Description
This is a combined synopsis/ solicitation for commercial items prepared in accordance with the format in Subpart 12.6, as supplemented with additional information included in this notice. This announcement constitutes the only solicitation; proposals are being requested and a written solicitation will not be issued. The solicitation number is GS-02P-08-CV-P-0007 and is issued as a Request for Quotations (RFQ). The solicitation document and incorporated provisions and clauses are those in effect through Federal Acquisition Circular 05-23. This acquisition will be awarded as a Firm Fixed Price (FFP) and is being conducted in accordance with Federal Acquisition Regulations (FAR) Part 12- Commercial Items and in conjunction with FAR 13-Simplified Acquisition Procedures, 100% Small Business Set-Aside. Solicitation incorporates by reference and/or full text FAR 52.212-1, 52.212-3, 52.212-4, and 52.212-5, which may be located by visiting the world-wide web at http://www.arnet.gov/. The NAICS Code is 531390, Other Activities Related to Real Estate and the small business size standard is $2.0. The contractor shall provide the following: CLIN0001: 8 each Appraisal Report CLIN0002: 1 lot Miscellaneous Expenses The Scope of Work is as follows: SCOPE OF WORK APPRAISAL OF SPECIFIC LOCATIONS FOR WELLESELY ISLAND, NEW YORK COUNTY OF JEFFERSON The Contractor shall appraise that property described below. The Contractor shall make a detailed field inspection and identification of the various items of the property and shall make such investigations and studies as are appropriate and necessary to enable the Contractor to derive sound conclusions and to prepare the appraisal report to be furnished under this contract. Upon completion of the inspections, investigations, and studies, the Contractor shall prepare, furnish, and deliver to the Government an appraisal report in 2 copies covering said recognized appraisal principles and practices; shall present adequate factual data to support each rate, percentage, or amount used in sufficient detail to permit an intelligent review of the appraisal report; shall relate his conclusions to those facts; and shall, among other things, include the items set forth in Parts 2, 3, and 4. Properties to be Appraised The subject properties are: Property Acreage Building Owner Parcel 6.06-1-7.1 (Part) 30.06 NONE Thousand Island Bridge Authority Parcel 6.06-1-7.1 (Part) 0.30 3.840 SF 1-Story Garage Thousand Island Bridge Authority Parcel 6.06-1-8.1 ---- 1,800 SF 1-Story Warehouse A N Deringer Parcel 6.06-1-8.2 0.81 1,256 SF 1-Story Walk-Up Bank CJ Tower & Sons Buffalo Parcel 6.06-1-9 1.13 8,504 SF 1-Story Warehouse A N Deringer Parcel 6.06-1-10 2.49 NONE Gily Holding Company Portion of NYSDOT 27.34 NONE New York State DOT Portion of NYSDOT ~2.0 NONE St. Lawrence County Inspection of Property Coordination for inspection of properties, contact: Wes French, 212-264-3595 Purpose of Appraisal The purpose of the appraisal is to estimate just compensation in accordance with 49 CFR Part 24, Uniform Relocation Assistance and Real Property Acquisition for Federal and Federally-Assisted Programs. Appraisal Standards All contract appraisals are to be performed in accordance with uniform standards. Currently, the Uniform Standards of Professional Appraisal Practice (USPAP) promulgated by the Appraisal Standards Board of the Appraisal Foundation have achieved the recognition and status of "uniform standards" in the financial and appraisal communities. Accordingly, all contract appraisals are to be prepared consistent with the requirements of USPAP and the Uniform Appraisal Standards for Federal Land Acquisition (UASFLA) shall supplement the USPAP. State Licensing/Certification All contract appraisers must be state licensed or certified in at least one state. To perform any particular appraisal assignment, contract appraisers must be state licensed or certified by the state in which the subject property is located, or be licensed or certified in another state and obtain reciprocity or a temporary license or certification before the completion date of the assignment. The burden and risk of obtaining reciprocity or a temporary license or certification rests solely with the contract appraiser. Appraiser - Key Personnel The Contractor shall utilize the personnel identified in the Contractor's accepted proposal to perform the services required under this contract. No substitutions shall be made without prior written approval of the contracting officer. In the event personnel named in the proposal are unable to perform, the Contractor shall promptly submit to the contracting officer a written detailed explanation of the circumstances necessitating a substitution, including all necessary information on the qualifications of the proposed substitute. Corrections or Substantiations Necessary corrections or substantiations requested by the reviewer shall be provided within 50% of the time period allowed for the completion of the appraisal or 30 days from the date of request therefore, whichever