Property type·9 min read·Sample: 2–4 unit (2 scenarios)
2–4 unit residential income properties
Rent schedules, gross rent multipliers, and per-unit modeling for small residential income properties — using the two 2–4 unit scenarios.
Ask the copilot about this guide — it has read the whole hub and cites what it uses.
A 2–4 unit report is the one that stress-tests everything you learned about roles, because it puts income into the mix. On top of the usual sales comparison, you're modeling rent and a gross rent multiplier — which means one file can hold sales comparables, rental comparables, and GRM comparables all at once, each with its own rules. This is where use-type awareness stops being theory.
- $195,000
- 2–4 unit opinion of value
- 1985
- Year built
- 3
- Sales comparables
- GRM
- Income approach in play
The 2–4 unit sample carries sales, rental, and GRM comparables together — the clearest place to see multiple use types coexisting in one report.
The unit count has to reconcile with itself
The dwelling's living-unit count isn't a standalone number — it has to agree with the units you actually model and with the improvements you describe. A report that says four units in one place and models three somewhere else is internally inconsistent, and that inconsistency is checkable.
- Rule logic
If DwellingCount > LivingUnitExcludingADUCount- Fix
- The number of dwellings can't exceed the count of living units (excluding ADUs). If these disagree, one of them is miscounted — reconcile them before you deliver.
- Seen in a sample
1in Single-family (SF1)
Rent, the GRM, and three kinds of comparable
Rental comparables carry the RentalComparable use type; the ones you use to derive the multiplier carry GrossRentMultiplierComparable; your sales comps are still SalesComparable. Each role has its own field applicability — a field that's required on a sales comp may not apply to a rental comp at all. Fill a rental comp as if it were a sales comp and you'll trip requirements that were never meant for it.
Keep reading
- Completing a single-family URAR in UAD 3.6A walk-through of the detached single-family assignment using the five SF sample scenarios — from subject identification through the cost approach and reconciliation.10 min
- Condominium appraisals in UAD 3.6Project data, ownership interest, and unit-level modeling for attached condominium units — using the two condo sample scenarios.8 min