AFCEC_Eielson_Mixed Use_EUL_RFLP_AFCEC-26-R-0009.pdf

Request for Lease Proposal No. AFCEC-26-R-0009 Page 1 of 27 Eielson Air Force Base Mixed Use EUL

United States Department of the Air Force

Air Force Civil Engineer Center Installations Directorate (AFCEC/CI)

Enhanced Use Leasing Project Eielson Air Force Base

Request for Lease Proposal (RFLP)

RFLP No. AFCEC-26-R-0009

Proposal ARE DUE NO LATER THAN

5:00 P.M. CT on 10 August 2026 in accordance with Section 4.3, Submission of Responses

Request for Lease Proposal No. AFCEC-26-R-0009 Page 2 of 27

TABLE OF CONTENTS

1. EXECUTIVE SUMMARY

2. EXISTING CONDITIONS

3. GENERAL LEASE REQUIREMENTS

3.1. STATUTORY REQUIREMENTS – 10 U.S.C. § 2667

3.2. OTHER TERMS AND REQUIREMENTS

3.3. FINANCIAL REQUIREMENTS

3.4. DEVELOPMENT AND USE REQUIREMENTS

4. INSTRUCTIONS TO OFFEROR(S)

4.1. GENERAL

4.2. RESTRICTION ON DISCLOSURE AND USE OF DATA

4.3. SUBMISSION OF RESPONSES

4.4. SECTION A, FACTOR 1 – PROJECT DESCRIPTION SUBMITTAL REQUIREMENTS

4.5. SUBFACTOR 1.1: PROJECT CONCEPT, MARKET ANALYSIS, AND PROJECT FEASIBILITY . 15

4.6. SUBFACTOR 1.2: PROJECT DEVELOPMENT, CONSTRUCTION AND OPERATIONS

4.7. SECTION B, FACTOR 2 – RETURN TO THE GOVERNMENT

4.8. SUBFACTOR 2.1: PROPOSED RENTAL AND/OR ADDITIONAL CONSIDERATION

4.9. SUBFACTOR 2.2: FINANCIAL PRO FORMA

4.10. SECTION C, FACTOR 3 – ORGANIZATION, EXPERIENCE AND CAPABILITY

4.11. SUBFACTOR 3.1: ORGANIZATION AND EXPERIENCE

4.12. SUBFACTOR 3.2: FINANCIAL CAPABILITY

4.13. SECTION D, FACTOR 4 – INTEGRATED PROJECT PLAN AND SCHEDULE

5. BASIS OF POTENTIAL LESSEE SELECTION

5.1. SOURCE SELECTION STRATEGY

5.1.1. BEST VALUE SELECTION

5.1.2. FACTOR 1: PROJECT DESCRIPTION

5.1.3. FACTOR 2: RETURN TO THE GOVERNMENT

5.1.4. FACTOR 3: ORGANIZATION, EXPERIENCE AND CAPABILITY

5.1.5. FACTOR 4: INTEGRATED PROJECT PLAN AND SCHEDULE

5.2. EVALUATION COLOR RATINGS

6. NEGOTIATIONS

6.1. STRATEGY

6.2. LEGAL DOCUMENTATION

7. CONGRESSIONAL NOTIFICATION AND REPORTING REQUIREMENTS

7.1. DOCUMENTATION

7.2. CLARIFICATIONS/QUESTIONS

Request for Lease Proposal No. AFCEC-26-R-0009 Page 3 of 27

LIST OF APPENDICES

Appendix A – Depiction of the Property and Map Appendix B – Mandatory Clauses Appendix C – Insurance Requirements Appendix D – Offeror’s Cover Page Appendix E – Non-Disclosure Provisions Appendix F – Pre-Offer Inquiry (“POI”) Form Appendix G – Non-Binding Term Sheet Appendix H – Offeror’s Acknowledgement

Request for Lease Proposal No. AFCEC-26-R-0009 Page 4 of 27

LIST OF TABLES

Table 1 – Evaluation Factors, Subfactors and Submittal Format

Table 2 – Performance Color Ratings

Table 3 – Confidence Color Ratings

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1. EXECUTIVE SUMMARY

A. The Department of the Air Force (“DAF”) is accepting proposals for the development of market facing housing or mixed-use projects (“Projects”). As consideration for leasing its parcels to developers selected under this RFLP, DAF is seeking cash rent.

