properties that satisfy the search parameters and that are within the geographic region. The search results are displayed to the user as an overlay on the satellite image. In some embodiments, the overlay superimposes boundaries of at least one real estate property on the satellite image.
Under some embodiments of the invention, a web site system displays real estate properties to a user of a client computer by receiving, at a computer server, a request to display real estate properties for sale within a predetermined geographic region. The system populates a data store with real estate information that can include multiple listing service information and at least one selected from the group of tax parcel information, tax assessor information, school district information, neighborhood information, and recreation information. The computer server searches the data store for real estate properties for sale within the predetermined geographic region. The server then transmits the search results to the client computer. After receiving the search results, the client computer visually presents the results to the computer user as an overlay on a satellite image of the geographic region.
Under some embodiments, a web site system enables a web page that combines an aerial image map (such as a satellite image) with MLS data for a real estate property. The real estate property is within the region shown in the aerial image map. The web site system may further provide tax parcel information and sales history for the real estate property.
The foregoing aspects and many of the attendant advantages of this invention will become more readily appreciated as the same become better understood by reference to the following detailed description when taken in conjunction with the accompanying drawings, wherein:
The headings provided herein are for convenience only and do not necessarily affect the scope or meaning of the claimed invention.
In the drawings, the same reference numbers and acronyms identify elements or acts with the same or similar functionality for ease of understanding and convenience. To easily identify the discussion of any particular element or act, the most significant digit or digits in a reference number refer to the Figure number in which that element is first introduced (e.g., element 1104 is first introduced and discussed with respect to
The following description provides specific details for a thorough understanding of, and enabling description for, these embodiments of the invention. However, a person of ordinary skill in the art will understand that the invention may be practiced with many variations and these details do not list every possible variation. In some instances, well known structures and functions have not been shown or described in detail to avoid unnecessarily obscuring the description of the embodiments of the invention.
Definitions: In general, brief definitions of several terms used herein are preceded by the term being enclosed within double quotation marks. Such definitions, although brief, will help those skilled in the relevant art to more fully appreciate aspects of the invention based on the detailed description provided herein. Such definitions are further defined by the description of the invention as a whole (including the claims) and not simply by such definitions.
The Web Site System 100 is composed of Server Applications and Data 103 and one or more WSS Computing Systems 114. Components of the Applications and Data 103 may be distributed across multiple Computing Systems 114.
The User System 102 is composed of Local Applications and Data 115 and a User Computing System 119. Computing systems may be a traditional desktop computer or mobile device such as portable computer, personal digital assistant (PDA), mobile phone, or the like.
The Computing Systems 114 and 119 may comprise: a Central Processing Unit “CPU” 201 for executing commands; an optional Display 202 for conveying visual information to a user; Memory 203 for temporarily holding information and instructions; optional Input Devices 204 which can include a keyboard, mouse, microphone or other apparatus for entering instructions or data; Storage Memory 205 which stores information and software applications; a Network Adapter 206 for communicating over the Internet, local area network, or other network; an Operating System 207 for coordinating between the various components and software applications; and various Hardware Drivers 208 that allow the operating system to communicate with physical elements of the Computing Systems 114 and 119.
The Data Set 104 includes information that provides functionality to users of the Web Site System 100. Various embodiments of the Data Set 104 include combinations of property addresses, historical property transactions, tax assessor records (which may include prior sales data), other government data sources, listings of properties for sale including photos and multimedia, satellite photography and other raster-based data sets, parcel outlines and other vector-based data, neighborhood boundaries and names, zip codes, parks, schools, roads, businesses, and relevant geographic coordinates associated with the various data elements. The data set also includes non-geographic data that describes or relates to other geographic data elements, such as school information, neighborhood profiles, etc. In addition to these data elements, the web site system may include hyperlinks to various Internet-based sources of information. Some embodiments of the system can overlay data from the Data Set 104 as overlay layers (e.g., tax parcel boundaries, parks, schools, etc.) on a base layer (e.g., a satellite image, aerial photo, etc.).
