Appraisal - OH0000XX (CDC Cincinnati)

1.0 Introduction 1.1 General The GSA, Central Office, Office of Portfolio Management & Customer Engagement, Real Property Valuation Division, Public Building Service is requesting appraisal services on: Various parcels totaling approximately 13 acres located on the Northeast Corner of Harvey Avenue and Martin Luther King Jr. Drive, Cincinnati, Ohio. Requested value: Fee Simple Interest, Fair Market Value. Report Standard: Uniform Appraisal Stands of Federal Land Acquisitions 2016 (a/k/a UASFLA or yellow book) following the outline define in Standard 2 - Appraisal Reporting. Purpose: To support potential acquisition by the federal government. Assignment Specific Comments: The subject site is comprised of multiple lots currently owned by one of six separate entities. Individual appraisal reports are being requested based on: - Property ownership; - Appraiser's identification of larger parcels, conforming to Yellow Book (UASFLA) requirements. - Concluded highest and best use. As per UASFLA standards, the properties are to be valued based on the - as is condition as of the effective date of value, subject to easement, restrictions, and mineral reservations of record. However, parcels which are used for the public benefit (i.e., park and/or recreational land or facilities) are to be valued based on their concluded economic highest and best use. Total number of actual appraisal reports is to be determined by the selected contractor and communicated to GSA prior to writing the individual appraisal reports. These appraisals will be subject to a number of high level reviews throughout the process. The reports will likely be read by appraiser, realty specialist, division directors, attorneys, and senior level executive in addition to review by certified GSA appraisers and/or subcontractors. The conclusions should be fully supported and the reports written to litigation standards. 1.2 Objective GSA will use the value(s) and other information in the appraisal report to make informed decisions about this real estate, such as acquisition, disposal, and management and operation of the GSA portfolio and entry into the GSA portfolio. 1.3 Background Under Executive Order of the President 13327, GSA has the obligation to manage the portfolio of properties entrusted to its custody and control. In order to do so, GSA uses UASFLA and Fair Market Value (FMV) appraisals to establish the worth of its assets as one of the essential tools for making informed decisions about the asset(s) it manages, acquires or disposes. In cooperation with the Centers for Disease Control and Prevention (CDC) , GSA is seeking appraisal services for the proposed acquisition of the aforementioned approximately 13 acre site for development into a new consolidated CDC/National Institute for Occupational Safety and Health (NIOSH) campus. This site is bounded by Martin Luther King Drive East to the south, Harvey Avenue to the west, Ridgeway Avenue to the north and Reading Road to the east. The consolidated CDCNIOSH campus will replace the three existing research facilities located in Cincinnati, Ohio. These facilities no longer meet the current standards and requirements of modern research. Consolidation will also create efficiencies in scientific collaboration and reduce duplication of operational support activities for the estimated 550 current employees. Potential locations for the proposed new campus were identified through a comprehensive site selection process conducted by GSA on behalf of CDC. Several solicited sites were analyzed and the subject site was selected for further consideration. As of January 30, 2018, ownership of the overall subject is via six separate ownership entities each associated with different parcels and has four separate zoning classifications. Existing improvements include approximately three houses, three industrial facilities, surface parking areas, and vacant lots. The selected appraiser will be required to identify the larger parcel(s) and provide individual appraisal reports for each based UASFLA guidelines. Exhibit D provides an overview of the existing property ownership and zoning. 2.0 Scope of Work The Contractor shall provide an appraisal estimating the Fair Market Value for each identified larger parcel. The appraisals shall be written in compliance to the current Uniform Appraisal Standards for Federal Land Acquisitions (UASFLA) as of the date of the assignment and shall conform to GSA's appraisal requirements provided in Exhibit B. GSA will be the sole determinant of compliance with the Uniform Standards and GSA appraisal requirements. 3.0 Specific Tasks and Requirements 3.1 Appraisal Methods and Practices The Contractor shall provide Appraisal Reports using the Cost, Sales Comparison, and Income Approaches to value as may be appropriate to the valuation. The Contracting Officer's Representative (COR) will be the sole determinant of the approaches required in the performance of the appraisal. No approach shall be eliminated from this report without the expressed written permission of GSA. 3.2 Extent of the Appraisal and Type of Report Each appraisal report produced for this assignment shall be a complete document that delineates all the predictable and measurable forces influencing the value of the asset(s) being valued. It must be a stand-alone document, leading the reader logically through to the appraiser's conclusions. If the report references estimates or analyses of others, or reports or studies not a part of the appraisal, then the contents and conclusions of those reports shall be summarized to the extent that readers would understand the influence those documents or studies have on the value(s) rendered in the report. 