Core concept·9 min read·Sample: SF1
Anatomy of a URAR: a walk through a real report
A section-by-section tour of the new URAR using the official SF1 sample — real values, real Field IDs, from the summary to the reconciliation.
Ask the copilot about this guide — it has read the whole hub and cites what it uses.
The fastest way to understand the new URAR is to read a real one. We'll walk the official SF1 sample top to bottom — a traditional appraisal of a detached single-family home — calling out the Field IDs (the red numbers on the form) and the actual values as we go. Open it alongside this guide.
Our tour guide: SF1 — $491,000 opinion of value, effective 09/20/2019, appraised Subject-To. Open the PDF and follow along.
Summary (Field 1.x)
The report opens with the headline result. In SF1 the Opinion of Market Value (Field 1.001) is $491,000, and the Market Value Condition is 'Subject to Repair' — because this appraisal is made subject to an itemized list of repairs.
- Rule logic
If AddressLineText is not provided- Fix
- The subject's physical address (Field 1.000) anchors the report — 123 Falling Tree Ct, Treeville, VA in SF1.
- Seen in a sample
123 Falling Tree Ctin Single-family (SF1)
Assignment Information
Next comes the who and how of the assignment. SF1's Property Valuation Method (Field 1.010) is 'Traditional Appraisal', the Assignment Reason is 'Purchase', and the contact roles (client/lender, AMC, appraiser) are each recorded. This is also where a Property Data Report would be flagged if one were used — Condo1 is the sample that shows that path.
Subject & Site
The subject property carries its estate type (FeeSimple in SF1) and site characteristics. When the cost approach is used, the site value lives here too — SF1 doesn't use it, but SF3 reports a $284,000 site value (Field 4.105) and MH1 reports $250,000.
Improvements & Dwelling
Each structure is described as an IMPROVEMENT_DETAIL. SF1's dwelling was built in 2004 (Field 8.010), has one living unit, and five bedrooms. Condition and quality ratings (C1–C6, Q1–Q6) live in this area — Condo1, for instance, is rated overall C3 / Q4.
- Rule logic
If ImprovementType = "Dwelling" and LivingUnitCount = 0- Fix
- A dwelling must have at least one living unit. SF1's LivingUnitCount is 1.
- Seen in a sample
1in Single-family (SF1)
Sales Comparison Approach
The heart of most reports: the comparable grid. SF1 lines the subject up against three sales comparables (each a PROPERTY with ValuationUseType 'SalesComparable'), plus five more properties analyzed but not used. The grid you see on the PDF is rendered from that structured data.
Reconciliation
Finally the appraiser reconciles the approaches and states the opinion of value — $491,000 in SF1 (Field 1.001). Because SF1 is 'Subject To', it also carries the itemized repairs and the hypothetical-condition statement that the repairs are complete.
That's the whole form. Every other property type is this same structure, expanded or contracted — a condo adds project data, a manufactured home adds the cost approach and certification, a 2–4 unit adds rent and a GRM.
Keep reading
- UAD 3.6 & the new URAR: what actually changedThe redesign replaces the fixed 1004/1073/1025/2090 forms with a single dynamic URAR built on MISMO v3.6. Here is what that means for how you complete and deliver a report.8 min
- Understanding the comparable grid in UAD 3.6The grid is no longer a fixed rectangle of cells — it is structured, repeatable comparable data. Here is how to think about it and keep it consistent.7 min