Sol_140D0424Q0433.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

See Schedule

0008351508 CODE 16. ADMINISTERED BYCODE

X

X

X

531320

SIZE STANDARD:

100.00 % FOR:SET ASIDE:UNRESTRICTED ORD55

REQUEST FOR

PROPOSAL

(RFP)

INVITATION

FOR BID (IFB)

10. THIS ACQUISITION ISCODE

REQUEST FOR

QUOTE (RFQ)

14. METHOD OF SOLICITATION

13b. RATING

NORTH AMERICAN INDUSTRY

CLASSIFICATION STANDARD

(NAICS):

SMALL BUSINESS

04/11/2024 1500 MD

04/03/2024

2082077391Robert Staats (No collect calls)

INFORMATION CALL:

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

4. ORDER NUMBER3. AWARD/ 6. SOLICITATION

140D0424Q0433

5. SOLICITATION NUMBER

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

1 89 0040657811OFFEROR TO COMPLETE BLOCKS 12, 17, 23, 24, & 30

TELEPHONE NO.

17a. CONTRACTOR/

Sacramento CA 95814 650 Capital Mall, Suite 2-100 DOI-Appraisal and Valuation

15. DELIVER TO

Herndon VA 20170 Suite 2000A 381 Elden Street Acquisition Services Directorate

9. ISSUED BY

7.

2. CONTRACT NO.

EFFECTIVE DATE

$9.5

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

ISSUE DATE

DELIVERY FOR FREE ON BOARD

(FOB) DESTINATION UNLESS

BLOCK IS MARKED

11.

SEE SCHEDULEX

12. DISCOUNT TERMS THIS CONTRACT IS A RATED

ORDER UNDER THE DEFENSE

PRIORITIES AND ALLOCATIONS

SYSTEM - DPAS (15 CFR 700)

13a.

SERVICE-DISABLED

VETERAN-OWNED

SMALL BUSINESS

(SDVOSB)

HUBZONE SMALL

BUSINESS

8(A)

Interior Business Center, AQD

WOMEN-OWNED SMALL

BUSINESS (WOSB)

ECONOMICALLY DISADVANTAGED

WOMEN-OWNED SMALL

BUSINESS (EDWOSB)

24.

AMOUNT

23.

UNIT PRICE

22.

UNIT

21.

QUANTITY

20.

SCHEDULE OF SUPPLIES/SERVICES

19.

ITEM NO.

ADMINISTERED BY:

Interior Business Center, AQD Acquisition Services Directorate 381 Elden Street Suite 2000A Herndon VA 20170 USA

AVSO Land Appraisal for CHISANA WRANGELL RANCH;

WRST 33-102, AVIS# P240031, CASE ID# 00217936.

Final Delivery Date: 137 days after award.

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

HEREIN, IS ACCEPTED AS TO ITEMS:

X

XX

DATED

Jacqueline Hernandez

. 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 (FEDERAL ACQUISITION REGULATION) FAR 52.212-1, 52.212-4. FAR 52.212-3

AND 52.212-5 ARE ATTACHED. ADDENDA

26. TOTAL AWARD AMOUNT (For Government Use Only)

OFFER

STANDARD FORM 1449 (REV. 11/2021)

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: REFERENCE

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. 11/2021) BACK

24.

AMOUNT

23.

UNIT PRICE

22.

UNIT

21.

QUANTITY

20.

SCHEDULE OF SUPPLIES/SERVICES

19.

ITEM NO.

Period of Performance: 04/26/2024 to 07/26/2024

00010 CHISANA WRANGELL RANCH; WRST-33-102,

Product/Service Code: R411

Product/Service Description: SUPPORT-

PROFESSIONAL: REAL PROPERTY APPRAISALS

32f. TELEPHONE NUMBER OF AUTHORIZED GOVERNMENT REPRESENTATIVE

32d. PRINTED NAME AND TITLE OF AUTHORIZED GOVERNMENT REPRESENTATIVE

89 2 of

National Park Service Case 00217936

Chisana Wrangell Ranch

WRST-33-102 AVIS P240031

March 25, 2024

AVSO Statement of Work Page 2 of 13

Property Type Recreation property

Appraisal Type Full acquisition

Client

U.S. Department of Interior, Appraisal and Valuation Services Office

Intended Users

AVSO and National Park Service (NPS)

Intended Use

The appraisal report will be used to negotiate the acquisition of the identified property rights, which are the fee simple estate subject to the exceptions of record and reservations by the property owner, if any. It is not intended for any other use.

Property and Project Description

The subject property is an 18.53-acre recreational property that is an inholding located in the Wrangell-St.

