Sol_140D0424Q0939.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

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

08/19/2024 1500 ED

08/08/2024

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

140D0424Q0939

5. SOLICITATION NUMBER

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

1 70 OFFEROR TO COMPLETE BLOCKS 12, 17, 23, 24, & 30

TELEPHONE NO.

17a. CONTRACTOR/

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 SCHEDULE

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 The U.S. Department of the Interior, Appraisal and Valuation Services Office, requirement for market valuation and appraisal report services for Bradford Property Con Esmt ; AVIS Case Number: 224874; AVIS Project Number: L240037.

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

HEREIN, IS ACCEPTED AS TO ITEMS:

XX

DATED

Morgan Schickler

. 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.

32f. TELEPHONE NUMBER OF AUTHORIZED GOVERNMENT REPRESENTATIVE

32d. PRINTED NAME AND TITLE OF AUTHORIZED GOVERNMENT REPRESENTATIVE

70 2 of

United States Department of the Interior

INTERIOR BUSINESS CENTER

Washington, DC 20240

TABLE OF CONTENTS

INSTRUCTIONS TO OFFEROR’S

TECHNICAL QUALIFICATION FOR REQUIREMENT

EVALUATION OF QUOTATIONS

SUBMISSION OF QUOTE

STATEMENT OF WORK (SOW)

CONTRACT CLAUSES

52.252-2 Clauses Incorporated by Reference (Feb 1998) 52.204-13 System for Award Management Maintenance. (Oct 2018) 52.204-18 Commercial and Government Entity Code Maintenance (Aug 2020) 52.204-19 Incorporation by Reference of Representations and Certifications (Dec 2014) 52.204-27 Prohibition on a ByteDance Covered Application (Jun 2023) 52.212-4 Contract Terms and Conditions – Commercial Products and Commercial Services (Nov 2023) 52.232-40 Providing Accelerated Payments to Small Business Subcontractors (Mar 2023) 52.212-5 Contract Terms and Conditions Required to Implement Statutes or Executive Orders- Commercial Products and Commercial Services (May 2024) DOI-AAAP-0028 Electronic Invoicing and Payment Requirements - Invoice Processing Platform (IPP) (Feb 2021)

CONTRACT PROVISIONS

52.252-1 Solicitation Provisions Incorporated by Reference. (Feb 1998) 52.201-1 Acquisition 360: Voluntary Survey Sep 2023 52.204-7 System for Award Management (Oct 2018) 52.204-16 Commercial and Government Entity Code Reporting (Aug 2020) 52.204-22 Alternative Line-Item Proposal (Jan 2017) 52.212-1 Instructions to Offerors-Commercial Products and Commercial Services (Sep 2023) 52.204-24 Representation Regarding Certain Telecommunications and Video Surveillance Services or Equipment. (Nov 2021) 52.204-29 Federal Acquisition Supply Chain Security Act Orders—Representation and Disclosures (Dec 2023) 52.212-3 Offeror Representations and Certifications-Commercial Products and Commercial Services (May 2024)

ATTACHMENTS…………………………………………………………………….…………………….49

Exhibit 1 – WD Bonneville County, ID

Solicitation Document No.

140D0424Q0939

Document Title

Bradford Property Con Esmt

INSTRUCTIONS TO OFFERORS

The Department of the Interior (DOI)/Interior Business Center (IBC), Acquisition Services Directorate (AQD) on behalf of the Appraisal and Valuation Services Office (AVSO) and the Bureau of Land Management (BLM), is issuing a request for quotation for market valuation and appraisal services for:

AVIS Case Name: Bradford Property Con Esmt ; AVIS Case Number: 224874; AVIS Project

Number: L240037.

SOLICITATION/AWARD PROCEDURES

This Request for Quote (RFQ) is issued in accordance with the Federal Acquisition Regulation (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 (SOW).

DELIVERY/PERIOD OF PERFORMANCE

The target period of performance is 255 calendar days from the date of the Purchase Order (PO) award. The initial appraisal target date is 75 calendar days from the date of award. If the target delivery dates are not achievable, then the contractor may provide justification (workload, etc.) and propose an alternative delivery date. See Section 3: Performance & Submission Requirements specified in the SOW.

