US007130810B2
`
`United States Patent
`(12)
`(10) Patent No.:
`US 7,130,810 B2
`
`Foster et a].
`(45) Date of Patent:
`Oct. 31, 2006
`
`(54) METHOD AND SYSTEM FOR PROPERTY
`VALUATION IN AN ON-LINE COMPUTING
`ENVIRONMENT
`
`(75)
`
`Inventors: Paul Foster, New York, NY (US);
`Robert Rieger, Trumbull, CT (US);
`David Shea New Canaan CT (US)
`’
`’
`(73) Assignee: General Electrical Capital Corp,
`Stamford, CT (US)
`
`5,970,475 A
`6,023,687 A
`6,049,784 A
`6,115,694 A *
`
`10/1999 Barnes et a1.
`2/2000 Weatherly et a1.
`4/2000 Weatherly et a1.
`9/2000 Cheetham et a1.
`
`6321302 Bl
`6351738 Bl
`6,785,661 B1
`2001/0005829 A1
`
`11/2001 RAVeiSa Jr
`2/2002 Clark
`8/2004 Mandler et a1.
`6/2001 Raveis, Jr.
`
`(Continued)
`
`............ 705/10
`
`( * ) Notice:
`
`Subject to any disclaimer, the term of this
`patent is extended or adjusted under 35
`U.S.C. 154(b) by 1062 days.
`
`EP
`
`FOREIGN PATENT DOCUMENTS
`1220125 A2 *
`7/2002
`
`(21) Appl. No.: 09/766,779
`.
`Flled:
`
`Jan. 222 2001
`
`(22)
`
`(65)
`
`Prior Publication Data
`US 2004/0073508 A1
`Apr. 15, 2004
`
`Related US. Application Data
`
`OTHER PUBLICATIONS
`Hanrahan, Michael J.; “Future lies in Investment Analysis. Property
`Management Programs”, National Real Estate Investor v35n1 pp.
`69-69, Jan. 1993*
`
`Continued
`
`)
`(
`Primary Examinerilagdish N Patel
`(74) Attorney, Agent, or FirmiKing & Spalding LLP
`
`(60)
`
`53021310031211 application No. 60/249,985, filed on Nov.
`
`(57)
`
`ABSTRACT
`
`(51)
`
`(2006.01)
`
`Int. C1.
`G06Q 40/00
`705/10. 705/35
`(52) U S Cl
`’705/10
`(58) Field of Cla551ficatlonSearchiiiiiiii
`"""""765/20 38 35’
`lication file for com lete search histo
`’
`p
`ry.
`References Cited
`U.S. PATENT DOCUMENTS
`
`See a
`
`pp
`
`(56)
`
`5,414,621 A *
`5,664,115 A
`5,680,305 A
`5,699,527 A
`5,754,850 A
`5,802,501 A
`5,857,174 A
`5,892,900 A
`
`5/1995 Hough ........................ 705/10
`9/1997 Fraser
`10/1997 Apgar, IV .................. 364/401
`12/1997 Davidson .................... 395/238
`5/1998 Janssen
`9/1998 Graff ........................... 705/36
`1/1999 Dugan ........................... 705/1
`4/1999 Ginter et a1.
`
`The present invention relates to providing on-line tools for
`property-related on-line calculations. A distributed computer
`network can enable a user to access multiple databases and
`to obtain comparables data related to a property of interest
`for use in calculations. A user can access the latest, broadest
`set of relevant property data and to select relevant compa-
`rable values quickly and with minimal manual intervention.
`An on—line property management environment can comprise
`a distributed computer network coupled to numerous client
`computers, a property services server platform connected to
`a local data base, and numerous property information data-
`bases. A valuation tool, lease improvement calculator, refi-
`nancing calculator, capitalization rate calculator, mortgage
`and amortization calculator, and an affordability calculator
`can enable a user to make multiple property-related on-line
`calculations.
`
`18 Claims, 55 Drawing Sheets
`
`
`
`100
`
`CLIENT 4
`‘25
`413°
`
`
`(SITE VISIT
`CUENT 5
`
`120
`AGENT)
`(PROPERTY
`
`SPECIALIST)
`
`
`
`
`
`
`
`135
`
`DEAL
`AGENT
`
`/
`14o
`
`CLIENT 3
`(LENDER)
`
`
`
`
`
`
`CL'ENT 2
`
`
`(OWNER)
`DISTRIBUTED
`
`NETWORK
`COMPUTER
`
`105
`
`
`
`11°
`
`CLIENT 1
`("EM“)
`
`155
`
`/
`/
`
`
`v V
`- -
`
`PROPERTY
`PROPERTY
`DATABASE 2
`
`DATABASE 1
`
`
`
`,
`CLIENT e
`(CALL
`CENTER
`AGENT)
`
`145
`PROPERTY
`SERVICES
`SERVER
`
`PIATFORM
`/15°
`
`C:
`w
`LOCAL
`DATABASE
`¥_.-/
`
`
`
`
`
`TRULIA - EXHIBIT 1006
`
`TRULIA - EXHIBIT 1006
`
`