The Data Set 104 also contains user-specific information. This includes information entered by users via User Management 106, described below; system-generated user data; and data generated by system users about other system users.
The Data Set 104 also contains information generated using the Annotations 108 functionality. Annotations 108 include text-based comments, pictures, videos, or other types of digital information that is added to the Web Site System 100 by various users. A user can add Annotations 108 into the Web Site System 100 and associate this information with various elements of the Data Set 104. Annotations 108 added to the Web Site System 100 may be public or private. Annotations may be shared between specific users or with all users of the Web Site System 100.
The Update Engine 105 adds new data elements to the existing Data Set 104 through a number of mechanisms including FTP, manual data loads, and “crawling” or “scraping” of related documents and information found on the Internet 101.
The User Management 106 system provides for the enrollment of various users, profile creation, user-specific capabilities, and the management of various user profiles. User Management 106 provides different capabilities for various users of the system including: consumers who may be interested in buying or selling real estate; real estate agents; associated professionals including appraisers, mortgage lenders, escrow providers, title insurance providers, property management providers; associates of users, such as consumer friends and family members; and other parties that may be involved in a real estate transaction. Finally, User Management 106 may use a cookie or other signifier specific to the user within the Local Cache 117 on the User System 102. User-specific data is contained within the Data Set 104 described previously.
The Analytical Engine 112 processes various elements of the Data Set 104 to provide derivative calculations, associations, comparisons, or predictions to users of the system. In addition, the Analytical Engine 112 may associate components of the Data Set 104 or User Management system 106 and store these associations in the Web Site System 100. The Analytical Engine 112 further associates elements of the Data Set 104 by an address matching mechanism. For example, new property listings received from a multiple listing service (MLS) are associated with their prior transaction records or legal description in a tax assessor database through this mechanism.
The Transaction Engine 111 facilitates negotiations, communication, electronic signing of contracts, payment transfers between users, coordination of ongoing transactions, tracking of work performed by users of the system, maintaining pricing, and other marketplace-related elements of the Web Site System 100. This may also include the management and tracking of various referral fees, advertising fees, direct payments, and transaction fees associated with doing business within the Web Site System 100.
Upon completion of a transaction in the marketplace, users can provide feedback and ratings about service providers involved with the transaction. The feedback is associated with the User Profile of the party providing the services via the User Management 106 functionality.
Embodiments of the Geographic Information System (GIS) 110 generate a digital map using elements in the Data Set 104, User Management system 106, or derivative information processed by the Analytical Engine 112. Users can select which elements of the data set to display on the digital map. Further, the GIS 110 provides users with navigation capabilities for moving within the digital map by panning (moving north, east, west, and south) and increasing or decreasing the elevation to adjust the level of detail. The GIS 110 also enables users to select specific elements that are shown on the digital map and return additional information contained within the Data Set 104, Annotations 108, or User Management system 106. The GIS 110 provides for the ability to separately transfer different types of data elements over the Internet and for the storage of these elements on a User System 102 in a Local Cache 117. In this manner the GIS 110 references the User System 102 prior to requesting any information from the Web Site System 100. For example, non-dynamic raster data such as satellite photography may be cached locally on the User System 102 while dynamic text or vector components are sent separately and the two are combined at the client to improve performance. Sending the raster (aerial/satellite) data and the vector (parcel/roads/overlays) separately from the servers to the client and then combining them at the client allows the user to navigate the satellite map without a page reload. Thus, some embodiments have a client framework for managing the raster and vector data sets separately. Finally, elements of the Data Set 104, relationships derived through the Analytical Engine 112, and elements of the User Management system 106 can be tied to a specific geographic location on the map.
The Communications System 113 manages messaging between users, including system messages. Messaging occurs through email and internal messages that are visible to users upon signing into the Web Site System 100.
The Search and Analytical Tools 301 provide a single integrated framework for evaluating many aspects of a given real estate market. Users may view properties available for sale and assess these properties within the context of prior sales data derived from the tax assessors and other data sources, as well as supplemental area-specific data, market data, and aggregated system user data. Finally, system users can create Annotations 108 to this data that are then associated with their user profile. These annotations can be made public or shared with other users based on preferences configured in the User Management system 106.
