Sol_140D0422Q0819.pdf

SEE ADDENDUMIS CHECKED

CODE 18a. PAYMENT WILL BE MADE BY

CODE

FACILITYCODE

17b. CHECK IF REMITTANCE IS DIFFERENT AND PUT SUCH ADDRESS IN OFFER

OFFEROR

D55

Suite 4000 381 Elden Street Acquisition Services Directorate Interior Business Center, AQD

CODE 16. ADMINISTERED BYCODE

X

X

X

531320

SIZE STANDARD:

100.00 % FOR:SET ASIDE:UNRESTRICTED ORD55

RFPIFB

10. THIS ACQUISITION ISCODE

RFQ

14. METHOD OF SOLICITATION

13b. RATING

NAICS:

SMALL BUSINESS

08/16/2022 1700 ED

08/11/2022

7039648806Joy Wilson (No collect calls)

INFORMATION CALL:

FOR SOLICITATION 8. OFFER DUE DATE/LOCAL TIMEb. TELEPHONE NUMBER a. NAME

4. ORDER NUMBER3. AWARD/ 6. SOLICITATION

140D0422Q0819

5. SOLICITATION NUMBER

SOLICITATION/CONTRACT/ORDER FOR COMMERCIAL ITEMS 1. REQUISITION NUMBER PAGE OF

1 147 OFFEROR TO COMPLETE BLOCKS 12, 17, 23, 24, & 30

Herndon VA 20170

TELEPHONE NO.

17a. CONTRACTOR/

15. DELIVER TO

Herndon VA 20170 Suite 4000 381 Elden Street Acquisition Services Directorate

9. ISSUED BY

7.

2. CONTRACT NO.

EFFECTIVE DATE

$8.00

18b. SUBMIT INVOICES TO ADDRESS SHOWN IN BLOCK 18a UNLESS BLOCK BELOW

ISSUE DATE

DELIVERY FOR FOB DESTINA-

TION UNLESS BLOCK IS

MARKED

11.

SEE SCHEDULE

12. DISCOUNT TERMS

THIS CONTRACT IS A

RATED ORDER UNDER

DPAS (15 CFR 700)

13a.

SERVICE-DISABLED

VETERAN-OWNED

SMALL BUSINESS

HUBZONE SMALL

BUSINESS

8(A)

Interior Business Center, AQD

WOMEN-OWNED SMALL BUSINESS

(WOSB) ELIGIBLE UNDER THE WOMEN-OWNED

SMALL BUSINESS PROGRAM

EDWOSB

24.

AMOUNT

23.

UNIT PRICE

22.

UNIT

21.

QUANTITY

20.

SCHEDULE OF SUPPLIES/SERVICES

19.

ITEM NO.

Appraisal Services for Agency Case Name: SLBE Tract 21-154, Avis Number:

P220056, Agency Case ID: 00160922;

Agency Case Name: SLBE Tract 09-176, Avis Number:

P220057, Agency Case ID: 00160921; and Agency Case Name: SLBE Tract 66-147, Avis Number:

P220061, Agency Case ID: 00160937

(Use Reverse and/or Attach Additional Sheets as Necessary)

HEREIN, IS ACCEPTED AS TO ITEMS:

X

XX

DATED

Debra Slasor

. YOUR OFFER ON SOLICITATION (BLOCK 5),

INCLUDING ANY ADDITIONS OR CHANGES WHICH ARE SET FORTH

COPIES TO ISSUING OFFICE. CONTRACTOR AGREES TO FURNISH AND DELIVER

ARE

ARE

31c. DATE SIGNED

27b. CONTRACT/PURCHASE ORDER INCORPORATES BY REFERENCE FAR 52.212-4. FAR 52.212-5 IS ATTACHED. ADDENDA

31a. UNITED STATES OF AMERICA (SIGNATURE OF CONTRACTING OFFICER)

30c. DATE SIGNED 31b. NAME OF CONTRACTING OFFICER (Type or print)

ALL ITEMS SET FORTH OR OTHERWISE IDENTIFIED ABOVE AND ON ANY ADDITIONAL

SHEETS SUBJECT TO THE TERMS AND CONDITIONS SPECIFIED.

27a. SOLICITATION INCORPORATES BY REFERENCE FAR 52.212-1, 52.212-4. FAR 52.212-3 AND 52.212-5 ARE ATTACHED. ADDENDA

26. TOTAL AWARD AMOUNT (For Govt. Use Only)

OFFER

STANDARD FORM 1449 (REV. 2/2012)

Prescribed by GSA - FAR (48 CFR) 53.212

ARE NOT ATTACHED.

ARE NOT ATTACHED.

AUTHORIZED FOR LOCAL REPRODUCTION

PREVIOUS EDITION IS NOT USABLE

30b. NAME AND TITLE OF SIGNER (Type or print)

30a. SIGNATURE OF OFFEROR/CONTRACTOR

28. CONTRACTOR IS REQUIRED TO SIGN THIS DOCUMENT AND RETURN

25. ACCOUNTING AND APPROPRIATION DATA

29. AWARD OF CONTRACT:

REF.

