fix(sf): exclude NULL competitors from aggregate calculations (velocity, market_avg, top_sellers)

ЖК без маппинга в Objective (Желдорипотека, Эфес и пр.) остаются в
competitor list для карты, но исключаются из aggregate-метрик.

Добавлен блок market_pulse в ответ /analyze:
- market_avg_price_per_m2: AVG(avg_price_per_m2_rub) по non-null competitors
- avg_velocity_m2: monthly_velocity_sqm из compute_velocity (уже non-null by design)
- market_data_coverage_pct / coverage_pct: priced_count / total * 100
- top_sellers: топ-5 ЖК по units_sold среди priced
- competitors_total / competitors_with_price: для UI badge

competitor list (20 ЖК) не изменён.

backend/app/api/v1/parcels.py

@@ -2143,6 +2143,57 @@ def analyze_parcel(
     except Exception as _ve:
         logger.warning("velocity compute failed for %s: %s", cad_num, _ve)
 
+    # OBJ-3 aggregate fix: market_pulse — агрегаты ТОЛЬКО по ЖК с ненулевыми ценами.
+    # Конкуренты без маппинга в Objective (NULL avg_price_per_m2_rub) остаются
+    # в competitor list для карты, но исключаются из расчётов рыночных метрик.
+    _competitors_with_price = [c for c in competitor_rows if c["avg_price_per_m2_rub"] is not None]
+    _competitors_total = len(competitor_rows)
+    _competitors_priced = len(_competitors_with_price)
+    if _competitors_with_price:
+        _prices = [float(c["avg_price_per_m2_rub"]) for c in _competitors_with_price]
+        _market_avg_price = round(sum(_prices) / len(_prices))
+        # top_sellers: ЖК с ненулевыми units_sold, топ-5 по объёму
+        _with_sales = [
+            c
+            for c in _competitors_with_price
+            if c["units_sold"] is not None and int(c["units_sold"]) > 0
+        ]
+        _top_sellers = sorted(
+            _with_sales,
+            key=lambda c: int(c["units_sold"]),
+            reverse=True,
+        )[:5]
+        _top_sellers_list = [
+            {
+                "obj_id": c["obj_id"],
+                "comm_name": c["comm_name"],
+                "dev_name": c["dev_name"],
+                "units_sold": int(c["units_sold"]),
+                "avg_price_per_m2_rub": int(c["avg_price_per_m2_rub"]),
+            }
+            for c in _top_sellers
+        ]
+    else:
+        _market_avg_price = None
+        _top_sellers_list = []
+
+    _coverage_pct = (
+        round(_competitors_priced * 100.0 / _competitors_total, 1)
+        if _competitors_total > 0
+        else 0.0
+    )
+    # avg_velocity_m2 — берём из velocity_data если есть; это уже только по
+    # ЖК с objective_corpus_room_month данными (non-null by construction).
+    _avg_velocity = velocity_data["monthly_velocity_sqm"] if velocity_data else None
+    market_pulse: dict[str, Any] = {
+        "avg_velocity_m2": _avg_velocity,
+        "market_avg_price_per_m2": _market_avg_price,
+        "competitors_total": _competitors_total,
+        "competitors_with_price": _competitors_priced,
+        "coverage_pct": _coverage_pct,
+        "top_sellers": _top_sellers_list,
+    }
+
     return {
         "cad_num": cad_num,
         "source": source,
@@ -2170,6 +2221,12 @@ def analyze_parcel(
             "note": "Бонус к score: <5км +3.0, 5-10км +1.5, 10-15км +0.5, >15км 0",
         },
         "competitors": [dict(c) for c in competitor_rows],
+        # OBJ-3 fix: aggregate market metrics — только non-null competitors.
+        # ЖК без objective_mapping остаются на карте (competitors list),
+        # но исключены из avg/velocity/top_sellers расчётов.
+        "market_pulse": market_pulse,
+        "market_avg_price_per_m2": market_pulse["market_avg_price_per_m2"],
+        "market_data_coverage_pct": market_pulse["coverage_pct"],
         # D4 (#36): 24-month pipeline competition
         "pipeline_24mo": pipeline_24mo,
         # D2 (#34): velocity-score из objective_corpus_room_month (OBJ-3 migrated)