The Search and Analytical Tools 301 also provide an open framework that allows consumers, real estate agents, and associated professionals to search other user profiles, take actions based on those search results, and eventually engage in electronic commerce using capabilities contained within the Transaction Engine 111.
User Management 303 allows system users to create and manage accounts within the system, create and manage detailed profiles for publication in the Marketplace 302. Additional features (described in greater detail below) specific to the type of user further facilitate communication and collaboration.
Forums 304 functionality allows users to share experiences and insights, query other users, comment on elements of the various data sets, and improve the value of their shared knowledge. System users may post public comments regarding various elements of the data set including descriptions of various specific neighborhoods, analysis of specific properties for sale, descriptions of the real estate process, and other relevant information. Real estate agents and other associated professionals can contribute to the Forums 304 to further increase their credibility within the Web Site System 100, providing consumers with objective examples of their working knowledge.
A For Sale Search 400 allows users to view all properties within the Data Set 104 that meet certain criteria. Typical criteria would include price, size, location, quantity of various types of rooms, and other attributes commonly of interest in the home buying or selling process.
A Prior Sales Search 401 allows users to view historical sales information that meets certain criteria. Typical criteria would include location, price, date, property size, and other attributes relevant to a property sale.
An Entity Search 402 allows users to view entities that meet certain criteria. Entities could refer to any System User; to any business, such as banks, hotels, restaurants, and the like; to any individual, e.g., for the purposes of viewing public tax records; to parks, schools, bus lines, train stations, and the like; or any other data element that may pertain to an assessment of either the real estate market or a given property. According to user discretion, an Entity Search 402 may be restricted to the Data Set 104; it may encompass data from online sources accessible via the Internet; and it may encompass data local to the User Systems 102. Entity data typically includes geospatial (i.e., location) information, but may not, as in the case of anonymous system users.
The criteria used for an Entity Search 402 may vary according to entity type. Thus, a search for a real estate agent would involve criteria such as customer ratings, number of transactions, type of services provided, areas of specialization, geographic location, languages spoken, and the like. A search for schools might employ criteria such as location, size, grade levels, student/teacher ratios, standardized test score averages, etc.
An Event Search 403 allows users to view events that meet certain criteria. Events could include real estate open houses, scheduled property showings, scheduled user auctions, or other data with a temporal component. According to user discretion, an Event Search 403 may be restricted to the Data Set 104; it may encompass data from online sources accessible via the Internet, for instance to display bus schedules or movie show times; and it may encompass data local to the User Systems 102, e.g., scheduled appointments.
Search Results 406 matching the Search Criteria 419 are returned to the User System 102 for display. Users may optionally select to view the Results 406 either as text, a combination of text and graphics, or in graphical form on a map displayed to the user via the Map Interface 404. Results 406 need not be restricted to the Results of user-generated queries; for example, if a user configured a search to run automatically, this result set could also appear in Results 406.
The Map Interface 404 provides a graphical, map-based framework for viewing, exploring, and analyzing a broad array of data relevant to the real estate market and transaction process. Users of the Map Interface 404 can select between alternate “base map” layers: e.g., raster-based satellite or aerial imagery, or street maps (either raster- or vector-based). Users often select one “base map” layer but may choose to overlay e.g., a street map layer onto a satellite imagery layer.
Users may modify the map in various ways to meet their individual needs. In particular, users may toggle the presence of various Data Layers 408. Valid layers include, but are not limited to, any data type that is a search Result 406 and that possesses geospatial information. Examples of data layers include properties for sale, parks, schools, outlines of property tax parcels, neighborhoods, school districts, congressional districts, census areas, bus lines, trains, retail establishments, real estate agent offices, hospitals, zoning maps, and the like.
Valid data layers may also include data from the Analytical Engine 112. Examples include neighborhood appreciation trends, area-based market activity, and the like.