32e. MAILING ADDRESS OF AUTHORIZED GOVERNMENT REPRESENTATIVE

32c. DATE 32b. SIGNATURE OF AUTHORIZED GOVERNMENT REPRESENTATIVE

ACCEPTED, AND CONFORMS TO THE CONTRACT, EXCEPT AS NOTED:

32a. QUANTITY IN COLUMN 21 HAS BEEN

RECEIVED INSPECTED

40. PAID BY39. S/R VOUCHER NUMBER38. S/R ACCOUNT NUMBER

37. CHECK NUMBER

FINALPARTIAL

36. PAYMENT

FINALPARTIAL

35. AMOUNT VERIFIED

CORRECT FOR

34. VOUCHER NUMBER33. SHIP NUMBER

COMPLETE

32g. E-MAIL OF AUTHORIZED GOVERNMENT REPRESENTATIVE

42d. TOTAL CONTAINERS42c. DATE REC'D (YY/MM/DD)

42b. RECEIVED AT (Location)

42a. RECEIVED BY (Print)

41c. DATE41b. SIGNATURE AND TITLE OF CERTIFYING OFFICER

41a. I CERTIFY THIS ACCOUNT IS CORRECT AND PROPER FOR PAYMENT

STANDARD FORM 1449 (REV. 2/2012) BACK

24.

AMOUNT

23.

UNIT PRICE

22.

UNIT

21.

QUANTITY

20.

SCHEDULE OF SUPPLIES/SERVICES

19.

ITEM NO.

32f. TELEPHONE NUMBER OF AUTHORIZED GOVERNMENT REPRESENTATIVE

32d. PRINTED NAME AND TITLE OF AUTHORIZED GOVERNMENT REPRESENTATIVE

147 2 of

TABLE OF CONTENTS

INSTRUCTIONS TO OFFEROR’S

TECHNICAL QUALIFICATION FOR REQUIREMENT

EVALUATION OF QUOTATIONS:

SUBMISSION OF QUOTE

STATEMENT OF WORK (SOW) R180026

STATEMENT OF WORK (SOW) R180027

CONTRACT CLAUSES

CONTRACT PROVISIONS

ATTACHMENTS

Request for Quote 140D0422Q0819 003

INSTRUCTIONS TO OFFEROR’S

The Department of the Interior (DOI)/Interior Business Center (IBC), Acquisition Services Directorate (AQD) on behalf of the Appraisal and Valuation Services Office (AVSO) is issuing a request for quotation for Appraisal Services for Agency Case Name: SLBE Tract 21-154, Avis Number: P220056, Agency Case ID: 00160922;

Agency Case Name: SLBE Tract 09-176, Avis Number: P220057, Agency Case ID: 00160921; and Agency Case Name: SLBE Tract 66-147, Avis Number: P220061, Agency Case ID: 00160937

SOLICITATION/AWARD PROCEDURES

This Request for Quote (RFQ) is issued in accordance with FAR Part 12, the acquisition of commercial items and FAR Part 13 Simplified Acquisition Procedures.

ANTICIPATED AWARD TYPE

Total Small Business Set-Aside NAICS: 531320 Offices of Real Estate Appraisers PSC: R411; Support-Professional: Real Property Appraisals.

Type of Contract: Firm-Fixed-Priced (FFP)

SERVICE AND SUPPLIES

Requirement are provided in the Statements of Work.

DELIVERY/PERIOD OF PERFORMANCE

The target period of performance will be 170 days from the contract award. However, see Performance/Deliverable Requirements specified in Section 3 of the Statements of Work (SOW).

LINE-ITEM PRICING

CLIN

No.

Description Total Price

00010 Appraisal Services for Agency Case Name: SLBE Tract 21-154, Avis Number: P220056, Agency Case ID: 00160922;

Agency Case Name: SLBE Tract 09-176, Avis Number: P220057, Agency Case ID: 00160921; and Agency Case Name: SLBE Tract 66-147, Avis Number: P220061, Agency Case ID: 00160937

As FFP requirement the pricing within an offeror’s quotation shall reflect the cost to perform the assignment to include but not limited to any travel, fees, Government discounts granted.

GENERAL REQUIREMENTS

Cover letter no more than 1 page that includes:

• Tax Identification Number (TIN)

• Unique Entity Identifier (UEI)

• Complete Business Mailing Address

• Contact Name

• Contact Phone

Request for Quote 140D0422Q0819 004

• Contact Email Address

• Quotation Date

• Quotation Expiration date (60 days)

TECHNICAL QUALIFICATION FOR REQUIREMENT

The quotation shall include all the following information:

Factor 1. State Certification

State Certification: The quoting Appraiser must hold a current valid Certified General Appraiser’s License from the State of Michigan or have a reciprocal license for the State of Michigan. The appraiser must provide a copy of the current Michigan state license in the addenda of the report.

Factor 2. Technical Acceptability

a. Experience for Assignment: Both geographic competency and technical competency will be considered. The contractor shall provide a Statement of Appraisal Qualifications and a signed proposal letter that describes and attests to the following:

i. General appraisal experience demonstrating both geographic and technical competence.

ii. Experience in the appraisal of vacant residential land near a National Park where relevant or other desirable natural area.

iii. Experience in producing appraisals compliant with the UASFLA (“Yellow Book”) 12/2016 version will be considered but is not required (summarize your experience).

This assignment requires compliance with UASFLA.

iv. Successful completion of a course on UASFLA (“Yellow Book”) standards, 12/2016 version, as demonstrated by an affirmative statement to that effect, including the year of completion of the course, will be considered, but is not required (please summarize your UASFLA experience).

v. A professional appraisal designation, as demonstrated by submission of a copy of a certificate will be considered, but is not required for this assignment.

b. Qualifications of Associate Appraisers: Any associate appraisers expected to contribute to developing value opinions or other opinions relevant to value, and/or expected to write sections of the appraisal report (not administrative staff) must be identified in the proposal. A statement of qualifications and copy of license must be provided for each associate. appraiser Those qualifications will be considered in the evaluation of proposals, with consideration given to professional designations and licenses, years of appraisal experience, and extent of education applicable to the appraisal of rural real estate. An expanded description of these qualifications for any key associates is recommended and may be included in the proposal. Sub-contracting of this assignment is not permitted.