B. Executive Order 13327, Federal Real Property Asset Management, establishes “It is the policy of the United States to promote the efficient and economical use of America’s real property assets and to assure management accountability for implementing Federal real property management reforms.” Furthermore, policy from the Deputy Assistant Secretary of the Air Force (Installations) directs, “The Air Force cannot afford to disregard or discount the value of any asset, and we must optimize the real and potential value of those assets ….”

C. Title 10 U.S.C. § 2667 (the “Enabling Statute”), as amended, allows the Government to lease real property to non-Federal entities in exchange for consideration in an amount that is not less than the fair market value of the leasehold interest.

d. Pursuant to the foregoing Executive Order and the Enabling Statute, the Department of the Air Force (the “Government”) is issuing this Request for Lease Proposal (the “RFLP”) to solicit proposals from entities (“Offeror(s)”) interested in entering into a long-term ground lease (the “Lease”) to lease all or a portion of that certain real property located at Eielson AFB (the “Installation”), which is an active military installation located in North Star Borough, Alaska comprised of approximately four (4) non-contiguous parcels of land (the “Property”) from the Government for the purposes of financing, permitting, developing, constructing, installing, owning, maintaining and operating improvements upon the Property for the Lessee’s private commercial (non-Federal government) use (collectively, the “Project”). In accordance with and subject to the terms, requirements, and conditions of this RFLP, the Government will evaluate all proposals received in order to select one or more Offerors as a “Potential Lessee(s)” with whom to enter into lease negotiations. A Potential Lessee with whom the Government actually makes and enters into a written and legally binding lease agreement is hereinafter referred to as a “Lessee.” If no agreement is made, a Potential Lessee may not actually become a Lessee.

e. The Government’s objectives in issuing this RFLP and leasing the Property include, but are not limited to, the following (collectively, the “EUL Objectives”):

1. Execution of a lease under the 10 USC 2667 authority. A lease under the 10 USC Chapter 169 Subchapter 4 Authority for Acquisition and Improvement of Military Housing is not being solicited and will not be considered. This means that the Air Force will not:

i. Furnish utilities or services

ii. Provide a Direct Loan or a Loan Guarantee

iii. Enter into a contract for the leasing of housing units to service members/civilians

iv. Make financial investments of any kind into an entity carrying out the project

v. Guarantee any level of occupancy or of rental income

vi. Make differential lease payments

Request for Lease Proposal No. AFCEC-26-R-0009 Page 6 of 27

vii. Provide any other form of financial support for the project of any kind

2. Selecting a Potential Lessee that will lease and optimize the use of the Property in accordance with the Enabling Statute and within the constraints and restrictions documented in the RFLP;

3. Selecting a Potential Lessee that will optimize the cash consideration to be received by the Government in exchange for granting a leasehold interest in the Property. The only form of consideration acceptable to the Government for the Lease of the Property is cash rent.

4. Selecting a Potential Lessee whose proposal requires no financial, occupancy or other assistance or guarantee of any kind from the Government.

5. Selecting a Potential Lessee that will lease and use the Property in a manner that minimizes risk to the Government;

6. Selecting a Potential Lessee that will provide an active development commitment, starting at lease signing;

7. Selecting a Potential Lessee that will lease and use the Property in a manner that is compatible with the Government mission and adjacent Government uses;

8. Selecting a Potential Lessee that will lease and use the Property in a manner that minimizes environmental and cultural impacts;

9. Selecting a Potential Lessee that will lease and use the Property consistent with best commercial practices; and

10. Selecting a Potential Lessee that will lease and use the Property in a manner that supports positive relations with local Governmental authorities and the communities adjacent to the Property.

