Sol_140D0425Q0196_Amd_0001.pdf

(x)

140D0425Q0196 x x

1 copies of the amendment; (b) By acknowledging receipt of this amendment on each copy of the offer submitted ; or (c) By separate letter or electronic communication which includes a reference to the solicitation and amendment numbers. FAILURE OF YOUR ACKNOWLEDGEMENT TO BE

RECEIVED AT THE PLACE DESIGNATED FOR THE RECEIPT OF OFFERS PRIOR TO THE HOUR AND DATE SPECIFIED MAY RESULT IN REJECTION OF YOUR

OFFER. If by virtue of this amendment you desire to change an offer already submitted , such change may be made by letter or electronic communication, provided each letter or electronic communication makes reference to the solicitation and this amendment, and is received prior to the opening hour and date specified.

x

Herndon VA 20170

D55

Suite 2000A 381 Elden Street Acquisition Services Directorate Interior Business Center, AQD

01/23/20250001

13. THIS ITEM ONLY APPLIES TO MODIFICATION OF CONTRACTS/ORDERS. IT MODIFIES THE CONTRACT/ORDER NO. AS DESCRIBED IN ITEM 14.

12. ACCOUNTING AND APPROPRIATION DATA (If required) is not extended.is extended, Items 8 and 15, and returning

Offers must acknowledge receipt of this amendment prior to the hour and date specified in the solicitation or as amended , by one of the following methods: (a) By completing

The above numbered solicitation is amended as set forth in Item 14. The hour and date specified for receipt of Offers

11. THIS ITEM ONLY APPLIES TO AMENDMENTS OF SOLICITATIONS

FACILITY CODE CODE

10B. DATED (SEE ITEM 13)

10A. MODIFICATION OF CONTRACT/ORDER NO.

9B. DATED (SEE ITEM 11)

9A. AMENDMENT OF SOLICITATION NO.

CODE

8. NAME AND ADDRESS OF CONTRACTOR (No., street, county, State and ZIP Code)

7. ADMINISTERED BY (If other than Item 6)CODE 6. ISSUED BY

PAGE OF PAGES

4. REQUISITION/PURCHASE REQ. NO.3. EFFECTIVE DATE2. AMENDMENT/MODIFICATION NO. 5. PROJECT NO. (If applicable)

1. CONTRACT ID CODE

AMENDMENT OF SOLICITATION/MODIFICATION OF CONTRACT

01/16/2025

CHECK ONE A. THIS CHANGE ORDER IS ISSUED PURSUANT TO: (Specify authority) THE CHANGES SET FORTH IN ITEM 14 ARE MADE IN THE CONTRACT

B. THE ABOVE NUMBERED CONTRACT/ORDER IS MODIFIED TO REFLECT THE ADMINISTRATIVE CHANGES (such as changes in paying office, C. THIS SUPPLEMENTAL AGREEMENT IS ENTERED INTO PURSUANT TO AUTHORITY OF:

D. OTHER (Specify type of modification and authority) appropriation data, etc.) SET FORTH IN ITEM 14, PURSUANT TO THE AUTHORITY OF FAR 43.103(b).

E. IMPORTANT: Contractor is not is required to sign this document and return __________________ copies to the issuing office.

ORDER NO. IN ITEM 10A.

14. DESCRIPTION OF AMENDMENT/MODIFICATION (Organized by UCF section headings, including solicitation/contract subject matter where feasible.)

The purpose of this amendment is to answer questions received regarding this solicitation.

Please see below. No other changes to the solicitation have been made.

16A. NAME AND TITLE OF CONTRACTING OFFICER (Type or print)15A. NAME AND TITLE OF SIGNER (Type or print)

15C. DATE SIGNED 16B. UNITED STATES OF AMERICA 15B. CONTRACTOR/OFFEROR 16C. DATE SIGNED

(Signature of person authorized to sign) (Signature of Contracting Officer)

Jacqueline Hernandez

STANDARD FORM 30 (REV. 11/2016)

Prescribed by GSA FAR (48 CFR) 53.243

Previous edition unusable

Except as provided herein, all terms and conditions of the document referenced in Item 9 A or 10A, as heretofore changed, remains unchanged and in full force and effect .