Elias National Park and Preserve. It is adjacent to the 5,200-foot Chisana airstrip located on NPS land.

There are no roads or utilities available to the site. It is an irregular-shaped parcel, and the topography is generally level. According to the notes on U.S. Survey No. 5345, ground cover consists of small spruce timber with some willow and alder brush.

Past uses include a hunting lodge and associated cabins and outbuildings. On the surrounding NPS park/ preserve land, public hunting and trapping are regulated by Alaska Hunting Regulations, Game Unit 12, although local residents are also permitted to hunt under the federal subsistence regulations, which have higher harvest limits. There are two water sources located on the property – a seasonal well by the bath house and an underground spring. Both come in around mid-June and last until September. Power is supplied by a 10 kW generator to most of the buildings.

The property owner prepared a marketing brochure that provided extensive information about the structures, furniture and equipment, as well as exterior and interior photos of the main house/lodge and seven cabins. Other structures include a shed, barn, two woodsheds, four outhouses, bath house, fuel shed and storage building. The improvements generally appear to be in good to very good condition, and it there has been renovation work to at least some of the structures within the last few years. The brochure and two other attachments describing the structures, furnishings, equipment and machinery are included as attachments to this Statement of Work.

The generator, fuel storage tanks and satellite dish are considered fixtures and should be included in the appraisal. The main house/lodge and cabins are fully furnished, but most of the furnishings are personal property and will not be included in the appraisal. Exceptions to this might include 18+ animal mounts that are attached to walls and, per the owner, would be severely damaged or fall apart if moved. There are numerous pieces of equipment that are also considered personal property including, but not limited to, snow machines, ATVs, freighting sleds, wood trailers, log splitter, riding lawnmower and woodchipper that will not be included in the appraisal. There is a significant amount of equipment, machines and tools in the cat shed that will not be included in the appraisal either. The appraiser, realty specialist and review appraiser will decide which items of furniture, fixtures and equipment that will be included in the appraisal after the appraisal assignment has commenced, and most likely after the property has been inspected.

There is a lease to Alaska Telephone Company for communication purposes. The lessee’s improvements

Chisana Wrangell Ranch

WRST-33-102 AVIS P240031

March 25, 2024

AVSO Statement of Work Page 3 of 13 include a cell tower, solar array and equipment, which are located roughly 200 feet northwest of the main house/lodge. The base term of the lease terminates in 2027, but the lessee has the option to extend the term for an unlimited number of ten-year increments. The current rent is $3,600 per year, and the rent will increase $100 per year every five years beyond the base term.

Patrick Morton, Division of Minerals Evaluation (DME), provided the following information in AVIS “Unless specifically requested, DME does not plan to complete a mineral report for this request. The parcel is outside of any known active hydrocarbon or mineral producing area. Datasets such as USGS's Mineral Resources Data System, local aerial imagery (Google Earth, Digital Globe), BLM Alaska's Lands, Minerals, and Realty webmap, and IHS Enerdeq were reviewed for relevant mineral information. There are no recognized mineral development or mineral valuation issues. DME is available to perform a mineral remoteness opinion if the appraiser requires it.”

Location Exhibits

Location exhibits are provided on the following pages. Additional exhibits prepared by NPS are included as attachments to this SOW (Exhibits A, B and C). If requested, the review appraiser can convert these exhibits to jpg files for ease of inclusion in the appraisal report.

Chisana Wrangell Ranch

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AVSO Statement of Work Page 4 of 13

Subject Property General Location

Subject Property Location

Chisana Wrangell Ranch

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AVSO Statement of Work Page 5 of 13

Subject Property Site

Chisana Wrangell Ranch

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AVSO Statement of Work Page 6 of 13

Legal Description

The land embraced in U.S. Survey No. 5345, Alaska; Records of the Fairbanks Recording District, Fourth Judicial District, State of Alaska. The instructions were approved and the survey was performed in 1975, and it was accepted in 1977.

Property Interest

Fee simple estate subject to the exceptions of record and reservations by the property owner, if any. See Outstanding Rights and Reservations sections below.

The appraiser must immediately notify the AVSO review appraiser of any indications of rights contrary to these described. This may result in amended instructions.

Outstanding Rights

Alaska Telephone Company holds a lease on a portion of the property, as described above.

Reservations to the United State in the patent include:

A right of way thereon for ditches and canals constructed by the authority of the United States.

Act of August 30, 1890, 26 Stat. 391; 43 USC 945; and A right of way thereon for the construction of railroads, telegraph, and telephone lines, as prescribed and directed by the Act of March 12, 1914, 38 Stat. 305.A Title Commitment will be provided upon award of the contract.

