SOLICITATION NOTICE
R -- Appraisals for Army Recuriting Stations in New York.
- Notice Date
- 3/28/2011
- Notice Type
- Presolicitation
- NAICS
- 531320
— Offices of Real Estate Appraisers
- Contracting Office
- USACE District, New York, CENAN-CT, 26 Federal Plaza, New York, NY 10278-0090
- ZIP Code
- 10278-0090
- Solicitation Number
- W912DS-11-T-0013
- Response Due
- 4/11/2011
- Archive Date
- 6/10/2011
- Point of Contact
- Albert Rumph, 9177908078
- E-Mail Address
-
USACE District, New York
(albert.c.rumph@usace.army.mil)
- Small Business Set-Aside
- Total Small Business
- Description
- SCOPE OF WORK STATEMENT OF WORK FOR THE MARKET RENTAL VALUE OF RECURTING OFFCIE RENWAL LOCATED AT 1704 PITKIN AVENUE, BROOKLYN, NY GENERAL INFORMATION The US Army Corps of Engineers, New York District, is requesting cost proposals for one (1) self-contained appraisal report of Leasehold interest located at 1704 Pitkin Avenue, Brooklyn, NY (approx 1,800 square foot recruiting office). The appraisal is to be prepared in accordance with the Uniform Appraisal Standards for Federal Land Acquisitions (UASFLA) and the Uniform Standards of Professional Appraisal Practice (USPAP). The purpose of the appraisal is to develop an opinion of the market rental value of the recruiting station. The intended use of the report is for negotiations with the landlord in making lease transaction. The client and intended users of the rental study are for the realty specialist at the US Army Corps of Engineers. CONTACT INFORMATION Technical Point of Contact (POC) for Appraisal Content and Methodology Timothy B. Hogan, Lead Appraiser US Army Corps of Engineers, New York District 26 Federal Plaza 20th Floor, Room 2007 New York, NY 10278 Telephone 917-790-6113 E-mail timothy.b.hogan@usace.army.mil Or Joseph M. Mulle US Army Corps of Engineers, New York District 26 Federal Plaza 20th Floor, Room 2007 New York, NY 10278 Telephone 917-790-8432 E-mail joseph.m.mulle@usace.army.mil The appraiser shall contact the Technical POC once the appraiser has received the Notice to Proceed by USACE Contracting Office. The appraiser shall verify any information pertaining to the properties under appraisal provided by the Technical POC. COPIES OF APPRAISAL REPORTS The appraiser shall submit [five] (5) signed copies of each of the report, and signed electronic file version of each report. ***Hard copies of the reports shall be submitted to the following: Timothy B. Hogan, Lead Appraiser US Army Corps of Engineers, New York District 26 Federal Plaza 20th Floor, Room 2007 New York, NY 10278 Telephone 917-790-6113 E-mail timothy.b.hogan@usace.army.mil PROPERTY IMPROVEMENTS The appraiser shall include measurements and photographs of all property improvements including any tenant improvements. Any personal property items shall be identified in the report but not valued. If the property is unimproved, the appraiser shall state such in the Factual Data section of the report. The subject of this report is a 1,800+/- square foot Army recruiting office. The appraiser must measure and verify the size of the recruiting office. The report shall also include real estate taxes, utility cost, parking cost and interior maintenance cost. All service and expenses must be considered in this report. EXTRAORDINARY ASSUMPTIONS There are no extraordinary assumptions for this assignment. If the appraiser identifies an issue that may require an extraordinary assumption, the Technical POC shall be notified immediately for specific written approval. HYPOTHETICAL CONDITION No hypothetical conditions are allowed without specific written approval from the POC. APPRAISAL REPORT REQUIREMENTS The rental appraisal shall be a self-contained report that shall reference the USACE file number, [DACA51-5-06-121], and be prepared in accordance with the Uniform Appraisal Standards of Federal Land Acquisitions (USAFLA) and the current edition of the Appraisal Foundation's Uniform Standards of Professional Appraisal Practice (USPAP) except to the extent that the UASFLA requires invocation of USPAP's Jurisdictional Exception Rule, as described in Section D 1 of the UASFLA. In the event of a conflict between UASFLA and USPAP, UASFLA takes precedence. A copy of the Uniform Appraisal Standards for Federal land Acquisitions can be obtained through the Appraisal Institute or it is available online at www.justice.gov/enrd/land-ack EFFECTIVE DATE AND DATE OF REPORT Both the effective valuation date of the appraisal and the date of the report shall be included in the Introduction section of the report, and specifically in the Letter of Transmittal. The term effective date shall be used to identify the date of value. Date of the report identifies the date the report is written. See USPAP Standards Rule 2 2, (a) (vi). COMPETENCY PROVISION USPAP, 2010-2011 requires appraisers to adhere to the "Competency Rule" which states that an appraiser must: (1) be competent to perform the assignment; (2) acquire the necessary competency to perform the assignment; or (3) decline or withdraw from the assignment. The appraiser shall disclose in the report how the appraiser has adhered to the Competency Rule. ESTATE APPRAISED The legal estate to be appraised is Leasehold interest. leasehold interest The tenant's possessory interest created by a lease. See also negative leasehold; positive leasehold. Source: Appraisal Institute, The Dictionary of Real Estate Appraisal, 5th ed. (Chicago: Appraisal Institute), 