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HomeMy WebLinkAboutC87-017 Frank Nisley appraisal services for county projectsFRANK NISLEY JR. AND ASSOCIATES, INC.
Real Estate Appraisers
519 Grand Avenue
Post Office Box 446
Grand Junction, Colorado 81502-0446
Telephone (303) 242-8063
January 21, 1987
Mr. William E. Patrick
Engineering Department
Eagle County Public Works
550 Broadway
P. 0. Box 850
Eagle, Colorado 81631
Re: Proposal to Provide Appraisal Services
Per Request Letter dated January 12, 1987
County Road S-13 and Hooks Bridge Project
Dear Mr. Patrick:
C87-17-21
We appreciate the opportunity to submit proposals to provide appraisal
services on the above referenced Eagle County Projects. As we understand
your request, the County Road S-13 project involves 11 properties (#5 being
deleted) and five properties in three ownerships in the Hooks Bridge
Project.
As to the services to be provided, should we be selected for the assignment,
these would be as follows:
1. We would need to have provided to us maps showing the taking and the
acreage in the taking, and its relationship to the property. We would also
need adequate project plans, individual parcel plans, and legal descriptions.
2. We would need to have the taking identified on the property so that
both ourselves and the land owner would know what the taking involves.
3. It has always been our policy to contact the land owners and discuss
the proposed acquisition with them, giving them the opportunity to voice
concerns as to the effect it would have. This also gives us the opportunity
to find out if there are any items that would need to be addressed that the
taking might effect such as underground lines or other items that would not
be easily noticeable by visual inspection. On site meetings would be made
available to the land owners and their input noted.
REAL ESTATE APPRAISALS • FEASIBILITY STUDIES • COUNSELING
-4�.
Frank Nisley Jr. and Associates
4. The takings would be inspected and photographs taken of the indivi-
dual properties.
5. Research would be done through the courthouse, title companies, etc.
to determine total ownerships, to obtain market data, and other data necessa-
ry in order to complete the appraisals. Sales data used would be confirmed.
6. Individual appraisal reports would be prepared on each individual
parcel involved in the projects. We usually prepare appraisals in triplicate
in either a full narrative format or in forms that would be similar to the
requirements of the Colorado Department of Highways as appropriate.
7. Fees - Due to the location of the project, it may be necessary to
research sales also in close proximity in Garfield and Pitkin Counties in
order to make proper appraisals. Our fees are based upon time involved and
mileage, and it is our estimate that the average would run in the area of
$750.00 to $850.00 per parcel with the limit of $1,000.00 on any one parcel.
8. While the appraisals would be prepared for court presentation, should
any court appearance be necessary, this would not be included in the fee
stated above. This would be charged on the basis of actual time involved and
expenses. Court time and preparation time with the attorney would be charged
at $75.00 per hour plus travel time and expense.
9. We would anticipate that these jobs could be completed within a three
week period after we have been furnished with the maps, legal descriptions,
and identification on the ground so that land owners and ourselves would know
what is being involved in the takings.
Attached to this proposal are qualifications and background on our firm. As
to work of this type we have done in the immediate area, our firm made most
of the appraisals on I-70 from Eisenhower Tunnel on west to the Colorado
State line. We also did most of the appraisals from Glenwood south through
Carbondale, from Carbondale to Redstone. We have also done extensive work
for individuals in Eagle, Garfield, and Pitkin Counties.
If you have any further questions concerning this proposal, please call us.
Sincere
A.I.,A.R.A.
The foregoing proposal is hereby accepted by t1ke Eagle County Board of
Commissioners this day of , 1987. Frank
Nisley, Jr. and Associates is hereby authorized o proce with the described
work, which includes a not to exceed cost and a Ypecified completion time.
Includes attached 01/27/87 amendment to proposal
ai'tman, Board of Eagle County Commissioners
4
AMENDMENT TO PROPOSAL
January 27, 1987
Attached to and made a part of the January 21, 1987 proposal by
Frank Nisely Jr. and Associates for appraisal services in
reference to the E1 Jebel Hill Road and Hooks Bridge projects.
Scope of Work:
Change Item 1 to the following:
Eagle County would provide a sketch showing the
proposed acquisition for additional right of way (and
acreage of) and it's relationship to the property.
Eagle County would also provide copies of the available
project plans.
Change Item 2 to the following:
Eagle County would provide approximate field locations
of the proposed acquisition, as needed.