Factor 3 - Past Performance

a. Submit a list of three (3) compliant appraisal assignments according to UASFLA (“Yellow Book”) 12/2016 version that you have completed in the last five years. The subject of at least one of these appraisals must be located in Michigan, Wisconsin, or Montana. Assignments demonstrating

Request for Quote 140D0422Q0819 005 experience in the appraisal of vacant residential and improved residential tracts, are preferred. Also please provide contact information for the government appraisal reviewer who approved them.

Please include:

i. Property Type

ii. Property Location (approximate distance from nearest town)

iii. Property size (acres)

iv. Effective Date of value (month and year)

b. When the Appraiser has performed any services regarding the subject property within the three prior years, he/she must disclose this in the quote.

Factor 4 - Delivery/Inspection Date

a. The Target Performance Period for the delivery of the initial appraisal reports to the AVSO Review Appraiser is 65 calendar days or less, including any holidays. Delivery within the performance period is essential for this assignment. Early delivery is preferable. See section 3 of the SOW.

Factor 5 – Price Quote A. The Quoter must provide a firm-fixed price quote with any and all discounts applied for all the work to complete the assignment described in the Statements of Work (SOWs).

B. Price quotes will be evaluated for completeness and reasonableness.

EVALUATION OF QUOTATIONS:

52.212-2 Evaluation-Commercial Products and Commercial Services (Nov 2021)

a) The Government will award a contract resulting from this solicitation to the responsible offeror whose offer conforming to the solicitation will be most advantageous to the Government, price and other factors considered. Award of this Contract will be made on a Best Value/Trade Off basis. The following factors shall be used to evaluate offers: Technical, Past Performance, and Price.

Technical and past performance, when combined, are more important than cost or price.

(b) Options. The Government will evaluate offers for award purposes by adding the total price for all options to the total price for the basic requirement. The Government may determine that an offer is unacceptable if the option prices are significantly unbalanced. Evaluation of options shall not obligate the Government to exercise the option(s).

(c) A written notice of award or acceptance of an offer, mailed or otherwise furnished to the successful offeror within the time for acceptance specified in the offer, shall result in a binding contract without further action by either party. Before the offer’s specified expiration time, the Government may accept an offer (or part of an offer), whether or not there are negotiations after its receipt, unless a written notice of withdrawal is received before award.

(End of provision)

Further past performance determinations in federal contracting shall be made through a review of relevant information listed within the System of Award Management (SAM) and the Contractor Performance Assessment Reporting System CPARS).

All offerors are required to have an active SAM UEI and registered in www.SAM.gov registration prior to submission of quotation.

Request for Quote 140D0422Q0819 006

SUBMISSION OF QUOTE

Submissions of Quote to this RFQ shall be sent to Joy B Wilson, Contracting Specialist, via email at joy_wilson@ibc.doi.gov and cc: Debra Slasor, Contracting Officer, via email at debra_slasor@ibc.doi.gov on or before 5pm Eastern Time, August 16, 2022. All submissions shall reference “Quote – 140D0422Q0819 3 Sleeping Bear” included in the subject line.

SUBMISSION OF QUESTIONS

Submissions of Questions to this RFQ shall be sent to Joy B Wilson, Contracting Specialist, via email at joy_wilson@ibc.doi.gov and cc Debra Slasor, Contracting Officer, via email at debra_slasor@ibc.doi.gov on or before 5pm Eastern Time, August 12, 2022. All submissions shall reference “Questions – 140D0422Q0819 3 Sleeping Bearar” included in the subject line.

Request for Quote 140D0422Q0819 007 mailto:debra_slasor@ibc.doi.gov mailto:joy_wilson@ibc.doi.gov dslasor Highlight dslasor Highlight

Statement of Work Appraisal and Valuation Services Office

Agency Case ID: #00160937 SLBE Tract 66-147

AVIS Number: P220061

SECTION 1 – Subject Identification & General Information Identification Case Name SLBE Tract 66-147 Sleeping Bear Dunes National Lakeshore

Location 3875 W. Cheney Woods Trail Glen Arbor Twp.

Leelanau County, Michigan

Acquisition 2.67 acres to be acquired

Total Owned 3.76 acres owned in the tax parcel

Property Type The property is a residential parcel with a single-family structure and accessory buildings.

Case Type This is a Partial Acquisition.

Client The U.S. Department of the Interior’s Appraisal and Valuation Services Office (AVSO)

Intended Users The appraisal report will be used by the U.S. National Park Service and by the Appraisal and Valuation Services Office (AVSO) on behalf of the United States of America.

Intended Use The appraisal report will be used to provide information to the identified intended users about the subject property to be appraised and the current, supported market value developed, which will be used to support a proposed acquisition of the identified property. It is not intended for any other use.

Request for Quote 140D0422Q0819 008

Property Location

Area Map

(The subject is identified by the arrow)

Property Description

Property I.D. Land Area Access Primary Characteristics SLBE Tract 66- Glen Arbor Twp.

Leelanau Co. Tax ID No. 006-030- 006-30

2.67-acre acquisition;

3.76 acres owned in the tax parcel

The 3.76-acre tax parcel is bisected by W. Cheney Woods Trail

The property address is 3875 W. Cheney Woods Trail. It is in the rural residential/agricultural area between Glen Arbor and Maple City in the northern “lower peninsula” of Michigan. The property is proximate Glen Lake. The tax parcel is improved with a 2,400-SF, 2008-built, single-family residence.