2010. Identification of the property rights appraised should be stated in the Letter of Transmittal. MARKET RENTAL VALUE The MARKET RENT definition to be included in each appraisal as defined in the UASFLA is: Market Rent The most probable rent that a property should bring in a competitive and open market reflecting all conditions and restrictions of the lease agreement, including permitted uses, use restrictions, expense obligations, term, concessions, renewal and purchase options, and tenant improvements (TIs). Source: Appraisal Institute, The Dictionary of Real Estate Appraisal, 5th ed. (Chicago: Appraisal Institute), 2010. No other definition of market value is acceptable for the subject appraisals, and no other market value definition should be included in the reports. OWNER CONTACT AND PROPERTY INSPECTION The contracted appraiser shall contact the owner of each property or their designated representative to obtain permission to inspect the property and offer them the opportunity to accompany the appraiser during inspection. The contracted appraiser shall make a personal inspection of the property / and recruiting station. The appraiser shall state in the report the owner's or designated representative's name, address, and telephone number. The appraiser shall briefly describe the owner's/designee's participation in the inspection and summarize any owner/designee comments regarding the proposed acquisition. The contact information for each site will be supplied by the PCO. The appraiser shall contact the Technical POC, Timothy B. Hogan, 917-790-6113 immediately for any issues regarding the site property POCs. TEN YEAR HISTORY OF THE SUBJECT PROPERTY SALES HISTORY In accordance with Section A 13e of UASFLA, the appraiser shall include the 10 year record of all sales and, if available, any offers to buy or sell the subject property. If no sale of the property has occurred in the past 10 years, the appraiser shall report the last sale of the property, irrespective of date. Information to be obtained shall include the name of the buyer and seller, date of sale, price, terms and conditions of sale, and the appraiser's opinion as to whether or not the sale represented market value at the time, and the reasons for the appraiser's opinion. RENTAL HISTORY The appraiser shall report the lease history of the property for at least the past 3 years, if the information can be ascertained. All current leases shall be reported including the date, name of the tenant, rental amount, term of the lease, and other pertinent lease provisions. If the property / recruiting station unit has not been leased in the past 3 years, the appraisal report shall state such. Section A 13f of UASFLA contains the reporting requirements in detail. APPRAISAL FORMAT The preferred appraisal format shall generally follow and include items in the recommended format in Appendix B of UASFLA, as referenced below. The format may be modified as necessary and inapplicable items may be omitted. For example, if the acquisition of the property is a whole property, then the 'after' analysis is not applicable. The appraiser shall review UASFLA Appendix A, Appraisal Report Documentation Checklist throughout the appraisal process and may chose to include the Checklist in Part VII of the Report. Part I - Introduction 1.Title Page 2.Letter of Transmittal 3.Table of Contents 4.Appraiser's Certification 5.Summary of Salient Facts and Conclusions 6.Photographs of the Subject 7.Statement of Assumptions and Limiting Conditions 8.Scope of the Appraisal 9.Purpose of the Appraisal 10.Effective date of the appraisal and date of the report 11.Estate Appraised 12.Owner Contact and Property Inspection 13.Summary of Appraisal Problems Part II - Factual Data 14.Legal Description 15.Area, city and neighborhood data 16.Property Data: a)Site b)Improvements c)Fixtures d)Use History e)Sales History f)Rental history g)Utility Cost h)Parking Cost i)Interior Maintenance Cost j)Assessed value and Annual Tax Load k)Zoning and other land use regulations Part III - Data Analysis 17.Analysis Highest and Best Use 18.Rental comparison approach 19.Correlation and final value estimate Part VI - Exhibits and Addenda 20.Location map 21.Comparable data maps 22.Detail of comparative data with photographs 23.Plot plant 24.Floor plan 25.Title evidence report (if available) 26.Other pertinent exhibits 27.Qualifications of appraiser (s) APPRAISER'S CERTIFICATION The appraisal report shall include an appraiser's signed statement certifying that: The statements of fact contained in the report are true and correct; the reported analyses, opinions, and conclusions, are limited only by the reported assumptions, limiting conditions, and legal instructions, and are the personal, unbiased professional analysis, opinions, and conclusions of the appraiser The appraiser has no present or prospective interest in the property appraised and no personal interest or bias with respect to the parties involved The compensation received by the appraiser for the appraisal is not contingent on the analyses, opinions or conclusions reached or reported The appraisal was made and the appraisal report prepared in conformity with the Uniform Appraisal Standards for Federal Land Acquisitions The appraisal was made and the appraisal report prepared in conformity with the Appraisal Foundation's Uniform Standards for Professional Appraisal Practice, except to the extent that the Uniform Appraisal Standards for