3.3 Inspections of the Appraised Property The Contractor shall perform an inspection of each requested property to be appraised (subject properties). Each appraiser signing the appraisal report must make an in-person physical interior and exterior inspection of the subject property and physically inspect all principle comparable data used. 3.4 Supplemental Scope of Work This contract is is not subject to the Supplemental Scope of Work for the GSA Narrative Market Value Appraisal Reports. This document is attached as Exhibit C. The Supplemental Scope of Work provides a more detailed explanation of specific real estate appraisal requirements and conditions imposed on its Contractor, delineates specific content that must be included in appraisals prepared for GSA, and procedures for securing waivers from standard procedures and methods ordinarily required by GSA. 3.5 Appraiser Signatures Each appraisal or valuation prepared shall contain the signature of at least one Senior / Supervising Appraiser. The signature of other appraisers is optional. However, if the participation of other appraisers/individuals is instrumental in determining the value estimates of the subject property (ies), those appraisers/individuals and their contributions to the development of the estimates of value must be recognized and stated in the Certification of the Appraisal. 3.6 Contractor Completion of the Appraiser Checklist The Contractor is required to complete the GSA - Fair Market Value Appraisal Report Summary of Significant Conclusions and Scope of Work Reporting Requirements Checklist. This document shall be included with submission of each draft and the final report. The form will be provided by GSA as part of its Government Furnished Information (GFI) for the work to be performed. 4.0 Labor Categories The Contractor shall provide staff with the following qualifications and experiences: 4.1 Labor Category 1: Senior/Supervising Appraiser Minimum Qualifications Senior Appraisers signing the appraisal report(s) in any capacity shall be a State Certified General Real Property Appraiser in the State, District or Territory in which the appraised property is located and be in good standing with the licensing authority where the appraisal credential was issued. A Temporary license equivalent to a Certified General license is acceptable so long as the license continues to be valid throughout the appraisal process and for a period of 30 days beyond the delivery of the final deliverables as delineated herein. The Contractor must possess substantial experience in appraising similar complex properties within the market area of the appraised, or on a regional level that includes the immediate area of the subject property. The appraiser signing the appraisal report must: a) Complete an in-person interior and exterior physical inspection of the property that is the subject of this contract. b) Have not less than 5 years full-time (minimum of 40 hours per week) specialized experience as a Certified General commercial real estate appraiser. c) Hold a 4-year degree from an accredited college or university, and d) Hold an advanced designation or credential from one of the original founding member organizations of the Appraisal Foundation, and received that credential by passing an examination demonstrating comprehensive knowledge of commercial appraisal, and having received a passing grade on a written demonstration of the appraiser's competence. Each appraisal must contain a Certification of the Appraisal with the original signature of not less than one person possessing a Labor Category 1 appraiser credential. The signature must be of a living person having a Certified General Appraisal License in good standing from the State, District or Territory in which the appraised property is situated. 4.2 Labor Category 2: Junior Appraiser Minimum Appraiser Qualifications Junior Appraisers signing the appraisal report in any capacity shall be a State Certified General Real Property Appraiser in the State, District or Territory in which the appraised property is located and be in good standing with the licensing authority where the appraisal credential was issued. A Temporary license equivalent to a Certified General license is acceptable so long as the license continues to be valid throughout the appraisal process and for a period of 30 days beyond the delivery of the final deliverables as delineated herein. The Junior Appraiser must possess substantial experience in appraising similar complex properties within the market area of the appraised, or on a Regional level that includes the immediate area of the subject property. A Junior Appraiser signing the appraisal report Junior appraisers and staff participating in the development of the appraisal assignment must: a) Complete an in-person interior and exterior physical inspection of the subject property. b) Have a minimum of 3 years full-time (minimum of 40 hours per week) specialized experience as a commercial real estate appraiser. c) Hold or be working toward an advanced designation or credential from one of the original founding member organizations of the Appraisal Foundation, and d) Have a degree from an accredited college or university. 