Transaction count and unit flow tell different stories.
The 5–10-unit band produced 141 of 168 transactions—83.9%—but 869 of 1,470 units, or 59.1%. Deal frequency is concentrated in smaller assets; unit volume is less concentrated.
Multifamily research
Clean Market Dataset v1 · retrieved September 19, 2026
City of Rochester apartment sales
Rochester 5+ multifamily market report.
A reconciled record of 168 legal transactions, 1,470 units, and $81.9 million in reported volume from January 2021 through August 18, 2026. Published September 21, 2026.
Clean legal transactions168169 property-sale records
Units traded1,4702021 through August 18, 2026
Dollar volume$81.9MLegal-transaction grain
Median price per unit$48,146Mixed-use caveat applies
Middle 50% · sale price$223,750–$586,12525th to 75th percentile
Middle 50% · price per unit$34,750–$80,37525th to 75th percentile
Median market time16 days167 of 168 transactions covered
Distinct normalized properties152Repeat sales remain separate transactions
City of Rochester · five or more residential units
Compare price, volume, geography, size, and vintage.
Every view uses the same clean legal-transaction grain. Use the tabs to test a question; small cells stay suppressed, 2026 is partial, and cohort changes are not appreciation rates.
Annual series
Median price per unit
2026 is partial through August 18. Year-to-year changes can reflect a different mix of locations and building sizes.
Source and coverage note. Clean Market Dataset v1 combines a private NYS Alliance Matrix discovery layer with Monroe County parcel and deed reconciliation. Raw MLS rows, addresses, MLS IDs, private remarks, tenant information, NOI, cap rates, and bedroom mix are not published. Square footage is source-reported and was not independently measured.
Aggregate geography · minimum five transactions
Explore the qualifying ZIP record.
Select a ZIP directly on the map to inspect its aggregate record. This is a ZIP Code Tabulation Area view—not a property-location map—and addresses and low-count ZIPs never enter the public layer.
Boundary source: U.S. Census Bureau 2020 ZIP Code Tabulation Areas. ZCTAs approximate ZIP geography and are not USPS delivery boundaries.
Analyst's read
What changes an underwriting conversation.
ZIP cohorts carry materially different price distributions.
Qualifying ZIP medians range from $35,646 to $85,000 per unit. That spread is a reason to inspect building mix and transaction composition, not evidence of a quality ranking or an automatic location premium.
Annual medians move with the buildings that traded.
Median price per unit was $69,464 in 2024, $50,964 in 2025, and $54,000 in partial 2026. These are different sold cohorts—not a repeat-sales appreciation series.
Methodology
Discovery is not the same thing as a clean transaction.
The project began with 165 closed records from the dedicated five-plus-unit apartment class and 20 commercial/mixed-use candidates. One cross-class duplicate was removed. Fifteen property events were excluded for nominal consideration, fewer than five verified residential units, or probable non-sale coding. Of the 19 unique commercial candidates outside the original primary series, seven entered the clean series only after deed and residential-unit review; the other 12 remain excluded.
Two property-sale rows were then consolidated into one confirmed two-property package deed. The final dataset therefore reports 169 qualifying property-sale records and 168 legal transactions. Repeat sales remain separate legal transactions.
Raw licensed rows stay private. Public output contains aggregates only and uses ZIP-level geography with a minimum of five clean transactions. Neighborhood totals, cap rates, NOI, bedroom mix, and a market-wide portfolio-sale rate are withheld.
Publication basis. NYSAMLS Rules section 13 permits MLS participants to use sold, comparable, and statistical information as the basis for aggregate public market representations when the reporting period and search criteria are disclosed. This report uses that aggregate-publication rule; it is not an IDX listing display or a reproduction of the MLS database.
Limitations that change interpretation
What these numbers do not prove.
Coverage is complete in the source file, but the reported square footage was not independently measured. Price per square foot is therefore qualified.
Seven included records meet the five-residential-unit threshold, but sale price can include commercial-space value. Do not treat mixed-use price per unit as apartment-only value.
Parcel and deed book/page references match, but consideration was not returned by the public clerk index. The current clean layer uses reported closing amounts and keeps that caveat visible.
One confirmed two-property package is a useful QA fact. It is not enough evidence to estimate a market-wide portfolio-sale rate.
Primary public verification sources
Trace the public-record layer.
Overall, annual, size-band, qualifying ZIP, building-age, distribution, coverage, and reconciliation aggregates.
Neighborhood totals, a market-wide portfolio rate, cap rates, NOI, bedroom mix, record-level MLS display, or performance claims from the field studies.
Apply the research to a real building
Send the address, unit count, and decision.
Acquisition, sale, brokerage, management, and research questions start with the specific property and source context—not a portal estimate.