UAD 3.6 Income Approach fields
Section 24 of the Uniform Residential Appraisal Report has 33 indexed fields. Select a field to open it on the report.
UAD Guide is an independent, unofficial resource, last reviewed October 17, 2026. For the official answer, use Fannie Mae and Freddie Mac.
Property Address Field 24.000
When: Row displays: Always. For each comparable: Always required
The address with the address number, pre-directional, street name, post-directional, address unit designators and address unit value.
Partly maps to Property Address Address (Line 1) ADDRESS OF PROPERTY APPRAISED; City Address (Line 2) Address of Property Appraised City,State,Zip; Zip Code Address (Line 2) Address of Property Appraised City,State,Zip on the UAD 2.6 Form 1004.
Subject property photo Field 24.000.1
Units Excluding ADUs Field 24.001
When: Row displays: Always. For each comparable: Always required
Number of separate living units on the property, not counting any ADUs. ADUs are entered in a separate field but are considered in the overall unit count. Examples: • A single-family property (with or without an ADU) is reported as 1 unit in this field. • A three-unit property (with or without an ADU) is reported as 3 units in this field.
No UAD 2.6 field is listed for it in the cross-reference guide.
Accessory Dwelling Units Field 24.002
When: Row displays: When the subject or any GRM comparable has ADUs. For each comparable: Always required
Number of ADUs on Property Notes: • Enter zero (0) if there are no ADUs on the property. • ADUs may be in the dwelling, attached to the dwelling, or associated with a separate building (outbuilding).
No UAD 2.6 field is listed for it in the cross-reference guide.
Gross Building Finished Area Field 24.003
When: Row displays: If relevant. For each comparable: Required when the row is included in the GRM comparison grid
Total Gross Building Finished Area for Property Gross Building Finished Area (GBFA) for all dwellings regardless of grade level and whether the finished area is standard or nonstandard; includes common finished areas, ADUs (in dwellings), and below grade finished areas. Note: Does not include unfinished area.
No UAD 2.6 field is listed for it in the cross-reference guide.
Rent Control Field 24.004
When: Row displays: If relevant. For each comparable: Required when the row is included in the GRM comparison grid
Property Subject to Rent Control: Indicates whether the property is subject to rent control.
No UAD 2.6 field is listed for it in the cross-reference guide.
Additional comparison row label Field 24.005
When: Row displays: If relevant
Additional Row This row displays on the GRM comparison grid when an additional data element is needed that is not predefined. Note: Only put one data element in each row and add additional rows as needed for other data elements.
Partly maps to Extra Item Feature Name on the UAD 2.6 Form 1004.
Additional data element displays as the Report Label 24.005 Field 24.006
When: Row displays: If relevant. For each comparable: Required when the row is included in the GRM comparison grid
Additional Row This row displays on the GRM comparison grid when an additional data element is needed that is not predefined. Note: Only put one data element in each row and add additional rows as needed for other data elements.
Maps to Extra Item Feature Description on the UAD 2.6 Form 1004.
Gross Monthly Rent Field 24.007
When: Row displays: Always. For each comparable: Always required
Gross Monthly Rent for all units, also referred to as Total Monthly Actual Rent Notes: • Report the monthly rent for each GRM comparable. • For the subject, the Gross Monthly Rent 24.007 might not equal the Total Monthly Market Rent 24.022.
No UAD 2.6 field is listed for it in the cross-reference guide.
Comparable # Field 24.008
When: Row displays: Always. For each comparable: Always required
GRM Comparable #
No UAD 2.6 field is listed for it in the cross-reference guide.
Property Address Field 24.009
When: Row displays: Always. For each comparable: Always required
The address with the address number, pre-directional, street name, post-directional, address unit designators and address unit value.
No UAD 2.6 field is listed for it in the cross-reference guide.
GRM comparable photo Field 24.009.1
When: IF @ValuationUseType = "GrossRentMultiplierComparable"
A value from a MISMO prescribed list that categorizes the image.
No UAD 2.6 field is listed for it in the cross-reference guide.
Optional Photos: Image Caption Comment Description Field 24.009.2
When: IF ImageFileLocationIdentifier Is Present AND Exists
A free-form text field used to further describe or comment on the image.
No UAD 2.6 field is listed for it in the cross-reference guide.
Data Source Field 24.010
When: Row displays: Always. For each comparable: Always required
GRM Comparable Data Source • Assessor Record • Builder or Developer • Condominium Questionnaire • Cooperative Board • Cooperative Questionnaire • Data Aggregator • Exterior Inspection • HOA • Land Survey • Lender • MLS • Previous Appraisal File • Property Management Company • Property Owner • Property Tenant • Real Estate Agent • Other (Describe)
Partly maps to Data Source(s) on the UAD 2.6 Form 1004.
Proximity to Subject Field 24.011
When: Row displays: Always. For each comparable: Always required
Proximity to Subject Note: Can be 0, such as when the comparable is in the same building as the subject property or an adjacent property.
No UAD 2.6 field is listed for it in the cross-reference guide.
Units Excluding ADUs Field 24.012
When: Row displays: Always. For each comparable: Always required
Number of separate living units on the property, not counting any ADUs. ADUs are entered in a separate field but are considered in the overall unit count. Examples: • A single-family property (with or without an ADU) is reported as 1 unit in this field. • A three-unit property (with or without an ADU) is reported as 3 units in this field.
