RFP- Appraisal Services.pdf

CITY OF DEARBORN HEIGHTS

REQUEST FOR PROPOSAL (RFP)

PROFESSIONAL REAL PROPERTY APPRAISAL SERVICES

AD VALOREM COMMERCIAL APPEAL 2024 & 2025

Purpose

The purpose of this RFP is to solicit proposals to provide real property appraisal services, related to the requirement of establishing True Cash Value (TCV) for pending ad valorem appeals. The TCV conclusion will be established as of December 31, 2023 (Tax Year 2024) and December 31, 2024 (Tax Year 2025) for parcel 33-013-99-0005-301 26650 Ford Rd., Dearborn Heights 48127. It also includes post appraisal services meetings, other conferences, depositions, hearings, trial preparation, attendance and testimony at trial, or any other dissemination or defense of the assignment and its conclusions.

Background

An ad valorem appeal for Tax Year 2024 and Tax Year 2025 has a deadline of September 19, 2025 for all valuation disclosures so appraisals will need to be sent to the assessor by September 11, 2025.

Scope of Services

The general scope of work for this assignment will include the following:

• Identify subject property by its legal description and real property tax identification number.

• Observe the exterior and interior of the subject.

• Consider property specific data related to the physical and location characteristics of the subject site, including but not limited to, shape, topography, availability of utilities, road frontage, access and surrounding developments.

• Consider data related to the physical characteristics of the site and building improvements, including available site and building plans.

• Perform research pertaining to market supply and demand factors, market conditions and operating trends impacting the subject’s property type.

• Consideration of the subject’s competitive position in the sub-market.

• Review and analyze any lease and amendments, as well as operating history for the subject property.

• Analyze property-specific data related to the subject property’s functional utility and marketability.

• Identify relevant demographic, social, economic, political and governmental factors affecting the subject’s sub-market.

• Complete market research into supply and demand factors prevalent in the subject’s macro and micro markets.

• Complete market research into recent sales and leasing for similar big-box stores located within the competitive sub-market, and if necessary expand the geographic boundaries across the state of Michigan.

• Obtain information from brokers, appraisers and other industry professionals, and review various market and industry reports and resource materials, regarding recent retail market conditions and operating trends.

• Inspect of all local market data relied upon in the appraisal.

• Analyze market data and conclude to a reasonably probable highest and best use for the property.

• Consider the application of the three traditional approaches to value (i.e., Income, Sales Comparison and Cost Approaches) in light of: (i) the subject property’s physical and economic characteristics; (ii) market conditions; and, (iii) valuation criteria typically employed by the likely segment for this type and class of property.

• Prepare a retrospective fee simple true cash value estimate, applying a Cost Approach, Income Approach and Sales Comparison Approach.

• Reconcile the valuation analyses into a final true cash value conclusion for the subject’s real property.

• Participate in post appraisal services meetings, other conferences, depositions, hearings, trial preparation, attendance and testimony at trial, or any other dissemination or defense of the assignment and its conclusions

Request

This RFP has been established to obtain a licensed commercial appraiser with Michigan Tax

Tribunal experience. Qualified organizations are invited to submit a proposal for the previously outlined property appraisal services.

Proposals will be deemed non-responsive and rejected without any further evaluation if they do not meet the following qualifications:

1. Consultant must be State of Michigan certified and be fully qualified to develop appraisals on commercial properties utilizing nationally recognized appraisal standards.

2. Consultant must be experienced and technically qualified to handle appraisals pursuant to such property valuations for Michigan Tax Tribunal appeals. Provide information in the proposal that documents individual(s) experience and qualifications.

This Request for Qualifications of services is only open to qualified and licensed appraisers.

The appraiser(s) must disclose in the proposal submittal whether or not a conflict of interest exists with any potential subject property within the City.

Firms submitting a quotation shall submit a fixed price to the City of Dearborn Heights to conduct the appraisals.

Evaluation Tool Criteria

Organizations will be selected based on the following criteria:

• Capacity: Capacity and capability to perform Real Property Appraisal services, with proper technical and economic approach; and ability to perform appraisal work project and to do so in a timely manner; and to provide an appropriate technical approach to the project.

• Experience: The experience and qualifications including the experience and financial capacity to undertake and complete the proposed project in a timely manner.

• Cost: The ability of the firm to perform the required services in a timely and cost effective manner.

Please Note: Agencies currently out of compliance with any City of Dearborn Heights contracts are ineligible to apply for qualification.

All questions or request of information should be submitted in writing, sent via email to Kimberly

Comer at kcomer@dearbornheightsmi.gov

QUESTIONS AND DUE DATE

All questions or request of information should be submitted in writing, sent via email to Mahdi

Baydoun at mibaydoun@dearbornheightsmi.gov

RFP submission is due by 3:00 PM, July 2nd, 2025