Held-out fit (n=2366 prod deals, 2026-06-27) of
log(actual_sold/expected_sold) ~ year + ln(area) gives a multiplicative
factor that corrects systematic mis-estimation by building era + unit size
(underestimates newer buildings, mis-handles large units).
factor = exp(b0 + b_year*(year-2000)/20 + b_larea*ln(area)), clamped
[0.75, 1.30]; applied to the expected_sold point BEFORE the calibrated PI
range block (so the range follows the corrected point). Headline/asking is
untouched. Gated behind estimate_hedonic_correction_enabled (OFF => exact
old behavior, proven by the regression gate).
Frozen baseline regenerated: overall expected_sold MAPE 18.63->14.24;
per-segment median_bias_pct moves toward 0 (бизнес -21.5->-9.2,
комфорт -8.0->-3.6, эконом 17.2->4.3); элит mildly better, no harm.
Tests that assert the exact ratio relation (expected_sold == headline x
ratio) hold the orthogonal hedonic layer OFF.
Behavior-preserving structural refactor: the ~870-line deterministic pricing
block inside estimate_quality() is extracted into a new pure synchronous function
_price_from_inputs() returning a PricingResult dataclass.
Key design decisions:
- All async DB fetches (imv_eval, yandex_val, cian_val) hoisted to estimate_quality
BEFORE the call; passed as pre-fetched values / bool flags.
- DB-dependent helpers whose arguments are computed inside the block (_get_asking_sold_ratio,
_lookup_quarter_index, _lookup_quarter_indexes) injected as Callable parameters
(ratio_resolver, quarter_index_lookup, quarter_indexes_lookup).
- _fetch_house_imv_anchor called once in estimate_quality (was two separate conditional
calls inside the block); single result passed as imv_anchor dict.
- _fetch_dkp_corridor and _fetch_anchor_comps hoisted to estimate_quality with
identical guards.
All 2443 existing tests pass UNMODIFIED. 9 new hermetic unit tests added that
call _price_from_inputs directly with stub callables.
