Park Central contained 56 qualifying sales across five years
Source-provided MLS coordinates place 56 unique Rochester two-to-four-unit closings inside the official Park Central polygon from 2021 through 2025. That population represented 2.0% of Rochester’s 2,812 qualifying sales during the same period.
Annual volume ranged from eight sales in 2024 to 14 in 2021. Every year clears the five-sale publication threshold, but the samples remain small enough that individual asset differences can materially affect the medians.
| Period | Park Central sales | City sales | Park Central share |
|---|---|---|---|
| 2021–2025 | 56 | 2,812 | 2.0% |
| 2025 | 13 | 549 | 2.4% |
Every annual sample clears the publication threshold
The official-boundary population recorded 14 sales in 2021, nine in 2022, 12 in 2023, eight in 2024, and 13 in 2025. The annual median reported sale price ranged from $360,000 in 2022 to $480,000 in 2025.
Publication eligibility does not make every annual figure equally stable. The data does not control for exact unit count, legal use, building size, condition, rehabilitation, occupancy, commercial components, parking, financing, or seller concessions.
| Closed year | Unique sales | Median sale price | Median DOM | Median sale / original list |
|---|---|---|---|---|
| 2021 | 14 | $390,000 | 7.5 | 100.0% |
| 2022 | 9 | $360,000 | 7 | 113.5% |
| 2023 | 12 | $401,000 | 5 | 103.4% |
| 2024 | 8 | $477,250 | 7 | 100.9% |
| 2025 | 13 | $480,000 | 6 | 100.0% |
Park Central had the highest publishable official-polygon median in 2025
The 2025 median reported sale price was $480,000 across 13 Park Central sales. Among official City polygons with at least five qualifying 2025 transactions, that was the highest median in this dataset.
Park Meigs followed at $418,750 across 10 sales, Neighborhood of the Arts at $361,250 across 12, Upper Monroe at $322,750 across 12, and North Winton Village at $315,500 across 10. Official polygons can overlap, and the ranking describes transaction populations—not neighborhood-wide values.
| Official City polygon | 2025 sales | 2025 median sale price |
|---|---|---|
| Park Central | 13 | $480,000 |
| Park Meigs | 10 | $418,750 |
| Neighborhood of the Arts | 12 | $361,250 |
| Upper Monroe | 12 | $322,750 |
| North Winton Village | 10 | $315,500 |
The 2025 result does not establish appreciation or investor return
The 2025 median was 0.6% above the 2024 median of $477,250 and 23.1% above the 2021 median of $390,000. Those are differences between annual groups of sold properties, not repeat-sales appreciation rates.
A higher sale-price tier does not establish higher rent, better collections, lower vacancy, stronger NOI, a lower rehabilitation burden, or a superior return. Large converted buildings, mixed-use properties, historic structures, and downtown-edge assets can carry materially different income, expense, financing, and capital profiles.
| Measure | 2021 | 2024 | 2025 |
|---|---|---|---|
| Unique sales | 14 | 8 | 13 |
| Median sale price | $390,000 | $477,250 | $480,000 |
| Median DOM | 7.5 | 7 | 6 |
| Median sale / original list | 100.0% | 100.9% | 100.0% |
The five-year aggregate is market context—not a finished underwriting model
Across all 56 transactions, the median reported sale price was $410,000, median source-defined days on market was six, and median sale price equaled 101.2% of original list price. Reported sale prices totaled $23,787,431.
Gross sale-price volume is not market value, investor equity, brokerage production, rental revenue, or economic output. Park Central’s aggregate price level cannot substitute for property-specific rents, expenses, capital work, legal use, or matched comparable sales.
| Five-year measure | Result |
|---|---|
| Unique sales | 56 |
| Median sale price | $410,000 |
| Reported sale-price volume | $23,787,431 |
| Median DOM | 6 |
| Median sale / original list | 101.2% |
UGR participated in four transactions—all on the buyer side
Updegraff Group LLC appeared on 4 of the 56 official-boundary transactions, or 7.1%. That is above UGR’s 3.9% citywide share for the same property type and period, but the numerator remains four transactions.
UGR appeared on one transaction in 2022, one in 2024, and two in 2025. All four records placed the company in a buyer-side office field; none included UGR on the listing side, so no represented-side overlap needs to be subtracted.
| Year | Park Central sales | UGR transactions | UGR share | List side | Buyer side | Both sides |
|---|---|---|---|---|---|---|
| 2021 | 14 | 0 | 0.0% | 0 | 0 | 0 |
| 2022 | 9 | 1 | 11.1% | 0 | 1 | 0 |
| 2023 | 12 | 0 | 0.0% | 0 | 0 | 0 |
| 2024 | 8 | 1 | 12.5% | 0 | 1 | 0 |
| 2025 | 13 | 2 | 15.4% | 0 | 2 | 0 |
The next layer must separate fundamentally different assets
A useful next release would classify every transaction by verified legal unit count, residential versus commercial or mixed use, building and lot size, condition, preservation status, frontage, parking, occupancy, tenancy, public or restricted ownership, and relationship to parks, markets, transit projects, and downtown edges.
The current dataset does not establish achieved rents, collections, vacancy, operating expenses, capital requirements, financing, cash flow, capitalization rates, or total returns. Raw MLS addresses, coordinates, remarks, agent details, and restricted listing fields remain unpublished.