Users may then View Data on the Map 410. Data sets may be displayed through a variety of means. Data that can be linked to a specific property (e.g., property data or entity data containing an address, such as a real estate office or hospital) may be represented with either a graphical icon in the correct location or by graphically outlining or illustrating the land parcel corresponding to the given property. Temporal data such as historical property sales may be displayed in this manner, or using an animated interface that updates the map according to a visible progression through time. For example, home sales trends can be visually communicated by overlaying a three color layer on the base map, where “blue” is overlaid on areas where home sales are slow (i.e., cool), yellow is overlaid on areas where home sales are average, and red is overlaid on areas where home sales are “hot”. By use of the overlay, the user can quickly see which areas or properties have historically been most desirable to other home buyers.
Users may then Navigate 411 in the Map Interface. Navigation includes pan/zoom functionality, so that the user can select the area and resolution (i.e., viewing area) of interest. The resolution of the map interface corresponds to an elevation above the map. A low elevation is associated with high resolution (i.e., zooming in), which shows a smaller geographic area. A high elevation is associated with a low resolution (i.e., zooming out) and shows a larger geographic area. In other words, the elevation associated with a particular map view is high (e.g., as if in an airplane) if the map shows a large area and lower (e.g., as if in a tall building) if the map shows a small area.
Users may also Select Data Elements 412. In general, any data layer may be user-selectable. Upon selection of a data element, the Search and Analytical Tool 301 then displays the Element Details 413.
The Element Details consist of additional data relevant to a user-selected data element. In general, the Element Details function is similar for Results selected from the map and Results selected from a text- or text-and-graphics-based display. Data presented in Element Details may be restricted to the Data Set 104; it may encompass data from online sources accessible via the Internet, as well as links to that data; and it may encompass data local to the User Systems 102. Examples of Element Details include information about properties for sale, such as the house price, photographs, description of the property, the number of various types of rooms, etc.; school information; park information; real estate agent details, etc.
Upon viewing Element Details, users may take several actions. First, they may choose to add the data element to their Favorites 414, if for example the data element is a property that they wish to flag in a folder (examples include “interested”, “reject”, etc). Favorites could also apply to real estate agents, consumers, schools, and any other data elements. Second, users may wish to Add Comments 415 to a data element, and to determine which other users may view these comments. Third, users may wish to perform additional Analytics 416 on the given data element. This may result in an additional search (e.g., “find nearest 10 historical sales within the last 3 months”) or may simply represent additional analysis (e.g., “evaluate whether this property is over- or under-valued relative to other available properties”). Fourth, users may Transact 417 against the given data element. They may wish to schedule a visit to a property; to contact an agent to request additional information or a bid for services; etc. Fifth, users may wish to Share 418 the data element with other users or other non-member entities; this is typically achieved by embedding a link to the data element details or search results inside an email. Sixth, for agent or other entity data elements, users may wish to Communicate 420 with the individual or organization involved, generally via email. Lastly, users may choose to ignore the data element, and resume searching via any steps in
Search and Analytical Tools 301 also provides the ability to save user searches. After entering any Search Criteria 419, users may save these criteria using Favorites 414, and may then configure the Web Site System 100 to automatically run these searches as described previously.
Client computer 505 runs client software such as an Internet browser (i.e., web browser), flash plug-ins, and any other software useful to show web pages to the computer user. Client computer 505 may alternatively be a thin client device.
WSS Server 515 provides controls the web page presentation and communicates with the client device 505. WSS Server 515 also interacts with WSS database 540 via WSS Applications 535. In some embodiments, WSS Server 515 also provides raster based graphics to Client 505 for overlays such as tax parcel boundary overlays.
GIS Server 520 provides graphical information system capability to the web site system 500. In some embodiments, GIS Server 520 provides x,y,z lat/long/elevation coordinates for the image and overlays as discussed above. By use of the coordinates, the overlays can be correctly positioned on the map image.
Flash server 525 provides vector graphics-based animation and interactive with navigation to client 505. A Flash plug-in running on client 505 allows the graphics to look the same regardless of the web browser running on client 505.
