A04_44022493_GRTE_04-131A_Appraisal_SOW_(Soliciation).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: 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. 229631

GRTE 04-174: Case No. 229635

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 June 2025

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

Intended Users: 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

NPS 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.

NPS 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.