All the title exceptions included in the report, and any other recorded or unrecorded documents, conditions, agreements, easements and encumbrances discovered during the appraisal, must be identified and discussed in the appraisal report relative to their impact on value. A simple statement that the appraiser has reviewed the noted exceptions to title and that they have no measurable effect on value is not sufficient.

The Title Commitment indicates a total of 12 exceptions to the subject property’s title. The appraiser must investigate for, and promptly report, additional or inaccurate encumbrances on the property to the AVSO review appraiser. Please pay specific attention to exceptions 8 through 12, presented below, and note whether these, or any of the other exceptions, influence the value of the subject property.

8. Rights of the state or federal government and/or public in and to any portion of the land for right of way as established by federal statute RS 2477 (whether or not such rights are shown by recordings of easements and/or maps in the public records by the State of Alaska showing the general location of these rights of way).

9. Reservations and exceptions as contained in the United States Patent and/or in Acts authorizing the issuance thereof.

10. Minerals of whatsoever kind, subsurface and surface substances, including but not limited to coal, lignite, oil, gas, uranium, clay, rock, sand and gravel in, on, under and that may be produced from the Land, together with all rights, privileges, and immunities relating thereto, whether or not appearing in the Public Records or listed in Schedule B. The Company makes no representation as to the present ownership of any such interests. There may be leases, grants, exceptions or reservations of interests that are not listed.

11. Lack of a right of access to and from the Land. Paragraph 4 of the Covered Risk is hereby deleted.

Chisana Wrangell Ranch

WRST-33-102 AVIS P240031

March 25, 2024

AVSO Statement of Work Page 7 of 13

12. Right of public and governmental agencies in and to any portion of said land included within the boundaries of any trails, streets, roads or highways.

Reservations

The current property owner will reserve the following rights: None.

Personal Property

Please see Property and Project Description above. The appraiser, realty specialist and review appraiser will decide which items of furniture, fixtures and equipment that will be included in the appraisal after the appraisal assignment has commenced, and most likely after the property has been inspected.

Property Access

Physical There is no developed road or trail access to the property, but the Chisana airstrip is adjacent on the north side, on NPS land. The property appears to have winter trail access via snow machines from McCarthy and Nabesna via RS 2477 trails or other routes.

Legal As an inholding in a national park, the owner is guaranteed access under Title 1110(b) of Alaska National Interest Land Conservation Act (ANILCA).

It is the appraiser’s responsibility to make a determination of legal and physical access. The information above is for informational purposes only and was not confirmed by the review appraiser.

Larger Parcel

The agency request covers 18.53+ acres, and the total known acreage owned is 18.53+ acres.

It is the appraiser’s responsibility to make a well-supported larger parcel determination. The appraiser shall consult with the review appraiser once the larger parcel determination has been made.

The appraiser must conduct all research necessary for a well-supported larger parcel(s) conclusion presented in the appraisal. Refer to UASFLA 1.2.7.3.1, 1.4.3-1.4.7, 2.3.3.1, and 4.3. If the appraiser’s conclusion of larger parcel varies from the property and parcels identified in this Statement of Work, the appraiser must communicate this with the review appraiser as soon as possible because this may require a modification of the appraisal assignment.

Ownership/Occupant

Roger A. Stone and Terry L. Stone, Co-trustees of the Stone Revocable Trust dated October 30, 2015. The Warranty Deed conveying ownership from Terry L. Stone to the current owners is included as an exhibit to this Statement of Work.

Tenancies

It is reported that the property is used as a personal seasonal residence and the cabins may be rented out during the hunting season, but no other information is known to the review appraiser. Verification of any tenancy and rental income is required from the property owner or the owner’s representative.

Proposed Acquisition

The proposed acquisition is 18.53+ acres as shown on U.S. Survey No. 5345.

Assignment Contacts

The assignment contacts will be provided to the appraiser after the contract is awarded.

Chisana Wrangell Ranch

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March 25, 2024

AVSO Statement of Work Page 8 of 13

Provided Subject Property Exhibits

The following subject property exhibits are provided as attachments to this solicitation:

A. WRST-33-102 Vicinity

B. WRST-33-102 Aerial Imagery

C. WRST-33-102 Land Status

D. U.S. Survey 5345

E. Unsurveyed T3N, R18E, Copper River Meridian

F. Wrangell Ranch Marketing Brochure

G. Building Furniture, Fixtures & Equipment

H. Building Construction Dates

I. Chisana Wrangell Ranch Google Earth KMZ File

The following additional exhibits will be provided to the appraiser after the contract is awarded:

J. Title Commitment

K. Land Patent 50-79-0131

L. Warranty Deed 2015-018140-0

M. AK Telephone Co. Lease Agreement

N. Permission to Inspect & Appraise

O. Assignment Contacts

P. UASFLA Appraisal Checklist

SECTION 2 – Appraisal Requirements & Instructions

Appraisal Standards

The appraisal must conform to the following appraisal standards:

1. Uniform Standards of Professional Appraisal Practice (USPAP).

2. Uniform Appraisal Standards for Federal Land Acquisitions (UASFLA, 6th edition).

Applicable Law, Regulation, and Policy

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

1. Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 (PL 91-646) as amended. See the Code of Federal Regulations Title 49, Subtitle A, Part 24.

Market Value Definition

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

Chisana Wrangell Ranch

WRST-33-102 AVIS P240031

March 25, 2024

AVSO Statement of Work Page 9 of 13 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. [Uniform Appraisal Standards for Federal Land Acquisitions, 6th edition, 1.2.4.]

Date of Value

The date of value is the date of the last property inspection, which must be no more 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. Any timing beyond 30 days will require the appraiser’s opinion regarding the validity of the concluded value as of the report date.

Extraordinary Assumptions

None. If the appraiser determines other extraordinary assumptions are necessary for the completion of the assignment, the appraiser must contact the AVSO review appraiser for prior written approval.

Hypothetical Conditions

None. If the appraiser determines hypothetical conditions are necessary, the appraiser must contact the AVSO review appraiser for prior written approval.

Jurisdictional Exceptions

UASFLA 4.2.1.2 states, “…appraisers should not link opinions of market value for federal acquisitions to a specific exposure time.” This deviates from exposure time requirements in USPAP 1-2(c) and AO 35.

Therefore, the appraiser should invoke USPAP’s Jurisdictional Exception Rule to comply with UASFLA.

If the appraiser determines other jurisdictional exceptions are necessary for the completion of the assignment, the appraiser must contact the AVSO review appraiser for prior written approval.

Placement in Report

The appraiser must clearly identify all Extraordinary Assumptions, Hypothetical Conditions and Jurisdictional Exceptions wherever the final value conclusion is stated, including the Letter of Transmittal and the Summary of Salient Facts. These must also be communicated with any General Assumptions and Limiting Conditions.

Property Inspection

The appraiser must perform a physical inspection of the subject property and all comparable sale properties used in the valuation analyses unless the AVSO review appraiser has approved otherwise in writing (UASFLA 1.2.6.3). The AVSO review appraiser recognizes the remoteness of the subject property and comparable data and the rationale that aerial inspections are typical for such properties within remote areas of Alaska. With concurrence with the AVSO review appraiser, the appraiser may wish to view the sales by other means, such as flyover, drone, Google Earth, other satellite and aerial photography, and/or rely on other sources regarding the property character such as discussion with individuals personally knowledgeable with the property.

The appraiser must confidently satisfy the scope of work necessary to identify the relevant comparable property characteristics necessary in the valuation of the subject property so to not diminish the credibility of the value conclusion.

A Permission to Inspect and Appraise the property is included as an exhibit to this SOW.

Chisana Wrangell Ranch

WRST-33-102 AVIS P240031

March 25, 2024

AVSO Statement of Work Page 10 of 13

The appraiser must certify in the report that he/she extended an offer to the property owner (or the owner’s representative) to accompany the appraiser during the property inspection and provide any information they deem relevant to valuing the property. [Uniform Relocation Assistance & Real Property Acquisition Policies Act of 1970 (PL 91-646) as amended and the Uniform Appraisal Standards for Federal Land Acquisitions, 6th edition (Section 2.3.1.4, pages 58)]

Prior to the property inspection, the appraiser must notify the National Park Service realty specialist and the AVSO review appraiser of the time, as they may wish to accompany the appraiser on the inspection. In this case, the realty specialist does not want to accompany the appraiser, but the review appraiser does. The appraiser and review appraiser will make every effort to coordinate the inspection together, but it is recognized that due to variable weather conditions it may not be practical or possible.

If any significant items of concern are observed during the property inspection, from aerial photographs or from other materials researched during the appraisal process that were not discussed in the pre-appraisal meeting, the appraiser must contact the AVSO review appraiser before continuing with the appraisal assignment.

Pre-Appraisal Meeting

The appraiser will be required to attend a pre-appraisal meeting with the AVSO review appraiser, the National Park Service realty specialist or other agency representative, and other interested parties. The AVSO review appraiser will coordinate the date, time and place of the meeting. The meeting may be conducted by phone or at the subject property in conjunction with the property inspection.

