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[October 31, 2024] Enhanced Market Metrics: New Transaction Types for Improved Market Analysis

about 2 months ago by ReadMe API

0.22.0

We're introducing enhanced transaction classifications across our metrics endpoints, bringing the granular insights from our property-level data to our aggregated metrics. These changes bring powerful new capabilities to your market analysis:

  • Greater precision and visibility in distinguishing between market-rate sales and other transfers
  • Consistent transaction classification across property-level and aggregated metrics
  • Enhanced ability to track institutional investor activity via integration of SOLD_INTER_PORTFOLIO_TRANSFER and NON_ARMS_LENGTH_INTRA_PORTFOLIO_TRANSFER

Transaction Classifications

Our metrics now distinguish between different types of property transfers:

Sales (Arms-Length Transactions)

  • SOLD: Transactions conducted at fair market value between unrelated parties.
  • SOLD_INTER_PORTFOLIO_TRANSFER: Transactions between two distinct entities.

Transfers (Non Arms Length Transactions)

  • NON_ARMS_LENGTH_TRANSFER: Transfers where the buyer and seller have a pre-existing relationship (e.g., identical last names) or the transaction isn't at fair market value (price is $0 and not in a Non-Disclosure state).
  • NON_ARMS_LENGTH_INTRA_PORTFOLIO_TRANSFER: Transfers within the same entity portfolio.

Key Changes and Technical Details

Market Metrics

All Cash /v1/market_metrics/{parcl_id}/all_cash

{
  "date": "2024-01-01",
  "count_sales": 800,
  "pct_sales": 25.5,
  "count_transfers": 1000,
  "pct_transfers": 30.0
}
  • count_sales: Count of all cash arms-length sales (SOLD and SOLD_INTER_PORTFOLIO_TRANSFER)
  • pct_sales: Percentage of arms-length sales (SOLD and SOLD_INTER_PORTFOLIO_TRANSFER) within the specified <parcl_id> completed as all cash transactions
  • count_transfers: Count of all cash transfers across all SALE types (arms-length and non-arms-length)
  • pct_transfers: Percentage of transfers across all SALE types (arms-length and non-arms-length) within the specified <parcl_id> completed as all cash transactions

Housing Event Counts /v1/market_metrics/{parcl_id}/housing_event_counts

{
  "date": "2024-01-01",
  "sales": 500,
  "new_listings_for_sale": 800,
  "new_rental_listings": 400,
  "transfers": 750
}
  • sales: Completed arms-length sales (SOLD and SOLD_INTER_PORTFOLIO_TRANSFER) for the specified <parcl_id> within the given month
  • new_listings_for_sale: Properties newly listed for sale for the specified <parcl_id> within the given month
  • new_rental_listings: Properties newly listed for rent for the specified <parcl_id> within the given month
  • transfers: Completed transfers across all SALE types (arms-length and non-arms-length) for the specified <parcl_id> within the given month

Investor Metrics

Housing Event Counts /v1/investor_metrics/{parcl_id}/housing_event_counts

{
  "date": "2024-01-01",
  "acquisitions": 150,
  "dispositions": 75,
  "new_listings_for_sale": 200,
  "new_rental_listings": 300,
  "transfers": 250
}
  • acquisitions: Total number of investor arms-length acquisitions (SOLD and SOLD_INTER_PORTFOLIO_TRANSFER) for the specified <parcl_id> within the given month
  • dispositions: Total number of investor arms-length dispositions (SOLD and SOLD_INTER_PORTFOLIO_TRANSFER) for the specified <parcl_id> within the given month
  • new_listings_for_sale: Total number of investor-owned properties newly listed for sale for the specified <parcl_id> within the given month
  • new_rental_listings: Total number of investor-owned properties newly listed for rent for the specified <parcl_id> within the given month
  • transfers: Total number of investor transfers across all SALE types (arms-length and non-arms-length) for the specified <parcl_id> within the given month

Purchase to Sale Ratio /v1/investor_metrics/{parcl_id}/purchase_to_sale_ratio

{
  "date": "2024-01-01",
  "purchase_to_sale_ratio": 1.5
}
  • purchase_to_sale_ratio: Investor purchase to sale ratio within a given month, calculated by dividing the number of investor purchases (acquisitions) by the number of investor sales (dispositions)
    • 1.00: Equal numbers of purchases and sales, achieving a 1:1 balance
    • 1.00: More purchases than sales
    • <1.00: More sales than purchases
    • 0: No purchases (numerator = 0)
    • NULL: No sales (denominator = 0)

Portfolio Metrics

SF Housing Event Counts /v1/portfolio_metrics/{parcl_id}/sf_housing_event_counts

{
  "date": "2024-01-01",
  "acquisitions": 150,
  "dispositions": 75,
  "new_listings_for_sale": 200,
  "new_rental_listings": 300,
  "transfers": 250
}
  • acquisitions: Total number of investor arms-length acquisitions (SOLD and SOLD_INTER_PORTFOLIO_TRANSFER) of single family properties, segmented by portfolio size, for the specified <parcl_id> within the given month
  • dispositions: Total number of investor arms-length dispositions (SOLD and SOLD_INTER_PORTFOLIO_TRANSFER) of single family properties, segmented by portfolio size, for the specified <parcl_id> within the given month
  • new_listings_for_sale: Total number of investor-owned, newly listed for sale single family properties, segmented by portfolio size, for the specified <parcl_id> within the given month
  • new_rental_listings: Total number of investor-owned, newly listed for rent single family properties, segmented by portfolio size, for the specified <parcl_id> within the given month
  • transfers: Total number of investor transfers across all SALE types (arms-length and non-arms-length) of single family properties, segmented by portfolio size, for the specified <parcl_id> within the given month

New Construction Metrics

Housing Event Counts /v1/new_construction_metrics/{parcl_id}/housing_event_counts

{
  "date": "2024-01-01",
  "sales": 100,
  "new_listings_for_sale": 300,
  "new_rental_listings": 150,
  "transfers": 125
}
  • sales: Total number of arms-length sales (SOLD and SOLD_INTER_PORTFOLIO_TRANSFER) of new construction properties for the specified <parcl_id> within the given month
  • new_listings_for_sale: Total number of new construction properties newly listed for sale for the specified <parcl_id> within the given month
  • new_rental_listings: Total number of new construction properties newly listed for rent for the specified <parcl_id> within the given month
  • transfers: Total number of transfers across all SALE types (arms-length and non-arms-length) of new construction properties for the specified <parcl_id> within the given month

Developer Notes

  • New sales, acquisitions, and dispositions fields specifically track arms-length transactions (SOLD and SOLD_INTER_PORTFOLIO_TRANSFER)
  • New transfers field captures all transaction types, providing a complete view of property movement
  • For genuine market-rate transaction analysis, use the sales/acquisitions/dispositions fields
  • For total transaction volume, use the transfers field
  • All cash metrics now provide both market-rate (count_sales/pct_sales) and total transaction (count_transfers/pct_transfers) views
  • Pricing endpoints across API now explicitly include only arms-length sales (SOLD and SOLD_INTER_PORTFOLIO_TRANSFER). Data and JSON structure remain unchanged.

We welcome your feedback on these enhancements and look forward to seeing how they improve your housing market analysis workflows.