LINE-ITEM PRICING

CLIN

No. Land Appraisal Services Description Total Price

00010

AVIS Case Name: Bradford Property Con Esmt AVIS Case Number: 224874 AVIS Project Number: L240037

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 one (1) page that includes:

• Tax Identification Number (TIN)

• Unique Entity Identifier (UEI)

• Complete Business Mailing Address

• Contact Name

• Contact Phone

• Contact Email Address

• Quotation Date

• Quotation Expiration date (60 days)

Document Title

TECHNICAL QUALIFICATION FOR REQUIREMENT

FACTOR A: TECHNICAL QUALIFICATIONS

1. State Certification: The appraiser must hold a valid license as a Certified General Appraiser by the State of Idaho as demonstrated by a copy of the State Licensing Certificate or have the ability to obtain a temporary practice permit for the State of Idaho. If the appraiser is licensed in another state and applying for a license in the subject jurisdiction, he/she must provide a copy of his/her current state license. (A temporary license must also be provided by the contracted appraiser and included in the addenda of the appraisal report.)

2. Technical Acceptability:

a. Experience for Assignment: Both geographical competency and technical competency will be considered.

The contractor shall provide a standard Appraiser's Statement of Qualifications and a signed offer letter that describes and attests to the following:

1. Identify years of experience appraising comparable tracts of land in rural portions of Bonneville County or similar areas in Eastern Idaho. If the appraiser has no or limited experience, then submit a description outlining the proposed scope of work.

2. Identify years of experience appraising lands for federal sale or acquisition under UASFLA (Uniform Appraisal Standards for Federal Land Acquisitions) guidelines. If none, please state such.

3. Identify years of appraisal experience as a Certified General Appraiser, professional affiliations and designations.

4. State whether a UASFLA course or seminar has been completed within the past five years.

Completion of a UASFLA course or seminar will be considered, but is not required.

5. A designation from a recognized professional appraisal organization will be considered, but is not required. Please submit documentation.

b. Qualifications of Associate Appraisers: Any associates that will contribute to the appraisal must be identified in the quote and a statement of qualifications and copy of license or permit must be provided for each individual. Those qualifications will be considered in the evaluation of quotes, with emphasis on professional designations and license, years of appraisal experience, years of UASFLA appraisal experience, and extent of education applicable to the appraisal of this property type. An expanded description of these qualifications for any associates must be included in the quote. If any associates or other key personnel will be used, provide specific details and thoroughly describe the roles and contributions for each individual (including the signer). If the quote does not list anyone else as providing assistance, it is expected that the quote is submitted as though the individual contractor is doing 100 percent of the research, verifications, property inspections, valuation analyses, and appraisal writing. Sub-contracting of this assignment is not permissible.

c. Initial Delivery Date: The target date for the initial appraisal report is 75 days from the award of the contract. If the target date is not achievable, then the appraiser may provide an alternative delivery date and the reason for the later delivery. All delivery schedules will be considered.

Document Title

FACTOR B – PAST PERFORMANCE

1. Past Performance

a) Provide a list of the same or similar appraisal assignments completed in the last five years. Include details about the appraisal assignments, such as property type, property rights appraised, general location, size, date, etc. Please state whether these appraisal assignments were or were not written with the intention to be compliant with UASFLA. If none completed, please state such.

b) Supply the contact information for government agency references in which UASFLA compliant appraisal reports have been completed for the federal government. If none completed, please state such.

c) Consideration may be given to whether the past performance of the appraiser involved any corrective reviews, report rejections, and significant corrections or revisions in appraisals prepared for the government. Preference will be given to positive past performance with the Appraisal and Valuation Services Office (AVSO).

Factor C - 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

FAR 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 Purchase Order will be made on a Best Value/Trade Off basis.

• The following factors shall be used to evaluate offers:

1. Technical Qualifications

2. Past Performance

3. Price Quote

Technical Qualifications and Past Performance when combined, are more important than the Price Quote.

(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)

Document Title

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 Unique Entity Identifier (UEI) and be registered in www.SAM.gov prior to submission of quotation. **Note, the UEI replaced the DUNS number on April 4, 2022.

**SUBMISSION OF INTENT**

The Contractor is requested to notify via email to Morgan Schickler, Contracting Officer, at morgan_schickler@ibc.doi.gov and Joy B. Wilson, Contract Specialist, at joy_wilson@ibc.doi.gov of their intent to submit a quote on this order on or before 3:00P.M. Eastern Time, August 12, 2024. All submissions shall reference “Quote – 140D0424Q0939” included in the subject line.

SUBMISSION OF QUESTIONS

Submissions of Questions to this RFQ shall be sent via email to Morgan Schickler, Contracting Officer, at morgan_schickler@ibc.doi.gov and Joy B. Wilson, Contract Specialist, at joy_wilson@ibc.doi.gov on or before 3:00 P.M. Eastern Time, August 12, 2024. All submissions shall reference “Quote – 140D0424Q0939” included in the subject line.

SUBMISSION OF QUOTE

Submissions of Quote to this RFQ shall be sent via email to Morgan Schickler, Contracting Officer, at morgan_schickler@ibc.doi.gov and Joy B. Wilson, Contract Specialist, at joy_wilson@ibc.doi.gov on or before 3:00 P.M. Eastern Time, August 19, 2024. All submissions shall reference “Quote – 140D0424Q0939” included in the subject line.