`

`US 7,130,810 B2
`Page 2
`
`U.S. PATENT DOCUMENTS
`
`10/2001 Perschbacher, III et al.
`2001/0034607 A1
`2001/0037273 A1* 11/2001 Greenlee, Jr.
`................ 705/35
`2001/0039506 A1* 11/2001 Robbins ...................... 705/10
`2001/0047282 A1
`11/2001 Raveis, Jr.
`2001/0051960 A1
`12/2001 Kubick et al.
`2002/0004737 A1*
`1/2002 McVeigh ..................... 705/10
`2002/0035535 A1
`3/2002 Brock, Sr.
`2002/0046159 A1
`4/2002 Raveis, Jr.
`2002/0052814 A1
`5/2002 Ketterer
`2002/0062218 A1
`5/2002 Pianin
`2002/0062277 A1
`5/2002 Foster et al.
`
`OTHER PUBLICATIONS
`
`“Real Estate News andAdvice”, Realty Times (online). Apr. 7, 2000.
`Retrieved from the internet: <URL http://web.archive.org/web/
`20000407223740/http://realtytimes.com>.
`“Real Estate Center Online News”, Real Estate Center (online).
`Aug. 11, 2000. Retrieved from the internet: <URL http://web.
`archive.org/Web/20000815095134/recenter.tamuedu/news/recon.
`htrn1>.
`PropertyFirstiHome
`aspiMay 9, 2001.
`
`WWW.propertyfirst.com/main.
`
`Page-
`
`PropertyFirstisearch for Saleiwww.propertyfirst.com/search/
`pagel.asp7imgtype:forsaleiMay 9, 2001.
`PropertyFirstisearch for Leaseiwww.pfcweb02.propertyfirst.
`com/Wfll/newisearchistepl.aspiMay 9, 2001.
`PropertyFirstiCommercial Real Estate Broker Searchiwww.
`propertyfirst.com/directory/directory.asp?imgtype:directory
`&membertype:2iMay 9, 2001.
`PropertyFirstiAbout
`Usiwwwpropertyfirst.com/aboutus/
`aboutus.aspiMay 9, 2001.
`Pageiwwwpropertyfirst.com/logon/
`PropertyFirstiLogon
`asp?imgtype:addlisting&FromLocation:addlistingiMay 9, 2001.
`StoretraxiHome
`Pageiwww. storetrax. com/stx/autologin.
`doiMay 9, 2001.
`StoetraxiAbout UsiAbout Storetraxiwww.storetrax.corn/sb</
`aboutus.jspiMay 9, 2001.
`StoretraxiFind Spaceiwww.storetrax.corn/sbdstartquicksearch.
`doiMay 9, 2001.
`StoretraxiList
`jspiMay 9, 2001.
`StoretraxiForumiForum
`forumiMay 9, 2001.
`
`Spaceiwww. storetrax. com/SIX/11 stspace.
`
`Listiwwwstoretraxcom/
`
`* cited by examiner
`
`

