A04_44022493_GRTE_Appraisals_Updated_SOW_Solicitation_0002.pdf

AVSO Statement of Work Page 1 of 6

UNITED STATES DEPARTMENT OF THE INTERIOR

OFFICE OF THE SECRETARY

Appraisal and Valuation Services Office

STATEMENT OF WORK

SECTION 1: ASSIGNMENT PROPERTIES

Assignment Name: GRTE 04-131A Gov Tract Moulton Exchange

GRTE 04-174 Moulton Exchange

Type of Real Estate Action: Land Exchange

AVIS Case Numbers: GRTE 04-131A: Case No. 229867

GRTE 04-174: Case No. 229868

Requested Service: This assignment will be for the appraisal of two (2) properties. Each property will require a USPAP/UASFLA Market value appraisal and report. The appraiser must complete a separate appraisal and report for each tract.

SECTION 2: IDENTIFICATION OF THE ACQUISITION

Locations: GRTE 04-131A: Fronts N. Craighead Lane, north of Antelope Flats Rd. and is due west of the famous Mormon Row.

GRTE 04-174: Off of the west side of N. Craighead Lane, north of Antelope Flats

Rd. and is due west of the famous Mormon Row.

GPS Coordinates: GRTE 04-131A: 43.668342°-110.682356°

GRTE 04-174: 43.666656°-110.683467°

Property Descriptions: GRTE 04-131A: 0.12+/- acre tract of land, owned by the USA and a part of the

GRTE national park system. The property is a narrow (16.5’ wide), recreational tract of land.

GRTE 04-174: 0.12+/- acre tract of land, owned by Todd Alan Moulton. Property is an inholding of the GRTE national park system. The property is a narrow

(16.5’+/- wide), landlocked, recreational tract of land.

Legal Descriptions: GRTE 04-131A: See NPS legal description titled GRTE 04-131A-Legal

Description.

GRTE 04-174: The East one rod of the NW ¼ SW ¼ NW ¼ NW ¼ of Section 29, Township 43 North, Range 115 West, 6th P.M. Teton County, Wyoming

Ownership: GRTE 04-131A: Parcel is owned by United States of America

GRTE 04-174: Parel is owned by Todd Alan Moulton

Property Rights Appraised: GRTE 04-131A: Fee simple subject to outstanding rights and/or reservations

GRTE 04-131A and GRTE 04-174 Moulton Exchange July 2025

AVSO Statement of Work Page 2 of 6

GRTE 04-174: Fee simple subject to outstanding rights and/or reservations

Outstanding Rights and/or Reservations:

All outstanding rights and/or reservations and any other known encumbrances or encroachments; either recorded or unrecorded, must be analyzed and reported in the Assumptions & Limiting Conditions sections of each of the reports; along with an opinion of their impacts on value; if any.

Access: GRTE 04-131A: Has legal and physical access off of N. Craighead Lane. The appraiser must verify the subject’s access as part of the appraisal process.

GRTE 04-174: Does not have legal or physical access. The appraiser must verify the subject’s access as part of the appraisal process.

Water Rights: GRTE 04-131A: There are no known valuable water rights. If any are discovered during the appraisal process, they are to be included in the appraisal.

GRTE 04-174: There are no known valuable water rights. If any are discovered during the appraisal process, they are to be included in the appraisal.

Minerals: GRTE 04-131A: Owned mineral rights, if any, are to be included in the appraisal.

GRTE 04-174: Owned mineral rights, if any, are to be included in the appraisal.

Real Property Improvements: GRTE 04-131A: No improvements.

GRTE 04-174: Improvements, if any, are to be confirmed, analyzed and reported consistent with UASFLA requirements.

Personal Property: GRTE 04-131A: None.

GRTE 04-174: Personal property, if any, must be reported, but not included in the development of the opinion of value.

SECTION 3: APPRAISAL PROBLEM IDENTIFICATION

Client: U.S. Department of the Interior, Appraisal and Valuation Services Office (AVSO)

Intended Users: AVSO, National Park Service and Todd Alan Moulton

Intended Use: The appraisal reports will be used to determine whether the values of the properties to be exchanged are equal or approximately equal. The appraisal reports are not intended for any other uses.

