AQD_CON_2026_03_SOW.pdf

AVSO Statement of Work Page 1 of 6

UNITED STATES DEPARTMENT OF THE INTERIOR

OFFICE OF THE SECRETARY

Appraisal and Valuation Services Office (AVSO)

STATEMENT OF WORK

SECTION 1: CASE PROPERTIES

Case Name: AQD_CON_2026_03. This SOW is applicable to 4 Individual Tracts of Land that are identified in Tract Listing Table attached to this SOW.

AVIS Case Number: This SOW is applicable to 4 Individual Tracts of Land that are identified in attachments to this SOW.

Client Reference Number: See attached list

Case Type: Potential Sale

Agency or Tribe: Cheyenne and Arapaho Tribes of Oklahoma

Requested Service: 4 Market Value appraisals

SECTION 2: SUBJECT OF THE APPRAISAL

Property Description:

The subject of the appraisals is the Allotted land identified in the attached list and supporting documents in the addendum. No structural improvements are to be appraised under this assignment.

Legal Description: Please refer to the individual Title Status Reports for the legal description for each appraisal.

Ownership: The subject properties are held in trust for one or more Native American landowners. Because the appraisal assumes a single trust‑held ownership by the United States, the names and fractional interests of individual beneficial owners are not relevant to the appraisal problem.

Latitude / Longitude Location maps for the subject properties are included in the addendum.

Property Rights Appraised: Fee Simple Estate or Fee Simple-Surface Only Estate (See Tract Listing)

Outstanding Property Rights and/or Reservations:

Any recorded or unrecorded documents, conditions, agreements, easements and/or encumbrances discovered must be identified and discussed in the appraisal report in relation to their impact on value. However, Life Estates and Fee Ownership Interests listed as encumbrances in the title status report do not require additional discussion or analysis as they are undivided interests. Unsevered mineral rights must be considered unless specifically excluded in the appraisal request.

AQD_CON_2026_03 5/6/2026

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Real Property Improvements: No structural improvements are to be appraised under this assignment. If improvements are present on inspection, they should be noted and described in the report but not valued.

Personal Property: Personal property must be disregarded for purposes of the appraisal.

SECTION 3: APPRAISAL PROBLEM IDENTIFICATION

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

Intended Users: AVSO and BIA, on behalf of the United States of America.

Intended Use: The appraisal report will be used by the BIA to fulfill their trust responsibilities regarding a sale transaction related to the subject property as directed in federal regulations.

Type of Value: Market Value

Definition of Market Value: “The most probable price, as of a specified date, in cash, or in terms equivalent to cash, or in precisely revealed terms, for which the specified property rights should sell after reasonable exposure in a competitive market under all conditions requisite to a fair sale, with the buyer and seller each acting prudently, knowledgeably, and for self-interest, and assuming that neither is under undue duress.” [The Dictionary of Real Estate Appraisal, Seventh Edition, Appraisal Institute 2022]

Effective Date: The effective date must be no later than 30 calendar days prior to the submission of the completed appraisal report, unless the AVSO review appraiser approves in advance other conditions in writing.

SECTION 4: ASSIGNMENT CONDITIONS

Confidentiality: The appraisal reports and all information furnished by the BIA or AVSO to the Appraiser are to be considered confidential.

Appraiser Qualifications: This appraisal assignment requires a State Certified General Appraiser in good standing in the state in which the subject property is located. The Appraiser needs to be licensed in the State prior to accepting the assignment. The engaged appraiser must sign the report.

Applicable Standards / Law Regulation and Policy:

The standards applicable to this appraisal assignment include:

• Uniform Standards of Professional Appraisal Practice (USPAP), current edition.

• The appraisal shall be an Appraisal Report, as identified by USPAP SR 2-

2(a).

The appraisal(s) must conform to the following laws, regulations, and policies:

• Federal Regulations 25 CFR, Part 150.2

Extraordinary Assumptions: None. If the appraiser determines that extraordinary assumptions are necessary, the appraiser must contact the AVSO review appraiser for prior written approval.