Image Server 530 provides images for the aerial image that is presented to the web site visitors. In some embodiments, Image Server 530 also provides raster based graphics for overlays such as tax parcel boundary overlays.
WSS Database 540 is typically accessed via WSS application software 535 (such as Java, NET, etc.).
Data Import application 550 translates data from external databases 545, such as MLS data, tax assessor data, etc., for storage in WSS Database 540.
Data Import application 550 populates WSS database 540 from external databases 545.
The user can select search parameters 650 for searching the real estate listings in the displayed area. Search query parameters 650 can include minimum price, maximum price, number of bedrooms, number of bathrooms, homes, condos, new listings, new construction, etc. By selecting these search parameters, the user causes the web site system 100 to display image 620 with a tax parcel boundary overlay that shows each property matching the search terms.
The client computer 505 transmits the parcel selection to the WSS Server 515. After receiving the parcel selection, the WSS Server 515 retrieves the MLS information 710 from WSS Database 540 and updates web page 600 accordingly. In the example shown, MLS data 710 includes photographs, address, sales price, square footage, year built, number of bedrooms, and number of bathrooms of the selected property 741.
Aspects of the invention described above may be stored or distributed on computer-readable media, including magnetic and optically readable and removable computer discs, as well as distributed electronically over the Internet or over other networks (including wireless networks). Those skilled in the relevant art will recognize that portions or embodiments of the invention may reside in a fixed element of a communication network, while corresponding portions may reside on a mobile communication device, such as a laptop computer, Personal Digital Assistant (“PDA”), or mobile phone. Data structures and transmission of data particular to aspects of the invention are also encompassed within the scope of the invention.
In accordance with the practices of persons skilled in the art of computer programming, embodiments the invention are described with reference to acts and operations that are performed by computer systems. Such computer-executed acts and operations may be performed by an operating system or an application program. The acts and operations include the manipulation by the CPU of electrical signals representing data bits and the maintenance of data bits of memory locations to operate the computer systems and process signals. The memory locations where data bits are maintained are physical locations that have particular electrical, magnetic, or optical properties corresponding to the data bits.
Unless the context clearly requires otherwise, throughout the description and the claims, the words “comprise,” “comprising,” and the like are to be construed in an inclusive sense as opposed to an exclusive or exhaustive sense; that is to say, in the sense of “including, but not limited to.” Words using the singular or plural number also include the plural or singular number respectively. Additionally, the words “herein,” “above,” “below” and words of similar import, when used in this application, shall refer to this application as a whole and not to any particular portions of this application. When the claims use the word “or” in reference to a list of two or more items, that word covers all of the following interpretations of the word: any of the items in the list, all of the items in the list and any combination of the items in the list.
The above detailed descriptions of embodiments of the invention are not intended to be exhaustive or to limit the invention to the precise form disclosed above. While specific embodiments of, and examples for, the invention are described above for illustrative purposes, various equivalent modifications are possible within the scope of the invention, as those skilled in the relevant art will recognize. For example, while steps are presented in a given order, alternative embodiments may perform routines having steps in a different order. The teachings of the invention provided herein can be applied to other systems, not necessarily the embodiments described herein. These and other changes can be made to the invention in light of the detailed description.
Aspects of the invention can be modified, if necessary, to employ the systems, functions and concepts of the various references described above to provide yet further embodiments of the invention.
These and other changes can be made to the invention in light of the above detailed description. In general, the terms used in the following claims should not be construed to be limited to the specific embodiments disclosed in the specification, unless the above detailed description explicitly defines such terms. Accordingly, the actual scope of the invention encompasses the disclosed embodiments and all equivalent ways of practicing or implementing the invention under the claims.
In view of the many possible embodiments to which the principles of this invention may be applied, it should be recognized that the detailed embodiments are illustrative only and should not be taken as limiting the scope of the invention. Rather, we claim as our invention all such embodiments as may come within the scope and spirit of the following claims and equivalents thereto.
Eraker, David, Smith, Edward M., Eraker, Stephen, Dougherty, Adam Michael
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