Canonical route, data contract, metric dictionary, source notes, suppression states, explorer integration, structured data, and sitemap coverage.
Parcel baseline live · sale statistics held
Rochester + Monroe County industrial intelligence
Build the transaction spine before the market story.
The first public parcel baseline now shows where assessment-classified industrial space is concentrated and how complete the supporting fields are. It does not pretend parcels are sales: transaction counts, volume, pricing, maps, and trends remain behind validation until the licensed industrial sale universe is reconciled.
INDUSTRIAL PHASE I · DATA READINESS
Retrieved 09/21/20261,891 assessment-parcel candidates profiled; 69 self-storage parcels held out; 1,822 parcels in the Industrial scope.
The licensed Industrial closed-sale export still requires Matrix authentication. No sale count, volume, price, $/SF, lender, owner-user, or liquidity statistic is published.
Public parcel baseline
What exists—before asking what traded.
This is a current assessment-roll classification layer, not a transaction series. It establishes the candidate universe and exposes where the source is strong or unusable.
Warehouse / distribution
988 parcelsMedian reported year built 1968; 97.9% year-built coverage.
Manufacturing / processing
831 parcelsMedian reported year built 1969; 95.7% year-built coverage.
High-tech manufacturing candidate
SuppressedSuppressed: fewer than five assessment parcels
REPORTED YEAR-BUILT PROFILE
Before 1940307
1940–1959304
1960–1979535
1980–1999453
2000–2026165
Unknown / invalid58
LARGEST MUNICIPAL PARCEL CONCENTRATIONS
City of Rochester877516 warehouse/distribution · 361 manufacturing
Town of Gates19167 warehouse/distribution · 124 manufacturing
Town of Henrietta191120 warehouse/distribution · 70 manufacturing
Town of Chili8350 warehouse/distribution · 32 manufacturing
Town of Greece6730 warehouse/distribution · 37 manufacturing
Town of Webster4721 warehouse/distribution · 25 manufacturing
Town of Ogden4517 warehouse/distribution · 28 manufacturing
Town of Perinton4313 warehouse/distribution · 30 manufacturing
Village of East Rochester4118 warehouse/distribution · 23 manufacturing
Town of Brighton3825 warehouse/distribution · 13 manufacturing
Definitions and release limits
Candidate classes: ORPTS 440–449 and 710, 712, 714, 715. Class 442 self-storage is excluded from Industrial. Category and municipal cells require n≥5. Parcel records can split one facility across several assessments, and classification does not prove occupancy, ownership posture, or a sale.
Monroe County parcel sourceNew York ORPTS definitionsSource hierarchy
Three layers. One reconciled deal.
The strongest available public and internal sources solve different parts of the problem. None substitutes for the others.
NYS Alliance Matrix / licensed internal commercial records
Closed-sale discovery, listing category, reported building area, sale dates and reported consideration.
A dedicated industrial export is still required. Raw rows, MLS IDs, remarks, photos, and restricted locations stay private.Monroe County public parcel layer + New York ORPTS property-class definitions
Parcel identity, municipality, property class, acreage, year built, assessment building area, and aggregate geography.
Assessment class is a discovery signal, not proof of current industrial use or an arm’s-length sale.Monroe County Clerk deed index and related public records
Legal-deal grain, deed book/page, consideration checks, parcel packages, and nominal-transfer exclusions.
Package consideration and related-party transfers require manual review; missing consideration is never filled by assumption.Legal transaction contract
What a record must become.
Discovery rows are evidence leads. The public series will count clean legal transactions after duplicate, package, use, and arm’s-length review.
01Discover
→Licensed closed-sale candidate plus public parcel-class leads.
02Resolve
→Parcel identity, municipality, building area, acreage, year built, and use evidence.
03Reconcile
→Deed, consideration, parcel package, duplicate rows, and nominal/non-market transfers.
04Aggregate
Annual, size, category, and geography cells after sample and dominance review.
Metric dictionary
Every field carries a burden of proof.
Physical characteristics are not bonus columns. Clear height, loading, rail, and occupancy stay out until coverage and source consistency support analysis.
One arm’s-length legal transfer after parcel/package consolidation.
Verified consideration at legal-transaction grain; nominal and non-market transfers excluded.
Verified consideration divided by supported gross building area. Coverage is shown; land-heavy and mixed-use sales are qualified.
Supported gross building area. Proposed bands remain internal until the observed distribution is profiled and stable.
Parcel acreage from the public assessment layer, consolidated for verified sale packages.
Assessment year built, shown as reported and grouped only after completeness review.
Warehouse/distribution, manufacturing, flex/R&D, or other only when listing, assessment, or other authoritative evidence supports the label.
Owner-user or investment only when occupancy/use evidence is direct enough to support the distinction. Unknown remains a valid value.
Lender and financing pattern only when the mortgage/deed record can be joined without inferring confidential terms.
Use taxonomy
Classification is evidence, not branding.
New York assessment classes can identify industrial candidates, but they do not cleanly produce the investor-facing categories below.
Warehouse / distribution
Publish only when supported use evidence identifies storage, logistics, distribution, or a comparable warehouse function.
Assessment code alone may not distinguish warehouse from other commercial use.Manufacturing
Use supported manufacturing/processing evidence, including relevant ORPTS industrial classes and property-specific confirmation.
Industrial classification does not establish intensity, tenancy, or operating status.Flex / R&D
Require evidence of a genuine office/lab/industrial mix or product-focused research use.
Do not infer flex from appearance, marketing language, or a high office percentage alone.Other / unclassified
Retain facilities that meet the industrial population but do not clear a specific supported category.
Unknown is preferable to forced classification.Provisional size lenses
Bands are staged for calibration.
These working bands create a repeatable schema now. They do not become published comparison cohorts until the actual distribution and cell sizes are profiled.
Under 10,000 SFCandidate small-bay / owner-user lensInternal until profiled
10,000–24,999 SFCandidate lower-middle building lensInternal until profiled
25,000–49,999 SFCandidate middle building lensInternal until profiled
50,000–99,999 SFCandidate large building lensInternal until profiled
100,000+ SFCandidate institutional / major facility lensInternal until profiled
Geography + mapping
Aggregate submarkets, not a transaction pinboard.
The public map will use supported municipal or submarket polygons, show sample size, and suppress thin cells. Raw addresses and precise restricted locations do not enter the browser.
NorthwestCity coreEastSouth
PUBLIC MAP CONTRACT
GeographyVerified polygon
Minimum samplen ≥ 5 + dominance review
MeasuresCount, volume, qualified $/SF
Record detailNot exposed
Illustrative interface blueprint only. No transaction geography or industrial statistics are encoded in this diagram.Release controls
What the first dataset must pass.
- 01
Publish aggregate cells only; raw licensed rows and record-level restricted details remain private.
- 02
Require at least five clean legal transactions for a public price or geography cell, then perform a dominance and re-identification review.
- 03
Show retrieval date, covered close dates, source coverage, sample size, suppressed cells, and partial periods with every release.
- 04
Do not publish cap rate, NOI, occupancy, clear height, loading, rail, or owner-user status unless the relevant field passes its own coverage and verification gate.
- 05
Cross-asset comparisons are limited to compatible definitions and periods. An unavailable metric stays unavailable instead of being proxied.
Exact next build
Authenticate Matrix and run the closed-sale extraction.
The parcel spine is complete. The remaining source dependency is a licensed Rochester/Monroe County Industrial closed-sale population, followed by parcel/deed package reconciliation, building-area coverage repair, category profiling, size-band calibration, and an aggregate-only release candidate. No purchase or new service is required.