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Hypothetical Conditions:

The following hypothetical conditions should be employed: 1.) It is a hypothetical condition that the subject tract could be sold and purchased on the open market without any restrictions associated with trust, restricted, or fractionated ownership.

2.) It is a hypothetical condition, for the purpose of analysis, the subject parcel has similar land use restrictions (zoning) and property tax load associated with surrounding private property as well as the comparable sales data used in the analysis.

If applicable, the following hypothetical condition may be employed: 3.) For the purpose of the analysis, the subject parcel is assumed vacant and unimproved.

Include the USPAP-required statements related to Hypothetical Conditions and Extraordinary Assumptions and their impact on assignment conclusions.

Jurisdictional Exceptions: None. If the appraiser determines that a jurisdictional exception is necessary, the appraiser must contact the AVSO review appraiser for prior written approval.

Pre-Work Meeting: The contract appraiser will be required to attend a pre-work meeting. The pre-work meeting will be conducted prior to the inspection of the property. The purpose of the meeting will be to discuss this Statement of Work and the expectations of AVSO. The meeting will be held via teleconference. The AVSO review appraiser will coordinate the date and time with the appraiser.

Property Inspection The engaged appraiser will physically inspect each of the subject properties unless such inspection is waived, in writing, by (AVSO). Extent of inspection should be sufficient to adequately identify those characteristics which influence the estimate of Market Value for the property rights appraised. Access to the property shall be coordinated with (AVSO).

Market Value Analysis: The extent of market analysis should be sufficient to accurately characterize the market for such properties and to appropriately determine highest and best use. A thorough and detailed determination of highest and best use, supported with adequate market analysis, is required for this assignment.

Relevant transactional data should be researched, confirmed, and analyzed.

Adequate confirmation of market data is critical to credible assignment results;

appraisals relying entirely on market data confirmed solely by public data are unlikely to be approved. Legal and physical access for the subject and sales data should be confirmed. Care should be exercised to select sales with similar highest and best use, competing in the same or similar markets as the subject and which are relevant to the effective date of value. Transactional data with different property rights (e.g.: unsevered mineral rights) must be analyzed and adjusted appropriately with adequate narrative support. Comparable data should be selected from property with similar land characteristics.

Appraisal Methodology: The Sales Comparison Approach is expected in this assignment. Development of additional approaches should be determined after analyzing the quantity and quality of market data available as well as what is typically required for valuation assignments of that type. Applicable approaches are required if they are necessary

AVSO Statement of Work Page 4 of 6 for credible results. A detailed discussion of the reasoning to omit typical approaches must be included in the narrative.

SECTION 5: APPRAISAL REQUIREMENTS AND INSTRUCTIONS

1. The appraisal reports must meet or exceed those requirements set forth in USPAP SR 2-2(a). See USPAP AO- 28 for clarification. Additionally, the appraisals must include the following:

2. Cover Page must prominently identify the USPAP Reporting Option (Appraisal Report), as well as the Client, Property Identification, Appraisal Request Number, Effective and Report Dates.

3. Subject and comparable property descriptions should contain enough information to allow the intended users of the appraisal to adequately visualize the relevant characteristics (e.g.: legal description, land uses, type and quality of access, improvements, utilities, fencing and water supply for grazing, vegetative cover, soil types, topography, etc.). Transactional data must be confirmed, the extent which must be included in the narrative.

4. The reports must contain at a minimum an aerial photograph with the estimated property boundary for the subject and each of the comparable sales, and a photograph from the property inspection, unless waived by AVSO. Additional maps, surveys and plats should be included if relevant to the appraisal problem. A sale comparable location map is required. Significant differences between aerial photographs and characteristics identified during the inspection should be discussed. Any relevant, unusual property features should be photographed from ground level and discussed in the report.