4.3 Labor Category 3: Non-Appraiser Personnel. Non-appraiser personnel shall not sign the appraisal report(s) or make value or appraisal judgments. Non-appraisal personnel (to include appraisal trainees) shall hold clerical qualifications. 4.4 Qualifications and Roles of the Report Participants All appraisers and staff participating in the development of the appraisal(s), and their roles, shall be identified upon acceptance of this contract. The qualifications of each appraiser signing the Certification of the Appraisal must be included in Addenda of each and every copy of the appraisal including drafts. Each person working on this contract must be able and trustworthy so as to maintain the security of the documents being processed by that individual. 5.0 Deliverables The Contractor shall provide the following deliverables within the designated timeframes: 5.1 Deliverables and Contract Milestones Deliverables shall consist of one or more appraisal report(s) acceptable to COR conforming to the Uniform Appraisal Standards for Federal Land Acquisition (Yellow Book) and the appraisal requirements of GSA as delineated in Exhibit C. GSA will use this Scope of Work as well as its Supplemental Scope of Work for the GSA Fair Market Value Appraisal Report (provided herewith) to identify the value(s) to be rendered within the appraisal report(s) and report specifications that must be adhered to in the performance of appraisals for GSA. The contract will be a firm fixed price contract with all travel and ancillary costs in the contract amount. The timeline for development of the appraisal will be as follows: Appraisal Development Timeline Assignment Task Timeline Appraisal Contract: Day 1. Kickoff Meeting: Within 5 days of contract award. Appointment to Inspect: Within 5 days of contract award. Informal Progress Reports: Weekly Telephone calls to monitor progress (generally Wednesday of each week - time to be determined). Formal Progress Report: Day 20. Identification of independent larger parcels. The appraiser shall provide a table or other explanation of each property or group of properties being appraised as a larger parcel. Each 20 days after contract date until final product delivery, the Contractor / Appraiser shall provide a progress report delineating what parts of appraisal have been done, and what items are needed to finish the analyses and appraisal draft. Draft Reports: Day 60, submission of initial draft report - submission of one draft to allow the appraiser and GSA to consult regarding report format, depth of analysis, and other considerations before competing additional reports. This take place as soon as practical. Delivery of a Draft Reports (all parcels) no later than 70 days from contract date. Review Period: GSA will review comments within 15 days from delivery of the draft report. Report Correction Period: 5 days from GSA's delivery of draft report review comments. Final Report Delivery: No later than 90 days from contract date. Final Report Approval Within 30 days from Final Report Delivery. 5.2 Report Format Both the DRAFT and FINAL report(s) shall be delivered to the COR by electronic means and other person(s) POC delineated by the COR. Both the DRAFT and FINAL reports shall be in PDF compatible form with the most common and most current version of PDF readers available on the market as of the date of the contract. 6.0 Place and Period of Performance Work shall be primarily performed at the principal place of the Contractor. If the Contractor is not permitted to inspect any parts of the assets being appraised, the COR will determine an alternative method to value those assets, or authorize a Hypothetical Condition or Special Assumption and Limiting Condition be used in the appraisal report. The Contractor shall conform to customer agency normal operating hours and policies and procedures in place for access and photographs. 6.1 Period of Performance The anticipated period of performance for this contract shall be 120 days from date of award. 7.0 Travel The contract is a firm fixed price which includes travel costs. Travel outside the context of the firm fixed price contract is not reimbursable. 8.0 Government Furnished Equipment (GFE) / Government Furnished Information (GFI) The Government will provide the Contractor with all required documentation, points of contact, and information as needed to support this contract. Any GSA related equipment or data provided is confidential and is to be kept confidential in compliance with the GSA's Appraisal policy, USPAP, and the Yellow Book. 9.0 Security Because inspection of the real property assets can be accomplished in less than one or two non-consecutive day visits, security clearance requirements may not be required. 9.1 Privacy Act Work on this contract will require personnel to have access to Privacy Information. Personnel shall adhere to the Privacy Act, Title 5 of the U.S. Code, Section 552a and applicable agency rules and regulations. 