Questions & Answers:

Question:

I understand that subject APN 104-122-014 does not have legal or physical access via a road, and the SOW indicates it should be appraised as such. Has there been any discussion with the subject owner about granting rights to construct and use a road over his other improved property identified as APN 104-122-019? If so, has he obtained any estimates of cost for creating an easement and possibly constructing a road? Based on a cursory review of aerial photographs and topographical maps, it appears an easement connecting APN 104-122-014 to Cooksie Ridge Road would be no more than 300 yards in length. The fact that the subject owner holds title to this contiguous parcel and has the legal right to create an easement for access to APN 104-122- 014 has a bearing on the determination of the larger parcel, which in turn could have an impact on the highest and best use of the subject.

The definition of market value in UASFLA 4.2.1 is predicated on “a willing and reasonably knowledgeable seller” and “a willing and reasonably knowledgeable buyer… giving due consideration to all available economic uses of the property.” Any economic use of APN 104-122-014, such as residential development or timber harvesting, would require access.

Consequently, I believe that any reasonably knowledgeable buyer of that parcel (without the improved parcel) would insist on obtaining easement rights as part of the sale. I also believe that any reasonably knowledgeable seller would be willing to grant an easement for access because it would maximize the sale price that could be achieved for that property.

The fact that either party might prefer this parcel not be developed or harvested is likely irrelevant, since conserving the parcel from those uses is not an economic use and is therefore inconsistent with the definition of market value. It is understandable that an owner of the improved parcel APN 104-122-019 might wish to preserve the viewshed surrounding that parcel by acquiring or keeping any of the subject parcels including APN 104-122-014.

However, selling the inaccessible APN without legal and physical access to achieve this objective would imply that the buyer is also motivated to preserve that parcel from any economic uses, which is inconsistent with UASFLA.

Answer:

The Appraiser/Vendor is advised to reference the Statement of Work’s General Appraisal Requirements & Instructions (Page 25), regarding As-Is Market Value, as follows:

5. The appraiser must appraise the Subject Property in its “As Is” condition unless authorized in writing by the AVSO Review Appraiser to do otherwise, or as noted via the Extraordinary Assumptions and Hypothetical Conditions.

In other words, the Subject Property’s Legal and Physical Attributes, including Access Rights and Characteristics, must be appraised in their “As-Is Condition” --- Usage of Extraordinary Assumptions and/or Hypothetical Conditions is prohibited unless authorized by AVSO.

The Appraiser’s/Vendor’s question relates to the ability to procure Legal and/or Physical Access to a Subject Parcel that, in its “As-Is Condition,” has neither. If the Appraiser/Vendor believes that procuring Legal and/or Physical Access is permissible/possible, a careful and thorough analysis must be shown as to the cost, timing and risk of such an effort. This topic would be further explored and discussed in the Appraisal Process with the Appraiser and AVSO, should the need arise.

Additionally, with regard to referencing adjacent parcel(s) held under the same ownership entity, the Appraiser/Vendor is advised to reference Page 2 of the Statement of Work, “Larger Parcel Commentary and Sale/Listing Activity of Adjacent Parcel(s).” As noted in the Statement of Work:

The appraiser must investigate and conduct all research and analysis necessary to develop a well-supported Larger Parcel conclusion(s) in accordance with UASFLA 6th Edition, Sections 1.2.7.3.1, 1.4.6, 2.3.3.1.2, and 4.3.3.

AVSO also advises the Appraiser/Vendor to, in particular, carefully consider UASFLA Section 1.4.6, Larger Parcel Analysis, and these particular paragraphs as they relate to the Appraiser/Vendor’s Questions:

The appraiser must make a larger parcel determination in every appraisal developed under these Standards. It is not uncommon for an appraiser’s conclusion regarding the larger parcel to be different from the specific parcel the client agency identified to be appraised, as the appraiser cannot determine highest and best use without considerable investigation and analysis. In such instances, the appraiser shall inform the client agency of the determination of the larger parcel and the agency shall amend the appraisal assignment accordingly.

The appraiser must make a larger parcel determination regardless of whether the agency designated an acquisition as a total acquisition or a partial acquisition. This is so because whether an acquisition is a total or partial acquisition cannot be determined until the appraiser has determined the highest and best use and the larger parcel. Under the rules for larger parcel determination, as described in Section 4.3.4, two physically separate tracts may constitute a single larger parcel, or a single contiguous physical tract may constitute multiple larger parcels. This can be important not only in consideration of damages and benefits, but also in the selection and analysis of comparable sales.

Please provide a Quote for fee and timing that, to the best of your knowledge, reflects the cost(s), time and effort required to appraise the Subject Property given the known available facts.

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