The proposed 2.67-acre Partial Acquisition identified as National Park Service (NPS) SLBE Tract 66-147 is part of a 3.76-acre tax parcel. The subject parcel is identified on the following map by a red arrow and the boundaries of Sleeping Bear Dunes National Lakeshore (NLS) are outlined in green.

Request for Quote 140D0422Q0819 009

Segment Map 66-147

North

The property is located about 500 feet east of the intersection of W. Cheney Woods Trail and S. Miller Hill Road. 2.67 acres of the tax parcel are within the boundaries of Sleeping Bear Dunes National Lakeshore, so this is a Partial Acquisition of the total of 3.76 acres owned in the tax parcel. The 3.76 acres are bisected by W.

Cheney Woods Trail into three separate areas; please note the configuration of the property in the aerial below.

Request for Quote 140D0422Q0819 010

Tract 66-147 Tax Parcel Map

The “Acquisition” area is north of the green park boundary outline. The “Remainder” (aka the “After” Tract) is highlighted in yellow.

Request for Quote 140D0422Q0819 011

Tract 66-147 Segment Map Acquisition Area and “Remainder”

Note that the part proposed for acquisition is within National Park boundaries as identified by the green outline in the preceding map; the “remainder” parcel (the part of the Larger Parcel retained by the property owner, i.e., the part not acquired) is outside the park boundary. The appraisal assignment requires thorough Larger Parcel and Highest and Best Use analyses particularly due to the non-contiguous areas that are separated by roads and drives. The determination from the analyses may be that the “Remainder” is an uneconomic remnant. The Dictionary of Real Estate defines this as, “a remainder that has negligible economic utility or value due to its size, shape, or other detrimental characteristics.” If so, that conclusion by the Appraiser requires concurrent consultation with the AVSO Reviewer (i.e., during the appraisal analysis period and prior to submission of the appraisal report) as the assignment instructions to the Appraiser would require revision.

• “Parent” Tract (Before the Acquisition): The “parent” tract, i.e., the total tax parcel owned by the property owner is 3.76 acres. It is improved with a single-family residence and accessory buildings, which are located on the northeast side of W. Cheney Woods Trail. This property will be appraised in the appraisal report.

• Remainder Area (After the Acquisition): The remainder area “retained” by the property owner after the acquisition is 1.09 acres, unimproved. The Remainder is primarily vacant land, but it is encumbered by an access easement (or easements) to an adjacent parcel. This property will be appraised in the appraisal report.

• Acquisition Area: The part to be acquired is 2.67 acres, improved. West Cheney Woods Trail and an access drive bisect the southern portion of the acquisition area in a mostly east-west direction. This area will NOT be directly appraised in the appraisal report. Its value will be determined by the difference between the value of the Before property and the value of the After property.

Remainder

Request for Quote 140D0422Q0819 012

• Location and Access:

o The 3.76-acre “Before” parcel is bisected by W. Cheney Woods Trail and has substantial road frontage on both sides of the road.

o Best information currently is that W. Cheney Woods Trail is a private road.

o The property is about 500 feet east of Glen Lake, about three miles east of the town of Glen

Arbor, and five miles northwest of Maple City, in Leelanau County, Michigan.

o This area is about 20 miles west/northwest of the resort/vacation-oriented area of Traverse City, Michigan, and 130 miles north of the city of Grand Rapids.

o The area is predominantly rural residential and agricultural in nature.

• Improvements/Utilities:

o According to preliminary information from the owner, the improvements include a 2008-built, 3 bedroom/1.5 bath, single-family structure with 1,800 SF on the upper level and 600 SF of finished basement area.

o The property is also improved with a well for water service to which an adjacent property owner (a relative of the owner) reportedly also has deeded rights.

o Accessory improvements include a 28’ x 40’ pole barn and a chicken coop.

o The property owner reports some mature maple trees on the property.

• Allocation to Contributions:

o As part of the Scope of Work for this assignment, an allocation between the contribution of the land and improvements is required by the intended user (for agency administrative purposes associated with National Park regulations on acquisitions). See also the Special Instructions section for this required allocation).

• Notable Property Characteristics:

o As shown in the preceding exhibit, the roads (and access drive) that bisect the 3.76-acre

“Before” parcel divide it into multiple non-contiguous areas. The specific acreage of each area is not available and must be estimated by the Appraiser for purposes of analysis.

o The “Remainder” (aka “After”) parcel of 1.09 acres is also divided into multiple, non-contiguous areas by roads and the access drive, the areas of which must be estimated by the Appraiser. Three of these areas are either very small or highly irregular in shape. The Remainder may be judged to be an uneconomic remnant. This conclusion would require immediate consultation with AVSO.

o The primary improvements are north of the northern fork of W. Cheney Woods Trail and are located in the acquisition area.

o See also Special Instruction #4 on this topic).

Legal Description The following legal description of the acquisition area has been provided by NPS; please use this legal description in the property description section of the appraisal for the acquisition.

Request for Quote 140D0422Q0819 013

Note that the legal description provided is for the 2.67-acre acquisition. Given that this is a Partial Acquisition, the “federal rule” Before and After methodology is required for this assignment. The property to be appraised in the “Before” scenario is the Larger Parcel (to be determined by the Appraiser). The property to be appraised for the “After” scenario is the “Remainder,” i.e., the Larger Parcel less the acquisition in fee. The report format for Partial Acquisitions (in Appendix C of UASFLA) requires the citation of legal descriptions in the Before and After Factual Data sections of the appraisal report. Consequently, the appraisal report requires a legal description for the Larger Parcel. The legal description for the Larger Parcel must be appropriately sourced (from tax records, deed reference, or another reliable source document) and the source document used must be cited in the appraisal. A legal description for the “After” tract must also be included; page 68 of UASFLA offers practical guidance on this topic (in general terms, it is the legal description of the Before tract, “less and except the area of the acquisition”).