2. EXISTING CONDITIONS

a. THE PROPERTY WILL BE LEASED “AS-IS/WHERE-IS” WITHOUT ANY

WARRANTIES, REPRESENTATIONS OR GUARANTEES, EITHER EXPRESSED OR

IMPLIED, OF ANY KIND, NATURE OR TYPE WHATSOEVER, FROM OR ON BEHALF OF

THE GOVERNMENT.

b. The Potential Lessee shall rely solely and exclusively on their own independent investigation and due diligence in determining whether the Property is suitable for their proposed use. The Property is more generally depicted in Appendix A (“Depiction of the Property and Map”) attached hereto and incorporated herein by this reference. The Property contains certain Government-owned improvements and personal property more expressly described in Appendix A (the “Depiction of the Property and Map”) that will, unless otherwise provided in this RFLP, be leased to the Lessee upon execution of the Lease. The Property shall be deemed to include Existing Improvements. Any additional improvements and personal property to be constructed or placed on the Property by the Lessee (the “EUL Improvements”) shall be owned, operated, and maintained by the Lessee in accordance with the Lease. Any and all appendices attached hereto are incorporated herein and made a part hereof by reference.

c. Without limiting the foregoing, to the best of the Government's Actual Knowledge (defined

Request for Lease Proposal No. AFCEC-26-R-0009 Page 7 of 27 below), the Government is not aware of any existing conditions that would prevent development on the Property, except as is expressly provided in any information disclosed or made available to the Offeror(s). As used in this RFLP, the term "Actual Knowledge" means the information actually known to the Installation's Civil Engineering organization. To the extent possible, the Government will provide the Offeror(s) with access to all relevant and available environmental documentation concerning the Property known, to the best of the Government’s Actual Knowledge, to be in the Government’s possession. An electronic copy of the EBS will be provided to Offeror(s) upon request. The EBS shall set forth, in a manner consistent with relevant American Society for Testing and Materials (“ASTM”) due diligence standards, those environmental conditions and matters known, to the best of the Government’s Actual Knowledge, to be on and affecting the Property as determined from the records and analyses reflected therein, and existing as of the date stated in the EBS.

d. If not previously completed, the Potential Lessee shall be responsible, at its own expense, for preparing an Environmental Analysis (“EA”) or an Environmental Impact Statement (“EIS”) to the satisfaction of, and to be signed by the Government, of the reasonably foreseeable environmental impacts associated with the Potential Lessee’s proposed use of the Property, as required by the National Environmental Policy Act (“NEPA”), regulations published by the Council on Environmental Quality at 40 C.F.R. Parts 1500 to 1508, and regulations published by the Government at 32 C.F.R. Part 989. The Potential Lessee must complete its environmental analysis and the Government must fully comply with NEPA prior to entering into and executing a Lease.

e. The Potential Lessee and Government shall reach an agreement with respect to the physical appearance and condition of the Property, and the parties shall prepare and execute a Physical Condition Report evidencing their agreement prior to lease execution.

f. The Government is leasing the Property subject to all existing encumbrances (recorded and unrecorded). To the best of the Government's Actual Knowledge, a list of such encumbrances is attached hereto as Appendix A (the “Depiction of the Property and Map”).

g. The current legislative jurisdiction of the Property is concurrent. The Government reserves the right to seek retrocession of the Property to Proprietary or Concurrent Jurisdiction. “By proceeding with negotiations with the Government, the Offeror(s) acknowledge and agree that such retrocession will not be a basis for a claim by the Offeror(s) pertaining to property taxes or other costs resulting from such retrocession.”

h. The Government will not provide fire, law enforcement services, and other emergency services to the Project as it is severable from the remainder of the Installation, and a State or local government is available to provide such services. The Lessee shall be solely responsible for obtaining said services and for all actual costs and expenses incurred for these services.

3. GENERAL LEASE REQUIREMENTS

This Section 3, inclusive of sub-sections, lists general requirements that must be complied with by the Potential Lessee and/or the Government to lease the Property (collectively, the “General Lease Requirements”). This is not an exhaustive list of requirements; there may be other requirements, which may apply to leasing the Property and/or to the specific use of the Property proposed by the Offeror(s). The Government has the right to impose any and all requirements necessary or desired to ensure the Lease is in compliance with all applicable Federal (including

Request for Lease Proposal No. AFCEC-26-R-0009 Page 8 of 27 but not limited to laws and requirements referenced in the Mandatory Clauses – Exhibit E (defined below)), State, and local laws, rules, regulations, requirements, orders, permits, ordinances, including but not limited to building codes, policies, directives and instructions, including but not limited to all applicable Department of War and Air Force directives, instructions, manuals, playbooks, and policies, as they may be amended, modified or replaced from time to time (“Applicable Law”).