Federal Land Acquisitions required invocation of USPAP's Jurisdictional Exception Rule, as described in Section D 1 of the Uniform Appraisal Standards for Federal Land Acquisitions The appraiser has made a personal inspection of the property appraised and that the property owner, or his/her designated representative, was given the opportunity to accompany the appraiser on the property inspection No one provided significant professional assistance to the appraiser. (If professional assistance was provided the appraiser, the name of the individual(s) providing such assistance must be stated and their professional qualifications should be included in the addenda of the appraisal report. This requirement includes both professional appraisal assistance and providers of subsidiary assistance, e.g., planning and permitting consultants, engineers, cost estimators, marketing consultants.) The appraiser's certification shall also include the appraiser's opinion of market rental value as of the effective date of the appraisal. The appraiser may also add to their certification certain items that may be required by law, the USPAP, and the appraiser's professional organization. Non-pertinent items such as reference to the Financial Institutions Reform, Recovery, and Enforcement Act of 1989 (FIRREA) shall not be included. PHOTOGRAPHS AND MAPS The appraiser shall include photographs of the subject properties and photos of all major improvements, any unusual or unique features of the subject properties. Each photo shall be numbered, and identify the property, the date taken, the name of the person who took the photo, and the direction of the view of the property and from what orientation, i.e. facing south from the northeast corner of the property. The appraiser shall also include and label photographs of any external factors that may affect value. Example, photographs of a comparables rentals, subject, and other factors that may influence a value. Maps should be legible and show directional orientation. The location of the comparable sales and the subject property should be shown on the same map so that the reader of the report can understand the relative proximity. COMPARABLE RENTALS Comparable properties in any approach should represent the same or similar Highest and Best Use as the subject. If the properties do not, a detailed explanation as to why the properties were included in the analysis shall be included in the report. Documentation of each comparable rental shall include at a minimum the name of the lessor and lessee, date of rental, type of rental, price & terms of lease, location, zoning, present use, highest and best use, and a brief physical description of the property. A plot plan or sketch shall also be included if needed. The contracted appraiser shall personally inspect each comparable property from the street at minimum used in the analysis. ENVIRONMENTAL ISSUES The subject properties are to be appraised 'as is' as of the effective date of the appraisal. Inclusion of the assumption that the property is free of contamination from hazardous substances when there is evidence by past use of the property or by the appraiser's inspection that the property may, in fact, be contaminated is not acceptable. APPRAISER QUALIFICATIONS AND STATE CERTIFICATION The appraiser selected must be licensed in the State of [State] as a Certified General Real Property Appraiser. The appraiser's Qualifications shall be included in the Addenda of the report. DUE DATE AND ACCEPTANCE OF REPORTS The subject appraisals shall be due [30] days after the Notice to Proceed from the Contracting Officer. The appraisal reports will be reviewed for compliance with the terms of this Statement of Work, UASFLA, and USPAP. Findings of inadequacy, if any, will require clarification and/or correction at no additional fee. STATEMENT OF WORK FOR THE MARKET RENTAL VALUE OF RECURTING OFFCIE RENWAL LOCATED AT 269 UTICA AVENUE 2nd FLOOR, BROOKLYN, NY GENERAL INFORMATION The US Army Corps of Engineers, New York District, is requesting cost proposals for one (1) self-contained appraisal report of Leasehold interest located at 269 Utica Avenue, 2nd Floor, Brooklyn, NY (approx 3,400 square foot recruiting office). The appraisal is to be prepared in accordance with the Uniform Appraisal Standards for Federal Land Acquisitions (UASFLA) and the Uniform Standards of Professional Appraisal Practice (USPAP). The purpose of the appraisal is to develop an opinion of the market rental value of the recruiting station. The intended use of the report is for negotiations with the landlord in making lease transaction. The client and intended users of the rental study are for the realty specialist at the US Army Corps of Engineers. CONTACT INFORMATION Technical Point of Contact (POC) for Appraisal Content and Methodology Timothy B. Hogan, Lead Appraiser US Army Corps of Engineers, New York District 26 Federal Plaza 20th Floor, Room 2007 New York, NY 10278 Telephone 917-790-6113 E-mail timothy.b.hogan@usace.army.mil Or Joseph M. Mulle US Army Corps of Engineers, New York District 26 Federal Plaza 20th Floor, Room 2007 New York, NY 10278 Telephone 917-790-8432 E-mail joseph.m.mulle@usace.army.mil The appraiser shall contact the Technical POC once the appraiser has received the Notice to Proceed by USACE Contracting Office. The appraiser shall verify any information pertaining to the properties under appraisal provided by the Technical POC. COPIES OF