9.2 Protection of Information The Contractor shall be responsible for protecting all information used, gathered, or developed as a result of work under the contract. In addition, the Contractor shall protect all government data, equipment, or information by treating the material as sensitive and confidential (SBU) to only be disclosed to authorized personnel. The Contractor shall ensure that appropriate administrative, technical, and physical safeguards are established to ensure the security and confidentiality of this information, data, and/or equipment is properly protected. When no longer required, this information, data, and/or equipment shall be returned to Government control, destroyed, or held until otherwise directed. Items returned to the Government will be hand carried or mailed to the COR using certified mail or other trackable delivery service. The Contractor / Appraiser shall destroy unneeded items by burning, shredding, or any other method that precludes the reconstruction of the material. The Contractor shall adhere to the confidentiality and privacy requirements of the USPAP and the Yellow Book as those relate to the work being performed. 9.3 Non-Disclosure Agreements The Contractor shall not use any government supplied information (GSI) or any data provided by GSA in any other appraisal or valuation reports even if such data is masked to hide the source of that information. No reports or work products performed for GSA or containing GSA government supplied Information (GSI) shall be furnished to any entity other than GSA without the expressed written permission of GSA, or provided or used as a work sample even if the information provided by GSA and included in that report is redacted to hide the source of the information. 9.4 Data Rights The government has unlimited rights to all documents/material produced under this contract. All documents and materials, to include the source codes of any software, produced under this contract shall be government owned and are the property of the government with all rights and privileges. These documents and materials may not be used or sold by the contractor without written permission from the contracting officer. 10.0 Administration 10.1 GSA Electronic Invoicing All invoicing shall be done electronically. Password and electronic invoice access shall be obtained through GSA web site www.finance.gsa.gov . Invoices shall be itemized as per the specific line items utilized during that billing period. Billing and payment shall be accomplished in accordance with this clause. The Contractor shall provide a single invoice submitted upon acceptance of the final appraisal report, and only after instructions from the GSA COR to do so. The Contractor / Appraiser shall invoice only for the hours, travel, and/or unique services ordered by GSA and actually used in direct support of the client representative's project. A copy of the Government's document (receiving report) accepting the covered services shall accompany invoices submitted for payment. A copy of the invoice shall be submitted via email to the Government PM, along with the monthly status reports, at the same time that it is submitted for payment. Failure to comply with the procedures outlined above shall result in your payment being delayed. The Contractor shall submit with a GSA Form 1142- Release of Claims with submission of the final invoice at the end of the period of performance. A copy of the form should be sent via email to the Contracting Officer identified in Block 26A of the award document (GSA Form 300) and to the Contract Specialist and COR identified as the Government POCs in this SOW. 11.0 FAR/ GSAM Clauses This contract incorporates one or more clauses by reference, with the same force and effect as if given in full text. Upon request, the Contracting Officer will make their full text available. In addition, the full text of a clause accessed electronically at this address: www.acquisition.gov/far/ 52.204-2 Security Requirements (AUG 1996). 52.204-4 Printed or Copied Double-Sided on Postconsumer Fiber Content Paper (MAY 2011) 52.204-6 Unique Entity Identifier (OCT 2016). 52.204-7 System for Award Management (OCT 2016). 52.204-8 Annual Representations and Certifications (Nov 2017). 52.204-9 Personal Identity Verification of Contractor Personnel (JAN 2011). 52.209-9 Updated of Publicly Available Information Regarding Responsibility Matters (JUL 2013). 52.212-1 Instructions to Offerors'Commercial Items (JAN 2017). 52.212.2 Evaluation - Commercial Items (OCT 2014). 52.212-3 Offeror Representations and Certifications - Commercial Items (NOV 2017). 52.212-4 Contract Terms and Conditions'Commercial Items. (JAN 2017). 52.222-40 Notification of Employee Rights under the National Labor Relations Act. (DEC 2010). 52.224-1 Privacy Act Notification (APR 1984). 52.224-2 Privacy Act (APR 1984). 52.225-25 Prohibition on Contracting with Entities Engaging in Sanctioned Activities Relating to Iran Representation and Certification. (OCT 2015). 52.232-1 Payment (APR 1984). 52.232-33 Payment by Electronic Funds Transfer-System for Award Management (JUL 2013). 52.233-4 Applicable Law for Breach of Contract Claim. (OCT 2004). 