Type of Value: GRTE 04-131A: Market Value

GRTE 04-174: Market Value

Definition of Market Value: The Uniform Appraisal Standards for Federal Land Acquisitions (UASFLA) defines market value as follows:

Market value is the amount in cash, or on terms reasonably equivalent to cash, for which in all probability the property would have sold on the effective date of value, after a reasonable exposure time on the open

AVSO Statement of Work Page 3 of 6 competitive market, from a willing and reasonably knowledgeable seller to a willing and reasonably knowledgeable buyer, with neither acting under any compulsion to buy or sell, giving due consideration to all available economic uses of the property.

Source: Interagency Land Acquisition Conference, UASFLA, 6th ed., Section

1.2.4, p 10, The Appraisal Foundation, 2017.

Effective Date: GRTE 04-131A: The effective date must be no later than 30 calendar days prior to the submission of the completed appraisal report, unless written approval is made by the Review Appraiser in advance of report submission.

GRTE 04-174: The effective date must be no later than 30 calendar days prior to the submission of the completed appraisal report, unless written approval is made by the Review Appraiser in advance of report submission.

SECTION 4: ASSIGNMENT CONDITIONS

Assignment Conditions: GRTE 04-131A: None

GRTE 04-174: None

Applicable Standards / Law

Regulation and Policy:

The standards applicable to both appraisal assignments include:

- Uniform Appraisal Standards for Federal Land Acquisitions (UASFLA), 6th Edition, and the

- Uniform Standards of Professional Appraisal Practice (USPAP), 2024 ed.

Both appraisals must conform to the following laws, regulations, and policies:

- Uniform Relocation Assistance and Real Property Acquisition Policies

Act of 1970 (PL 91-646) as amended. Federal Regulations 49 CFR, Part

Extraordinary Assumptions: GRTE 04-131A: The appraiser may employ an EA assuming the legal description and acquisition contains 0.12+/- acres. If the appraiser determines that any other extraordinary assumptions are necessary, the appraiser must contact the Review

Appraiser for prior written approval.

GRTE 04-174: The appraiser may employ an EA assuming the legal description and acquisition contains 0.12+/- acres. If the appraiser determines that any other extraordinary assumptions are necessary, the appraiser must contact the Review

Appraiser for prior written approval.

Hypothetical Conditions:

GRTE 04-131A: The contract appraiser will be provided with two (2) legal instructions upon contract award with instructions to employ the Hypothetical

Conditions that the property is zoned R-3, and held in private ownership, available to be used to its highest and best use and is its own larger parcel.

GRTE 04-174: None. If the appraiser determines that hypothetical conditions are necessary, the appraiser must make a request for Legal Instruction from the

Review Appraiser.

AVSO Statement of Work Page 4 of 6

Jurisdictional Exceptions: The appraiser has been instructed to produce two (2) UASFLA/USPAP compliant appraisals. Section 1.2.4 of UASFLA states that “appraisers should not link opinions of value under these Standards to a specific opinion of exposure time.”

USPAP requires the appraiser to develop and report a reasonable exposure time if it is a component of the definition of market value, which contravenes the

UASFLA. Therefore, the appraiser should invoke USPAP’s Jurisdictional

Exception Rule in both appraisals.

Meetings & Status Updates: The contracted appraiser must attend a kick-off meeting within 7 days of contract award. The purpose of the meeting will be to discuss the Statement of Work and report requirements. Weekly status updates are required.

Highest & Best Use / Larger

Parcel Analyses:

GRTE 04-131A: The contract appraiser should discuss their preliminary findings prior to finalizing the report.

GRTE 04-174: If the Highest and Best Use differs from the existing uses; or the

Larger Parcel differs from the property rights and property descriptions outlined, the contract appraiser must contact the review appraiser immediately.

Property Inspection(s): The contracted appraiser must complete inspections of the subject properties and comparable properties used for direct comparison to both subjects. Licensed associate appraisers may accompany the contracted appraiser on inspections, but they are not to complete the inspections without the contracted appraiser. The site inspections must be coordinated with the NPS Park Unit Staff member. The property owner(s), or owner’s representative, must be given the opportunity to accompany the Appraiser on the property inspections.