is less. Necessary corrections or substantiations shall be provided as substitute or additional pages to be inserted in the appraisal report. The contractor will perform additional title work (for example, deletion or modification of the ?survey exception?) only as specifically directed by Government officials authorized to place title orders. The contractor shall provide a fee schedules for additional work not covered herein. Delivery Deliver to the Government is thirty (30) calendar days from the date of award of the contract. If you are unable to meet the desired delivery date, you may include in your proposal, without prejudicing evaluation of your offer, an alternate delivery date. Delivery of products accompanied by a copy of an invoice shall be forwarded to the following address: U.S. General Services Administration Attn: Wesley C. French 26 Federal Plaza, Room 16-100 New York, NY 10278 Invoices setting forth the type of title evidence provided, the name of the project contract number, tract number and names of vendor must be submitted in one original upon delivery of the policies and any endorsements requested to the following address: U.S. General Services Administration Greater Southwest Finance Center (7BCP) P.O. Box 17181 Fort Worth, TX 76102-0181 Format The report shall be submitted in both PDF format and two finished bound, book fashion, in the left margin, in a durable cover with the GSA identification of the property including the control number on the face thereof. The paper shall be a good grade of bond of size 8 and one half by 11 inches. All pages shall be numbered consecutively, including all exhibits, and each important heading shall be shown in the Table of Contents. To provide uniformity for GSA files, the text shall be divided into four parts as outlined below. General In the preparation of this report, the Contractor shall follow current professional appraisal practices giving consideration to three approaches to value, namely, the Cost, Income Capitalization and Sales Comparison Approaches, unless otherwise specified in this contract. Should certain approaches or requirements covered in these specifications not be applicable to the assignment, the contractual obligation can be fulfilled by identifying that approach or requirement together with an explanation for its omission (i.e., an appraisal involving land valuation only). Supplementary specifications will be furnished as necessary in the appraisal of specific properties. Part One Introduction. 1. Title Page. This shall include (a) the name, street address and GSA control number of the property, (b) the name of the individual making the report, and (c) the effective date of the appraisal. 2. Table of Contents. 3. Letter of Transmittal. 4. Photographs ? Pictures shall show at least the front elevation of the major improvements, plus any unusual features. There should also be views of the area, as appropriate, including properties abutting and directly opposite. When a large number of buildings are involved, including duplicates, one picture may be used for each type. Views of the comparables should be included. Except for the overall view, photographs may be bound as pages facing the discussion or description, which the photographs concern. All graphic material shall include captions. Each copy of the report shall contain original color photographs. 5. Statement of limiting conditions and assumptions. 6. References ? if preferred, may be shown with applicable approach. Part Two Factual Data. 7. Purpose of the Appraisal. This shall include the reason for the appraisal, a definition of all values required, and a description of the property rights appraised. 8. Legal description. This description shall be so complete as to properly identify the property appraised. If lengthy, it should be referenced and included in Part four. 9. Area, City, and neighborhood data. This data should include such information as it affects the appraised property together with the appraiser?s conclusions as to significant trends. 10. Property data. a. Site. Describe the soil, topography, public or private access and utilities, mineral deposits, easements, etc. A statement must be made concerning the existence or nonexistence of mineral deposits having a commercial value. b. Improvements. This description may be by narrative or schedule form and shall include dimensions, cubic and/or square foot measurements, and where appropriate, a statement of the method of measurement used in determining rentable areas such as full floor, multi-tenancy, etc. c. Equipment. This shall be described by narrative or schedule form and shall include all items of equipment, including a statement of the type and purpose of the equipment and its state of cannibalization. The current physical condition and relative use and obsolescence shall be stated for each item or group appraised, and whenever applicable, the repair or replacement requirements to bring the property to usable condition. Any related personality or equipment, such as tenant trade fixtures, which