APPRAISAL REPORTS The appraiser shall submit [five] (5) signed copies of each of the report, and signed electronic file version of each report. ***Hard copies of the reports shall be submitted to the following: Timothy B. Hogan, Lead Appraiser US Army Corps of Engineers, New York District 26 Federal Plaza 20th Floor, Room 2007 New York, NY 10278 Telephone 917-790-6113 E-mail timothy.b.hogan@usace.army.mil PROPERTY IMPROVEMENTS The appraiser shall include measurements and photographs of all property improvements including any tenant improvements. Any personal property items shall be identified in the report but not valued. If the property is unimproved, the appraiser shall state such in the Factual Data section of the report. The subject of this report is a 3,400+/- square foot Army recruiting office. The office has an Army recruiting office of approximately 1,583 square feet, a Navy recruiting office of approximately 1,124 square feet, and an Air Force recruiting office of approximately 693 square feet, the appraiser must measure and verify the size of the recruiting office. The report shall also include real estate taxes, utility cost, parking cost and interior maintenance cost. All service and expenses must be considered in this report. EXTRAORDINARY ASSUMPTIONS There are no extraordinary assumptions for this assignment. If the appraiser identifies an issue that may require an extraordinary assumption, the Technical POC shall be notified immediately for specific written approval. HYPOTHETICAL CONDITION No hypothetical conditions are allowed without specific written approval from the POC. APPRAISAL REPORT REQUIREMENTS The rental appraisal shall be a self-contained report that shall reference the USACE file number, [DACA51-5-06-143], and be prepared in accordance with the Uniform Appraisal Standards of Federal Land Acquisitions (USAFLA) and the current edition of the Appraisal Foundation's Uniform Standards of Professional Appraisal Practice (USPAP) except to the extent that the UASFLA requires invocation of USPAP's Jurisdictional Exception Rule, as described in Section D 1 of the UASFLA. In the event of a conflict between UASFLA and USPAP, UASFLA takes precedence. A copy of the Uniform Appraisal Standards for Federal land Acquisitions can be obtained through the Appraisal Institute or it is available online at www.justice.gov/enrd/land-ack EFFECTIVE DATE AND DATE OF REPORT Both the effective valuation date of the appraisal and the date of the report shall be included in the Introduction section of the report, and specifically in the Letter of Transmittal. The term effective date shall be used to identify the date of value. Date of the report identifies the date the report is written. See USPAP Standards Rule 2 2, (a) (vi). COMPETENCY PROVISION USPAP, 2010-2011 requires appraisers to adhere to the "Competency Rule" which states that an appraiser must: (1) be competent to perform the assignment; (2) acquire the necessary competency to perform the assignment; or (3) decline or withdraw from the assignment. The appraiser shall disclose in the report how the appraiser has adhered to the Competency Rule. ESTATE APPRAISED The legal estate to be appraised is Leasehold interest. leasehold interest The tenant's possessory interest created by a lease. See also negative leasehold; positive leasehold. Source: Appraisal Institute, The Dictionary of Real Estate Appraisal, 5th ed. (Chicago: Appraisal Institute), 2010. Identification of the property rights appraised should be stated in the Letter of Transmittal. MARKET RENTAL VALUE The MARKET RENT definition to be included in each appraisal as defined in the UASFLA is: Market Rent The most probable rent that a property should bring in a competitive and open market reflecting all conditions and restrictions of the lease agreement, including permitted uses, use restrictions, expense obligations, term, concessions, renewal and purchase options, and tenant improvements (TIs). Source: Appraisal Institute, The Dictionary of Real Estate Appraisal, 5th ed. (Chicago: Appraisal Institute), 2010. No other definition of market value is acceptable for the subject appraisals, and no other market value definition should be included in the reports. OWNER CONTACT AND PROPERTY INSPECTION The contracted appraiser shall contact the owner of each property or their designated representative to obtain permission to inspect the property and offer them the opportunity to accompany the appraiser during inspection. The contracted appraiser shall make a personal inspection of the property / and recruiting station. The appraiser shall state in the report the owner's or designated representative's name, address, and telephone number. The appraiser shall briefly describe the owner's/designee's participation in the inspection and summarize any owner/designee comments regarding the proposed acquisition. The contact information for each site will be supplied by the PCO. The appraiser shall contact the Technical POC, Timothy B. Hogan, 917-790-6113 immediately for any issues regarding the site property POCs. TEN YEAR HISTORY OF THE SUBJECT PROPERTY SALES HISTORY In accordance with Section A 13e of UASFLA, the appraiser shall include the 10 year record of all sales and, if available, any offers to buy or sell the subject property. If no sale of the property has occurred in the past 10 years, the appraiser shall report the last sale of the property, irrespective of date. Information to be