[THE REMAINDER OF THIS PAGE IS INTENTIONALLY LEFT BLANK]

http://www.sam.gov/

Document Title

STATEMENT OF WORK (SOW)

Appraisal and Valuation Services Office (AVSO)

SECTION 1 – SUBJECT IDENTIFICATION & GENERAL INFORMATION

Identification

Case Name L240037 Bradford Property Con Esmt 9/3/21 - Owned by Teton Regional Land Trust (TRLT)

Case Type Acquisition

Agency Case ID IDI-37407, ID105882722

Property Type Vacant Land

Location Bonneville County, Idaho

APNs & Acreage: Four contiguous parcels that range in size from 10 to 80 acres, totaling 140 acres:

RP02N43E166001: 40 acres

RP02N43E177201: 80 acres

RP02N43E200002: 10 acres

RP02N43E213001: 10 acres

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

Intended Users

Appraisal and Valuation Services Office (AVSO) and the Bureau of Land Management (BLM) on behalf of the United States of America.

Intended Use The appraisal report will be used for the potential acquisition of the identified property. It is not intended for any other use.

Property Description

The BLM proposes to acquire an existing Conservation Easement. The easement is located in Bonneville County, Idaho, within Township 2 North, Range 43 East, Sections 16, 17, 20 and 21, and encumbers 140 acres. The property is currently owned and managed by Rhett and Jacqueline Bradford. TRLT holds an interest in the property through a Conservation Easement. Notably, this will be a Retrospective Appraisal to analyze the “Before” and “After” Value of the property as of the Effective Date, which is the date of the establishment of the Conservation Easement:

September 3, 2021.

The property is located off Highway 31 approximately 4.6 miles from Swan Valley toward Pine Creek Pass. From the junction of Highway 26 and Highway 31 travel approximately 4.6 miles and turn left onto Pine Creek Bench Road. Follow Pine Creek Bench Road for approximately 1.7 miles where the road makes a 90° turn to the north. At this turn, travel north approximately 0.1 mi and turn left onto unimproved and unmaintained Bonneville County Road 502. Follow this road for approximately 2 miles until it dead ends at the gated entrance to the Property.

The Bradford property lies on the north side of the South Fork of the Snake River on Pine Creek Bench in Bonneville County immediately northwest of Swan Valley, ID. The property is located within the Snake River Area of Critical Environmental Concern (ACEC) and Special Recreation Management Area (SRMA). The property is also adjacent to BLM-administered lands to the west and south, and other properties encumbered by conservation easements to the east and north.

Document Title

The purpose of the acquisition of a partial interest in the subject parcel is to conserve and protect threats to resources, including, but not limited to wildlife habitat, water sources, cultural values, biodiversity, big game migration routes, and habitat connectivity within the Snake River ACEC. The Snake River ACEC is an area where special management is required for protection or to prevent irreparable damage to these resources. The conservation easement would provide a buffer between existing public lands and privately conserved lands helping to secure protection of important habitat, enhance connectivity and migration corridors on the landscape, and assist with obtaining the goals and objectives in the Snake River Activity/Operations Plan for management of the ACEC and SRMA. The BLM and its partners have a common goal of protecting the values of the ACEC. In early discussions with our partners, it was determined that BLM would be the best fit to hold this Conservation Easement due to its connectivity to adjacent public lands and properties with BLM held conservation easements.

The Bradford property is within a key migration corridor for big game movement between the Palisades Mountain Range and Tex Creek Wildlife Management Area (WMA, big game winter range). The Pine Creek Bench (location of property) is also winter range for big game. The Pine Creek Bench and South Fork Canyon also provide vital year-round habitat for big game and other wildlife species. Subsequently, the protection of this migration corridor and year-round habitat supports sportsmen utilizing this area for hunting big game due to the viable populations.

The property’s open ranchland, plus its connection to other public and conserved lands, provides a benefit to species such as Yellow-billed Cuckoo and Bald Eagle. The BLM is actively converting previously acquired LWCF adjacent properties to native and/or wildlife dependent habitat.

Document Title

Document Title

Aerial Map

Proposed Acquisition by the United States of America (USA) The BLM proposes to acquire an existing Conservation Easement held by Teton Regional Land Trust (TRLT). The property is currently owned and managed by Rhett and Jacqueline Bradford. Notably, this will be a Retrospective Appraisal to analyze the “Before” and “After” value of the property as of the Effective Date, which is the date of the establishment of the Conservation Easement: September 3, 2021. The difference between the “Before” and “After” values represents the “Recommended Compensation” of the Conservation Easement.