are not attached or considered part of the realty, shall be separately inventoried. Where applicable, these detachable or individually owned items shall be separately valued. d. History. State briefly the purpose for which the improvements were designed, dates of original construction and major renovation and/or additions; include, for privately owned property, a five-year record as to each parcel, of all sales and, if possible, offers to buy or sell, and recent lease(s); if no sale in the past five years, include a report of the last sale. e. Assessed Value and Annual Tax Loan. Include the current assessment and dollar amount of real estate taxes and indicate the tax year together with the market level of taxes for the property on date of appraisal. Future trends or prospective changes in the level of taxes should be discussed. If the property is not taxed, the appraiser shall estimate the assessment, state the tax rate and give the dollar amount of the tax estimate. f. Insurance. Give the estimated rate per thousand and the annual cost of adequate insurance coverage (not necessarily present coverage). g. Zoning. Describe the zoning for subject and comparable properties (where Government owned, state what zoning might reasonably be anticipated under private ownership), and if rezoning is imminent, discuss further under item eleven. Part Three Analyses and Conclusions. 11. Analysis of highest and best use. The report shall include an in-depth analysis of the highest and best use that can be made of the property (land and improvements and where applicable, machinery and equipment) for which there is a current market. The valuation shall be based on this use, which should be found to be physically possible, legally permissible, financially feasible, and maximally productive. The reasoning behind the appraisers conclusion shall be fully explained. 12. Land value. The appraisers opinion of the value of the land shall be supported by confirmed sales of comparable lands. Differences shall be weighed and explained to show how the sales indicate the value of the land being appraised. Adjustments should be made from the sales to the subject, either in dollar amounts or percentages for all applicable elements of comparison. 13. Value estimated by Cost Approach. This shall be in the form of computative data, arranged in sequence, beginning with reproduction or replacement cost, and shall state the source (book, page and date if a national service) of all figures used. The dollar amounts of physical deterioration and functional and external obsolescence, or the omission of same, shall be explained in narrative form. This procedure may be omitted on improvements, both real and personal, for which only a salvage or scrap value is estimated. 14. Value estimate by income Capitalization Approach. This shall include adequate factual data to support each figure and factor used and shall be arranged in detailed form to show (a) estimated gross economic rent or income; (b) allowance for vacancy and credit losses; (c) an itemized estimate of total expenses including reserves for replacement; and (d) net operating income. Capitalization of net income shall be at the rate prevailing for this type of property and location. The capitalization technique, method and rate used shall be explained in narrative form supported by a statement of sources of rates and factors. 15. Value Estimate by Sales Comparison Approach. This shall include adequate factual data. The buyer, seller, broker, or other persons having knowledge of the price, terms and conditions of sale shall confirm all sales used. Each comparable shall be weighed and explained in relation to the subject property to indicate the reasoning behind the appraiser?s value estimate from this approach. Adjustments should be made from the sales to the subject, either in dollar amounts or percentages for all applicable elements of comparison. 16. Interpretation and correlation of Estimates. The appraiser shall interpret the foregoing estimates and shall state his reasons why one or more of the conclusions reached in items (13), (14), and (15) are indicative of the market value of the property. 17. Certification. This shall include statement that Contractor has no undisclosed interest in property, that he has personally inspected the premises, date and amount of value estimate, etc. Part Four Exhibits and Addenda. 18. Location map(s).* (Within the State, City, and/or area). 19. Plot plan and tax map. * 20. Floor plans * (When needed to explain the value estimate). 21. Comparative date map. (Show geographic location of the appraised property and the comparative data analyzed). 22. Detail of the Comparative Date. (Photograph and plot or tax map should be included for each comparable.) 23. Other pertinent exhibits. 24. Qualifications. (Of all appraisers and/or Technicians contributing to the report). * All maps and plans may be bound as facing pages opposite the description, tabulation, or discussions they concern. Closing Date: Tuesday, April 1, 2008 at 4:00 PM ET