A14_MR_-_Sources_Sought_Notice_BIA__1.pdf

SOURCES SOUGHT NOTICE

Title: Four Navopache Sites – Current annual Fair Market Rent (MR) and Retrospective MR Total for Past Due Period (8 Values; including 4 Lump Sum Calculations) in a Single Appraisal Report.

Issue Date: August 10, 2023

Response Due Date: August 15, 2023 @ 3:00 PM, Eastern Standard Time (EST)

THIS IS A SOURCES SOUGHT NOTICE ONLY. THIS IS NOT A REQUEST FOR

QUOTE (RFQ) OR A REQUEST FOR PROPOSAL (RFP). THIS DOES NOT

CONSTITUTE A SOLICITATION AND SHALL NOT BE CONSTRUED AS A

COMMITMENT BY THE GOVERNMENT.

Issued by: This Sources Sought Notice is being issued by the Department of the Interior (DOI), Acquisition Services Directorate (AQD), Interior Business Center (IBC), on behalf of the Appraisal and Valuations Services Office (AVSO).

Introduction: The Government is seeking Indian-owned Small Business Economic Enterprises (ISBEE) and Indian-owned Economic Enterprises (IEE) that are interested in supporting this project.

Requirement: The objective of this requirement is to procure appraisal and valuation services.

The AVSO has determined there is a need to form an independent opinion of the market value of the fee simple estate of the defined property.

See attachment 1, Draft Statement of Work (SOW), for details.

North American Industry Classification System (NAICS): 531320 “Offices of Real Estate Appraisers”

Product Service Code (PSC): R411 “Support-Professional: Real Property Appraisals”

Response Requirements: Responses should be limited to four (4) pages. Respondents shall include the following information in their submissions:

a) Name of Company

b) Company Address

c) Unique Entity Identifier (UEI)

d) Commercial and Government Entity (CAGE) Code

e) Point of Contact (include telephone number and email address)

f) Identification of business size and category, i.e. ISBEE, IEE

g) Capability statement of the company. The Statement should address the following:

i. Vendor’s capability as it relates to the requirement referenced herein;

ii. Description of recent and RELEVANT experience to the NAICS code identified within this notice;

iii. Additional, applicable information as it pertains to this announcement that could assist the Government in determining the contractor’s capabilities as it relates to the requirement referenced herein.

Response Due Date: RESPONSES ARE DUE NO LATER THAN August 15, 2023, at 3:00 PM EST. Responses to this source sought shall be sent directly to the Contracting Officer (CO), Ms. Jacqueline Hernandez, at jacqueline_hernandez@ibc.doi.gov, and Contract Specialist (CS), Ms. Ann Woodall, at ann_woodall@ibc.doi.gov. Responses submitted by any other method will not be accepted or answered. Please ensure that your e-mail response has “Sources Sought Notice – Four Navopache Sites” in the subject line.

Disclaimer: The purpose of this market research is to survey prospective vendors in order to collect data, comments, and other information pertaining to this industry. The information submitted in response to this announcement will assist IBC in determining the appropriate procurement strategy in the future.

The Government is under no obligation to award a contract as a result of this announcement. No funds are available to pay for any information received from potential sources. All information submitted in response to this announcement is strictly voluntary.

Only electronic mail will be acceptable for vendors’ submissions. The Government does not intend to provide feedback or evaluate submissions.

[End of Sources Sought Notice] mailto:jacqueline_hernandez@ibc.doi.gov mailto:ann_woodall@ibc.doi.gov

UNITED STATES DEPARTMENT OF THE INTERIOR

OFFICE OF THE SECRETARY

Appraisal and Valuation Services Office

APPRAISAL STATEMENT OF WORK (7/31/2023)

SECTION 1: CASE PROPERTY

AVIS Project Numbers: Alchesay - H52-607-2023-00001 and H52-607-2023-00002 (retrospective)

Drumbeat - H52-607-2023-00003 and H52-607-2023-00004 (retrospective)

7-Mile Ridge - H52-607-2023-00005 and H52-607-2023-00006 (retrospective)

Roundtop - H52-607-2023-00007 and H52-607-2023-00008 (retrospective)

AVIS Case Numbers: 166396 and 166397

166398 and 166399

166400 and 166401

166402 and 207179

Client Agency: Bureau of Indian Affairs (BIA)

Case Name: Four Navopache Sites – Current annual Fair Market Rent (MR) and

Retrospective MR Total for Past Due Period (8 Values; including 4 Lump Sum

Calculations) in a Single Appraisal Report.

Realty Action: Proposed Business Lease and Negotiation of Past Due Amounts on sites owned by the White Mountain Apache Tribe (WMAT).

Requested Service: An Appraisal which provides an opinion of Current Fair Market Rent and a

Retrospective Fair Market Rent and Calculations. A Project Report, as defined in UASFLA, is authorized.