3.1. STATUTORY REQUIREMENTS – 10 U.S.C. § 2667

a. The lease shall not be for a term of more than fifty (50) years unless the offeror proposes and the government determines that a longer term promotes national defense or is in the government's interest. The offeror(s) shall clearly demonstrate (to the satisfaction of the government) that the length/term of the proposed lease is reasonable, necessary, and/or otherwise required. By way of example, the offeror(s) shall submit facts and information to support its proposed term such as useful life of the improvements (with regular repair and maintenance and without recapitalization) and underlying contracts to be fulfilled directly by the potential lessee.

Copies of such underlying contracts or agreements shall be provided to the government.

Justification for the lease term shall be provided in the financial pro forma required per section 4.9 of this RFLP.

b. The Government shall have the right to revoke the Lease at any time, unless the Government determines that the omission of such a right will promote national defense or be in the Government’s interest.

c. The Government shall receive consideration for the Lease in a total amount that is not less than the fair market lease value of the Property.

d. The consideration shall be paid by the Potential Lessee to the Government. The consideration must be of the type and kind that is permitted by the Enabling Statute – see 3.2.a.

for specific consideration requested by the Government.

e. If the proposed use(s) of the Property will, as determined by the Government, provide merchandise or services in direct competition with “covered entities” (as such term is defined in the Enabling Statute), the Potential Lessee must provide covered entities, at the Government’s election in its sole and absolute discretion, with either (i) the right to operate a community support facility or provide community support services, or (ii) equitable compensation in lieu of the operation of such a facility or the provision of such services.

f. The Potential Lessee’s leasehold interest in the Property and its operations and activities on the Property may be taxed by State and local governments. See Section 3.3.c. below.

g. The Potential Lessee’s use(s) of the Property shall be compatible with the mission and plans and programs of the Installation.

3.2. OTHER TERMS AND REQUIREMENTS

a. During negotiations, the Government and the Potential Lessee will negotiate and mutually agree on the consideration which will be provided by the Potential Lessee to the Government, and the processes by which the Potential Lessee will deliver such consideration to the Government.

For this lease, the Government requires the following consideration terms:

b. The Government requires the Potential Lessee provide cash consideration for this Project.

Request for Lease Proposal No. AFCEC-26-R-0009 Page 9 of 27

The Potential Lesse may provide cash in the form of ground rent, participation rent or both. If participation rent is offered it must be in the form of a top line revenue share. The Government will evaluate the offers on a Net Present Value basis and will select the best value offer received.

c. The Potential Lessee shall ensure that insurance policies are maintained throughout the term of the Lease in accordance with the requirements set forth in Appendix C (the “Insurance Requirements”) attached hereto and incorporated herein by this reference.

d. Any and all utilities and services necessary for the Project shall be obtained and provided for by Potential Lessee, at its sole cost and expense.

e. Upon the expiration or earlier termination of the Lease, the Lessee shall, at no cost to the Government and to the reasonable satisfaction of the Government, demolish or remove all or a portion of, as designated by the Government, the Existing Improvements, EUL Improvements, and the structures or improvements located on the Property; abandon, vacate or remove utilities or other infrastructure from the Property; restore the Property and surrender the Property to the Government in the condition it existed on the date the Lease was executed, unless the Government, at its sole discretion and subject to Applicable Law, elects to retain all or a portion of the Lessee’s improvements located on the Property, without compensation to the Lessee. The Lessee shall establish and maintain a demolition reserve account to fund the demolition of all facilities, Existing Improvements, and EUL Improvements on the Property and to restore the Property to the reasonable satisfaction of the Government upon the expiration or earlier termination of the Lease.

f. Offeror that the Government determines to pose a threat to the security, health, morals, or welfare of the Government or to be inconsistent with the national security objectives of the United States will not be selected as a Potential Lessee. Should the government of a terrorist country have a significant interest in the Offeror (or a parent, affiliate, or subsidiary of the Offeror), then such Offeror shall be disqualified and shall not be selected as a Potential Lessee, unless otherwise approved by the Secretary of Defense. This restriction is in accordance with 10 U.S.C. § 2327.

