A04_44007373_SAPU_102-34_SOW.pdf

NPS Statement of Work Page 1 of 6

UNITED STATES DEPARTMENT OF THE INTERIOR

National Park Services

WASO Appraisal & Valuation Branch

STATEMENT OF WORK

SECTION 1: ASSIGNMENT PROPERTIES

Assignment Name: SAPU 102-34 - Critchfield

Type of Real Estate Action: Total Acquisition (If acquisition is found to be a part of a larger parcel, contact the NPS Review Appraiser)

AVIS Case Number: 00227786

Requested Service: USPAP/UASFLA Market value appraisal

SECTION 2: IDENTIFICATION OF THE ACQUISITION

Location: The site fronts US 60 and is bisected by NM Hwy 513. It adjoins Salinas National Monument NM State Historical Marker. The address is 6 Abo Ruins Rd, Mountainair, NM.

GPS Coordinates: 34.442063°, -106.374598°.

Property Description: Tract 102-34 is a 29.56-acre site based on the legal description provided as Exhibit A. The tract is identified by the Torrance County Assessor as Tax ID No.

1-030-013-211-322-000-000. The site is encumbered by a right of way for US HWY 60 along the southern site boundary, the ROW is 2.334 acres with a small portion of the property being located on the other side of US 60. The site is also bisected by County Road B005 also known as Abo Ruins Rd and NM 513 which provides access to The Abó Unit of Salinas Pueblo Missions National Monument north of the subject property. The property has 1,163’ of common boundary with the Salinas National Monument. The physical property address is 6 Abo Ruins Rd, Mountainair, NM.

The site is improved with a residence, constructed in 1955. Other site improvements include a garage, livestock corral, well house and a small adobe structure.

According to the NPS the property features numerous archaeological sites from a variety of historic periods. A New Mexico State Historical Marker is within the property boundary.

Legal Description: Please rely on the SAPU 102-34 Legal Description.

Ownership: Judy Critchfield

Property Rights Appraised: Fee simple subject to outstanding rights and/or reservations.

SAPU 102-34 - Critchfield 12/2024

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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 section of the report; along with an opinion of their impact on value; if any.

Access: The property reportedly has legal and physical access. The appraiser must verify the subject’s access as part of the appraisal process.

Water Rights: Owned water rights, if any, are to be included in the appraisal.

Minerals: Owned mineral rights, if any, are to be included in the appraisal.

Real Property Improvements: Improvements, if any, are to be included in the appraisal.

Personal Property: Personal property, if any, must be reported, but not included in the development of the opinion of value.

SECTION 3: APPRAISAL PROBLEM IDENTIFICATION

Client: National Park Service (NPS), on behalf of the United States of America

Intended Users: National Park Service

Intended Use: The appraisal report will be used to establish the amount to be paid as just compensation for the property rights acquired (UASFLA 1.2.3, pg. 10), and to assist with negotiating the acquisition. The appraisal report is not intended for any other uses.

Type of Value: 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 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: 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

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Assignment Conditions: 1.) The area of acquisition is estimated to contain +/- 29.56 acres, with the actual acreage to be acquired dependent upon completion of a formal survey. Please provide a statement indicating the range appropriate for the unit of measure concluded for the case where the overall value conclusion would be considered valid.

2.) If improved, the appraisal must provide an allocation between the land and improvements, for administrative purposes. The allocation can be a mathematical tabulation extracted from market data.

Assignment condition(s) must be reported in the appraisal report.

Applicable Standards / Law Regulation and Policy:

The standards applicable to this appraisal assignment include:

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

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

The appraisal 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: The appraiser may employ an EA assuming the legal description and acquisition contains +/- 29.56 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:

None. If the appraiser determines that hypothetical conditions are necessary, the appraiser must make a request for Legal Instruction from the Review Appraiser.

Jurisdictional Exceptions: The appraiser has been instructed to produce a UASFLA compliant appraisal.

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.

Meetings & Status Updates: The contracted appraiser must attend a kick-off 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:

If the Highest and Best Use differs from the existing use; or the Larger Parcel differs from the property rights and property description outlined, the contract appraiser must contact the review appraiser immediately.

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Property Inspection(s): The contracted appraiser must complete inspections of the subject property and comparable properties used for direct comparison to the subject. Licensed associate appraisers may accompany the contracted appraiser on inspections, but they are not to complete the inspections without the contracted appraiser. The site inspection(s) must be coordinated with the NPS Realty Specialist.

Controversies / Issues: There is a flagstone quarry on the property. NPS has confirmed that there's no current flagstone excavation, and that there hasn't been any excavation since 1991.

The current owner isn't pursuing excavation and doesn't see any commercial value pursuing it. In addition, AVSO Department of Mineral Evaluation (DME) report has concluded that: “unless specifically requested, DME does not plan to complete a mineral report for this request. The parcel is outside of any known hydrocarbon or mineral producing area. Datasets such as USGS's Mineral Resources Data System, local aerial imagery (Google Earth, Digital Globe), and IHS Enerdeq were reviewed for relevant mineral information.” The appraisal report should address if the presence of the flagstone quarry impacts or doesn't impact value.

SECTION 5: APPRAISAL REQUIREMENTS & ADDITIONAL ASSIGNMENT CONDITIONS

1. 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.

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

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

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

5. 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.

6. 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 included in the appraisal.

7. If using confidential proprietary information in the appraisal development; the appraiser must consult with NPS Review Appraiser(s) regarding reporting requirements before delivery of the report.

8. 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.

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

10. Unsigned and draft reports will not be accepted.

11. The appraiser is not authorized to communicate assignment results to any party except NPS.

12. 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).

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13. The NPS Appraisal Branch are the only persons authorized to modify the appraisal instructions (in writing).

14. Any communications between the NPS 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 NPS Re-view Appraiser.

SECTION 6: PERFORMANCE / DELIVERABLE REQUIREMENTS

Appraisal Report Due: 30 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: 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

Appraisal and Valuation Branch POC

George Beguiristain NPS Review Appraiser

(202) 967-9197 george_beguiristain@nps.gov

NPS Realty Specialist

Cedrah Shaw Realty Specialist

(479) 926-5588 cedrah_shaw@nps.gov

Property Contact

Douglas Critchfield Property Owner’s Representative

(505) 420-8289 douglascritchfield@yahoo.com

SECTION 8: EXHIBITS

Exhibits to be provided with solicitation:

A. NPS Review Checklist

B. SAPU 102-34 Abo BLM Survey 1985

C. SAPU 102-34 Legal Description

D. SAPU 102-34 Landowner Survey (Information Only)

Exhibits to be provided upon contract award:

E. SAPU 102-34 Title Commitment

F. SAPU 102-34 Deed #1

NPS Statement of Work Page 6 of 6

G. SAPU 102-34 Deed #2

H. SAPU 102-34 Deed #3 (Vesting)

I. SAPU 102-34 PIC