52.239-1 Privacy or Security Safeguards (AUG 1996). GSAM Clause 552.204-9, Personal Identity Verification Requirements (OCT 2012). GSAM Clause 552.239-70, Information Technology Security Plan and Security Authorization (JUN 2011). GSAM Clause 552.239-71, Security Requirements for Unclassified Information Technology Resources (JAN 2012). 12.0 Proposal Submission 12.1 Basis of Contract Award The Offerors proposal shall be evaluated based on Best Value to the Government. All evaluation factors other than cost or price (technical qualification and past performance), when combined, are significantly more important than cost or price. If proposals become more equal in their technical merit, price becomes more important. 12.2 Request for Proposal - RFP The solicitation response shall include both a Price Proposal and Technical Proposal. There is a 20 page limit for the technical proposal excluding resumes, sample work product, and information for the past performance references. The following information should be included as part of the Technical Proposal: (1) the resumes of key personnel; (2) a professional staffing plan; and (3) contact information of two past performance references. Contractors shall submit in a separate document their pricing proposal. All files shall be submitted in PDF form. Submit any questions regarding this RFP electronically no later than 1:00 P.M. E.S.T. Monday, March 5, 2018 to: contact@example.gov and cc: contact@example.gov Answer to all questions will be posted no later than 5:00 P.M E.S.T Monday, March 12, 2018. Submit Proposals electronically no later than 1:00 P.M. E.S.T., Friday, March 23, 2018 to:contact@example.gov and cc: contact@example.gov 12.3 Final Submission of Proposals Proposals must be submitted via email. Each proposal will be comprised of two documents: The Price Proposal (Volume 1) shall be similar to that provided in Exhibit A - Technical and Price Proposals for submission of their Offer. The Technical Proposal (Volume 2) shall be narrative. The Price Proposal and Technical Proposal shall be separate documents. All files shall be submitted in PDF form. Instructions regarding the submission of the Technical Proposal and Price Proposal are delineated in 12.4 and 12.5 as follows. 12.4 Volume 1: Technical Proposal The proposal shall be submitted with: - A transmittal letter which includes the following items: o Introduction - describing the overall approach to the SOW and corporate capabilities. o Company Name (Offeror), address, point of contact, phone number, fax number and email address. o DUNS number. o Federal Tax Identification Number. o Certified General License Number, State of License Issuance, and Expiration Date. - Main section: o Description of the overall approach to the SOW. o A description of experience in the valuation of properties similar in complexity to the subject and a brief synopsis of at least two similar properties appraised in the past five (5) years. o Two past performance references including valid contact information. o Demonstrated familiarly and experience writing appraisals and completing valuations to the guideline of the Uniform Appraisal Standards for Federal Land Acquisitions. Two samples in PDF format. Description of classes attended regarding understanding the requirements of appraising to the yellow book standards. - Information on key personnel including: o Resumes. o Licensing information: numbers, state of license, license expiration date, etc. For of all licensed appraisers and any other licensed subject matter experts anticipated to be part of the work. - A statement certifying that: o The Offeror has had no work rejected by GSA within the last five (5) years, and has not been prohibited by any state, federal, or local jurisdiction from performing work similar to that outlined in the Contract, and has no pending actions or sanctions that would prevent the Offeror from performing the work. o The Offeror read the Statement of Work and any Supplemental Scope of Work, has read and understood GSA's appraisal requirements, and agrees to perform the work according to those requirements as well as the requirements of the Yellow Book as appropriate to the valuation assignment. o That the Officer, with exception for unforeseen circumstances that may result from the inability of the GSA to provide GFI and GRE, is able to meet the deadlines and time frames allotted by GSA delineated in Section 5.0, or can deliver the first draft of the work by a date agreed to in between the Offeror and GSA. 12.5 Volume 2: Price Proposal Offerors shall provide a price proposal consisting of a single firm fixed price. The price must include the price for the work to be performed, any costs for travel, and any other costs expected to be incurred in the performance of the work over the base year. 13.0 Technical Evaluation Factors and Evaluation Methodology The contract source selection will be Best Value to the Government. All evaluation factors other than cost or price (technical qualification and past performance) when combined are significantly more important than cost or price. 13.1 Price Proposal o Price is less important than the combined weight of the other factors. As proposals become more equal in their technical merit, price becomes more important. 