Controversies/Issues

No controversies or other issues are known. Should the appraiser identify controversies or issues during the course of the assignment that were not previously discussed, the appraiser must immediately notify the AVSO review appraiser before continuing with the assignment.

Legal Instructions

None.

Special Appraisal Instructions

1. Even though communication is encouraged with the property owner and the National Park Service, only the AVSO review appraiser can modify appraisal instructions. Any modification must be in writing.

2. The appraiser may not communicate assignment results to any party except the AVSO review appraiser until authorized to do so in writing by AVSO.

3. Any communication (verbal or written) with the National Park Service must include the AVSO review appraiser.

General Appraisal Requirements & Instructions

1. The appraiser must hold a valid license as a Certified General Appraiser for the jurisdiction in which the subject property is located. Valid credentials include those obtained directly from the jurisdiction, those issued under a reciprocity agreement, and/or those characterized as “temporary” under the jurisdiction’s licensing and certification statutes.

Chisana Wrangell Ranch

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AVSO Statement of Work Page 11 of 13

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

3. All appraisals complying with UASFLA must conform to the sequence and content outlined in UASFLA, 6th edition, Appendixes B, C or D as applicable.

4. UASFLA (Page 56) states that a report prepared in accordance with UASFLA Sections 2.3, 2.4 and 2.5 is consistent with and/or exceed the requirements for an Appraisal Report under Standard 2 of USPAP.

5. The appraiser must appraise the subject property in its physical and legal condition as of the effective date of value unless authorized in writing by the AVSO review appraiser to do otherwise.

6. Color photographs and maps of comparable properties must 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 must photograph any unusual property features from the ground.

7. The appraisal report must be addressed to the appraiser’s client, the U.S. Department of Interior, Appraisal and Valuation Services Office, c/o the designated review appraiser.

8. Documentation of all comparable sales, listings and other comparable market data utilized in the appraisal must comply with reporting requirements of UASFLA and be reported in detail. All comparable market data must be verbally verified by the appraiser with a party directly involved in the transaction. A detailed summary of each sale or rent data must, at a minimum, include the location, assessor’s parcel number, seller, buyer, recording instrument, property rights conveyed, marketing time, conditions of sale, financing, sale history, verification source and phone number, name of verifier, zoning, topography, access, utilities, FEMA flood zone, improvements, intended use and pertinent comments.

9. The appraiser must research, analyze and consider any known listings and pending sales of competitive properties in the subject marketplace as they can provide important information regarding the value, supply and demand for the subject property.

10. The appraiser should not use sales to or from government agencies in the appraisal unless there is a lack of private market data. If used, the sales must be personally verified by the appraiser with a party intimately involved in the transaction to learn how the sale price was arrived at and other transaction details. See UASFLA, 6th edition, Section 1.5.2.4 Sales Requiring Extraordinary Verification and Appendix E for verification guidelines.

It is recognized that in some markets in remote areas of Alaska, it is often necessary to use sales to government agencies because of the limited number of sales between private parties. For sales to a government agency, the appraiser must contact the acquiring agency and request the opportunity to examine the documents listed in Appendix E and report the answers asked in the appendix to the extent possible. Which documents were requested, provided and/or denied should be reported. If only verbal information was provided by the agency, this should also be clearly identified in the appraisal report.

11. The appraisal report is required to include adjustment grids/tables demonstrating either quantitative or qualitative adjustments for sales comparison analyses. If both types of adjustments are used, all quantitative adjustments must be made first. The preferred method of adjusting comparable sales is through supported quantitative adjustments (i.e., percentage or dollar). Qualitative adjustments (i.e., inferior or superior) should be used when there is insufficient market data to support the quantitative

Chisana Wrangell Ranch

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AVSO Statement of Work Page 12 of 13 adjustment. Quantitative adjustments without support are unacceptable, and the level of support must be commensurate with the magnitude of the adjustment.

When the appraiser must resort to qualitative analyses, a discussion of the appraiser’s reasoning why a comparable sale is inferior or superior to the subject property is required. All adjustments must be supported by clear, appropriate and credible analysis based on documented market research. Mere references to undisclosed trends or reliance on the appraiser’s opinion or judgment without market support is an unacceptable practice.

12. 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.

13. The appraiser shall consider the appraisal report and all Department of the Interior internal documents furnished to the appraiser to be confidential. Refer all requests for information concerning the appraisal to the AVSO review appraiser.

14. AVSO will not normally accept custody of confidential information. Should the appraiser find it necessary to rely on confidential information, the appraiser must contact the AVSO review appraiser for instructions prior to delivering the initial appraisal report. The review appraiser will view the information and provide further instruction to the appraiser regarding handling and storage of the confidential information.