Therefore, in the “Before” condition, the property is to be analyzed as though the Conservation Easement did not exist as of the Effective Date, September 3, 2021. This is an assignment condition, and therefore it is inappropriate to employ a hypothetical condition to address this condition. The legal and physical attributes of the property as of the Effective Date were reportedly similar to that described in this Statement of Work.

Summary of Remainder Property - After the Acquisition

In the “After” condition, the property is to be analyzed with the Conservation Easement in place as of the Effective Date, September 3, 2021. Again, the legal and physical attributes of the property as of the Effective Date were reportedly similar to that described in this Statement of Work.

Document Title

Legal Description

According to the Land Surveyor Report (LSR) prepared by the BLM:

Property Interest

The appraiser will value the fee simple estate (surface and mineral estate), subject to encumbrances and reservations of record (see Outstanding Rights section below).

Title Report and Reservations/Encumbrances

See attached ALTA Commitment for Title Insurance issued by First Amreican Title Insurance Company File No.

1047517-IF, dated May 1, 2024 (2016 ALTA Commitment - IDMT.pdf) and Bradford_Title Exceptions 5.10.2024.xlsx (BLM prepared notes regarding title exceptions).

Mineral Rights

The mineral estate is to be included in this transaction.

Outstanding Rights

One of the documents included as part of this appraisal assignment is an ALTA Commitment for Title Insurance issued by First American Title Insurance Company File No. 1047517-IF, dated May 1, 2024 (2016 ALTA Commitment - IDMT.pdf). As part of this appraisal assignment, BLM’s analysis of the title exceptions is provided for assistance; however, the appraiser must still independently examine the exceptions listed in the Preliminary Title Report and report their effects on value.

The appraiser must consider the exceptions listed in the Title Report and any recorded or unrecorded documents, conditions, agreements, easements and/or encumbrances must be discussed in the appraisal report in relation to their impact on value.

Document Title

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

Improvements

The following information is provided by the BLM regarding improvements:

One (1) water trough, one (1) underground cistern and associated well with an associated water hydrant. The landowner has reserved the right to construct a pump house within the general location of the well and cistern in order to keep livestock watering infrastructure on site through each year. At present, the landowner brings a generator to the trough and well area in the fall when livestock graze the Property. The generator is used to pump water from the well uphill to the underground cistern. The trough for livestock is filled by the cistern through a gravity feed system.

There is one recreational use structures on the Property. The landowner has reserved the right to construct two

(2) hunting stands on the Property to support hunting use. One of the allowed hunting stands has been placed on the Property.

Fences are located on the property.

The appraiser must report on all improvements or fencing existing on the property.

Water Rights

No known water rights are appurtenant to the land. If any significant rights are discovered during the course of the assignment, the appraiser must notify the AVSO Review Appraiser, which may result in amended instructions.

The following was provided by the BLM:

The property has one (1) water trough, one (1) underground cistern and associated well with an associated water hydrant. The landowner has reserved the right to construct a pump house within the general location of the well and cistern in order to keep livestock watering infrastructure on site through each year. At present, the landowner brings a generator to the trough and well area in the fall when livestock graze the Property. The generator is used to pump water from the well uphill to the underground cistern. The trough for livestock is filled by the cistern through a gravity feed system.

Personal Property

None.

Property Access - Physical & Legal

The Contracted Appraiser must thoroughly research (vet/verify) the Physical Access and Legal Access for the subject property, including the effect on value as would be done in the marketplace. The following details about Physical Access and Legal Access are from the BLM.

The property has legal and physical access by way Bonneville County Road #502. See attached Bonneville County - “Pine_Creek_Bench_Road_Validation_Information.pdf”.

Notably, according to this document, and confirmed with aerials and BLM provided photographs, the roadway is unimproved and reflects a 2-track agricultural roadway providing access for existing agricultural activities that occurs on the subject land. The roadway is not maintained by Bonneville County. The nearest improved and maintained county road is Pine Creek Bench Road, located +-2 miles to the northeast.

Ownership/Occupant

The owner contact information will be provided to the appraiser upon contract award.

Document Title

Larger Parcel

No other land held by the current ownership were discovered in the area. This information must be confirmed by the appraiser.

The appraiser must investigate and conduct all research necessary to develop a well-supported Larger Parcel conclusion(s) in accordance with UASFLA 6th Edition, Sections 1.2.7.3.1, 1.4.6, 2.3.3.1.2, and 4.3.

Tenancies

None reported.

BLM Grazing Allotments

The subject property falls partially within the boundary of the BLM Swan Valley allotment. The current permittee for this allotment is Rhett M. Bradford, which is also the underlying fee owner of the subject property.

