At what size does a property get valued by cash-flow

[Dori Arazi]

I'm finding some conflicting information about this. At what size do I (or the bank) start evaluating an RE deal by generated cash flow? 

Is it the moment the property is considered multi-family commercial (even if its 6 units), or only on the larger 50+ units scale? 

[Brian Garrett]

Anything 5 units or more is considered commercial and valued based off CAP rate.

Anything 4 units or less is considered residential and valued based off comps.