Controversies / Issues: GRTE 04-131A: None noted.

GRTE 04-174: None noted.

SECTION 5: APPRAISAL REQUIREMENTS & ADDITIONAL ASSIGNMENT CONDITIONS

1. The contractor must rely on the NPS legal description titled “C. GRTE 04-131A Legal Description” as well as the legal description provided in the Title Commitment for GRTE 04-174 (E. GRTE 04-174 - Moulton

Exchange - Title Commitment). Both documents are provided as exhibits.

2. The contract appraiser must report whether any information was provided by the property owner/owner’s representative and discuss the information and the appraiser’s conclusion about relevancy in the appraisal report.

3. If applicable, strict compliance with UASFLA Sections 1.5.2.1, 1.5.2.4, and Appendix E is required.

4. The preferred appraisal report format is the sequence and content described in Section 2 of the UASFLA.

5. The report shall include a discussion of market activity, as a subsection of the Neighborhood Analysis.

AVSO Statement of Work Page 5 of 6

6. The report must include a narrative summary of the process for the selection of comparable sales. Comparable listings should be discussed, but not used for direct comparison.

7. Formulas for all calculations used to arrive at adjustment amounts in the Sales Comparison Grid must be written in the narrative portion of the analysis. Support for adjustments must be provided in the appraisal.

8. If using confidential proprietary information in the appraisal development; the appraiser must consult with

AVSO Review Appraiser(s) regarding reporting requirements before delivery of the report.

9. If Licensed Associate Appraisers contribute to the development and/or report writing of the appraisal, their assistance must be detailed in the scope of work and certification of the appraisal report.

10. The Statement of Work, engagement letter, and other assignment instructions must be included in the addenda.

11. Unsigned and draft reports will not be accepted.

12. The appraiser is not authorized to communicate assignment results to any party except AVSO.

13. If the appraiser discovers material facts which present a conflict of interest, and could be perceived as a bias, the appraiser must contact the Review Appraiser for instruction(s).

14. The AVSO Review Appraiser is the only persons authorized to modify the appraisal instructions (in writing).

15. Any communications between the AVSO Review Appraiser and the contract appraiser that pertain to the ap-praisal review (i.e., review questions, comments, concerns, etc.) are confidential. The appraiser must address any questions regarding appraisal instructions and/or technical requirements for the appraisal to the AVSO Re-view Appraiser.

SECTION 6: PERFORMANCE / DELIVERABLE REQUIREMENTS

Appraisal Report Due Dates:

GRTE 04-131A: 30 Days from Contract Award

GRTE 04-174: 45 Days from Contract Award

Review & Comments Provided: Target date is less than 14 calendar days after receiving initial appraisal report.

Any subsequent revisions are to be completed within 3 business days.

Deliverables: One each, digital report

Please note: The final invoice/request for payment is not to be submitted until the Review Appraiser is in receipt of the final copy of the appraisal report and has notified the Appraiser that the contract deliverables have been received.

Any adjustments to the above Deliverable/Task Schedule shall be submitted to the Contracting Officer (CO). The

Contracting Officer will approve or reject the request by email.

SECTION 7: APPRAISAL ASSIGNMENT CONTACTS

AVSO Statement of Work Page 6 of 6

SECTION 8: EXHIBITS

Exhibits to be provided with solicitation:

A. AVSO Review Checklist

B. GRTE 04-131A - Moulton Exchange - GIS Plat Map

C. GRTE 04-131A Legal Description

D. GRTE 04-174 - Moulton Exchange - GIS Plat Map

Exhibits to be provided upon contract award:

E. GRTE 04-174 - Moulton Exchange - Title Commitment

F. GRTE 04-174 - Moulton Exchange - Warranty Deed

G. GRTE 04-174 - Moulton Exchange – PIC

H. GRTE 04-131A Underlying Land Title

I. GRTE 04-131A Gov Tract Ex LI Private Ownership

J. GRTE - 04-131A Gov Tract Ex LI Zoning

K. GRTE 04-131A & 04-174 Preliminary Exchange Agreement

L. GRTE 04-131A Teton Co R3 Zoning Regs

M. GRTE 04-174 - Moulton Exchange - Finding of Facts