Beechwood produced 173 qualifying sales with remarkably steady annual activity
Source-provided MLS coordinates place 173 unique Rochester two-to-four-unit closings inside the official Beechwood polygon from 2021 through 2025. Annual volume ranged from 30 to 38 sales—a spread of only eight transactions across the entire period.
The official-boundary population represented 6.2% of Rochester’s 2,812 qualifying five-year sales. Beechwood also produced 34 of the city’s 549 qualifying sales in 2025, again 6.2%.
| Period | Beechwood sales | City sales | Beechwood share |
|---|---|---|---|
| 2021–2025 | 173 | 2,812 | 6.2% |
| 2025 | 34 | 549 | 6.2% |
Stable sales count did not produce a smooth price series
Beechwood recorded 34 sales in 2021, 30 in 2022, 37 in 2023, 38 in 2024, and 34 in 2025. Every annual sample substantially exceeds the five-sale publication minimum.
The median reported sale price moved from $85,000 in 2021 to $95,000 in 2022, $120,000 in 2023, $88,500 in 2024, and $137,500 in 2025. Similar transaction counts can still contain very different mixes of buildings, condition, occupancy, legal use, and deal circumstances.
| Closed year | Unique sales | Median sale price | Median DOM | Median sale / original list |
|---|---|---|---|---|
| 2021 | 34 | $85,000 | 8 | 97.0% |
| 2022 | 30 | $95,000 | 11.5 | 100.0% |
| 2023 | 37 | $120,000 | 8 | 100.0% |
| 2024 | 38 | $88,500 | 11 | 97.9% |
| 2025 | 34 | $137,500 | 13.5 | 100.0% |
The 2025 median shift is evidence about the sold population—not appreciation
The median reported sale price was $137,500 across 34 sales in 2025, 55.4% above the 2024 median of $88,500 across 38 sales. Compared with the 2021 median of $85,000 across 34 sales, the difference was 61.8%.
Neither percentage is a repeat-sales appreciation rate. The MLS population does not hold the buildings constant or control for unit count, condition, renovation, occupancy, restrictions, seller concessions, financing, or whether a property fronts an interior block or a neighborhood-edge corridor.
| Measure | 2021 | 2024 | 2025 |
|---|---|---|---|
| Unique sales | 34 | 38 | 34 |
| Median sale price | $85,000 | $88,500 | $137,500 |
| Median DOM | 8 | 11 | 13.5 |
| Median sale / original list | 97.0% | 97.9% | 100.0% |
The five-year aggregate describes the market population—not a model acquisition
Across all 173 transactions, the median reported sale price was $97,500, median source-defined days on market was 10, and median sale price equaled 100.0% of original list price. The transactions totaled $20,718,661 in reported sale price.
Gross sale-price volume is not market value, investor equity, brokerage production, rental revenue, or economic output. An individual acquisition still requires matched sales and a complete property-level operating and capital analysis.
| Five-year measure | Result |
|---|---|
| Unique sales | 173 |
| Median sale price | $97,500 |
| Reported sale-price volume | $20,718,661 |
| Median DOM | 10 |
| Median sale / original list | 100.0% |
UGR ranked highly by transaction count, but not unusually by market share
Updegraff Group LLC appeared on 8 of the 173 official-boundary transactions, or 4.6%. Beechwood produced UGR’s fourth-highest official-polygon transaction count, after the 19th Ward, Maplewood, and South Marketview Heights.
The 4.6% measured share was only 0.7 percentage points above UGR’s 3.9% citywide share for the same property type and period. This is meaningful local experience, but it is not evidence of market dominance.
| Year | Beechwood sales | UGR transactions | UGR share | List side | Buyer side | Both sides |
|---|---|---|---|---|---|---|
| 2021 | 34 | 4 | 11.8% | 1 | 4 | 1 |
| 2022 | 30 | 0 | 0.0% | 0 | 0 | 0 |
| 2023 | 37 | 2 | 5.4% | 2 | 0 | 0 |
| 2024 | 38 | 1 | 2.6% | 0 | 1 | 0 |
| 2025 | 34 | 1 | 2.9% | 0 | 1 | 0 |
The represented sides reconcile to eight unique transactions
UGR appeared in a listing-side office field on three transactions and a buyer-side office field on six. One transaction included the company on both sides, so the correct unique total is three plus six minus one, or eight.
Four of the eight transactions occurred in 2021. UGR recorded none in 2022, two listing-side transactions in 2023, one buyer-side transaction in 2024, and one buyer-side transaction in 2025. The annual record prevents the five-year result from being misread as a constant participation rate.
The next useful layer is property segmentation—not another neighborhood slogan
Beechwood’s 173-sale population can support deeper work separating verified duplexes, triplexes, and four-unit properties; legal conversions; condition; occupancy; public, nonprofit, subsidized, and unrestricted ownership; scattered-site development; proposed historic-district status; and East Main, Goodman, Culver, or Bay frontage from interior residential blocks.
Those fields are not inferred here. The current dataset also does not establish achieved rents, collections, vacancy, operating expenses, rehabilitation scope, financing, cash flow, capitalization rates, or returns. Raw MLS addresses, coordinates, remarks, agent details, and restricted listing fields remain unpublished.