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Multi-Family & 2–4 Unit Appraisal in Claremont and the Inland Empire

Appraisals of duplexes, triplexes and fourplexes (two to four units) using both sales comparison and income approaches, with market rent and expense analysis documented. Concentrated in the older multi-family stock around downtown Pomona, central Upland and Montclair, where unit mix and legal use often differ from what assessor records show. Lender panels frequently pass on these assignments, so they are handled here as a core property type.

Gordon Hall, California Certified Residential Real Estate Appraiser, BREA No. AR003877 (opens the state license lookup)

Who orders this

  • Owners and investors buying, selling or refinancing small income property
  • 1031 exchange buyers documenting a replacement property
  • Lenders underwriting 2-4 unit loans
  • Trustees and heirs dividing an estate that holds a rental building

What the report includes

  • The sales comparison approach, which values the property from sales of similar buildings, and the income approach, which values it from the rent it can earn, reconciled
  • A market rent analysis supported by comparable leases, and the expense assumptions used
  • Legal unit count and use as documented by permits and city records, compared with what is on site
  • The client, the intended use (what the report will be used for) and the intended users (who may rely on it), stated on the first page
  • The effective date, the date the opinion of value applies to, and the date of the report
  • The scope of work, meaning the inspection, research and analysis performed, including any limits on access
  • Comparable sales chosen for era, pocket and lot character, each with the reason it was used
  • Adjustments for differences such as gross living area, lot size, condition and location, each explained
  • Interior and exterior photographs and a measured sketch of the living area
  • A signed certification with Gordon Hall's California license, BREA No. AR003877

The page a reviewer reads first is the sales comparison grid: the subject beside the closed sales, every difference adjusted and explained. This is its shape, left blank.

Sales comparison approach

File no. blank

Sales comparison, blank
RowSubjectComp. 1Comp. 2Comp. 3
Addressblankblankblankblank
Sale dateblankblankblankblank
Sale priceblankblankblankblank
Gross living areablankblankblankblank
Lot sizeblankblankblankblank
Year builtblankblankblankblank
Conditionblankblankblankblank
View / siteblankblankblankblank
Adjustmentsblankblankblankblank
Adjusted valueblankblankblankblank
Figures come from the inspection and the closed sales on your blocks. A blank grid is shown because report contents are confidential under USPAP.

What we need from you

  • The property address and who will provide access on inspection day
  • The purpose of the appraisal and who will read the report (lender, court, assessor, CPA, trustee or yourself)
  • Permits, plans or a survey for any addition, remodel or ADU
  • A list of improvements with approximate dates
  • Current leases or a rent roll, and the operating expenses
  • Access to every unit, with tenant notice arranged by the owner

Small income property around downtown Pomona, central Upland and Montclair

The older multi-family stock around downtown Pomona, along Holt Avenue and near the Fairplex, in central Upland near Euclid Avenue and downtown, and in Montclair on the San Bernardino side of Mills Avenue includes duplexes built as duplexes, single-family houses divided into units, and lots with a front house and a rear unit. The number of legal units, the parking, and the permit history often differ from what the assessor's record shows, and that difference is the first thing a lender or a buyer needs to know. The report states the legal use it relied on and what was observed.

Income here is measured against leases, not listing asks. A rent schedule, the documented comparison of the property's rents with similar rentals nearby, draws on units of the same size and era in the same part of town, so a renovated fourplex near the Montclair Transit Center is not compared with an unrenovated duplex across the 10. Pomona tenants may be covered by city rent rules and the state's Tenant Protection Act, which the report notes as a condition of the income, not as legal advice.

Timeline and next step

Reports are typically delivered three to five business days from the inspection. The inspection runs 30 to 60 minutes for a standard single-family home, longer for hillside, custom, multi-family or homes with additions that need to be measured and sketched.

Multi-family inspections take longer than a single-family visit because every unit is seen and measured.

The fee is set by the scope of the assignment and quoted before work begins. It does not depend on the value, and it is never contingent on a result.

Send the address, unit count and rent roll through the order form, or call (909) 324-6122.

Straight answers

Questions

Do you appraise multi-family and 2-4 unit properties?
Yes. Duplexes, triplexes and fourplexes (two to four units) are a core property type, using both the sales comparison and income approaches with market rent and expense analysis documented. Most of this work is in the older stock around downtown Pomona, central Upland, Montclair and Ontario, where unit mix and legal use often differ from what assessor records show. Lender panels frequently pass on these; they are handled here directly.
What if a unit was added without permits?
The report describes what exists and states the legal use it relied on. An unpermitted unit is reported as observed, and how it is treated in the value depends on the assignment and on what the local market pays for similar properties; the report explains the choice.
Do I need a separate rent analysis?
Lenders often require a rent schedule with the appraisal for income property. A standalone market rent analysis is also available for owners setting rents; see the market rent service.

Related appraisals

Request this appraisal

The property, the purpose and the effective date set the scope and the fee, which is quoted before work begins.

Gordon Hall, California Certified Residential Real Estate Appraiser, BREA No. AR003877 (opens the state license lookup)

The property and the assignment

Effective date of value (optional)

The date the value has to apply to: today, or a date in the past such as a date of death or separation.

How to reach you

Additions, an ADU, a prior appraisal, a hearing date: whatever shapes the scope.

Nothing is scheduled until you say so.

Prepared by Gordon Hall, California Certified Residential Real Estate Appraiser, BREA No. AR003877. Reports are prepared in conformity with the Uniform Standards of Professional Appraisal Practice (USPAP). Statements about rent rules describe conditions affecting income; they are not legal advice.

Get the value documented before someone else needs it.

Two minutes for a fee quote and a turnaround date. Nothing is scheduled until you say so.

Request an appraisal