Two values for each of the 4 sites as follows:

1) Current annual Market Rent to be paid annually (or monthly as indicated in the market)

2) Lump sum amount for the present value of accumulated retrospective market rent over a term from 1977, 1987, 1989 and 2000 to present, as applicable for the various sites.

SECTION 2: SUBJECT OF THE APPRAISAL

Proposed Commercial Lease: The proposed business leases are scattered sites located on Tribal land of the White Mountain Apache Tribe (WMAT) that contain a land area of

1.025 acres, 0.47 acres 0.229 acres, and 0.20 acres. The tracts have been improved with fencing and trade fixtures owned by Navopache Electric

Cooperative. The sites are to be appraised as land only.

The leases to be approved by the Bureau of Indian Affairs (BIA) is on Tribal lands managed in trust by the United States of America. The leased tracts are described by surveys and include ingress/egress via rights-of-way held by

Navopache or existing roads on Tribal land.

The 7-Mile Ridge Tower/Communication Site is situated within an existing fenced compound and includes equipment (including 40’ monopole tower)

H52 607 Four Navopache Sites

AVSO Statement of Work owned and operated by the tenant telecommunication site. This lease will also allow communications site uses in addition to other uses commonly associated with a business lease.

General Location:

Alchesay Substation – McNary - 1.025 acres; electric available. Beginning

1989.

Drumbeat Substation, AKA Sawmill Substation, Whiteriver, AZ (adjacent to

Sawmill housing) – 0.50 ac; all utilities nearby. Beginning 9/26/1977.

7-Mile Ridge Tower/Communication Site - 7-mile Ridge, - 0.229 ac.

(50’x50’), beginning 1987

Roundtop Switchyard - Alchesay Flats - 0.20 acres; electric available.

Beginning 2000.

Legal Description of Proposed

Leased Fee:

Separate surveys and full legal descriptions will be provided upon award.

Property Rights Appraised: An opinion of the current fair market rent of the fee simple estate of the subject property, for a proposed land lease on the subject sites (leased fee). A lump sum amount for the present value of accumulated past due market rent over a term from retrospective dates (1977, 1987, 1989 and 2000) to present, as applicable to each site is also required.

Lessee shall use the Premises for the purpose of upgrading, maintaining, repairing and operating the facilities site and uses incidental thereto.

Lessee may not sublease the Premises, or a portion thereof, without further consent from Lessor or further BIA approval; however, such sublease does not relieve Lessee of any liability under the Lease.

Current Use: The sites are currently used as substations, switchyards and/or communications sites. The subject sites and placement of any trade fixtures are not to be considered appurtenant to the rights of way held by Navopache.

SECTION 3: APPRAISAL PROBLEM IDENTIFICATION

Client: Appraisal and Valuation Services Office (AVSO) – Indian Trust Property

Valuation Division (ITPVD) of the US Dept. of Interior.

Intended Users: The appraisal report will be used by the White Mountain Apache Tribe

(WMAT), Bureau of Indian Affairs (BIA) and AVSO on behalf of the United

States of America.

Intended Use: The appraisal will be used to provide an opinion of Fair Market Rent for proposed business leases. It is not intended for any other use.

Type of Value: Fair Market Rent for the rights to be transferred in the lease and (subject to reservation of mineral estate and subject to any existing easements, encumbrances, and/or reservations.

Definition of Fair Market Rent: Fair Market Rental means the amount of rental income that a leased tract of

Indian land would most probably command in the open and competitive market, or as determined by competitive bidding. (25 C.F.R. § 162.003).

Effective Dates: 1)The latter of:

a) The date of the last property inspection, or

b) the date upon which the appraiser has concluded his market research and analysis.

2) Various Retrospective Dates for each site for past due calculations.

SECTION 4: ASSIGNMENT CONDITIONS

Applicable Standards: ✓ USPAP 2022-2023

Extraordinary Assumptions: The appraisal may include: “It is assumed the subject property can be legally accessed”.

“It is assumed that the telecommunication site has enough space to accommodate the identified users at the site”. No rent or colocation fees will need to be estimated.

“Because of the historic and current business use of all sites, the premise should be that other business uses could also be conducted at the sites. All are located along the power corridor which provides access and electric. The current use complies with tribal zoning and provides reasonable support for any necessary Highest and Best Use determinations (as applicable) for the purpose of valuing the rights under a business lease.”

The appraiser may invoke the above extraordinary assumptions, and when applicable provide disclosure in each place the final value conclusion is stated, including the transmittal letter and summary of salient facts.

If the appraiser determines that any other extraordinary assumptions are required, he/she must contact the AVSO Review Appraiser to request a legal instruction.

Legal Instructions: None.

Hypothetical Condition: It may also be assumed that the property could be sold and developed similarly to privately owned real estate located outside the Indian reservation.

The appraiser may invoke the above hypothetical conditions and provide disclosure in each place the final value conclusion is stated, including the transmittal letter and summary of salient facts.