No UAD 2.6 field is listed for it in the cross-reference guide.
Accessory Dwelling Units Field 24.013
When: Row displays: When the subject or any GRM comparable has ADUs. For each comparable: Always required
Number of ADUs on Property Notes: • Enter zero (0) if there are no ADUs on the property. • ADUs may be in the dwelling, attached to the dwelling, or associated with a separate building (outbuilding).
No UAD 2.6 field is listed for it in the cross-reference guide.
Gross Building Finished Area Field 24.014
When: Row displays: If relevant. For each comparable: Required when the row is included in the GRM comparison grid
Total Gross Building Finished Area for Property Gross Building Finished Area (GBFA) for all dwellings regardless of grade level and whether the finished area is standard or nonstandard; includes common finished areas, ADUs (in dwellings), and below grade finished areas. Note: Does not include unfinished area.
No UAD 2.6 field is listed for it in the cross-reference guide.
Rent Control Field 24.015
When: Row displays: If relevant. For each comparable: Required when the row is included in the GRM comparison grid
Property Subject to Rent Control: Indicates whether the property is subject to rent control.
No UAD 2.6 field is listed for it in the cross-reference guide.
Additional data element displays as the Report Label 24.005 Field 24.016
When: Row displays: If relevant. For each comparable: Required when the row is included in the GRM comparison grid
Additional Row This row displays on the GRM comparison grid when an additional data element is needed that is not predefined. Note: Only put one data element in each row and add additional rows as needed for other data elements.
No UAD 2.6 field is listed for it in the cross-reference guide.
Sale Price Field 24.017
When: Row displays: Always. For each comparable: Always required
The amount of transaction (typically the sale price) related to the transfer of ownership of real property as recognized in the jurisdiction in which it is located.
No UAD 2.6 field is listed for it in the cross-reference guide.
Sale Date Field 24.018
When: Row displays: Always. For each comparable: Always required
The date of the transfer of ownership of real property as recognized in the jurisdiction in which it is located.
No UAD 2.6 field is listed for it in the cross-reference guide.
Gross Monthly Rent Field 24.019
When: Row displays: Always. For each comparable: Always required
Is Gross Monthly Rent Estimated? • Yes (actual monthly rent is not available) • No Note: If Yes, Gross Monthly Rent displays with a tilde (~) for the GRM comparable, and the reason the actual rent could not be obtained must be reported in Income Approach Commentary.
No UAD 2.6 field is listed for it in the cross-reference guide.
Gross Rent Multiplier Field 24.020
When: Row displays: Always. For each comparable: Always required
Calculated for each GRM comparable: Sale Price / Gross Monthly Rent Note: Gross Rent Multiplier for the subject property is reported in 24.023
No UAD 2.6 field is listed for it in the cross-reference guide.
Comparable Weight Field 24.021
When: Row displays: Always. For each comparable: Always required
The relative emphasis given to the GRM comparable by the appraiser in support of the indicated value by the income approach. Examples of scenarios with 3 comparables: • The appraiser relied primarily on 2 comparables that were given equal consideration and included a third comparable as supporting the data. Select Most, Most, and Less. • The appraiser relied primarily on 1 comparable that was given most consideration, and included 2 comparables that were considered to be representative but less relevant than the primary comparable. Select Most, Less, and Less. • All comparables were equally considered good market indicators. Select Most, Most, and Most.
No UAD 2.6 field is listed for it in the cross-reference guide.
Total Monthly Market Rent Field 24.022
When: Always required
Redisplays from the Rental Information section 23.01.21. Note: For the subject, the Gross Monthly Rent 24.007 may not equal the Total Monthly Market Rent 24.022.
Maps to Estimated Monthly Market Rent $ on the UAD 2.6 Form 1004.
Gross Rent Multiplier Field 24.023
When: Always required
The factor used in calculating the indicated value of the subject property when using the Income Approach method of property valuation. Note: This information is input by the appraiser based on their analysis of the Gross Rent Multipliers for the GRM comparables 24.020.
Maps to Gross Rent Multiplier on the UAD 2.6 Form 1004.
Indicated Value by Income Approach Field 24.024
When: Always required
Calculated: Total Monthly Market Rent x Gross Rent Multiplier
Maps to Indicated Value by: Sales Income Approach (if developed) $ Indicated Value of Income Approach on the UAD 2.6 Form 1004.
Income Approach Commentary Field 24.025
When: Always required
Report additional details and analysis to support conclusions, including how Comparable Weight and Gross Rent Multiplier were determined. Note: Overall reconciliation of value is reported in the Reconciliation section.
Maps to Summary of Income Approach (including support for market rent and GRM) on the UAD 2.6 Form 1004.
Rental Comparable Map: Image Category Type Field 24.026.1
When: IF IncomeApproachIndicator = "true"
A value from a MISMO prescribed list that categorizes the image.
No UAD 2.6 field is listed for it in the cross-reference guide.
GRM comparables map caption Field 24.026.2
Income Approach additional exhibit Field 24.027.1
When: IF Exists
A value from a MISMO prescribed list that categorizes the image.
No UAD 2.6 field is listed for it in the cross-reference guide.
Optional Photos: Image Caption Comment Description Field 24.027.2
When: IF ImageFileLocationIdentifier Is Present AND Exists
A free-form text field used to further describe or comment on the image.
No UAD 2.6 field is listed for it in the cross-reference guide.