Property Interest/Outstanding Rights The interest to be appraised is the fee simple estate subject to exceptions indicated in the title commitment and reservations, if any, by the property owner. The title commitment will be made available to the Appraiser upon contract award, if not earlier. Upon receipt and review of the title commitment, should it reveal any exceptions, encumbrances, or reservations that could materially impact the utility and value of the appraised property, the Reviewer, in consultation with the NPS, will make appropriate revisions to the Statement of Work prior to engagement of the Appraiser. The Contracting Officer is the only individual

Request for Quote 140D0422Q0819 014 authorized to enter into or terminate this contract, modify any term or condition of this contract, waive any requirement of this contract, or accept nonconforming work.

As required by Sections 1.3.1.5 and 1.3.1.6 in UASFLA (Uniform Appraisal Standards for Federal Land Acquisitions 6th Edition), the contract Appraiser is to research the following: the last known document transferring title or affecting the appraised property’s use, the ten-year history of transfers for the property, and at least a three-year history of any leases. In accordance with UASFLA, in the appraisal’s Property Rights section, all known recorded or unrecorded documents, conditions, agreements, easements and/or encumbrances must be identified and explicitly discussed in the appraisal report in relation to their impact on value, or their lack of impact.

Although subject property information is provided to the Appraiser in this Statement of Work, the Appraiser must perform his/her own independent research and investigation which comports with typical and appropriate due diligence for an appraisal assignment. The Appraiser must research and address discovered public/government or private use restrictions, or encumbrances on, or transfers of, any of the property rights.

These could include property access, minerals, timber, water, or any other use rights. The Appraiser must promptly notify the AVSO Reviewer in writing of any encumbrances on the property in addition to, or different than, those described in this Statement of Work; these must be disclosed prior to the submission of the appraisal report because any indications of rights contrary to those described in this Statement of Work may require amended instructions to the Appraiser. The Contracting Officer is the only individual authorized to enter into or terminate this contract, modify any term or condition of this contract, waive any requirement of this contract, or accept nonconforming work.

The title commitment will be provided to the engaged Appraiser upon award. However, information provided by the property owner from the 1992 recorded warranty deed in Liber 958-177 indicates the following. An excerpted page is also provided on the following page.

The property is subject to an easement for water well rights, for electric transmission, and for ingress and egress to and from the above described premises and for the installation and maintenance of public utilities over and across the following parcels…Together with and subject to non-exclusive easements for ingress and egress …for the installation and maintenance of public utilities over and across the following described parcels.

Request for Quote 140D0422Q0819 015

Reservations The current property owner is reserving the following rights:

None

Request for Quote 140D0422Q0819 016

Personal Property

Property Access Physical Legal

Portions of the 3.76 acres front on W. Cheney Woods Trail (reportedly a private road). However, detailed consideration of the legal and physical access must be investigated and reported in the appraisal.

Larger Parcel The Appraiser must make a Larger Parcel determination in every appraisal (page 24 of UASFLA-6th Edition).

While the NPS stipulates an acquisition area of 2.67 acres, the total acreage owned in the tax parcel is 3.76 acres and this assignment requires a “Before & After” valuation methodology. It is also the Appraiser’s responsibility to identify any lands having unity of ownership in conjunction with unity of Highest and Best Use for the purpose of determining the Larger Parcel(s). It is not uncommon for an Appraiser’s conclusion of the Larger Parcel to be different from the specific parcel(s) identified by the acquiring agency as the Highest and Best Use is only determined after considerable investigation and analysis. For this assignment, submission of a preliminary Highest and Best Use analysis and Larger Parcel determination for interim review by AVSO is required.

To clarify, given that the issue of the Larger Parcel determination is particularly critical to the Highest and Best Use and valuation in this assignment, the Appraiser will be required to make an “interim submission” to AVSO of the Larger Parcel determination and Highest and Best Use conclusion for this assignment. This interim submission must occur concurrent with the Appraiser’s analyses of these two topics, which would be expected to occur no later than the midpoint of the appraisal process.

Ownership/Occupant The property owner will be identified in exhibits provided to the engaged Appraiser. The property is currently owner-occupied.

Tenancies None known

Owner Contact Information The owners indicate in the property inspection certificate that they intend to accompany the Appraiser on the property inspection; the Appraiser must contact them to arrange the property inspection and to discuss the property in detail with them.

The appraiser must ask the owners to supply any information they believe to be relevant to the appraisal report and why it may be relevant. The appraiser must address, discuss, and analyze in the report any information concluded to be relevant and discuss why other information was not considered relevant or supporting. The appraisal report must include information learned from the owner about the property itself, the owners’ acquisition and use of the property, and describe in detail any market data provided and its relevance, if any, about comparable sales, listings, and/or contracts in the surrounding area. This should be described in the beginning of the appraisal and clearly marked as Property Inspection Information from Owner or similar clear language.

The Appraiser must certify in the report that he/she extended the offer to the owners to accompany him/her during the property inspection. [Uniform Relocation Assistance & Real Property Acquisition Policies Act of 1970 {PL 91-646}.

