Attachment 1 SOW Birmingham Southern Appraisal 07-07-2025.pdf

General Services Administration - Public Buildings Service Office of Portfolio Management & Customer Engagement

Real Property Valuation Division 1800 F Street, NW, Room 2200

Washington, DC 20405

STATEMENT OF WORK

DATED: July 7, 2025 PROJECT: Birmingham Southern Appraisal

1.0 Introduction

1.1 Purpose

The purpose of this Statement of Work is to estimate the fair market value of the above reference property. The Intended Use by the GSA Asset Management and Valuation Division will be to use the value(s) and other information in the appraisal report to make informed decisions about its real estate, including potential acquisition and/or disposal, and/or management and operation of the GSA portfolio. The appraisal will consist of:

Birmingham-Southern College Campus: One appraisal report with two value estimates:

(1) The subject property is the former Birmingham Southern College campus in Birmingham, Alabama. The subject property is a special purpose property. The site contains 192 acres with 60 buildings containing a gross building area of approximately 1,182,000 SF. The property consists of 10 instructional buildings, 3 academic support buildings, 6 administrative buildings, 16 Hilltop terrace apartments, 146 residential units (86 two bedroom and 60 one bedroom units), 8 residence halls (containing 1,027 bedrooms), 10 Greek houses/townhouses (192 beds), 24 single family residences, and competitive level athletics facilities (football, basketball, baseball, softball, soccer, tennis, lacrosse, track, indoor swimming, racquetball, strength training, martial arts, etc…).

The appraisal assignment shall estimate the (1) “as is” fair market value of the fee simple estate of the subject property, based upon its highest and best use; and (2) an value of the underlying land “as vacant.”

Under the Scope of Work, the following definitions may be relevant:

Special Purpose Property - An improved property with a unique physical design, special construction materials, or a layout that particularly adapts its utility to the use for which it was built and may be costly to modify to another use. Seventh Edition of the Dictionary of Real Estate Appraisal, 2022, page 178

Limited Market Property - A property (or property right) that has relatively few potential buyers. Seventh Edition of the Dictionary of Real Estate Appraisal, 2022, page 108

Highest and Best Use - In this appraisal assignment, the highest and best use of the subject property shall be determined by the appraiser. There is an issue as to whether the existing federal courthouse is financially feasible based upon its present use as a special purpose property.

The as is fee simple, fair market value based upon the current physical condition of the improvements as of the effective date of value with two assignment conditions.

Assignment Conditions- None

(3) The fee simple, fair market value of the vacant land as of the effective date of value assuming the land is vacant and ready for development to its highest and best use.

The real property interests identified in this assignment and that are to be included in the appraisal report are the land and improvements fee simple interest. The “as is” fee simple interest of the vacant land assumes the site: (1) has all necessary entitlements; and (2) is vacant, and ready for development to its highest and best use.

Report format:

A narrative appraisal report which meets the 2024 USPAP Appraisal Standards §2-2a published by the Appraisal Foundation. A report format formerly known as “summary”, “concise”, or “restrictive” is not acceptable. The narrative requires “detailed” discussion on critical relevant valuation points. All approaches to value are requested to be developed. A non-relevant Approach may be omitted only if permission is received after discussion with

National Program Point of Contact. A sample of the report format is included in the Addenda as Exhibit C of this Statement of Work.

Additional reporting requirement for assignment:

● The appraisal must meet the Uniform Appraisal Standards for Federal Land Acquisitions

(UASFLA).

● Completion of GSA Fair Market Value Appraisal Report Summary of Significant Conclusions and Scope of Work Reporting Requirements Checklist. See the Addenda.

The Checklist and Summary are to be completed by the appraiser and included in the Addenda as Exhibit B of this Statement of Work. Acceptance of the draft report is contingent upon including these two completed documents in the Addenda section.

1.2 Objective

Under Executive Order of the President 13327, GSA has the obligation to manage the portfolio of properties entrusted to its custody and control. To do so, GSA uses Fair Market Value (FMV) appraisals to establish the worth of its assets as one of the essential tools for making informed decisions about the asset(s) it manages, acquires, or disposes.

2.0 Scope of Work

The Offeror, hereinafter “principal appraiser”, shall provide an appraisal report estimating the requested Fair Market Value(s). This appraisal shall be written in compliance to the insert current USPAP year Uniform Standards of Professional Appraisal Practice (USPAP) as of the date of the inspection and any supplemental GSA appraisal specifications identified as Exhibit C in this Statement of Work, if applicable.

3.0 Specific Requirements or Tasks

3.1 Appraisal Methods and Practices

The Offeror shall provide an appraisal report using the cost, sales comparison, and income approaches to value as may be appropriate to the valuation.

3.2 Extent of the Appraisal and Type of Report

The appraisal report shall be a complete document and easily understood through the logic of the appraisal process. If the report references estimates or analyses of other third-party reports or studies that support the final value conclusion, then the contents and conclusions of those reports shall be summarized to the extent that readers would understand the influence those documents, or studies have on the value(s) rendered in the report.

Please refer to Guide #4 under the Professional Practice requirements of the Appraisal Institute.

3.3 Inspections of the Appraised Property

The principal appraiser(s) shall perform a complete inspection of the appraised property subject to any security protocols in place at the property. The on-site GSA property manager or asset manager shall determine any inspection restrictions after consultation with the Real Property Valuation Division Program Manager. All appraisers signing the certification in the appraisal report must make an in-person physical interior and exterior inspection of the subject property and complete an exterior inspection of all relevant comparable data used.