Clarify Item 9 as follows:
"Identification on the Ground" shall consist of
approximate staking with wood lath of the proposed
acquisition, as needed.
Property:
Reduce Properties to the following:
1. Taverna
2. Snyder
3. Dewell
4. Fender
E1 Jebel
Estimated Cost
Not to Exceed Cost
$750.00/$850.00 $1000.00
$750.00/$850.00 $1000.00
$750.00/$850.00 $1000.00
$750.00/$850.00 $1000.00
January 27,1987
Amendment to Proposal
Page 2
Hooks Bridge Project
There are three (3) properties (in ownership) affected by the
Hooks Bridge Project. There may be more than one right of way
parcel per property. The right of way needed from these
properties may or may not need to be appraised, thus, Eagle
County has the option of one (1) of the following three (3)
alternate services as a part of this agreement.
lst Option:
Eagle County may order an appraisal for all of the right of
way needed from all three (3) properties at the estimated
cost of four thousand ($4000.00) dollars, but a not to
exceed cost of five thousand ($5000.00) dollars.
2nd Option
In lieu of Option 1, Eagle County may order an appraisal for
all of the right of way needed from only two (2) properties
at the estimated cost of three thousand ($3000.00) dollars,
but a not to exceed cost of four thousand ($4000.00)
dollars.
3rd Option
In lieu of Option 2, Eagle County may order an appraisal for
all of the right of way needed from only one (1) property at
the estimated cost of two thousand ($2000.00) dollars, but a
not to exceed cost of three thousand ($3000.00) dollars.
Completion Time: Unchanged
Order of Completion:
1. Taverna
2. Snyder
3. Dewell
4. Fender
5. Remaining Parcel(s)
January 27,1987
Amendment to Proposal
Page 3
The foregoing amendment(s) to our January 21, 1987 proposal are
hereby accepted by Frank Nisely Jr. and Associates.
Frank Nj y-Jr(j/,� Precpiditrit
�____ � lv-- /� /
Date
V
�*- T. Bruce, Associate Date
The foregoing amendment(s) to the January 21, 1987 proposal by
Frank Nisely Jr. and Associates are hereby accepted by the Eagle
County Board of County Commissioners.
Chairman, Board ofEagle County
Commissioners
Date
Frank Nisley Jr. and Associates
SUMMARY OF EXPERIENCE AND QUALIFICATIONS
Frank Nisley, Jr.,M.A.I.,A.R.A.
1. Member:
(a) American Institute of Real Estate Appraisers (M.A.I.)
Colorado Chapter 22 - AIREA
Served as Director and on Committees
(b) American Society of Farm Managers and Rural Appraisers (A.R.A.)
1. Chairman National Appraisal Review Committee -1.975 through 1980
2. Chairman of National Coordinating Committee - 1981
3. President Colorado Chapter, 1972 - Director 5 years
(c) Grand Junction Board of Realtors, Director 5 years,
President in 1954 and in 1964
(d) Colorado Assn. of Realtors, Director 7 years,
Vice President - 1955
(e) Multiple Listing Service of Grand Junction, Pres. 1955-56, 1972
(f) Director Chamber of Commerce of Grand Junction, 1972-75
1. Director of I.D.I. 1974 to 1980
2. President of Industrial Development and Colorado West
Improvements - 1981
(g) President - Colorado Chapter of Farm Brokers Institute - 1957
2. General Work and Experience:
(a) President and Broker for Mountain Realty Sales and Development Co.
Mountain Realty was established in 1946 and has approximately 12
active sales persons involved in sales of all types of property and
in land development.
Have been directly involved with development and sales of residen-
tial type land, and with residential subdivision development.
Have been directly involved with development and sale of recrea-
tional type land, with development and sale of residential subdivi-
sion lots.
President of Frank Nisley, Jr. and Associates, Inc. - an appraisal
company with 8 full time people.
(b) Qualified valuation witness on real estate values before Colorado
District Courts, County Courts in Western Colorado, the United
States District Court in Colorado, U. S. Bankruptcy Court in
Colorado and California.
(c) Taught appraisal courses for extension division of the University
of Colorado in Grand Junction, Montrose, Cortez and Glenwood
Springs.
(d) Written articles for appraisal publications.
(e) Reviews work done by Frank Nisley, Jr. and Associates who appraise
an average of over 400 properties annually.