3.3. FINANCIAL REQUIREMENTS

a. The Potential Lessee is solely responsible for financing the proposed project. The Government requires that all financing be in place on or before the date of Lease execution. If a Project proposal includes gifts, donations and/or other alternative financing, the Government may require that the Potential Lessee provide evidence, satisfactory to the Government, that the funds have been placed in a third-party escrow account before the date of Lease execution. The Air Force will not:

i. Furnish utilities or services

ii. Provide a Direct Loan or a Loan Guarantee

iii. Enter into a contract for the leasing of housing

iv. Make financial investments of any kind into an entity carrying out the project

v. Guarantee any level of occupancy or of rental income

vi. Make differential lease payments

vii. Provide any other financial support for the project of any kind

b. The Potential Lessee may not cross collateralize and cross default the Lease, or the assets

Request for Lease Proposal No. AFCEC-26-R-0009 Page 10 of 27 or revenues of the Project. Moreover, the Potential Lessee will be prohibited from assigning, pledging, hypothecating or otherwise transferring its interest in the net cash flows or ownership of the Project in part, or in its entirety, without prior written approval of the Government.

c. The Potential Lessee shall be solely responsible for the payment of any property taxes, personal property taxes and assessments, including special assessments, utility rents, any charges imposed in lieu of ad valorem taxes, and all other taxes or charges levied against the Project (including the costs of contesting such taxes), or assessments levied against the Potential Lessee’s leasehold interest or against its activities or operations on the Property.

d. The Potential Lessee shall be required to make a cash payment to the Government at Lease execution in an amount equal to the Government’s direct costs of each lease transaction, which is estimated not to exceed Three Hundred Thousand Dollars and No Cents ($300,000.00). The Government shall provide the Potential Lessee notice of the actual amount of this payment, as determined by the Government, prior to Lease execution. This cash payment is separate from and in addition to the fair market lease value of the Property. It is not a part of the consideration for the Lease.

e. The Potential Lessee shall, at its sole expense, (i) obtain all required environmental and non-environmental permits and approvals, (ii) enter into any and all required agreements with third parties, (iii) pay any and all costs, fees and expenses required in connection with its development of the Project and, (iv) comply with all Applicable Law and must not seek to avoid compliance with Applicable Law, including but not limited to regulatory requirements, by claiming federal status or derivative sovereign immunity as EUL developments are primarily private sector endeavors.

3.4. DEVELOPMENT AND USE REQUIREMENTS

a. All uses and development activities on the Property shall be in accordance with Applicable Law, including but not limited to building codes such as Unified Facilities Criteria and local and International Building Codes, as they may be amended from time to time.

b. All development and construction on the Property shall be directly compatible with the plans, programs and missions of the Installation. However, the Air Force will not include any clause or condition in the lease tying or connecting the development to the programs and missions of the Installation in any way.

c. Development and construction on the Property may be subject to Department of War and/or Air Force Anti-Terrorism and Force Protection requirements, including but not limited to offsets from roadways and adjacent Department of War or other federal agency facilities.

d. A proposal, if any, to relocate existing improvements on the Property, if any, shall be at the Potential Lessee’s sole cost and expense and will be subject to Government’s consent and approval, which may be conditioned or denied.

Prior to the commencement of any phase of construction, the Potential Lessee shall deliver to the Government payment and performance bonds in amounts and subject to conditions deemed acceptable to the Government.

e. The Property shall not be used or permitted to be used in any way or for any purpose except as expressly permitted by the Government and set forth in the Lease.

f. The following uses and activities are prohibited on the Property due to security and

Request for Lease Proposal No. AFCEC-26-R-0009 Page 11 of 27 operational incompatibility:

1. Any use or activity that adversely affects the health, safety, morals, welfare, morale, or discipline of the Armed Forces.

2. Structures, activities, and operations that adversely affect flight operations, air traffic control, Installation security and/or force protection.

3. Any ultra-hazardous uses or activities involving the storage, treatment, transportation, disposal or manufacture of hazardous materials, hazardous substances or hazardous wastes.

4. Residential use conflicting or otherwise competing with the Military Housing Privatization Initiative at the Installation. Any development concept must explain how it does not compete with Military Housing Privatization Initiatives at or for the Installation.