`

`U.S. Patent
`
`Oct. 31, 2006
`
`Sheet 1 of 55
`
`US 7,130,810 132
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`

`U.S. Patent
`
`Oct. 31, 2006
`
`Sheet 2 of 55
`
`US 7,130,810 B2
`
`N.07.
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`

`U.S. Patent
`
`Oct. 31, 2006
`
`Sheet 3 of 55
`
`US 7,130,810 B2
`
`FIG. 3
`
`300
`
`/
`
`NTER PROPERTY DETAILS
`
`SEARCH, RETURN &/OR ENTER
`COMPARABLES DATA
`
`
`
`ENTER CAPITAL EXPENSES
`
`ENTER MORTGAGE DETAILS
`
`ENTER INVESTMENT DETAILS
`
`CALCULATE RESULTS AND CREATE
`
`REPORTS
`
`39
`
`

`

`U.S. Patent
`
`Oct. 31, 2006
`
`Sheet 4 0f 55
`
`US 7,130,810 B2
`
`FIG. 4
`
`400
`
`ENTER LEASEHOLD
`405—T IMPROVEMENT ASSUMPTIONS
`
`
`
`
`
`CALCULATE PAYBACK AND
`BREAK—EVEN RESULTS
`
`

`

`U.S. Patent
`
`Oct. 31, 2006
`
`Sheet 5 of 55
`
`US 7,130,810 B2
`
`FIG. 5
`
`500
`
`ENTER CURRENT LOAN
`
`DETAILS
`
`BREAK-EVEN RESULTS
`
`ENTER NEW LOAN DETAILS
`
`CALCULATE SAVINGS AND
`
`

`

`U.S. Patent
`
`Oct. 31, 2006
`
`Sheet 6 0f 55
`
`US 7,130,810 B2
`
`FIG. 6
`
`600
`
`SELECT OUTPUT REQUIRED:
`
`PROPERTY VALUE OR CAP RATE
`
`CAP RATE
`
`ENTER ASSUMPTIONS
`
`CALCULATE PROPERTY VALUE OR
`
`

`

`U.S. Patent
`
`Oct. 31, 2006
`
`Sheet 7 0f 55
`
`US 7,130,810 B2
`
`FIG. 7
`
`700
`
`SELECT OUTPUT REQUIRED:
`
`PAYMENT/AMOUNT/RATEIT E RM
`
`CALCULATE OUTPUT REQUIRED
`
`ENTER ASSUMPTIONS
`
`

`

`U.S. Patent
`
`Oct. 31, 2006
`
`Sheet 8 0f 55
`
`US 7,130,810 B2
`
`FIG. 8
`
`800
`
`ENTER ASSUMPTIONS
`
`

`

`U.S. Patent
`
`Oct. 31, 2006
`
`Sheet 9 0f 55
`
`US 7,130,810 B2
`
`FIG. 9
`
`900
`
`90
`
`ENTER ASSUMPTIONS
`
`
`
`
`
`91
`
`CALCULATE CURRENT AND
`FUTURE SQFT NEEDS
`
`

`

`U.S. Patent
`
`1.,
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`US 7,130,810 B2
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`U.S. Patent
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`Oct. 31, 2006
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`Sheet 11 0f 55
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`US 7,130,810 B2
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`U.S. Patent
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`U.S. Patent
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`Oct. 31, 2006
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`Sheet 15 of 55
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`US 7,130,810 B2
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`Oct. 31, 2006
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`Sheet 16 of 55
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`US 7,130,810 B2
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`Oct. 31, 2006
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`Sheet 17 0f 55
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`U.S. Patent
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`Oct. 31, 2006
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`Sheet 18 of 55
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`US 7,130,810 B2
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`U.S. Patent
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`Oct. 31, 2006
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`Sheet 19 of 55
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`US 7,130,810 B2
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`U.S. Patent
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`Oct. 31, 2006
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`Sheet 20 of 55
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`US 7,130,810 B2
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`U.S. Patent
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`Oct. 31, 2006
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`Sheet 22 of 55
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`US 7,130,810 B2
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`