5. Sales Comparison Approach: The analysis must include a summary of the relevant market data in grid or tabular form with discussion of differences in relevant characteristics. The characteristics presented in this analysis should be relevant to the highest and best use and consistent with the market analysis developed elsewhere in the narrative. For land with agricultural highest and best use, a discussion of soil productivity for cultivated land and range quality and condition for hay or grazing land would be required.

6. Comparable sales data should be transacted in similar areas and in market conditions relevant to the effective date. Prior sales of transactional data occurring within the past 3 years must be analyzed and discussed in the narrative. Comparable data writeups must be detailed enough for AVSO to identify the property and to confirm both the transactional details and each of the characteristics identified as material to the market analysis.

7. The preferred method of adjusting comparable data includes adequately supported, quantitative adjustments (%, $/acre, etc.). Qualitative adjustments (similar, inferior, or superior) are acceptable when there is insufficient data to support more specific adjustments. However, all comparative adjustments must be narratively supported by clear, appropriate, and credible analysis based on documented market research. The level of detail should be commensurate with the complexity of the property type and the transaction, but at a minimum, the analysis must include a discussion of relevant characteristics and how the unit price from each of the comparables relates to the subject. The discussion should identify those elements of comparison that are the most compelling to market pricing. The data and analyses must be narratively reconciled into a point estimate of value. The reconciliation should be consistent with both the market analysis and comparative analyses and include narrative support for any weighting of comparable data.

8. The AVSO Statement of Work, pages 1 & 2 of the Contract Award, and any documents provided with the request must be attached as an addendum to the appraisal reports. Reference to these documents should be provided in the body of the reports.

9. Unsigned and draft reports will not be accepted.

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10. If the appraiser discovers material facts which differ from those provided by AVSO or encounters circumstances which prevent the appraiser from developing an unbiased appraisal, the appraiser must contact the AVSO review appraiser for instructions.

11. Any communications between AVSO (Client) and the contract appraiser that pertain to the appraisal review (i.e., review questions, comments, concerns, etc.) are confidential. Disclosure of these communications requires the written approval of the Client.

12. This appraisal assignment will be an engagement between the appraiser and AVSO, the appraiser’s client. The appraiser must address any questions regarding appraisal instructions and/or technical requirements for the appraisal to the AVSO review appraiser.

SECTION 6: PERFORMANCE / DELIVERABLE REQUIREMENTS

Appraisal Delivery: Each of the 4, completed appraisal reports shall be formatted to 8.5” x 11” page size and delivered in electronic unlocked (.pdf) format, unless otherwise instructed in writing by (AVSO). If the appraisal engagement includes multiple tract appraisals, individual appraisals must be completed for each identified tract.

Initial Appraisal Reports Due: Submission of the appraisal reports is due within the contracted timeframe.

Target is 60 days from contract award date, but alternative dates will be considered. Note that preference may be applied to the quotes that meet or exceed the requested delivery date.

Review & Comments Provided: Each report will be reviewed in its entirety for compliance with USPAP, Appraisal Request and this SOW. Target date is less than 30 calendar days after receiving initial appraisal report.

Delivery of revised appraisals: Deficiencies will require correction. Appraiser agrees to promptly correct (within 10 days), all errors, omissions, and deficiencies and agrees to revise, expand upon or clarify report contents, by providing additional data or analysis as required by the reviewer, including, if requested, the appraiser’s work file.

Final Appraisal Report Due: Within 10-day correction period.

Invoice Submission and Payment 60 Days after the Contract Appraiser has been notified the appraisal review is complete.

Closeout 60 days after final payment.

Please Note: The final invoice/request for payment is not to be submitted until the AVSO Review Appraiser notifies the contract appraiser that the appraisal review is complete.

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SECTION 7: EXHIBITS

Exhibits to be provided with solicitation:

A. Tract Listing Table

B. Location Maps/Legal Descriptions (TSR)

Exhibits to be provided upon contract award:

C. Contact List