15. If including any proprietary information in the appraisal, the appraiser must gain concurrence from AVSO review appraiser and deliver the proprietary information in a separate binder.

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

17. If the appraiser has performed any services regarding the subject property within the three prior years, the appraiser must disclose this in the bid proposal.

SECTION 3 – Performance and Submission Requirements

The appraiser must address any questions regarding appraisal instructions and/or technical requirements for the appraisal to the AVSO review appraiser.

The target period of performance for the delivery of the initial appraisal report to the AVSO review appraiser is 75 calendar days from the date of award. The contractor must provide the appraisal services within the performance period specified. If, however, the contractor determines that a performance period of 75 days for delivery of the initial appraisal report is not realistically feasible, the contractor is requested to provide an alternative delivery date for consideration with their quote.

A summary of the required deliverables and a schedule of the delivery time frames is below.

Chisana Wrangell Ranch

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AVSO Statement of Work Page 13 of 13

DELIVERABLE/TASK SCHEDULE

REQUIRED DELIVERABLES DELIVERY DATE

Pre-Appraisal Meeting A pre-appraisal meeting will be scheduled within 5 business days of the contract award.

Subject Property Inspection TBD (Contract appraiser shall coordinate with the property contact and AVSO review appraiser).

Consultation with Review Appraiser The appraiser shall consult with the review appraiser once the larger parcel and highest and best use conclusions have been made.

Initial Appraisal Report The target period for the initial appraisal report is within 75 days from contract award . The initial appraisal report transmitted to the review appraiser must be in an unlocked PDF format.

Review Period & Comments Provided to Appraiser

Review appraiser comments/requests for revisions response target period is 21 days after the initial report has been received. Any corrections/ revisions must be completed and returned to the review appraiser within 10 days or a total of 21 days in the event of multiple requests for correction or clarification. The review will be finalized within 15 days of receiving the final report.

Final Appraisal Report The appraiser will provide a final electronic copy (PDF) to the review appraiser upon notification in writing that the appraisal assignment is complete. No hard copies of the final report will be required.

Please contact Terry Stone or Roger Stone for more information: tstone@gci.net Summer: 907-734-7373 Winter: 907-952-9253/907-240-0911

For Sale: Property at Chisana, Alaska Price: TBD

Offered for sale: Rare Chisana property of 18.53 acres with frontage on the 5,200’ State of Alaska owned airstrip at Chisana, Alaska, and frontage near Cathendra Creek, within the Wrangell St. Elias National Park and Preserve. There are two water sources located on the property – a seasonal well by the bath house and an underground spring. Both come in around mid-June and last until September.

Property is identified by US Survey 5345 in the Fairbanks Recording District. Includes the land, a custom log home (lodge), seven rental cabins, large cat (equipment) shed, generator shed, bath house, fuel shed, barn, corral, outhouses, and storage shed. Power is supplied by a 10k generator to most of the buildings.

All cabins and buildings are turn-key. All furnishings, fixtures, equipment, tools, animal mounts and decor are included. Where applicable, dishes, pots and pans, flatware, kitchen items, bedding, etc. are included. Just bring your toothbrush and you’re outfitted!

This jewel of remote Alaskan property is perfect for your wilderness recreation, hunting, or just relaxing in comfort and style while taking in the surrounding scenic beauty. This is the only privately owned property within the Wrangell St. Elias National Park and Preserve located adjacent to the main 5,200’ Chisana airstrip.

Located near the site of the last Alaskan gold rush – the 1913 Shushanna stampede, this is a chance to own a piece of history and a slice of heaven – all in one locale.

This gorgeous mountain wilderness property can be operated as a turn-key business venture or an exclusive private getaway. Cross country skiing, trapping, snow machining, snow shoeing and ice fishing are just a few of the winter activities you can enjoy. Try your hand at gold-panning in the summer. Hunting and trapping are regulated by Alaska Hunting Regulations, Game Unit 12.

There are NO property taxes.

