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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