Consistent with UASFLA, the BLM grazing permit is not part of this appraisal assignment and must be excluded from the valuation of the Subject Property. As stated in UASFLA 4.11.2. Federal Grazing Permits (bold added for emphasis):

In federal acquisitions involving ranch lands, appraisers must disregard any value added to those lands as a result of their actual or potential use in combination with adjacent federal lands under revocable grazing permits… By law, these federal permits to use the public domain for grazing are revocable and create no property rights in the holder. Thus, while grazing permits typically remain with a privately owned base property for many years, permits revert to the federal agency when the base property is sold and may or may not be granted to the new owner. As a result, in federal acquisitions, privately owned lands cannot be aggregated with permitted public lands for valuation purposes, as “[t]o require the United States to pay for this . . . value would be to create private claims in the public domain.” Appraisers must therefore disregard the use or potential use of the subject property in conjunction with federal grazing permit lands—even if “this element of value would be considered by a potential buyer in the open market”—because the government “need not compensate for value which it could remove by revocation of a permit for the use of lands that it owned outright.”

Because Congress elected not to create compensable rights out of what are now licensees, landowners “have no compensable right in the land covered by their grazing permits or in the permits themselves.” As a result, federal grazing permits cannot be considered in estimating market value.

Document Title

Even though Idaho is an “open range” state where landowners have no obligation to put up fences to keep their livestock on their own property, there is an exception for federal lands. As a result, when “Exchange of Use” does not exist, the landowner is responsible for constructing fences needed to ensure their livestock do not trespass onto the federal lands.

In the event that grazing is determined to be a potential highest and best use of the subject tract, then additional consideration must be given as to whether or not a private landowner would be required to install fencing to ensure their livestock does not trespass onto the surrounding public lands, and how that cost may impact the financial feasibility of such a use. The BLM Range Conservationist or BLM Rangeland Management Specialist from the District Office would be the authority to comment on this potential requirement. The contact information for the BLM Natural Resource Specialist that is familiar with the Subject Property and the surrounding BLM Grazing Allotments will be provided upon contract award.

Provided Subject Property Exhibits

Exhibits will be provided upon contract award. Some exhibits can be provided for solicitation if necessary.

The following Subject Property Exhibits will be provided upon contract awarded:

1. 1894 GLO Plat.pdf (1894 BLM Plat of the entire Township 2 North, Range 43 East)

2. 2003 BLM Plat sheet 2.pdf (2003 BLM Plat of Sections 19 and 20)

3. 2008 BLM Supplemental Plat sec 17.pdf (2008 BLM Plat of Section 17)

4. 2016 ALTA Commit Cover Sheet WPrivacy Notice.pdf (Privacy notice for 2016 ALTA)

5. 2016 ALTA Commitment – IDMT.pdf (2016 Title Report)

6. 120626 - ID - Bonneville - 641610.01.pdf (1982 Survey Map of Sections 8, 10, 11, 14, 15, & 17)

7. 121989 - ID - Bonneville - 641611.01.pdf (1981 Survey Map of Sections 20, 21, 28 & 29)

8. B19_CE_Recorded_03Sept2021.pdf (Recorded Conservation Easement)

9. Bradford Conservation Easement ESA.pdf (Phase I Environmental Site Assessment)

10. Bradford Pine Creek Bench Baseline_Final_compressed_16AUG2021.pdf (Baseline Document Report prepared by TRLT dated August 16, 2021)

11. Bradford_Title Exceptions 5.10.2024.xlsx (BLM provided title exceptions explanations)

12. Bradfordmineralsreport.pdf (BLM Minerals Potential Report)

13. Exception 10_Patent 873590 7.24.1922 Bradford Patent Sec 17 E2SE Book 1 Pg 620 3.19.1929.pdf

(Document support for Exception 10)

14. Exception 11_Patent 1181149_4.11.1958 Book 116 Pg 517 10.28.1958.pdf (Document support for

Exception 11)

15. IDI 37407 COS.pdf (BLM Chain of Surveys Certificate)

16. IDI 37407 LDR.pdf (BLM prepared Land Description Review Certificate)

17. IDID105882722 Bradford LSSR (1).pdf (BLM prepared Land Survey Services Request, unsigned)

18. LSR_Bradford_IDID105882722.pdf (BLM prepared Land Survey Report with final legal)

19. LWCF_USSF_TexCreek_FY23Core_Bradford_20210526_map3.pdf (BLM prepared exhibit of the subject CE)

20. Pg50_ITD_BonnevilleCoMb.pdf (Road Surface Map dated 2016)

21. Photos and Maps_Bradford.pdf (photos and maps of the subject provided by TRLT)

22. Pine_Creek_Bench_Road_Validation_Information.pdf (supporting documentation for legal access)

23. TAX-Tax Sheet 2023 Paid.pdf (Bonneville County tax printout for subject)

24. USSF_Canyon_11x17_20230821_rdu.pdf (BLM prepared map of Upper Snake / South Fork Snake River

ACEC/SRMA Land and Water Conservation Fund Project Canyon Area Map)