3. Type of Appraisal Work and Clients:
Individuals, Attorneys, Government Agencies, in Estate Work of all
types, Gift Taxes, Inheritance tax, etc. - all types of properties.
School Districts, Cities and Counties for land acquisition, insurance
and other purposes.
Frank Nisley Jr. and Associates
(Type of Appraisal Work and Clients - Continued)
Numerous individuals for purchase, sale or loan purposes.
Banks, Building and Loan Associations, Insurance Companies, and other
lending institutions, such as Federal Land Bank, Production Credit
Associations, FDIC, Relocation Companies. All types of properties in
Western Colorado.
Colorado Department of Highways in appraisal of whole or partial land
purchases. Involved in much of the I-70 appraisals for acquisition from
the Eisenhower Tunnel west to the Colorado -Utah State line. Also, in
Highway appraisals for land acquisition for the State of Colorado.
(Over 2,000 parcels appraised)
Easements for electric power lines, for gas lines, of road easements,
etc. Land valuations for energy companies working in oil shale, coal,
oil, gas, etc.
Water Rights
Land Development in Ski areas and recreation areas, such as Aspen,
Snowmass at Aspen, Vail, Crested Butte, Steamboat Springs and others.
Work has included land development, condominium development, apartments
and retail stores.
Have appraised many farms and ranches in Western Colorado, as well as
having experience in selling and brokering farm and ranch property.
Frank Nisley Jr. and Associates
STEPHEN T. BRUCE
Summary of Experience and Qualifications
EDUCATION:
San Bernardino Valley College - San Bernardino, Ca. - AA Bus. Admin.
San Diego State Univ. - BS Degree - Real Estate Major
Minor Degrees in Investment Finance & Economics
American Institute of Real Estate Appraisers
1981: Course lAl - Real Estate Appraisal Principles
1981: Course 1A2 - Basic Valuation Procedures
1982: Course 1B1 - Capitalization Theory and Technique, Part 1
1982: Course 1B2 - Capitalization Theory and Technique, Part 2
1982: Course 1B3 - Capitalization Theory and Technique, Part 3
1983: Course 2-1 - Case Studies in Real Estate Valuation
1983: Course 2-2 - Valuation Analysis and Report Writing
1984: Course 6 - Real Estate Investment Analysis
1986: Course 2-3/8-3 - Standards of Professional Practice
EXPERIENCE AND BACKGROUND
A. Born and Raised in Southern California
B. Worked Various Construction trades through college graduation -1974
C. Developed and sold over 300 single family homes as principle
of Bruce Development Corporation - Southern California
D. Fee Appraiser January, 1976 through July, 1977, January 1980 through
present for Frank Nisley, Jr. and Associates
E. Licensed Real Estate Salesman - Colorado
F. Qualified Expert Witness - Mesa County District Court
American Arbritration Board - Denver, Co.
G. International Right of Way Association - 1986 Officer
TYPES OF APPRAISALS
Residential - Single Family and Multi -Family
Residential, Commercial and Industrial Subdivisions
Commercial - Office, Retail and Industrial Properties
Condominiums - Residential and Commercial; Individual & Projects
Farms and Ranches - From 40 acres to over 30,000 acres
Vacant Land
Condemnation: Utility Easements and Road Right -of -Way
PURPOSE OF APPRAISALS:
Acquisition
Exchange
Tax Planning
Development
Sales
Estate Planning - Estate Tax
Mortgage
Condemnation
SKI AND RECREATIONAL AREAS WORKED IN:
Aspen Steamboat Springs Glenwood Springs
Snowmass at Aspen Telluride Crested Butte
AREAS WORKED IN: (Counties)
Mesa, Rio Blanco, Eagle, Delta, Moffat, Dolores, Montrose, Routt,
LaPlata, San Miguel, Gunnison, Montezuma, Garfield, Grand County, Utah,
Uintah County, Utah
Frank Nisley Jr. and Associates
BARRY U. SULLIVAN
Summary of Experience and Qualifications
7nT7r A T T nM
Western State College, Gunnison, Colorado - 2 years, Major, Biology
American Institute of Real Estate Appraisers
1979 - Course VIII - Residential Valuation (1 Week)
1980 - Real Estate Appraisal Principles (1 Week)
1980 - Basic Valuation Procedures (1 Week)
1980 - Capitalization Theory and Techniques - Part 1 (1 Week)
1981 - Capitalization Theory and Techniques - Part 2 (1 Week)
1981 - Capitalization Theory and Techniques - Part 3 (1 Week)
1982 - Case Studies in Real Estate Valuation (1 Week)
1982 - Valuation Analysis and Report Writing (1 Week)
BACKGROUND AND EXPERIENCE
Purchasing, Smith Tool Company, Grand Junction
August, 1976 through March, 1979
Research Work, Bill Schilling Appraiser
April, 1979 through June, 1979
Research Work and Fee Appraiser, Frank Nisley, Jr. & Associates
July, 1979 through Present
Qualified Expert Witness - Mesa County District Court, Grand Junction,Co.