Request for Quote 140D0422Q0819 017

Provided Subject Property Exhibits

7. Warranty Deed/Legal Description (from 1992) 66-147

8. Title 66-147 (to be submitted prior to engagement of contract Appraiser)

9. Map 66-147

10. Owner Comps List 66-147

The following exhibits will be provided to the engaged Appraiser after contract award:

11. PIC {Property Inspection Certificate} 66-147

12. Assignment Contacts List SLBE

SECTION 2 – Appraisal Requirements & Instructions

Appraisal Standards

• Uniform Standards of Professional Appraisal Practice (USPAP) 2020-2021

• Uniform Appraisal Standards for Federal Land Acquisitions (UASFLA) 6th Edition

• Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 (PL 91-646) as amended; Federal Regulations 49 CFR, Part 24

Market Value 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 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. [Interagency Land Acquisition Conference, Uniform Appraisal Standards for Federal Land Acquisitions, 6th edition 1.2.4. [The Appraisal Foundation, 2016), p.10]

Effective Date of Value The effective date of value is the date of the last property inspection, which should be no more than 30 calendar days prior to the initial submission of the completed appraisal report, unless the AVSO review Appraiser approves in advance other conditions in writing. An accommodation in the date of inspection is likely as this case is one of a group of “companion” appraisals to be completed by the engaged Appraiser and the dates of completion of the appraisals will be staggered to facilitate the review and revision process.

Extraordinary Assumptions (EAs) No extraordinary assumptions are known to be necessary at this time. If the Appraiser determines that extraordinary assumptions are necessary for the completion of the assignment, he/she must contact the AVSO Reviewer for prior written approval. Therefore, no extraordinary assumptions are allowed without prior written approval from the AVSO Reviewer. The Contracting Officer is the only individual authorized to enter into or terminate this contract, modify any term or condition of this contract, waive any requirement of this contract, or accept nonconforming work.

Hypothetical Conditions (HCs) None. If the Appraiser determines that hypothetical conditions are necessary, he/she must contact the AVSO Reviewer for prior written approval. Therefore, no hypothetical conditions are allowed without prior written approval from the Reviewer.

Jurisdictional Exceptions (JEs) If the Appraiser decides to invoke USPAP’s Jurisdictional Exception Rule to comply with law or UASFLA regulation, other than as it relates to a statement linking the estimate of value to a specific exposure time (per USPAP SR 1-2(c) and UASFLA 4.2), he/she must contact the AVSO Reviewer to obtain prior written approval.

Request for Quote 140D0422Q0819 018

The Contracting Officer is the only individual authorized to enter into or terminate this contract, modify any term or condition of this contract, waive any requirement of this contract, or accept nonconforming work.

Placement in Report The Appraiser must clearly and conspicuously identify any extraordinary assumptions, hypothetical conditions, and jurisdictional exceptions in the appraisal. These should be included with the statement of the final value conclusion, in the transmittal letter, and in the Summary of Salient Facts section. They must also be communicated with any general assumptions and limiting conditions. {UASFLA 2.3.1.7}

Property Inspection The Appraiser must inspect the subject property and all the market properties used in direct comparison unless the AVSO Reviewer has approved other conditions in writing. Permission to enter upon and appraise the property has been granted and the permission document will be included in the documents provided to the engaged Appraiser. It is necessary to discuss the property inspection with the owner. The Appraiser must also notify the Reviewer in advance of the property inspection.

The appraisal process will be performed at a time when property inspections may be affected by the COVID-19 pandemic. If there are issues (e.g., local shelter-in-place regulations, individual owner challenges, etc.), that preclude the type of physical inspection of the property typically practiced by the Appraiser’s peers, a discussion requesting an alternative type of inspection must be held with the AVSO Reviewer in advance. The Appraiser and Reviewer will evaluate legal and appropriate access protocols regarding the inspection at that time. It is imperative that the appropriate actions required to satisfy USPAP’s standard for credible assignment results be clearly outlined and agreed upon in advance by the Reviewer. Absent written instruction from AVSO about an alternative type of inspection, a typical, physical “on the ground” interior and exterior property inspection is required.

Pre-Work Meeting The Appraiser will be required to engage in a pre-work teleconference with the assigned AVSO Reviewer within five business days of the engagement of the award. The Reviewer will coordinate the date and time of the meeting.

Controversies/Issues

• The appraisal process will be performed at a time when economic conditions may be affected by the COVID-19 pandemic. In the wake of financial/economic changes from the pandemic, Appraisers will need to assess the impacts of the pandemic on the market. Appraisers must acknowledge economic trends and use available information to opine on future trends.

• NPS allocates values between improvements and the land as an administrative process; consequently, an allocation between improvements and land is required as part of the Scope of Work of the appraisal. See also Special Appraisal Instruction #4 for more information.

• As shown in a preceding exhibit, the roads (and access driveway) which bisect the “Before” 3.76-acre parcel divide it into multiple, non-contiguous areas. The specific acreage of each area is not available and will have to be estimated by the Appraiser for purposes of analysis.

The “Remainder” (aka “After”) parcel of 1.09 acres is also divided into multiple, non-contiguous areas by roads and the access drive, the areas of which will have to be estimated by the Appraiser. Three of the four areas are either very small or highly irregular in shape. The Highest and Best Use analysis may reveal the Remainder to be an uneconomic remnant. This requires immediate consultation with AVSO and as noted in the Larger Parcel and Special Appraisal Instructions sections of this Statement of Work, Request for Quote 140D0422Q0819 019 an “interim submission” of the Appraiser’s conclusion of the Larger Parcel and the Highest and Best Use.