Document Title

25. USSF_Overview_Colorful_11x17_20230822_rdu.pdf (BLM prepared map of Upper Snake / South Fork Snake River ACEC/SRMA Land and Water Conservation Fund Project Area Map)

26. Project Contact List (contact information for property owner, AVSO Review Appraiser, and BLM Realty Specialist)

Document Title

SECTION 2 – APPRAISAL REQUIREMENTS & INSTRUCTIONS

Appraisal Standards

1. Uniform Standards of Professional Appraisal Practice (USPAP)

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

Market Value

Market value is 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 ed., Section 1.2.4, pg. 10, The Appraisal Foundation, 2017].

Date of Value

As previously discussed, this will be a Retrospective Appraisal to analyze the “Before” and “After” value of the property as of the Effective Date, which is the date of the establishment of the Conservation Easement: September 3, 2021. The difference between the “Before” and “After” values represents the “Recommended Compensation” for the Conservation Easement.

Extraordinary Assumptions (EA’s)

None. If the appraiser determines that extraordinary assumptions are necessary for the completion of the assignment, he/she must contact the AVSO Review Appraiser for prior written approval.

Hypothetical Conditions (HC’s)

None. If the appraiser determines that hypothetical conditions are necessary, he/she must contact the AVSO Review Appraiser for prior written approval.

Jurisdictional Exceptions (JE’s)

Note that the definition of market value includes reference to a reasonable exposure time. USPAP’s SR 1-2 (c) (iv) requires that “When reasonable exposure time is a component of the definition for the value opinion being developed, the appraiser must also develop an opinion of reasonable exposure time linked to that value opinion.” However, UASFLA 4.2.1.2 states, “Appraisers should not link an opinion of market value made for federal acquisition purposes to a specific exposure time. This jurisdictional exception is required for appraisals applying the federal definition of market value.” In order to be consistent with UASFLA the appraiser is instructed to employ a Jurisdictional Exception and not develop an estimate of exposure time. The regulations requiring the exception to USPAP SR 1-2 (c) (iv) should be cited as UASFLA 4.2.1.2 and 49 C.F.R, Part 24.103. Any other jurisdictional exceptions require approval from the AVSO Review Appraiser.

Placement in Report

The appraiser must clearly identify all Extraordinary Assumptions and Hypothetical Conditions wherever the final opinion of value is stated, including the Letter of Transmittal and the Summary of Salient Facts, and General Assumptions and Limiting Conditions.

As required by USPAP, the appraiser must include a statement that the use of any Extraordinary Assumptions and Hypothetical Conditions might have affected the assignment results.

Document Title

Jurisdictional Exceptions, other than the approved one regarding exposure time, must also be disclosed in the same manner as directed above for Extraordinary Assumptions and Hypothetical Conditions.

Property Inspection

The appraiser must:

1. Inspect the subject property and all the market properties used in direct comparison, unless the AVSO Review Appraiser has approved other conditions in writing.

2. Notify in advance both the BLM Realty Specialist and AVSO Review Appraiser when the property inspection will occur (APPRAISAL ASSIGNMENT CONTACTS will be provided to the awarded Contract Appraiser).

For this appraisal (with an intended use of acquisition), the appraiser must certify in the report that he/she extended an offer to the property owner (or the owner’s designated representative) to accompany him/her during the property inspection. [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 Ed. (Section 2.3.1.4, page 58)]

Pre-Work Meeting

The appraiser may need to coordinate a pre-work meeting with the assigned AVSO Review Appraiser, the agency BLM Realty Specialist and/or other agency representatives or interested parties.

If any significant items of concern are observed during the property inspection, from aerial photographs, or other materials researched during the appraisal process, then the appraiser must contact the AVSO Review Appraiser before continuing with the appraisal assignment.

Controversies/Issues

No controversies or extraordinary issues are anticipated for the appraisal assignment. Should the appraiser identify controversies or issues during the course of assignment, he/she must immediately notify the AVSO Review Appraiser.

Legal instructions

None. Should the appraiser require legal instruction during the course of the assignment, he/she must immediately notify the AVSO Review Appraiser.

Special Appraisal Instructions

1. The appraiser must deliver an appraisal report that complies with both USPAP 2024 and UASFLA 6th Edition.

Further, the appraisal report must conform to the sequence and content outlined in UASFLA 6th Edition, Appendix A (Pages 208-212; Appraisal Report Documentation Checklist) and Appendix C (Page 215-216;

Recommended Appraisal Report Format for Partial Acquisitions).