obtained shall include the name of the buyer and seller, date of sale, price, terms and conditions of sale, and the appraiser's opinion as to whether or not the sale represented market value at the time, and the reasons for the appraiser's opinion. RENTAL HISTORY The appraiser shall report the lease history of the property for at least the past 3 years, if the information can be ascertained. All current leases shall be reported including the date, name of the tenant, rental amount, term of the lease, and other pertinent lease provisions. If the property / recruiting station unit has not been leased in the past 3 years, the appraisal report shall state such. Section A 13f of UASFLA contains the reporting requirements in detail. APPRAISAL FORMAT The preferred appraisal format shall generally follow and include items in the recommended format in Appendix B of UASFLA, as referenced below. The format may be modified as necessary and inapplicable items may be omitted. For example, if the acquisition of the property is a whole property, then the 'after' analysis is not applicable. The appraiser shall review UASFLA Appendix A, Appraisal Report Documentation Checklist throughout the appraisal process and may chose to include the Checklist in Part VII of the Report. Part I - Introduction 28.Title Page 29.Letter of Transmittal 30.Table of Contents 31.Appraiser's Certification 32.Summary of Salient Facts and Conclusions 33.Photographs of the Subject 34.Statement of Assumptions and Limiting Conditions 35.Scope of the Appraisal 36.Purpose of the Appraisal 37.Effective date of the appraisal and date of the report 38.Estate Appraised 39.Owner Contact and Property Inspection 40.Summary of Appraisal Problems Part II - Factual Data 41.Legal Description 42.Area, city and neighborhood data 43.Property Data: l)Site m)Improvements n)Fixtures o)Use History p)Sales History q)Rental history r)Utility Cost s)Parking Cost t)Interior Maintenance Cost u)Assessed value and Annual Tax Load v)Zoning and other land use regulations Part III - Data Analysis 44.Analysis Highest and Best Use 45.Rental comparison approach 46.Correlation and final value estimate Part VI - Exhibits and Addenda 47.Location map 48.Comparable data maps 49.Detail of comparative data with photographs 50.Plot plant 51.Floor plan 52.Title evidence report (if available) 53.Other pertinent exhibits 54.Qualifications of appraiser (s) APPRAISER'S CERTIFICATION The appraisal report shall include an appraiser's signed statement certifying that: The statements of fact contained in the report are true and correct; the reported analyses, opinions, and conclusions, are limited only by the reported assumptions, limiting conditions, and legal instructions, and are the personal, unbiased professional analysis, opinions, and conclusions of the appraiser The appraiser has no present or prospective interest in the property appraised and no personal interest or bias with respect to the parties involved The compensation received by the appraiser for the appraisal is not contingent on the analyses, opinions or conclusions reached or reported The appraisal was made and the appraisal report prepared in conformity with the Uniform Appraisal Standards for Federal Land Acquisitions The appraisal was made and the appraisal report prepared in conformity with the Appraisal Foundation's Uniform Standards for Professional Appraisal Practice, except to the extent that the Uniform Appraisal Standards for Federal Land Acquisitions required invocation of USPAP's Jurisdictional Exception Rule, as described in Section D 1 of the Uniform Appraisal Standards for Federal Land Acquisitions The appraiser has made a personal inspection of the property appraised and that the property owner, or his/her designated representative, was given the opportunity to accompany the appraiser on the property inspection No one provided significant professional assistance to the appraiser. (If professional assistance was provided the appraiser, the name of the individual(s) providing such assistance must be stated and their professional qualifications should be included in the addenda of the appraisal report. This requirement includes both professional appraisal assistance and providers of subsidiary assistance, e.g., planning and permitting consultants, engineers, cost estimators, marketing consultants.) The appraiser's certification shall also include the appraiser's opinion of market rental value as of the effective date of the appraisal. The appraiser may also add to their certification certain items that may be required by law, the USPAP, and the appraiser's professional organization. Non-pertinent items such as reference to the Financial Institutions Reform, Recovery, and Enforcement Act of 1989 (FIRREA) shall not be included. PHOTOGRAPHS AND MAPS The appraiser shall include photographs of the subject properties and photos of all major improvements, any unusual or unique features of the subject properties. Each photo shall be numbered, and identify the property, the date taken, the name of the person who took the photo, and the direction of the view of the property and from what orientation, i.e. facing south from the northeast corner of the property. The appraiser shall also include and label photographs of any external factors that may affect value. Example, photographs of a comparables rentals, subject, and other factors that may influence a value. Maps should be legible and show directional