Jefferson County District Court, Golden, Co.
Denver County District Court, Denver, Co.
TYPES OF WORK DONE
Farms
Residential - Single family and Multi -family
Commercial - Office, Retail, and Warehouse Properties
Condominiums
Vacant Land
Condemnation - Right of Way and Easement Acquisition
AREAS WORKED IN (Counties)
Montrose, Delta, Moffat, Rio Blanco, Mesa, Garfield, Gunnison, Routt,
Eagle, Grand, San Miguel
PURPOSE OF APPRAISALS
Acquisition
Mortgage
Sales
Tax Purposes
Development
FRANK NISLEY, JR., M.A.I., A.R.A.
A PARTIAL LIST OF ASSIGNMENTS COMPLETED, AREAS
WORKED IN, TYPES OF PROPERTY APPRAISED AND
A PARTIAL LIST OF CLIENTS
STATE HIGHWAY DEPARTMENT RANCHES (Counties)
1-70
Archuleta
Banks
Delta
West of Grand Junction thru Cameo
Eagle
Silt thru Glenwood Springs
Garfield
Glenwood Springs thru No Name
Grand
Eagle thru Wolcott
Gunnison
Wolcott thru Minturn Junction
Mesa
Minturn Junction thru Vail
Mineral
Vail thru Bighorn
Moffat
Easements (all kinds)
Montezuma
Highway
Montrose
Guest Ranches
Ouray
Clifton By -Pass
Pitkin
Grand Junction - 50 South
Rio Blanco
Glenwood south to Carbondale
Routt
Montrose North
San Miguel
Montrose East
Fruita
Gunnison East
GOVERNMENT AGENCIES
Cedaredge North
Grand Junction
Kremmling East
Department of Interior
Meeker North
U.S. Postal Service
Craig West
Federal Deposit Insurance Corp.
Craig South
Federal National Mg. Company
McCoy
National Park Service
Green Mountain
Forest Service
Dillon
I.R.S.
Gunnison North
U.S. Attorney's Office
Meadow Mountain
U.S. Fish and Wildlife
Shopping Centers
U.S. Treasury Dept.
TYPES OF PROPERTIES APPRAISED
Veterans Administration
Apartments
COUNTIES
Banks
Barber Shops
Garfield
Bowling Alleys
Mesa
Churches
Montrose
Condominiums
Ouray
Commercial Buildings
Moffat
Doctor's Clinics
Routt
Drug Stores
Rio Blanco
Easements (all kinds)
Eagle
Floral Shops
Guest Ranches
CITIES
Historical Properties
Hospitals
Aspen
Industrial Parks
Cedaredge
Inns
DeBeque
Livestock Yards
Fruita
Lodges
Glenwood Springs
Mausoleums
Grand Junction
Motels
Gunnison
Nursing Homes
Hotchkiss
Oil Stations
Moab
Ranches
Montrose
Recreational Properties (all types)
Palisade
Residences of all Types
Rifle
Residential Subdivisions
Rangely
Restaurants
Telluride
School buildings
Shopping Centers
BANKS
Supermarkets
Theatres
American National of Denver
Trailer Parks
American National Bank and Trust
Trout Farms
Bank of Oklahoma
Others
Bank of America
Bank of Glenwood
SKI AREAS WORKED IN
Banker's Trust
Colorado National Bank
Aspen
First National of Glenwood
Crested Butte
First National of Grand Junction
Purgatory
First National of Denver
Snowmass - at Aspen
Fruita State Bank
Steamboat Springs
Central Bank of Denver
Sun Valley
IntraWest Banks
Telluride
Mesa United
Vail
Republic National of Dallas