• Much of the property in the immediate vicinity of the subject property is National Park land (or is privately owned property subject to use restrictions (i.e., under scenic easements or use/development restrictions to the United States). These Category I, II, or III “agreements” restrict the use and development of privately-owned parcels. The appraised property may be viewed as atypical in the market in that it is not subject to use restrictions and the impact on market value, if any, must be analyzed and reported in the appraisal. The verification process and interviews of local market participants can assist in analyzing and document the effect on value of no typical restrictions. Sales data selected for analysis should be truly similar land and improved sales, and the issue of use restrictions or lack thereof on each individual comparable sale or listing should be thoroughly discussed and reasonably concluded as relevant adjustments.

The Appraiser is advised that the owner submitted a list of potential comps from MLS sale data. These will be supplied to the winning appraisal bidder. The Appraiser must obtain or request from the owner the detailed MLS information for each listed property. The Appraiser must verify and analyze each of the owner comps individually and in detail as to relevance and similar features compared to the subject property and if found to be material to the valuation, state what are the strengths and weaknesses of the comparable, and how much weight will reasonably be given to any sale or comp that the Appraiser believes is credible and relevant. The owner comp data should only be considered if it is a verified closed sale. The owner comp data must be compared in detail to the comp data results of from the Appraiser’s own research and selected comparables. The owner comp data may not be used as the only comp data supplied in the report to support the value opinion. A typical amount of independent, Appraiser-researched, and relevant comp data must be analyzed in the report.

• Additionally, the park lands of Sleeping Bear Dunes National Lakeshore may impact the appeal and value of the subject property and this issue must be researched and explicitly discussed, analyzed, and reported in the appraisal. Note that the impact from proximity to a National Park relates only to the market value implications of the appraised property, not the potential benefit to the public of such a location.

No other particular controversies or issues are known; however, should the Appraiser identify other controversies or issues from the owner or during the course of the assignment, he/she must immediately notify the AVSO Reviewer. The Contracting Officer is the only individual authorized to enter into or terminate this contract, modify any term or condition of this contract, waive any requirement of this contract, or accept nonconforming work.

Legal Instructions There are no specific legal instructions.

Special Appraisal Instructions

1. This Statement of Work has been prepared during the COVID-19 pandemic. Market impacts may vary by property type, but the potential exists for significant changes to real property values. For this reason, the appraisal must include a thorough market analysis available as of the effective date in support of market condition adjustments if warranted, or a discussion supporting a conclusion that adjustments are not warranted. As applicable, this analysis can include interviews with real estate market participants (such as brokers, lenders, buyers, sellers), economic trends in the market sector and location, listing and sales activity, or non-activity, commodity pricing, and changes in the financial markets.

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2. This Statement of Work is intended to identify the subject and the potential appraisal problems the Appraiser is expected to solve. This is the best information gathered at the time that the Statement of Work is written and that appraisal proposals are requested, but it is not intended to be relied upon by the Appraiser as the final appraisal report information. While the Appraiser must analyze the information provided (title policy, exhibits, Statement of Work, etc.), the final appraisal must reflect an Appraiser’s typical and appropriate due diligence including independent subject and market data research, interviews, and verifications. This information may differ from the information listed in this Statement of Work. Differences from the Statement of Work information should be discussed promptly with the Reviewer during the appraisal process prior to submission of the appraisal report. {UASFLA 1.3, page 18}

3. The determination of the Larger Parcel is interrelated with the Highest and Best Use. This analysis must include comments and factual support for all four tests of a Highest and Best Use analysis. The analysis must consider possible property uses, possible parcel division, the competitive market supply and demand, along with consideration of the most probable use(s), probable user(s), and the case when a change in the current use is anticipated, the estimated timing of the change to the new use.

The Highest and Best Use analysis and the Larger Parcel analysis will require an interim submission for this assignment. Concurrent with the Appraiser’s analysis of the Larger Parcel determination and the Highest and Best Use conclusion, the Appraiser must submit a written summary (an email summary will suffice) of his/her deliberations and preliminary conclusions of the Larger Parcel(s) and the Highest and Best Use(s), to the AVSO Reviewer, to provide to the Reviewer an understanding of the Appraiser’s conclusions and the supporting evidence. After discussion and concurrence, the Reviewer will then amend the appraisal assignment instructions as needed. The Appraiser must also report the research, analysis, and conclusion of the Larger Parcel(s) in the appraisal. {UASFLA references in 1.2.7.3.1, and 1.4.3 through 1.4.7; 2.3.3.1; and 4.3.} The interim submission of the preliminary HBU conclusion as described in the paragraph above and the interim submission of the Larger Parcel conclusion both must take place before the half-way point of the appraisal process days stated in the contract.

4. As noted earlier, the appraisal requires a valuation of the overall “Before” property; however, allocations for the value contribution of the improvements versus the value contribution of the land are also required. The valuation of the overall property satisfies UASFLA’s requirement to avoid a summation or cumulative appraisal {UASFLA 1.2.7.3.2 et al}. While the appraisal’s basis for the allocated values should be reasonable and reliable, the support/analysis need not be as robust as that used to value the entire property (i.e., it need not meet a UASFLA-compliant level of support and analysis).

5. Appropriate valuation methodology for this property type and this type of acquisition (i.e., a Partial

Acquisition) must be used; pre-work discussions with AVSO on that topic are required. The assignment requires multiple valuations: a valuation of the Larger Parcel(s) prior to the proposed acquisition (i.e., the “Before” analysis), and a valuation of the remainder property following the acquisition (i.e., the “After” analysis).

6. Review comments provided in writing to the Appraiser will require a response in writing from the Appraiser.

Any requested revisions/additions to the appraisal must be highlighted in a contrasting color in the subsequent electronic report submitted to the Reviewer prior to the final, signed electronic copy of the appraisal.