If the appraiser determines that any other hypothetical conditions are required, he/she must contact the AVSO Review Appraiser to request a legal instruction.

Jurisdictional Exceptions: None.

Pre-Work Meeting: A pre-work meeting is required. The pre-work meeting must include the

AVSO Review Appraiser and the contract appraiser. The BIA and Tribal

Realty contact will also be invited to attend the meeting. The meeting should occur before the appraiser’s inspection of the property.

Property Inspection: In compliance with the applicable standards. The extent of should be sufficient to adequately identify those characteristics which impact the estimate of value. Access to the property shall be coordinated with BIA agency and/or the landowner.

The appraiser will schedule the property inspection as soon as practicable, providing the Review Appraiser and the BIA and Tribal Realty contact not less than a two-week notice.

Contacting Landowners: The appraiser should work with the review appraiser and BIA and Tribal

Realty contact to arrange an inspection of sites where the proposed business leases are located. The BIA may ask the appraiser to contact the Tribe directly..

Confidentiality: The appraisal report and all information furnished by the BIA/WMAT or

AVSO to the appraiser are to be considered confidential.

Special Instructions:

The use of calculations must be researched, described, and supported as a method (used in/considered by) by appraiser peers (or market for the property type) to indicate and support a lump sum payment representing for the present value of accumulated past due rent over a term ranging from 1977 to 2000, to present, as applicable for the various sites.

SECTION 5: ADDITIONAL ASSIGNMENT CONDITIONS

1. The AVSO Statement of Work (SOW), and other assignment instructions must be included in the addenda to the appraisal report.

2. The appraiser will physically inspect the subject property(ies) unless such inspection is waived in written by

AVSO. Extent of inspection should be sufficient to adequately identify those characteristics which impact the estimate of fair market rent. Access to the property shall be coordinated with the WMAT.

3. There are no improvements on the subject property(ies) to be included in the appraisal. If improvements are present, they should be noted and described in the report but not valued.

4. The appraisal Sale Comparison Approach may be the only relevant valuation methodology in this assignment.

The exclusion of the Cost and Income Approaches to value must be explained in accordance with USPAP.

5. The appraisal report must substantially conform to the requirements set forth in USPAP SR 2-2(a).

6. The appraisal report addenda must include this SOW, Sales Data Sheets, Subject Plat Maps, Subject legal

Description and Appraiser Qualifications.

7. The appraisal must include color photographs of all comparable sales from a terrestrial point of view, unless granted a waiver by the AVSO Review Appraiser in writing to use aerial photographs or satellite imagery, in which case the appraiser should cite the source and date of the aerial photographs.

8. All comparables must be confirmed by the buyer, seller, broker, or other person having knowledge of the price, terms, and conditions of sale.1 The appraisal must include contact information for the party or parties relied upon to verify each sale (i.e., telephone number, email, etc.), along with maps clearly showing the location of the subject relative to the comparable property. It is important that the locations of the comparable sales and the subject property are shown on the same map so that a reader of the report who may not be familiar with the area can understand the relative proximity of the properties and locate them in the field.52

9. The preferred method of adjusting comparable sales is quantitative adjustments but qualitative adjustments

(superior, inferior or similar) are acceptable when there is insufficient data to support more specific adjustments.

10. The appraisal report will be reviewed for compliance with the terms of this Statement of Work. The appraiser must provide explanation, clarification, and/or modification, for any inadequacies identified by the review appraiser, before AVSO will accept an appraisal report.

11. The appraisal is not required to comply with UASFLA, however it does need to comply with all applicable portions of USPAP including Standard 2 reporting requirements for an Appraisal Report. Restricted Appraisal

Reports are not authorized. As mentioned earlier, a project appraisal format may be appropriate, but should be coordinated with the Tribe and BIA Realty.

12. In general, a project appraisal report consists of three major parts: Part I contains an introduction, factual data, and analysis relating to all property interests included in the report; Part II includes the findings of the report;

Part III describes analysis of data and conclusions, and Part IV provides addenda and exhibits relating to all properties included in the report. If this reporting option is desired by the appraiser, the appraiser should coordinate content and organization with the Tribe.

SECTION 6: PERFORMANCE/DELIVERABLE REQUIREMENTS

Draft Appraisal Report Due: 45 to 60 days from the date of the Award, or As Soon As Possible.

Review & Comments

Provided:

Not later than 30 calendar days after receiving initial appraisal report.

Final Appraisal Due: Not later than 10 calendar days after receiving final draft approval.

Deliverables: Digital report3 ✓

SECTION 6: ATTACHMENTS

Attachments After Contract Award

a) Location Overviews/Photos/Site Map-Surveys

b) Summary/Draft Lease(s)/Provisions regarding allowed uses.

c) Equipment List (Communications Site Owners, Tenants, Subleases etc.)

d) Case Contacts (including contact(s) for Permission to Inspect)

3 Must be digitally signed, prohibiting content changes but allowing content copying.