Attachment_1_ShawAFB_N_Gate_2Tracts_SOW_ADDENDA_0615.pdf

ADDENDA TO

STATEMENT OF WORK for Two (2) REAL PROPERTY APPRAISAL REPORTS

FOR THE FEDERAL ACQUISITION OF FEE SIMPLE INTEREST

Tract 1001 - 2.83 Acres Vacant Land, and

Tract 1006 - 8.59 Acres with Four Commercial Buildings Frierson Road, Adjacent to the North Gate of

Shaw Air Force Base, Sumter County, South Carolina

Shaw AFB Area Map Aircraft Noise Contours and Acquisition Area Maps

Acquisition Tract Maps Project Map Photographs

Appendix A Appraisal Report Documentation Checklist Appendix B Recommended Format for Federal Appraisal Reports

SHAW AIR FORCE BASE AREA MAP

ACQUISITION AREA IN BLUE CROSS HATCH, and AIRCRAFT DNL (Noise Level) CONTOURS IN ORANGE LINES

(70-85 dB for Acquisition Area)

Acquisition Area in blue

ACQUISITION MAP FOR REMAINING TRACTS 1001 and 1006

Tract 1001

Tract 1006

Proposed New Frierson Road

PROJECT MAP

New North Gate Location

Survey Tract 1001

Survey Tract 1006

Tract 1001

Tract 1006 Building 1

Tract 1006 Buildings 2, 3 and 4

Tract 1006, Building 4

Tract 1006, Building 5

Frierson Road Looking West Towards Tract 1006 & Shaw AFB

Frierson Road Looking East from Tract 1006

A

APPENDIX

Appraisal Report Documentation Checklist

Title Page ❏ Agency Name ❏ Property Address ❏ Agency Tract No. ❏ Appraiser’s Name(s) ❏ Appraiser’s Address ❏ Effective Date of Value

Letter of Transmittal ❏ Date of Letter ❏ Identification of Property ❏ Prop. Rights Appraised ❏ Effective Date of Value ❏ Special Assumptions ❏ Special Instructions ❏ Estimate of Before ❏ Estimate of After

Value Value ❏ Appraiser Signature

Table of Contents ❏ Omitted ❏ Adequate ❏ Inadequate

Appraiser’s Certification ❏ Facts True &Correct ❏ Limited Only by Assump.

❏ No Interest in Property ❏ No Contingent Fee ❏ Conforms to ❏ Conforms to

USPAP Fed. Standards ❏ Property Inspection ❏ Offered Owner Accomp.

❏ Professional Assistance ❏ Before Value ❏ After Value ❏ Effective Date of Value

Summary of Salient Facts and Conclusions ❏ Ident. of Property ❏ Effective Date of Value ❏ H & B Use—Before ❏ H & B Use—After ❏ Description Before ❏ Description After Value Before: Value After:

❏ Cost ❏ Cost ❏ Market ❏ Market ❏ Income ❏ Income ❏ Final Est. ❏ Final Est.

Photographs of Subject ❏ Omitted ❏ Adequate ❏ Inadequate

Assumptions & Limiting Conditions ❏ Appropriate ❏ Suitable for Trial ❏ Extraneous ❏ Limited Appraisal

Assumptions

Scope of Appraisal ❏ Omitted ❏ Adequate ❏ Inadequate

Purpose of Appraisal ❏ Defin. of Market Value ❏ Defin. of Property Rights

Sum. of Appraisal Prob.

❏ Omitted ❏ Adequate ❏ Inadequate

Legal Desc.—Before ❏ Omitted ❏ Adequate ❏ Inadequate

Area Data—Before ❏ Omitted ❏ Adequate ❏ Inadequate

Site Data—Before (Overall) ❏ Adequate ❏ Inadequate ❏ Present use ❏ Access ❏ Topog. ❏ Soils ❏ Vegetation ❏ Land Area ❏ Land Shape ❏ Utilities ❏ Minerals ❏ Easements ❏ Hazards

Improvement Data—Before (Overall) ❏ Adequate ❏ Inadequate ❏ Type ❏ Size ❏ Actual Age ❏ Effective Age ❏ Condition ❏ Quality ❏ Occupancy ❏ On-site Imp.

Fixtures—Before ❏ Omitted ❏ Adequate ❏ Inadequate

History—Before Use

❏ Omitted ❏ Adequate ❏ Inadequate Sales

❏ Omitted ❏ Adequate ❏ Inadequate Rental

❏ Omitted ❏ Adequate ❏ Inadequate

114 Uniform Appraisal Standards for Federal Land Acquisitions

Assessed Value & Tax Load—Before Assessed Value

❏ Omitted ❏ Adequate ❏ Inadequate Tax Load

❏ Omitted ❏ Adequate ❏ Inadequate

Zoning & Land Use Regulations—Before Description

❏ Omitted ❏ Adequate ❏ Inadequate Rezone Probability

❏ Omitted ❏ Adequate ❏ Inadequate Land Use Regs.