3.4 Appraiser Signatures

Each appraisal report certification will contain the signature of at least one Senior / Supervising Appraiser who has made a complete inspection of the property. The signature of other appraisers is optional. However, if the participation of other appraisers/individuals is instrumental in determining the value estimates of the subject property, those appraisers/individuals, and their contributions to the development of the estimates of value must be recognized and, at a minimum be stated in the Certification of the Appraisal.

4.0 Labor Requirements

The Offeror shall provide staff with the following qualifications and experiences:

4.1 Senior/Supervising Appraiser Minimum Qualifications

The senior appraiser signing the appraisal report must be a state certified general real property appraiser in the state, district, or territory in which the appraised property is located and be in good standing with the licensing authority where the appraisal credential was issued.

A temporary license equivalent to a certified general license is acceptable so long as the license continues to be valid throughout the appraisal process and for a period of 30 days beyond the delivery of the final deliverables as delineated herein. The offeror must possess substantial experience (see 4.1.b below) in appraising similar complex properties within the market area of the appraised and be geographically competent in the region that includes the immediate area of the subject property.

The senior appraiser signing the appraisal report must:

a) Complete an in-person interior and exterior physical inspection of the property that is the subject of this contract or micro purchase; and,

b) Have no less than 5 years full-time (minimum of 40 hours per week) specialized experience in the property type that is the subject of this assignment as a certified general commercial real estate appraiser.

5.0 Deliverables

The Offeror shall provide the following deliverables within the designated timeframes:

5.1 Deliverables

Deliverables shall consist of an appraisal report acceptable to GSA and conforming to the Uniform Standards of Professional Appraisal Practice (USPAP) with a completed GSA Fair Market Value Appraisal Report Summary of Significant Conclusions and Scope of Work Reporting Requirements Checklist located in the addendum.

The contract will be a firm fixed price assignment with all ancillary and third-party expert costs included in the appraisal services amount.

The timeline for development of the appraisal will be as follows:

Appraisal Assignment Timeline

Assignment Task Timeline

Appraisal Contracting: Day 1.

Kickoff Meeting: Within 2 weeks of the award.

Appointment to Inspect: Within 20 days of the award.

Informal Progress Reports: Periodic telephone calls to monitor progress - time to be determined.

Formal Progress Report: The contract appraiser shall provide periodic progress reports delineating what parts of appraisal have been completed and what items are needed to finish the analyses and appraisal draft.

Draft Report: Within 45 days of the award.

Review Period: GSA will review comments within a reasonable time but not to exceed 10 days from delivery of the draft report.

Report Correction Period: 10 days from GSA’s delivery of draft report review comments.

Final Report Delivery: No later than 65 days from the Notice to Proceed delivery date.

5.2 Report Format

Both the DRAFT and FINAL reports shall be delivered by electronic means and to the person(s) delineated as the

GSA Point of Contact, hereinafter “POC”. Both the DRAFT and FINAL reports shall be in PDF compatible with the most common and most current version of PDF readers available on the market as of the date of the micro purchase assignment. A sample of the report format is included in the Addenda as Exhibit C in this Statement of Work as a GSA supplemental requirement.

6.0 Place and Period of Performance

Work shall be primarily performed at the principal place of the Offeror. If the Offeror is not permitted to inspect any parts of the assets being appraised, the designated government POC will determine an alternative method to value those assets or authorize a Hypothetical Condition or Extraordinary Assumption and Limiting Condition be used in the appraisal report. The Offeror shall conform to customer agency normal operating hours and policies and procedures in place for access and photographs. The on-site GSA property manager, asset manager or their designees are authorized to conduct the inspection with the appraiser and shall determine any inspection restrictions after consultation with the Real Property Valuation Division Program Manager.

The Period of Performance shall be from the date of the Notice to Proceed until the final report is approved by

GSA.

7.0 Security

Because inspection of the real property asset(s) can be accomplished in less than one or two non-consecutive day visits, security clearance requirements are generally not required.

7.1 Privacy Act

Work on this contract will require personnel to have access to Privacy Information. Personnel shall adhere to the Privacy Act, Title 5 of the U.S. Code, Section 552a and applicable agency rules and regulations.

7.2 Protection of Information

The Offeror shall be responsible for properly protecting all information used, gathered, or developed because of work under the contract. Building, property and project information, data, and/or equipment shall only be disclosed to authorize personnel. The Offeror shall ensure that appropriate administrative, technical, and physical safeguards are established to ensure the security and confidentiality of this information, data, and/or equipment is properly protected.

When no longer required, this information, data, and/or equipment shall be returned to Government control, destroyed, or held until otherwise directed. The Offeror shall destroy unneeded items by burning, shredding, or any other method that precludes the reconstruction of the material.

7.3 Non-Disclosure Agreements

The Offeror shall not use any government supplied information (GSI) or any data provided by GSA in any other appraisal or valuation reports even if such data is masked to hide the source of that information.

If determined to be required by GSA personnel, the Offeror and their personnel shall be required to sign non-disclosure agreements (NDAs).

8.0 Government Points of Contact

John M. (Matt) Wilson Fair Market Value Program Manager Office of Portfolio Management & Customer Engagement Real Property Valuation Division Public Buildings Service General Services Administration 1800 F Street, NW, Room 2250 Washington, DC 20405

(303) 910-5117 matt.wilson@gsa.gov mailto:matt.wilson@gsa.gov