orientation. The location of the comparable sales and the subject property should be shown on the same map so that the reader of the report can understand the relative proximity. COMPARABLE RENTALS Comparable properties in any approach should represent the same or similar Highest and Best Use as the subject. If the properties do not, a detailed explanation as to why the properties were included in the analysis shall be included in the report. Documentation of each comparable rental shall include at a minimum the name of the lessor and lessee, date of rental, type of rental, price & terms of lease, location, zoning, present use, highest and best use, and a brief physical description of the property. A plot plan or sketch shall also be included if needed. The contracted appraiser shall personally inspect each comparable property from the street at minimum used in the analysis. ENVIRONMENTAL ISSUES The subject properties are to be appraised 'as is' as of the effective date of the appraisal. Inclusion of the assumption that the property is free of contamination from hazardous substances when there is evidence by past use of the property or by the appraiser's inspection that the property may, in fact, be contaminated is not acceptable. APPRAISER QUALIFICATIONS AND STATE CERTIFICATION The appraiser selected must be licensed in the State of [State] as a Certified General Real Property Appraiser. The appraiser's Qualifications shall be included in the Addenda of the report. DUE DATE AND ACCEPTANCE OF REPORTS The subject appraisals shall be due [30] days after the Notice to Proceed from the Contracting Officer. The appraisal reports will be reviewed for compliance with the terms of this Statement of Work, UASFLA, and USPAP. Findings of inadequacy, if any, will require clarification and/or correction at no additional fee. STATEMENT OF WORK FOR THE MARKET RENTAL VALUE OF RECURTING OFFCIE RENWAL LOCATED AT 4383-85 WHITE PLAINS ROAD, BRONX, NY GENERAL INFORMATION The US Army Corps of Engineers, New York District, is requesting cost proposals for one (1) self-contained appraisal report of Leasehold interest located at 4383-85 White Plains Road, Bronx, NY (1,743 square foot recruiting office). The appraisal is to be prepared in accordance with the Uniform Appraisal Standards for Federal Land Acquisitions (UASFLA) and the Uniform Standards of Professional Appraisal Practice (USPAP). The purpose of the appraisal is to develop an opinion of the market rental value of the recruiting station. The intended use of the report is for negotiations with the landlord in making lease transaction. The client and intended users of the rental study are for the realty specialist at the US Army Corps of Engineers. CONTACT INFORMATION Technical Point of Contact (POC) for Appraisal Content and Methodology Timothy B. Hogan, Lead Appraiser US Army Corps of Engineers, New York District 26 Federal Plaza 20th Floor, Room 2007 New York, NY 10278 Telephone 917-790-6113 E-mail timothy.b.hogan@usace.army.mil Or Joseph M. Mulle US Army Corps of Engineers, New York District 26 Federal Plaza 20th Floor, Room 2007 New York, NY 10278 Telephone 917-790-8432 E-mail joseph.m.mulle@usace.army.mil The appraiser shall contact the Technical POC once the appraiser has received the Notice to Proceed by USACE Contracting Office. The appraiser shall verify any information pertaining to the properties under appraisal provided by the Technical POC. COPIES OF APPRAISAL REPORTS The appraiser shall submit [five] (5) signed copies of each of the report, and signed electronic file version of each report. ***Hard copies of the reports shall be submitted to the following: Timothy B. Hogan, Lead Appraiser US Army Corps of Engineers, New York District 26 Federal Plaza 20th Floor, Room 2007 New York, NY 10278 Telephone 917-790-6113 E-mail timothy.b.hogan@usace.army.mil PROPERTY IMPROVEMENTS The appraiser shall include measurements and photographs of all property improvements including any tenant improvements. Any personal property items shall be identified in the report but not valued. If the property is unimproved, the appraiser shall state such in the Factual Data section of the report. The subject of this report is a 1,743+/- square foot recruiting office. The office has a Navy recruiting office of approximately 1,325 square feet, and a Marine recruiting office of approximately 391 square feet, the appraiser must measure and verify the size of the recruiting office. The report shall also include real estate taxes, utility cost, parking cost and interior maintenance cost. All service and expenses must be considered in this report. EXTRAORDINARY ASSUMPTIONS There are no extraordinary assumptions for this assignment. If the appraiser identifies an issue that may require an extraordinary assumption, the Technical POC shall be notified immediately for specific written approval. HYPOTHETICAL CONDITION No hypothetical conditions are allowed without specific written approval from the POC. APPRAISAL REPORT REQUIREMENTS The rental appraisal shall be a self-contained report that shall reference the USACE file number, [DACA51-5-06-148], and be prepared in accordance with the Uniform Appraisal Standards of Federal Land Acquisitions (USAFLA) and the current edition of the Appraisal Foundation's Uniform Standards of Professional Appraisal Practice (USPAP) except to the extent that the UASFLA requires invocation of USPAP's Jurisdictional Exception Rule, as described in