2. AVSO is the appraiser’s sole client. The appraiser may not communicate assignment results to any party except AVSO until authorized to do so in writing by AVSO.

3. Any communication (verbal or written) with the Client Agency BLM Realty Contact and/or the Property Owner shall include the assigned AVSO Review Appraiser.

4. If the appraiser encounters any obstacles that are outside the normal appraisal process as directed in the SOW, the AVSO Review Appraiser is to be contacted immediately.

Document Title

General Appraisal Requirements & Instructions

1. The appraiser must have training and experience in appraising property similar to the property involved in the appraisal assignment pursuant to the UASFLA.

2. The appraiser must hold a valid license as a Certified General Appraiser for the jurisdiction in which the subject properties are 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.

3. The appraiser must have completed the education or taken the necessary steps to conduct an appraisal in full compliance with the Uniform Appraisal Standards for Federal Land Acquisitions, 6th Edition. 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 exceeds the requirements for an appraisal report under Standard 2 of USPAP.

4. The AVSO Statement of Work and other assignment instructions must be included within the Addenda of the appraisal.

5. The appraiser must appraise the subject property in its “As Is” condition unless authorized in writing by the AVSO Review Appraiser to do otherwise, or as noted via the Extraordinary Assumptions and Hypothetical Conditions.

6. The preferred method of adjusting comparable data is through the application of well supported quantitative adjustments (percentage, $/acre, etc.). Quantitative adjustments without market support are unacceptable.

Qualitative adjustments (similar, inferior, or superior) should be used when market variables cannot be quantified and/or market data is inadequate. When the appraiser applies qualitative analysis, the appraiser shall include thorough narratives for all elements of comparison to explain the appraiser’s rationale and reasoning for the differences between the comparable data and the subject property.

All adjustments, whether quantitative or qualitative, must include comprehensive discussions and 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 unacceptable.

Market support includes, but is not limited to, discussions with buyers, sellers, investors, brokers, attorneys, and title officers. The appraiser must also consider the effect of applying multiple adjustments and beware of the risk of double-counting overlapping adjustment factors.

7. The opinion of market value may not be predicated upon highest and best uses that are speculative or conjectural. A highest and best use estimate requires showing reasonable probability that the land is both physically adaptable for such use and there is an economic need or demand for such use at the effective date of appraisal. Adequate support for a reasonably probable, legally permissible and physically possible use may result in multiple financially feasible uses. As such, each financially feasible use must be examined within the parameters of its supply and demand and the buying power of identified market participants to arrive at a specific maximally productive highest and best use from among the financially feasible uses. Overly broad highest and best use identification should be refined to more specific uses that generate the highest monetary return to the land. The appraiser is expected to be familiar with the different levels of market analysis (Chapter 15 – Market Analysis, The Appraisal of Real Estate, 15th Edition) and identify and apply the level of Market Analysis necessary to support the determination of a specific highest and best use. Reference to Scope of Work Rule in USPAP is made for guidance.

8. If sales to governmental entities, including sales to environmental/public interest organizations and non-profit entities with the intention of transferring the sale property to a governmental entity later, are included in the appraisal report, they are subject to extraordinary verification and treatment insuring that these government related sales represent credible, arms-length transactions. These types of sales must be examined in accordance with the guidelines found in UASFLA Section 1.5.2.4.

Document Title

9. Appraisals must not rely on trendline analysis, trendline relationships, and/or statistical regression analysis techniques to extract adjustments or “fit the sales data into central tendencies” within the sales comparison approach. Without a discussion of how each comparable sale property relates to the subject property and a statistical interpretation of the validity of the results, applying a regression analysis to a small or large sample data set is not acceptable. No trendline analysis and/or regression analysis may be employed in the appraisal without prior discussion with, and written concurrence of, the Review Appraiser.

10. Well-researched and documented Comparable Sales Sheets, Comparable Rentals Sheets, Rate of Return and/or other Market Data utilized in the appraisal is required. For instance, “Comparable Sale Write-ups” shall include a description of all relevant physical, legal and economic factors such as parties to the transaction (Buyer and Seller), source and method of financing, and verification by one or more parties involved in the transaction (preferably the buyer, however, the seller and/or broker involved is acceptable also).

A check list of minimally expected elements required for a Comparable Sale Write-up Sheet include: Date of Sale; Buyer and Seller; Recording Information; Terms of Sale; Name and Contact Information (source name / date / email or phone number) of Person that Verified the Transaction; APN or Legal Description; Location;

Access; Physical Description (consistent with market norms); Zoning; Buyer’s Motivation/Planned Use of Property; Appraiser’s Estimated Highest and Best Use; Plat Map, Photographs, Aerial Photographs (See Bullet 11 below – for “reasonable photograph size”).