`U.S. Patent
`
`Oct. 31, 2006
`
`Sheet 24 0f 55
`
`US 7,130,810 B2
`
`16a00
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`‘ The Leasehold Improvement Payback Calculator calculates the paybatk and breakeven points when you make capital
`improvements to a property Start by filllng in the information below, then click "calculate", ”you have questions aboutthls tool, g
`mm on the 'explanatlon‘ tab above.
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`1l
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`leasehold improvement payback calculator
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`ill1
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`10,000 SF
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`1 6305 ~———Wha1 ls the square footage lor this lease? I
`16310
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`Lease Term
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`$0,000,000.00
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`Above Standard
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`Total
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`calculate
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`$250,000.00
`$1.50
`$1.00 $150,000.00
`$100,000.00
`309.493.31
`$0.41
`$0.59
`$40,917.93
`$58,590.88
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`$9,850,338.09
`Income from Lease 59.841.419.12
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`50.99
`$98.50
`
`

`

`U.S. Patent
`
`Oct. 31, 2006
`
`Sheet 25 of 55
`
`US 7,130,810 B2
`
`FIG. 16b
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`U.S. Patent
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`U.S. Patent
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`Oct. 31, 2006
`
`Sheet 27 of 55
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`US 7,130,810 B2
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`

`

`U.S. Patent
`
`Oct. 31, 2006
`
`Sheet 28 of 55
`
`US 7,130,810 B2
`
`FIG. 17b
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`

`

`U.S. Patent
`
`Oct. 31, 2006
`
`Sheet 29 of 55
`
`US 7,130,810 B2
`
`
`
`L Here are lhe lesulls of your Refinance I Breakwen calsulalion To see the results in a graphic formal, clltk
`on the "graph" tab.
`
` Presen‘l
`
`Compare
`
`Based on the loan term:
`New Loan
`Current! Loan
`
`$100,000.00
`521600000
`$2,000.00
`
`$205,000.00
`$490,989.60
`$0.00
`
`Ml:
`
`5 Loan amount.
`Total Payment
`Parts and Fees
`: Unflnanced.
`Total Saw-g5'
`Rate:
`10%
`$0 Munihs
`215 Months
`Ierm:
`BUYears)
`(18Years)
`
`$1,000.00 $1,353.86
`Paymem
`Total PDITTIS and Fees Financed:
`Talal Paints and Fees Unmanced
`
`$10,000.00
`$2,000.00
`’ The calculated ramammg Eerm is used In the companson analysis.
`Based on
`the a nfilerm:
`Curran Loan
`New Loan
`
`17c0
`
`1701!
`
`refinance I b
`
`reakeven calculator
`
`Savings!
`(Costs)
`
`Presem
`Value
`
`($274,900.50)
`52,000.00
`($2?6,989.60)
`
`($32,450.24)
`$2,000.00
`($84,450.24)I“:
`
`{$363.85)
`Breakeven
`-2'r.43 Payments
`-5.5 Payments
`
`Compale
`
`Loan amount
`Total Peymern
`Palm: and Fees
`Unflnanoed
`Total Savmgs:
`‘ Bale:
`
`$100,000.00
`$120,000.00
`$2,000.00
`
`$205,000.00
`51 $3,653.20
`$0.00
`
`10%
`120 Months
`{10Years)
`sxnnuan
`
`7%
`
`120 Monlhs
`(10Years)
`$1,353.85
`
`Sauingsfi
`(casts)
`
`Value
`
`(543,563.20)
`$2,000.00
`
`(582,4 50.24)
`$2,000.00
`
`($45,363.20)
`
`($84,450.24)
`
`($363.85)
`
`