Section D 1 of the UASFLA. In the event of a conflict between UASFLA and USPAP, UASFLA takes precedence. A copy of the Uniform Appraisal Standards for Federal land Acquisitions can be obtained through the Appraisal Institute or it is available online at www.justice.gov/enrd/land-ack EFFECTIVE DATE AND DATE OF REPORT Both the effective valuation date of the appraisal and the date of the report shall be included in the Introduction section of the report, and specifically in the Letter of Transmittal. The term effective date shall be used to identify the date of value. Date of the report identifies the date the report is written. See USPAP Standards Rule 2 2, (a) (vi). COMPETENCY PROVISION USPAP, 2010-2011 requires appraisers to adhere to the "Competency Rule" which states that an appraiser must: (1) be competent to perform the assignment; (2) acquire the necessary competency to perform the assignment; or (3) decline or withdraw from the assignment. The appraiser shall disclose in the report how the appraiser has adhered to the Competency Rule. ESTATE APPRAISED The legal estate to be appraised is Leasehold interest. leasehold interest The tenant's possessory interest created by a lease. See also negative leasehold; positive leasehold. Source: Appraisal Institute, The Dictionary of Real Estate Appraisal, 5th ed. (Chicago: Appraisal Institute), 2010. Identification of the property rights appraised should be stated in the Letter of Transmittal. MARKET RENTAL VALUE The MARKET RENT definition to be included in each appraisal as defined in the UASFLA is: Market Rent The most probable rent that a property should bring in a competitive and open market reflecting all conditions and restrictions of the lease agreement, including permitted uses, use restrictions, expense obligations, term, concessions, renewal and purchase options, and tenant improvements (TIs). Source: Appraisal Institute, The Dictionary of Real Estate Appraisal, 5th ed. (Chicago: Appraisal Institute), 2010. No other definition of market value is acceptable for the subject appraisals, and no other market value definition should be included in the reports. OWNER CONTACT AND PROPERTY INSPECTION The contracted appraiser shall contact the owner of each property or their designated representative to obtain permission to inspect the property and offer them the opportunity to accompany the appraiser during inspection. The contracted appraiser shall make a personal inspection of the property / and recruiting station. The appraiser shall state in the report the owner's or designated representative's name, address, and telephone number. The appraiser shall briefly describe the owner's/designee's participation in the inspection and summarize any owner/designee comments regarding the proposed acquisition. The contact information for each site will be supplied by the PCO. The appraiser shall contact the Technical POC, Timothy B. Hogan, 917-790-6113 immediately for any issues regarding the site property POCs. TEN YEAR HISTORY OF THE SUBJECT PROPERTY SALES HISTORY In accordance with Section A 13e of UASFLA, the appraiser shall include the 10 year record of all sales and, if available, any offers to buy or sell the subject property. If no sale of the property has occurred in the past 10 years, the appraiser shall report the last sale of the property, irrespective of date. Information to be obtained shall include the name of the buyer and seller, date of sale, price, terms and conditions of sale, and the appraiser's opinion as to whether or not the sale represented market value at the time, and the reasons for the appraiser's opinion. RENTAL HISTORY The appraiser shall report the lease history of the property for at least the past 3 years, if the information can be ascertained. All current leases shall be reported including the date, name of the tenant, rental amount, term of the lease, and other pertinent lease provisions. If the property / recruiting station unit has not been leased in the past 3 years, the appraisal report shall state such. Section A 13f of UASFLA contains the reporting requirements in detail. APPRAISAL FORMAT The preferred appraisal format shall generally follow and include items in the recommended format in Appendix B of UASFLA, as referenced below. The format may be modified as necessary and inapplicable items may be omitted. For example, if the acquisition of the property is a whole property, then the 'after' analysis is not applicable. The appraiser shall review UASFLA Appendix A, Appraisal Report Documentation Checklist throughout the appraisal process and may chose to include the Checklist in Part VII of the Report. Part I - Introduction 55.Title Page 56.Letter of Transmittal 57.Table of Contents 58.Appraiser's Certification 59.Summary of Salient Facts and Conclusions 60.Photographs of the Subject 61.Statement of Assumptions and Limiting Conditions 62.Scope of the Appraisal 63.Purpose of the Appraisal 64.Effective date of the appraisal and date of the report 65.Estate Appraised 66.Owner Contact and Property Inspection 67.Summary of Appraisal Problems Part II - Factual Data 68.Legal Description 69.Area, city and neighborhood data 70.Property Data: w)Site x)Improvements y)Fixtures z)Use History aa)Sales History bb)Rental history cc)Utility Cost dd)Parking Cost ee)Interior Maintenance Cost ff)Assessed value and Annual Tax Load gg)Zoning and other land use regulations Part III - Data Analysis 71.Analysis Highest and Best Use 