1CA2695-SSA-Visalia- Succeeding -Redacted JOTFOC_Redacted.pdf
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- Attached to
- AWARDED: General Services Administration (GSA) seeks to lease the following space in Visalia, CA:
- Solicitation number
- 1CA2695
About this file
This is a Justification for Other Than Full and Open Competition (JOTFOC) document from GSA Region 9's Real Estate Acquisition Division for a succeeding lease in Visalia, CA. The document justifies negotiating directly with the incumbent lessor, Broadway & 9th LP, for continued occupancy of 11,990 ABOA/12,535 rentable square feet of office space and 50 onsite parking spaces at 1901 E. Noble Avenue.
The current lease expires 08/12/2024 and has a rental rate of $39.95 per RSF. The agency requires a 10-year full term/5-year firm term lease to commence 08/13/2024. The space must be contiguous on one floor, located on either the first or upper floor with minimum two accessible elevators, and within 2 city blocks of a primary/secondary street. Market research conducted by Cushman & Wakefield and GSA found no other suitable properties within the delineated area. The incumbent location is well-maintained and meets the agency's needs. Avoiding relocation would prevent significant moving and replication costs. The justification was approved on 7/10/2024 by the Regional Commissioner of GSA's Public Buildings Service Pacific Rim Region.
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It is in the best interest of the Government to remain at the current location. Award to other than the current Lessor would require relocation of the entire requirement and would cause to incur move and replication costs that would not be recovered through competition. Relocation costs are estimated to be
. Additionally, this allows the Government to make use of existing tenant improvements, avoiding replication costs of
No cost benefit analysis was conducted since there were no potential alternatives found for the requirement.
5. DESCRIPTION OF EFFORTS MADE TO ENSURE THAT OFFERS ARE SOLICITED FROM AS
MANY POTENTIAL SOURCES AS IS PRACTICABLE.
Per the requirements of GSAR 570.402, the GSA Lease Contracting Officer placed an advertisement on the Contracting Opportunities domain of SAM.gov for 3 weeks. An updated advertisement was placed on the Contracting Opportunities domain of SAM.gov for 3 weeks. There was only one response to the advertisement, which was from the incumbent Lessor. In addition, Cushman & Wakefield conducted market research using CoStar, and local brokers in the Visalia and Fresno market area were contacted by phone.
6. DEMONSTRATION BY THE CONTRACTING OFFICER THAT THE ANTICIPATED COST TO THE
GOVERNMENT WILL BE FAIR AND REASONABLE.
A search of the market conducted by Cushman & Wakefield and GSA found no comparable properties available for lease within the established delineated area boundaries. Visalia has a small office market with advertised rental rates ranging from . When adjusted to include GSA required operating expenses, warm lit shell upgrades, parking expenses, building specific amortized capital upgrades, and yearly market escalations, the estimated market range is (see Section 7).
7. DESCRIPTION OF MARKET RESEARCH CONDUCTED AND THE RESULTS.
In May of 2024, PBS conducted the initial market research using Costar and identified no potentially acceptable locations other than the incumbent that might meet the agency’s square footage needs within the delineated area. In addition, PBS posted a pre-solicitation notice conforming to GSAR 570.402-2 on the Contract Opportunities domain of SAM.gov website.
See Figure 1 below for the results of the market research and SAM.gov advertisement, including the incumbent. For purposes of market comparables, GSA expanded the delineated area to the entire city of Visalia.
Address Source Estimated Fully Serviced Rental Rate
1901 E Noble Ave EOI
609-611 N Akers St CoStar
205 E Caldwell Ave CoStar
237 E Caldwell Ave CoStar
801-835 S Akers St CoStar
137 S Aspen Ct CoStar
Docusign Envelope ID: 669B278F-4A75-40AB-B994-15EA8ED08FF0
File details come from the government source that posted it. Updated .