Big House (Lodge) 48-x40, second story overlooks great room & dining Concrete foundation Metal Roof by Rainproof Roofing 2 bedrooms – queen beds 1 bedroom – full bed Gun Room Library - or other use Pantry - or other use Full Kitchen (no running water) plus extra freezer and extra refrigerator Propane range/oven All taxidermy mounts included Large great room 260 sq ft concrete insulated cold hole with stair access, stubbed out for plumbing 20 Windows with window treatments/lighting, three dormer windows New electrical wiring Amish furniture throughout (breakfast table/4 chairs, dining table/8 chairs, sideboard, three loveseats, end tables, bookcases, pie safe, three desks, two queen beds, two dressers, nightstands, chifferobe) Indoor/Outdoor Carpet squares throughout 55” TV, sound bar and speakers, dvd Custom stone fireplace (with local rock) custom installed by Marty Raney (Homestead Rescue) Blaze King stove, King-size, 8” pipe, custom stove mat

Exterior - Front

Great Room Dining Area

Big House (lodge) Breakfast Area Knot Board ( by Ray McNutt) & Pie Safe

Aerial View of south end of main airstrip and a partial view of property

Gray Jay Way - Storage

Joe Davis Cabin, Circa 1935 (Built by a prospector, refurbished) Concrete foundation Metal roof by Rainproof Roofing Fully renovated kitchen including new propane range, granite counters New electrical wiring and light fixtures Mostly new furniture New carpet Dining table/4 chairs Phone, TV Queen sleeper sofa

Queen Sleeper Sofa

Granite Counter Exterior by Front Door

Rabbit Run Cabin Two full beds, phone New Logwood stove New carpet, electrical wiring, light fixtures, and furniture Power when generator is running

Mt. Euchre Sunset (Rabbit Run in Foreground)

Rabbit Run Fall Rabbit Run Winter

Cathendra Creek

Bear Den Cabin One queen bed – Amish New Logwood stove New carpet New porch New electrical wiring and lighting fixtures

Exterior Interior

Ram Ridge Cabin New Logwood stove New carpet Two new twin beds, one new full bed New furniture and mattresses Custom quilts No Power

Ram Ridge Exterior

Wolverine Way and Fox Hollow (Double Cabin) New Logwood stoves New carpet New furniture and mattresses, custom quilts Three new twin beds per cabin (each side) No Power

Exterior Wolverine Way (left), Fox Hollow (right) Breezeway in the middle

Cubby Corner Cabin New Logwood stove New carpet, new electrical wiring, new lighting fixtures Two new twin beds and mattresses

Exterior Interior

Bath House New Logwood stove Two new sink vanities and mirrors Propane washer & dryer New Rinnai Tankless Heater New shallow well jet pump New vinyl flooring in shower area New electrical wiring and lighting fixtures

Shower Area

Generator Shed Northern Energy 10k Generator Air Compressor Miscellaneous tools & power equipment Portable generators Chain saws

Barn (next to corral)

Cat Shed Wheelers, snow machines, freight sleds, trailers, miscellaneous tools & equipment

Exterior (double side and single side. Single side has wide man-door in back)

Log Cache

Looking north toward Mt. Allen

Recap of structures includes all furnishings, fixtures and equipment contained therein.

(a) Rabbit Run Cabin (360 sq ft)

(b) Big House (Lodge) (2,880 sq ft), 3 bedrooms + extra rooms, 225 sq ft concrete insulated cold hole)

(c) Ram Ridge Cabin (224 sq ft)

(d) Double Cabin Left Side - Wolverine Way (238 sq ft)

(e) Double Cabin Right Side - Fox Hollow (238 sq ft)

(f) Joe Davis Cabin (circa 1935) (300 sq ft) Note: includes full kitchen, queen sleeper sofa, table/chairs etc.

(g) Bear Den Cabin (168 sq ft)

(h) Cubby Corner Cabin (224 sq ft)

(i) Cat Shed

(j) Fuel Shed (one 2,000-gallon tank, four 500-gallon tanks, electric pump)

(k) Bath House (288 sq ft)

(l) Well by Bath House (seasonal)

(m) Generator Shed

(n) Gray Jay Way Shed (Circa 1935)

(o) Underground spring on property (mid-June to mid-September)

(p) Log Cache

(q) Horse Barn

(r) Corral Structure

(s) Outhouses (4)

(t) Woodshed Structures 2+ (includes all cut and split firewood and stacked firewood on various cabin porches)

(u) Meat-house Structure

Equipment/Vehicles

Two (2) 2020 Arctic Bearcat Utility snowmachines (new, approximately 50 miles each); one (1) vintage Yamaha Enticer snow machine; two (2) new Siglin freighting sleds (never used), one (1) 2015 Arctic Cat Wildcat with new 2023 engine), two (2) 2015 Arctic Cat 700 4-wheelers (low mileage); two (2) Arctic Cat trailers; two (2) wooden trailers; one (1) Champion Log Splitter; one

(1) Husqvarna Zero Turn Riding Lawnmower (with new 42” deck), one (1) push lawnmower; one

(1) 1997 Polaris 6-Wheeler; two (2) circa 1986 Polaris 250 4-Wheelers; one (1) woodchipper, two

(2) 200-gallon Greer poly tanks (new); one (1) 2,000 gallon fuel tank, including any diesel fuel therein; four (4) 500-gallon fuel tanks, including any fuel therein; one (1) HughesNet satellite dish;

one (1) 10 KW generator; one (1) washing machine; one (1) propane dryer, one (1) Rinnai Tankless Heater; and extensive various other miscellaneous tools and equipment not specifically identified that are located throughout the subject property. Bedding includes pillows, sheets, blankets, custom-made quilts etc.

