Multi-Family (2–4 Unit) Appraisals
Duplex through fourplex, where income and comparison approaches must reconcile.
Real estate appraisal is a state-licensed activity. NextPhase holds Arizona certification, so real property assignments are limited to Arizona. If you need real property valued in another state, call anyway — we will point you to a qualified appraiser there.
What drives the number
Small residential income property sits at an awkward boundary: it is residential for licensing purposes but investors price it on income. A credible report reconciles the sales comparison and income approaches rather than reporting one and mentioning the other.
Commonly appraised
- Duplex, triplex, and fourplex
- Owner-occupied plus rental units
- Small investor portfolios
- Converted single family
- Short-term rental properties
- Estate and partnership holdings
What we'll need from you
- Rent roll and current lease terms
- Operating expense detail if available
- Unit mix, and bedroom and bathroom count per unit
- Access arrangements for each unit
- Vacancy history and any tenant issues
Five or more units is commercial property and falls outside residential certification. If that is what you have, call — we will point you to a qualified commercial appraiser.
| Scope | Typical fee |
|---|---|
| Standard single family | $450 – $750 |
| Complex / rural / acreage | $750 – $1,200 |
| Multi-family 2–4 unit | $900 – $1,500 |
| Litigation & expert witness | $1,500 – $2,500+ |
Related residential assets
Common questions
Do you appraise real estate outside Arizona?
No. Real estate appraisal is a state-licensed activity and NextPhase holds Arizona certification. Personal property and business valuation carry no such restriction and are handled nationwide and internationally. If you need real property valued in another state, call anyway — we will point you to someone qualified there.
How is this different from a Zestimate or a realtor's CMA?
An automated estimate is a statistical guess with no inspection and no liability behind it. A CMA is a marketing opinion from someone holding a commission. An appraisal is an independent USPAP-compliant opinion from a licensed professional who inspected the property and can defend the conclusion under cross-examination.
Can you appraise as of a date in the past?
Yes. Retrospective appraisals are routine for estate and date-of-death work, divorce with a stipulated valuation date, insurance losses, and tax matters.
Do you handle manufactured and mobile homes?
Yes, including chattel and FEMA-related assignments — work many residential appraisers decline. FHA/HUD approved since 2006.
Ready for a number you can defend?
Tell us what you have and what it's for. You get a fixed written quote — never an hourly meter, never a sales call.
What the work actually looks like
Real assignments, client details removed — what each engagement actually turned on, rather than how it felt.
A house, a workshop of machine tools, a forty-year firearms collection and a stake in the family company — four disciplines that three appraisers had only partly covered. One engagement, one effective date, one set of assumptions.
A donation the regulations would have aggregated past the appraisal threshold, which the donor had assessed item by item. One qualified appraisal covering the group, itemized, signed inside the window the regulations allow.
An opposing report whose number was not obviously wrong — which is what made it dangerous. It failed on its own certification, and was answered section by section with an independent valuation to the correct definition of value.