❏ Omitted ❏ Adequate ❏ Inadequate

Highest and Best Use—Before Vacant

❏ Omitted ❏ Adequate ❏ Inadequate Improved

❏ Omitted ❏ Adequate ❏ Inadequate L.P. Considered

❏ Omitted ❏ Adequate ❏ Inadequate Reasonable Conclusion

❏ Yes ❏ No

Land Valuation—Before Comparables:

Description

❏ Adequate ❏ Inadequate Photos

❏ Omitted ❏ Adequate ❏ Inadequate Analysis

❏ Omitted ❏ Adequate ❏ Inadequate Suitable for Trial

❏ Yes ❏ No Final Value Analysis

❏ Adequate ❏ Inadequate

Cost Approach—Before Justified Omission

❏ Yes ❏ No ❏ N/A Reproduction Cost

❏ Adequate ❏ Inadequate Depreciation:

Market Supported

❏ Yes ❏ No Analysis

❏ Omitted ❏ Adequate ❏ Inadequate Final Estimate

❏ Adequate ❏ Inadequate

Sales Comparison Approach—Before Comparables:

Description

❏ Adequate ❏ Inadequate Photos ❏ Omitted ❏ Adequate ❏ Inadequate Analysis

❏ Omitted ❏ Adequate ❏ Inadequate Suitable for Trial

❏ Yes ❏ No Final Value Analysis

❏ Adequate ❏ Inadequate

Income Capitalization Approach—Before Justified Omission

❏ Yes ❏ No ❏ N/A Gross Income Estimate

❏ Adequate ❏ Inadequate Vacancy

❏ Omitted ❏ Adequate ❏ Inadequate Expenses:

Fixed

❏ Omitted ❏ Adequate ❏ Inadequate Operating

❏ Omitted ❏ Adequate ❏ Inadequate Reserves

❏ Omitted ❏ Adequate ❏ Inadequate Capitalization Rate:

Market Supported

❏ Yes ❏ No Selection Method

❏ Adequate ❏ Inadequate Suitable for Trial

❏ Yes ❏ No

Final Value Estimate—Before Reasoned Analysis

❏ Omitted ❏ Adequate ❏ Inadequate Avoided Summation Appraisal

❏ Yes ❏ No Suitable for Trial

❏ Yes ❏ No

Legal Description—After (or Description of Acquisition) ❏ Omitted ❏ Adequate ❏ Inadequate

Neighborhood Factors—After Project Desc.

❏ Omitted ❏ Adequate ❏ Inadequate Project Impact

❏ Omitted ❏ Adequate ❏ Inadequate

Site Data ❏ Shape ❏ Utilities ❏ Size ❏ Access ❏ Easements Relationship to Project

❏ Adequate ❏ Inadequate

Improvements—After Description

❏ Omitted ❏ Adequate ❏ Inadequate

Fixtures—After ❏ Omitted ❏ Adequate ❏ Inadequate

History—After Use/Rental Since Take

❏ Omitted ❏ Adequate ❏ Inadequate

Assessed Value—Tax Load—After Estimated A.V.

❏ Omitted ❏ Adequate ❏ Inadequate Estimated Tax Load

❏ Omitted ❏ Adequate ❏ Inadequate

Zoning & Land Use Regulations—After Rezone Considered

❏ Omitted ❏ Adequate ❏ Inadequate

Appendix A

Uniform Appraisal Standards for Federal Land Acquisitions 115

Highest & Best Use—After Change Considered

❏ Omitted ❏ Adequate ❏ Inadequate Intensity Considered

❏ Omitted ❏ Adequate ❏ Inadequate Restoration Considered

❏ Yes ❏ No ❏ N/A Effects of TCEs

❏ Yes ❏ No ❏ N/A Reasonable Conclusion

❏ Yes ❏ No Non-conformity

❏ Omitted ❏ Adequate ❏ Inadequate

Land Valuation—After Comparables:

Same Comparables as Before

❏ Yes ❏ No Description

❏ Adequate ❏ Inadequate Photos

❏ Omitted ❏ Adequate ❏ Inadequate Analysis

❏ Omitted ❏ Adequate ❏ Inadequate Suitable for Trial

❏ Yes ❏ No Final Value Analysis

❏ Adequate ❏ Inadequate

Cost Approach—After Justified Omission

❏ Yes ❏ No ❏ N/A Reproduction Cost

❏ Adequate ❏ Inadequate Depreciation:

Market Supported

❏ Yes ❏ No Analysis

❏ Omitted ❏ Adequate ❏ Inadequate Final Value Analysis

❏ Adequate ❏ Inadequate

Sales Comparison Approach—After Comparables:

Same Comparables as Before

❏ Yes ❏ No Description

❏ Adequate ❏ Inadequate Photos

❏ Omitted ❏ Adequate ❏ Inadequate Analysis

❏ Omitted ❏ Adequate ❏ Inadequate Suitable for Trial

❏ Yes ❏ No Final Value Analysis

❏ Adequate ❏ Inadequate

Income Capitalization Approach—After Justified Omission

❏ Yes ❏ No ❏ N/A Gross Income Estimate

❏ Adequate ❏ Inadequate Vacancy

❏ Omitted ❏ Adequate ❏ Inadequate Expenses:

Fixed

❏ Omitted ❏ Adequate ❏ Inadequate Operating

❏ Omitted ❏ Adequate ❏ Inadequate Reserves

❏ Omitted ❏ Adequate ❏ Inadequate Capitalization Rate:

Market Supported

❏ Omitted ❏ Adequate ❏ Inadequate Selection Method

❏ Adequate ❏ Inadequate Suitable for Trial

❏ Yes ❏ No

Final Value Estimate—After Reasoned Analysis

❏ Omitted ❏ Adequate ❏ Inadequate Avoided Summation Appraisal

❏ Yes ❏ No Suitable for Trial

❏ Yes ❏ No

Acquisition Analysis Avoided Valuing Take

❏ Yes ❏ No Shown in Proper Form

❏ Yes ❏ No

Allocation & Explanation of Damages Value of Take/Damages Properly Allocated

❏ Yes ❏ No Damage Explanation

❏ Omitted ❏ Adequate ❏ Inadequate Noted Accounting Tabulation

❏ Yes ❏ No Cost to Cure Damage Estimated

❏ Yes ❏ No Cost Justified

❏ Omitted ❏ Adequate ❏ Inadequate Profit

❏ Omitted ❏ Adequate ❏ Inadequate Cost v. Diminution in Market Value Considered

❏ Omitted ❏ Adequate ❏ Inadequate

Special Benefits Adequately Explained

❏ Yes ❏ No ❏ N/A

Location Map ❏ Omitted ❏ Adequate ❏ Inadequate

Comparable Data Maps All Comps on Map

❏ Yes ❏ No Subject Shown on Map

❏ Yes ❏ No

116 Uniform Appraisal Standards for Federal Land Acquisitions

Comparable Data Sheets Confirmed

❏ Yes ❏ No Terms Reported

❏ Yes ❏ No Buyer/Seller

❏ Yes ❏ No Date of Sale

❏ Yes ❏ No Recording Info

❏ Yes ❏ No Location

❏ Yes ❏ No Present Use

❏ Yes ❏ No H&B Use

❏ Yes ❏ No Zoning

❏ Yes ❏ No Legal

❏ Yes ❏ No Physical Description

❏ Adequate ❏ Inadequate

Plot Plan Property Boundaries Shown

❏ Yes ❏ No Dimensions Before

❏ Yes ❏ No Dimensions After

❏ Yes ❏ No Street Frontage Before

❏ Yes ❏ No Street Frontage After

❏ Yes ❏ No Photo Locations

❏ Yes ❏ No Improvement Locations

❏ Yes ❏ No

Floor Plan ❏ Adequate ❏ Inadequate ❏ N/A

Title Report ❏ Omitted ❏ Adequate ❏ Inadequate

Other Exhibits ❏ Adequate ❏ Inadequate ❏ N/A

Qualifications ❏ Omitted ❏ Adequate ❏ Inadequate

Source: Real Estate Valuation in Litigation, 2nd ed. (Chicago: Appraisal Institute,1995).

B

APPENDIX

Recommended Format for Federal Appraisal Reports

Part I—Introduction A-1. Title page

A-2. Letter of transmittal

A-3. Table of contents

A-4. Appraiser’s certification

A-5. Summary of salient facts and conclusions

A-6. Photographs of subject property

A-7. Statement of assumptions and limiting conditions

A-8. Scope of the appraisal

A-9. Purpose of the appraisal

A-10. Summary of appraisal problems

Part II—Factual Data— Before Acquisition A-11. Legal description

A-12. Area, city and neighborhood data

A-13. Property data:

a. Site

b. Improvements

c. Fixtures

d. Use history

e. Sales history

f. Rental history

g. Assessed value and annual tax load

h. Zoning and other land use regulations

Part III—Data Analysis and Conclusions—Before Acquisition A-14. Analysis of highest and best use

A-15. Land valuation

A-16. Value estimate by cost approach

A-17. Value estimate by sales comparison approach

A-18. Value estimate by income capitalization approach

A-19. Correlation and final value estimate

Part IV—Factual Data— After Acquisition A-20. Legal description

A-21. Neighborhood factors

A-22. Property data

a. Site

b. Improvements

c. Fixtures

d. History

e. Assessed value and annual tax load

f. Zoning and other land use regulations

118 Uniform Appraisal Standards for Federal Land AcquisitionsAppendix B

Part V—Data Analysis and Conclusions—After Acquisition A-23. Analysis of highest and best use

A-24. Land valuation

A-25. Value estimate by cost approach

A-26. Value estimate by sales comparison approach

A-27. Value estimate by income capitalization approach

A-28. Correlation and final value estimate

Part VI—Acquisition Analysis A-29. Recapitulation

A-30. Allocation and explanation of damages

A-31. Explanation of special benefits

Part VII—Exhibits and Addenda A-32. Location map

A-33. Comparable data maps

A-34. Detail of comparative data

A-35. Plot plan

A-36. Floor plan

A-37. Title evidence report

A-38. Other pertinent exhibits

A-39. Qualifications of appraiser

Source: Real Estate Valuation in Litigation, 2nd ed. (Chicago: Appraisal Institute, 1995).