11. Color ground level photographs of the subject property must be included in the appraisal report. The appraiser must personally view and provide color photographs and maps of comparable properties in the appraisal report.

Color photographs, parcel maps, topography maps, and aerial maps of comparable properties must be included in the appraisal report. The appraiser must photograph any unusual property features from the ground level.

Photographs must be of reasonable size helping the reader obtain a visual of the property. Photographs in the size of 2 inches x 2 inches are generally not large enough to obtain a reasonable look (understanding) of the property.

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 DOI 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, he/she will contact the AVSO Review Appraiser for instructions prior to delivery of 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. 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.

16. If including any proprietary information in the appraisal, the appraiser must gain prior written concurrence from AVSO Review Appraiser and deliver the proprietary information in a separate binder.

17. If the appraiser has performed any services regarding the subject properties within the past three years, he/she must disclose this information prior to the contract award, and also in the quote.

Document Title

SECTION 3 – PERFORMANCE & SUBMISSION REQUIREMENTS

Questions

The appraiser must address any questions regarding appraisal instructions and/or technical requirements for the appraisal to the AVSO Review Appraiser. The contact information for the AVSO Review Appraiser will be provided to the appraiser upon contract award.

Performance

The target date for delivery of the initial appraisal report to the AVSO Review Appraiser is 75 days from the contract award. If the target date is not achievable, then the appraiser may provide an alternative delivery date and the reason for the later delivery. All delivery schedules will be considered.

Deliverable/Task Schedule

REQUIRED DELIVERABLES DELIVERY DATE

Pre-Work Meeting Coordinate with the AVSO Review Appraiser

Subject Property Inspection The appraiser must give advanced notification to both the BLM Realty Specialist and the AVSO Review Appraiser for the date and time of the inspection. The property owner, or owner’s designated representative, must be given the opportunity to accompany the appraiser during the inspection.

Initial Appraisal Report The target delivery date is 75 days from the contract award. If the target date is not achievable, then the appraiser may provide an alternative delivery date and the reason for the later delivery. All delivery schedules will be considered. The initial appraisal report will include one electronic (PDF) copy to be submitted directly to the AVSO Review Appraiser within the agreed upon deadline period. The PDF copy of the appraisal report must be unlocked and allow the AVSO Review Appraiser to search content, highlight text, and make review comments. Delivery to any other party is prohibited.

Review Period The expected review period is approximately 30 days from the receipt of the initial appraisal report, which will be reviewed by the AVSO Review Appraiser for compliance with the terms of this Statement of Work and any cited appraisal standards.

Comments Provided to the Appraiser Review comments and/or suggestions (if any) will be provided to the appraiser, and to the extent that revisions and/or corrections are required, the appraiser shall complete the revisions within 15 calendar days.

Final Appraisal Report Once the appraisal report is reviewed and approved by AVSO, delivery of three (3) paper copies and one electronic copy will be delivered to the AVSO Review Appraiser within 15 calendar days. Delivery to any other party is prohibited.

Invoice Submission and Payment 60 days after final appraisal report acceptance by the Government

Closeout 60 days after final payment

Please note: The final invoice/request for payment is not to be submitted until the AVSO Review Appraiser is in receipt of the final copy of the appraisal report and has notified the Appraiser that the contract is complete.

Any adjustments to the above Deliverable/Task Schedule shall be submitted to the

Document Title

Contracting Officer (CO). The Contracting Officer will approve or reject the request by email.

(END OF STATEMENT OF WORK)

Document Title

CONTRACT CLAUSES:

FAR 52.252-2 Clauses Incorporated by Reference (Feb 1998) This contract incorporates one or more clauses by reference, with the same force and effect as if they were given in full text. Upon request, the Contracting Officer will make their full text available. Also, the full text of a clause may be accessed electronically at this/these address(es):

https://www.acquisition.gov

FAR Clauses Incorporated by Reference:

Clause Title Date FAR 52.204-13 System for Award Management Maintenance Oct 2018 FAR 52.204-18 Commercial and Government Entity Code Maintenance Aug 2020 FAR 52.204-19 Incorporation by Reference of Representations and Certifications Dec 2014 FAR 52.212-4 Contract Terms and Conditions – Commercial Products and Commercial Services Nov 2023 FAR 52.232-40 Providing Accelerated Payments to Small Business Subcontractors Mar 2023

(End Clause)

FAR CLAUSES INCORPORATED BY FULL TEXT

FAR 52.212-5 Contract Terms and Conditions Required To…