CHISANA PROPERTY – Stone Revocable Trust 1/31/24

BLDG/STRUCTURES Adjacent Fixtures – A ached or Difficult to Remove Joe Davis Cabin One propane bo le, one woodstove, new stovepipe, one new propane range/oven, new electrical wiring, new carpet, new granite counter, new cabinetry, shelving, refrigerator, professionally installed metal roof.

Bear Den Cabin One new Logwood woodstove/stovepipe, new electrical wiring, new carpet, one deer mount head & horns.

Cubby Corner Cabin One new Logwood woodstove/stovepipe, new electrical wiring, new carpet.

Generator Shed Northern Energy 10k generator mounted to fixed stand.

Bath House New Rinnai Tankless water heater (permanently mounted on wall), one shallow well jet pump (permanently mounted to pla orm), one mounted air pressure tank connected to jet pump, new Logwood wood stove/stovepipe, two new a ached vani es, new vinyl flooring in shower area, new electrical wiring, one propane dryer hooked to exterior propane, one washer, two exterior propane bo les a ached to cabin.

Fuel Shed Four (4) 500-gallon tanks, One (1) 2,000-gallon tank with par al fuel levels in every tank. Mounted electric fuel pump with hose.

Big House (Lodge) HughesNet satellite dish, (mounted to exterior), new Blaze King king-size woodstove/stovepipe, professionally installed metal roof, new electrical wiring, two refrigerators, one freezer, two propane bo les, one propane range/oven, cabinetry, shelving. The following are animal mounts a ached to walls that would be severely damaged or fall apart if moved: one polar bear rug, one standing lynx mount, one standing wolverine mount, one brown bear head, one caribou head & horns, one large set moose antlers, three Dall sheep heads & horns, one rocky mountain sheep head & horns, one stone sheep head & horns, one mouflon sheep head & horns, two mule deer heads & horns, three Sitka black tail deer heads & horns and one javelina hog head.

Cat Shed Note: Includes a significant amount of equipment, machines and tools, but no items that would be considered mounted or affixed.

Corral “Large Marge” wooden u lity trailer (this trailer will not fit on a DC 3 and it’s too wide for a SkyVan), so it will remain with the property.

Wolverine Way Cabin New Logwood woodstove/stovepipe, new carpet.

Fox Hollow Cabin New Logwood woodstove/stovepipe, new carpet.

Ram Ridge Cabin Woodstove/stovepipe, new carpet, one dall sheep head & horns.

Rabbit Run Cabin New Logwood woodstove/stovepipe, new electrical wiring, new carpet.

Gray Jay Way Storage 1935 iron/metal liberty bell mounted on post next to building.

Barn NA Woodshed – Generator Area Split firewood Woodshed – Guest Area Split firewood Outhouse – Joe Davis Area NA Outhouse – Rabbit Run Area NA Outhouse – Big House Area NA Outhouse - Guest Area NA AP&T Comm Facility NA

CHISANA PROPERTY – Stone Revocable Trust

Building/Structures Descrip on Year Built Comments

Decora ve Log Cache 1990 Joe Davis Cabin 1935 New metal roof 2010, new founda on 2000, historical cabin Gray Jay Way Storage 1935 Storage shed, historical building Bear Den Cabin 1980 Cubby Corner Cabin 1975 Generator Shed 1990 Concrete pad Bath House 1988 Fuel Shed 1975 Big House (Lodge) 1986-

Started in 1986, finished in 2018, concrete founda on, par al basement

Cat Shed 1990 Barn 1984 Corral 2010 Wolverine Way Cabin 1985 Fox Hollow Cabin 1985 Ram Ridge Cabin 1984 Rabbit Run Cabin 1988 Woodshed – Generator Area 2021 Woodshed – Guest Area 2020 Outhouse – Joe Davis Area 1980 Outhouse – Rabbit Run Area 1985 Outhouse – Big House Area 2019 Outhouse - Guest Area 1990 Log Sauna 1980

AP&T Comm Facility 2017 Structure, solar array, etc. owned by AP&T. Current lease through July 2026