`

`
`
`
`
`
`
`
`
`Cumpale
`
`Ea'sed on the Ioan 1erm'
`Current Loan
`New Loan
`
`Praem
`Savings!
`value
`(Costs)
`..
`.0
`50 DC
`$150,000.05
`$216,000.00
`5090.959 50
`($274,909.50)
`(552350.24)
`
`”-000 9“
`$0 03
`52.00000
`52.000 00
`1384 355.24)===
`{$276,989.63}
`
`
`
`
`
`
`
`
`
`U.S. Patent
`
`Oct. 31, 2006
`
`Sheet 30 0f 55
`
`US 7,130,810 B2
`
`FIG. 17d
`
`17d00
`/A
`
`
`
`H [0:
`
`£00
`
`500»
`
`‘
`
`ngcrile:
`
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`-
`.
`Iva-,-
`
`Loan amount
`mm Paymem
`1 Poms and F22:
`Unmuncea:
`Tana! Savmgs
`
`_ R01:
` 1.
`$1,353 85
`E
`$10,005 00
`Tma'Pnlms am: Fan Fwd:
`$2,000 00
`10101 Font: and Fees Lhnnanced
`‘ The calculated remammg term is used In the comparison enalysxs.
`,_.__
`-
`Based onthé a ofitenfi:
`Currem Loan
`New Lnan
`
`10%
`216 Munths
`(18Years)
`
`51,000.00
`
`7%
`
`350 Momhs
`BJYearsj
`
`Breakeven
`($363.86)
`47.48 Payments
`-5.5 Payments
`
`Compare
`
`Loan amour!
`Tma‘ Payment
`Foams mu Fm
`Um
`Tani Savngs'
`R61:
`
`$100,000.00
`$120,000 00
`
`$2,000.00
`
`10%
`120 Momhs
`{1UYears)
`$1,000.00
`
`‘
`
`’
`
`5205.000 00
`$153,563 20
`
`50 DU
`
`7%
`
`12!] Months
`(10‘1’ ears)
`SL363 EB
`
`Savings!
`(Costs!
`..
`(503553.20)
`
`Present
`Vaiue
`..
`(582,450.24)
`
`52.90000
`($45,663.20)
`
`52,000.00
`($84,450.24)
`
`($353.85)
`
`17c1|
`
`17d0
`
`'—5\7_103,000.00
`
`
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`
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`
`
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`
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`
`
`
`
`
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`580.000.00
`
`$88,000.09
`
`57 0,800.00
`
`560,000.00
`
`550,000.00
`I NPV meash Flows
`I NPV Considenng Liability
`
`
`$40,000.00
`$30,000.00
`
`.
`520,000.00
`
`‘
`510000.00
`
`54,000.00
`0 22 ‘8 75105 1‘1176 211247 282 317 352
`
`
`Period
`
`
`

`

`U.S. Patent
`
`Oct. 31, 2006
`
`Sheet 31 of 55
`
`US 7,130,810 B2
`
`FIG. 179
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`
`
`
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`

`

`U.S. Patent
`
`Oct. 31, 2006
`
`Sheet 32 of 55
`
`US 7,130,810 B2
`
`FIG. 179 (9325.)
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`
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`

`

`U.S. Patent
`
`Oct. 31, 2006
`
`Sheet 33 of 55
`
`US 7,130,810 B2
`
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`

`U.S. Patent
`
`Oct. 31, 2006
`
`Sheet 34 of 55
`
`US 7,130,810 B2
`
`FIG. 179 My
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`

`U.S. Patent
`
`Oct. 31, 2006
`
`Sheet 35 of 55
`
`US 7,130,810 B2
`
`FIG. 179 {My
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`

`U.S. Patent
`
`Oct. 31, 2006
`
`Sheet 36 of 55
`
`US 7,130,810 132
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`FIG. 18a
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`U.S. Patent
`
`Oct. 31, 2006
`
`Sheet 37 of 55
`
`US 7,130,810 B2
`
`FIG. 18b
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`U.S. Patent
`
`Oct. 31, 2006
`
`Sheet 38 of 55
`
`US 7,130,810 B2
`
`FIG. 19a
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`U.S. Patent
`
`Oct. 31