13.2 Technical Proposal o 13.2.1 Factor 1 - Method and Technical Aspects of the Work This factor considers the proposed approach/methodology to complete the tasks and develop the valuation estimates described in the SOW. The Offeror must demonstrate an understanding of the tasks outlined in Section 3.0 of the SOW and explain their approach in order to accomplish scope elements in 3.0 of the SOW. o 13.2.2 Factor 2 - Key Personnel/Availability of Resources/Personnel Demonstration that the Offeror has the Key Personnel delineated in Section 4.0, and additionally possess the appropriate specialized experience to conduct the tasks described in the SOW. Additionally that the contractor's proposed personnel will be available upon award of and throughout the contract so as to deliver the tasks and deliverable delineated in Section 5.0 of the SOW 13.3 Past Performance o 13.2.3 Factor -3 - Past Performance/Comparable Experience: Demonstration that the Offeror has experience appraising similar complex properties in the metropolitan area of the subject property that provide for significant development or redevelopment opportunities in in-fill location. Certify to the ability to perform the work delineated in the Scope of Work, Section 3.0 and provide no less than two examples of such work performed in the last five (5) years. 13.4 Evaluation Factors Each Technical Factor will be scored in accordance with the following guidelines: SCORING GUIDELINES/TECHNICAL EVALUATION FACTORS ADJECTIVAL RATING DESCRIPTION EXCELLENT The proposal significantly exceeds all aspects of the standard for evaluation. GOOD The proposal exceeds, to varying degrees most aspects of the standard for evaluation. ACCEPTABLE/ NEUTRAL The proposal meets most aspects of the standard for evaluation. POOR The proposal has major shortcomings when measured against the standard for evaluation. UNACCEPTABLE The offeror's proposal does not meet any part of the standard of evaluation. 14.0 Government Points of Contact Primary Contact Theophilus Hlovor Contracting Officer Office of Acquisition Management Acquisition Services Division (PGQC) 1800 F Street NW Washington, DC 20405 contact@example.gov Tyrone Dallas Contract Specialist Office of Acquisition Management Acquisition Services Division (PGQC) 1800 F Street NW, Rm 4313 Washington, DC 20405 +1 (555) 000-0000 contact@example.gov Exhibit A - The Price Proposal (must include the following items - as applicable) FIRM FIXED PRICE INCLUSIVE OF ALL TRAVEL AND EXPENSES Work to be Performed: $______.00 Travel: $______.00 Per Diem: $______.00 Lodging: $______.00 Other Costs: $______.00 Total Firm Fixed Price: $______.00 (Inclusive of all Travel and Expenses) Exhibit B - Technical Proposal Technical Proposal I Certify that: I have experience in the valuation of properties similar in complexity to the subject, and I have performed appraisals of a similar property in the past. I have had no work rejected by GSA within the last 5 years, and I have not been prohibited by any State, Federal, or local jurisdiction from performing the work outlined in the Contract, and I have no pending actions or sanctions that would prevent me from performing the work. I have read the Scope of Work and any Supplemental Scope of Work and GSA's appraisal requirements, and I agree to perform the work according to those requirements as well as the requirements of (select one of the two below). The USPAP The Uniform Appraisal Standards for Federal Land Acquisitions (the Yellow Book) Except for unforeseen circumstances that may result from the inability of GSA to provide GFI and GFE, I am able to meet the deadlines and time frames allotted by GSA delineated in Section 5.0. I cannot deliver the work in the time frame allotted by GSA; However I can deliver a Draft of the work required by: __/__/____ (mm/dd/yyyy) I possess the Senior / Supervising Appraiser Minimum Qualifications delineated in Section 4.0, and I possess the appropriate software and equipment, staff and personnel and appraisal resources necessary to carry out the work necessary to perform the contract. Company Name (Offeror): Point of Contact Email: Physical Address: Remittance Address: Phone Number: Fax Number: Federal Tax ID Number: DUNS Number: SAM Cage Code: SAM Expiration Date: __/__/____ (mm/dd/yyyy) Certified General License Information: State: License Number: Expiration Date: __/__/____ (mm/dd/yyyy) - With this Technical Proposal, please include the information requested in 12.4 Technical Proposal including: transmittal letter, main section describing work experience and overall approach to the SOW, and information on key personnel. Exhibit C - Supplemental Scope of Work for the GSA - Uniform Standards of Appraisal for Federal Land Acquisitions (UASFLA) Assignments GENERAL Policy: In acquiring real property, or any interest in real property, the United States will impartially protect the interests of the public and ensure the fair and equitable treatment of those whose property is needed for public purposes. As a general policy, the United states bases its property acquisitions on appraisal of market value, the standard adopted by the courts as the practical, objective measure of just compensation. The purpose of this appraisal may require more than one value estimate. The primary purpose of this assignment is to obtain the estimates of value(s), based on the Extraordinary Assumptions and Hypothetical Conditions, as described in Paragraph 1.1 o...