7. Documentation of all comparable sales and other comparable market data utilized in the appraisal must follow UASFLA’s verification, analysis, and reporting requirements (pages 26 and 122). All comparable market data must be verified by the Appraiser with the buyer, seller, broker, or other person having knowledge of the price, terms, and conditions of sale. The Appraiser should not use sales to or from government agencies in the appraisal unless the sales are used to supplement other open market, competitive

Request for Quote 140D0422Q0819 021 property sales. Sale verification requirements, particularly for those sales to governmental entities or non-governmental organizations (NGOs) for which extraordinary verification requirements apply, are outlined in UASFLA 6th Edition pages 28, 219, Section 4, and Appendix E.

General Appraisal Requirements & Instructions

1. The Appraiser must hold a valid license as a Certified General Appraiser for the Michigan. Valid credentials include a license obtained directly from the Michigan State Appraisal Board, or a reciprocal license from the Michigan State Appraisal Board.

2. The AVSO Statement of Work, other assignment instructions, and the engagement letter must be included within the addenda to the appraisal report.

Even though communication is encouraged with the property owner and NPS Realty staff, only the assigned AVSO Reviewer can modify appraisal instructions and such permission must be provided in writing. The Contracting Officer is the only individual authorized to enter into or terminate this contract, modify any term or condition of this contract, waive any requirement of this contract, or accept nonconforming work.

3. The Appraiser may not communicate assignment results to any party except the AVSO Reviewer unless authorized to do so in writing by the AVSO Reviewer.

4. Any communication (verbal or written) with the NPS Realty staff contact shall include the assigned AVSO Reviewer.

5. The appraisal must comply with relevant portions of UASFLA 6th Edition and should conform with relevant parts of the sequence outlined in Appendix C, for Partial Acquisitions, and to the required appraisal content as described in Appendix A. UASFLA 6th Edition states that reporting formats prepared in accordance with UASFLA Sections 2.3, 2.4, and 2.5 are consistent with and/or exceed the requirements for an appraisal report prepared according to requirements in Standard Rule 2 of USPAP.

6. The appraisal report is required to include detailed adjustment grids/tables setting forth supported quantitative and/or qualitative adjustments for the sales comparison analyses. The preferred method of adjusting comparable sales is through supported quantitative adjustments (percentage, $/SF, etc.) and narrative explanation; quantitative adjustments must be supported by numerical analysis and narrative explanation. Modified unit numbers after consideration of any type of relevant adjustments are required to be shown on the grid for each of the comparable sales.

Qualitative adjustment analysis (similar, inferior, or superior) and degrees thereof should be used when the market variables cannot be quantified. Typical methods for using qualitative analysis for comparable sales include ranking each comparable relative to the subject for each relevant characteristic, and bracketing of the comparables relative to the subject. If both qualitative and quantitative adjustments are used, the quantitative adjustments must be applied before the qualitative adjustments are applied. The preferred method of adjusting comparable sales is through supported quantitative adjustments (percentage, $/sf, etc.) This guideline is referenced for this assignment: UASFLA notes in 1.5.2.3 on page 28, “When Appraisers must resort to qualitative adjustments, more extensive discussion of the Appraiser’s reasoning is generally required. This methodology also requires the presentation of a greater number of comparable sales.”

All adjustments must be supported by clear, relevant, and credible narrative analysis based on documented market research including local market area population, income and employment/unemployment rate statistics which are publicly available (US Census, US Bureau of Labor Statistics, Local/County unemployment rate data; local building permit data, local MLS home sales data). References to general

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“trends” or reliance on the Appraiser’s “opinion” or “judgement” without market support is not acceptable.

General statements lacking documentation and specificity such as “The population trend is declining” are not acceptable. Market support may include discussions with market participants such as sellers/buyers, lessors/lessees, potential investors, brokers, etc. Please describe any such supporting conversations in the report.

7. The Appraiser must appraise the subject property in its “As Is” condition unless authorized in writing by the

AVSO Reviewer to do otherwise.

8. Color photographs and maps of comparable properties shall be included in the appraisal report. AVSO will accept aerial photographs for comparable properties, unless the aerial photographs do not accurately represent the property as of the date of inspection. The Appraiser should photograph any unusual property features from the ground.

9. The appraisal report will be reviewed for compliance with the terms of this Statement of Work (including all cited standards). Any findings of inadequacy will require clarification and/or correction according to the stated timeline in the contract documents.

10. The Appraiser must consider the appraisal report, all opinions developed therein, and all U.S. DOI internal documents furnished to the Appraiser to be confidential. Refer all requests for information concerning the appraisal to the AVSO review Appraiser.

11. AVSO will not normally accept custody of confidential information. If the Appraiser finds it necessary to rely on confidential information, he/she is required to contact the AVSO Reviewer for instructions. The AVSO Reviewer will view the information and provide further instruction to the Appraiser regarding handling and storage of the confidential information.

12. Although the public is not an intended user of the appraisal report, the Freedom of Information Act (FOIA) and NPS policy may result in the release of all or part of the appraisal report to others.

13. If the Appraiser is including any proprietary information in the appraisal, the Appraiser must obtain prior approval from the AVSO Reviewer and deliver the proprietary information in a separate binder.

14. When the Appraiser has performed any services regarding the subject property within the three prior years of the current engagement date, he/she must disclose this in the bid proposal.

SECTION 3 – Performance & Submission Requirements During the appraisal process, the Appraiser must address any questions regarding appraisal instructions and/or technical requirements for the appraisal to the AVSO Reviewer. The list of assignment contacts will identify the AVSO Reviewer and her contact information.

The target period of performance for the delivery of the initial appraisal report to the AVSO Reviewer is 75 calendar days or less from the date of award.