72.Rental comparison approach 73.Correlation and final value estimate Part VI - Exhibits and Addenda 74.Location map 75.Comparable data maps 76.Detail of comparative data with photographs 77.Plot plant 78.Floor plan 79.Title evidence report (if available) 80.Other pertinent exhibits 81.Qualifications of appraiser (s) APPRAISER'S CERTIFICATION The appraisal report shall include an appraiser's signed statement certifying that: The statements of fact contained in the report are true and correct; the reported analyses, opinions, and conclusions, are limited only by the reported assumptions, limiting conditions, and legal instructions, and are the personal, unbiased professional analysis, opinions, and conclusions of the appraiser The appraiser has no present or prospective interest in the property appraised and no personal interest or bias with respect to the parties involved The compensation received by the appraiser for the appraisal is not contingent on the analyses, opinions or conclusions reached or reported The appraisal was made and the appraisal report prepared in conformity with the Uniform Appraisal Standards for Federal Land Acquisitions The appraisal was made and the appraisal report prepared in conformity with the Appraisal Foundation's Uniform Standards for Professional Appraisal Practice, except to the extent that the Uniform Appraisal Standards for Federal Land Acquisitions required invocation of USPAP's Jurisdictional Exception Rule, as described in Section D 1 of the Uniform Appraisal Standards for Federal Land Acquisitions The appraiser has made a personal inspection of the property appraised and that the property owner, or his/her designated representative, was given the opportunity to accompany the appraiser on the property inspection No one provided significant professional assistance to the appraiser. (If professional assistance was provided the appraiser, the name of the individual(s) providing such assistance must be stated and their professional qualifications should be included in the addenda of the appraisal report. This requirement includes both professional appraisal assistance and providers of subsidiary assistance, e.g., planning and permitting consultants, engineers, cost estimators, marketing consultants.) The appraiser's certification shall also include the appraiser's opinion of market rental value as of the effective date of the appraisal. The appraiser may also add to their certification certain items that may be required by law, the USPAP, and the appraiser's professional organization. Non-pertinent items such as reference to the Financial Institutions Reform, Recovery, and Enforcement Act of 1989 (FIRREA) shall not be included. PHOTOGRAPHS AND MAPS The appraiser shall include photographs of the subject properties and photos of all major improvements, any unusual or unique features of the subject properties. Each photo shall be numbered, and identify the property, the date taken, the name of the person who took the photo, and the direction of the view of the property and from what orientation, i.e. facing south from the northeast corner of the property. The appraiser shall also include and label photographs of any external factors that may affect value. Example, photographs of a comparables rentals, subject, and other factors that may influence a value. Maps should be legible and show directional orientation. The location of the comparable sales and the subject property should be shown on the same map so that the reader of the report can understand the relative proximity. COMPARABLE RENTALS Comparable properties in any approach should represent the same or similar Highest and Best Use as the subject. If the properties do not, a detailed explanation as to why the properties were included in the analysis shall be included in the report. Documentation of each comparable rental shall include at a minimum the name of the lessor and lessee, date of rental, type of rental, price & terms of lease, location, zoning, present use, highest and best use, and a brief physical description of the property. A plot plan or sketch shall also be included if needed. The contracted appraiser shall personally inspect each comparable property from the street at minimum used in the analysis. ENVIRONMENTAL ISSUES The subject properties are to be appraised 'as is' as of the effective date of the appraisal. Inclusion of the assumption that the property is free of contamination from hazardous substances when there is evidence by past use of the property or by the appraiser's inspection that the property may, in fact, be contaminated is not acceptable. APPRAISER QUALIFICATIONS AND STATE CERTIFICATION The appraiser selected must be licensed in the State of [State] as a Certified General Real Property Appraiser. The appraiser's Qualifications shall be included in the Addenda of the report. DUE DATE AND ACCEPTANCE OF REPORTS The subject appraisals shall be due [30] days after the Notice to Proceed from the Contracting Officer. The appraisal reports will be reviewed for compliance with the terms of this Statement of Work, UASFLA, and USPAP. Findings of inadequacy, if any, will require clarification and/or correction at no additional fee.
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- Place of Performance
- Address: USACE District, New York CENAN-CT, 26 Federal Plaza, New York NY
- Zip Code: 10278-0090
- Zip Code: 10278-0090
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