5. Any use or activity that is incompatible with environmental, operational or land use constraints.

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4. INSTRUCTIONS TO OFFEROR(S)

4.1. GENERAL

a. This RFLP is not for an acquisition of goods, services or facilities for Air Force consumption/use and as such, is not governed by the Federal Acquisition Regulation (“FAR”).

This RFLP supports a non-FAR real estate transaction (the Lease) granting temporary use of Government controlled property, which employs a competitive process to identify a Lessee as required by the Enabling Statute. While no evaluation credit will be provided for small business participation, small business concerns are encouraged to participate and compete in this Air Force Enhanced Use Lease Program competitive solicitation processes.

b. The sale of any services or products resulting from operations on the Property or arising directly or indirectly from the Lease shall be entirely the responsibility of the Offeror and shall be pursuant to agreement(s) separate and apart from this RFLP. In no event shall this RFLP or any agreement resulting from this RFLP require or otherwise obligate the Government to purchase any service or product. The Government makes no representations regarding the Offeror(s)’s ability to secure an agreement(s) for sale and purchase of the services or products arising directly or indirectly from the Lease or the Property.

c. Any information concerning the RFLP given to any Offeror will be furnished promptly to all other prospective Offerors. If the information is necessary in submitting offers, or if the lack of it would be prejudicial to any other prospective Offerors, the information will be furnished as an amendment to the RFLP.

d. After the receipt and evaluation of acceptable responses to this RFLP, the Potential Lessee and the Government will negotiate the terms, conditions, agreements, plans, and schedules, etc., to effectively implement the Potential Lessee’s proposed development, use, management and operation of the Property in a manner that is acceptable to the Government. Unselected Offerors may ask for a debriefing from the Government source selection team.

e. While the Government intends to enter into a Lease with the Potential Lessee, it is under no obligation to do so and reserves the right to cancel this RFLP and reject all submissions at its sole discretion. The Government reserves the right to suspend and/or amend all provisions of the RFLP and to waive informalities and minor irregularities in offers received where it is in the Government’s best interest to do so.

f. By participating in the RFLP process, Offeror(s) agree to indemnify and hold harmless the Government, its officers, employees, and consultants from all claims, liabilities, and costs related to this RFLP. Under no circumstances will the Government be liable for any real estate brokerage commissions, finder’s fees, or other forms of compensation related in any way to activities undertaken by any person as a result of this RFLP. This includes any and all activities related to negotiations with the Potential Lessee.

g. This RFLP may be amended at any time by the Government by formal amendment, document, letter, facsimile, or electronic mail. If this RFLP is amended, then all terms and conditions that are not amended remain unchanged.

h. The RFLP response/proposal shall contain the Offeror’s best terms and be complete in accordance with this RFLP. However, the Government reserves the right to require Offeror(s) to provide an oral presentation of their proposal. The Government does not intend to but may, at its

Request for Lease Proposal No. AFCEC-26-R-0009 Page 13 of 27 sole discretion, conduct discussions with Offeror(s), typically through evaluation notices (ENs) any time after Offeror(s) submissions and prior to selection of a Potential Lessee. Any EN responses become part of the Offeror’s submission and will be considered by the Government in making its Potential Lessee selection.

i. The Government Real Estate Support Service ("RESS") and Privatization Real Estate Support Service (“PRESS”) contractors, their successors, and their respective team members, subcontractors, and subcontractors’ successors are all precluded from proposing on any Government EUL projects, and from acting as subcontractors, consultants or team members to a development phase contractor for a period of up to ten (10) years from the expiration of their most recent contract with the Government in accordance with the terms of their contract(s).

Accordingly, Offeror(s) shall not include these firms as part of their teams or request their assistance with proposal preparation. It is incumbent upon each Offeror to ensure that its team does not include any of the RESS or PRESS contractors or their respective team members and subcontractors. The RESS and PRESS Contractors are as follows: EMAX Financial and Real Estate Advisory Services; MC Fuhrman and Associates, LLC; Alvarez and Marsal Real Estate Advisory Services, LLC; Jones Lang LaSalle; MWH Americas Inc.; and FPS Advisory Group, LLC. Proposals including a prohibited team member or subcontractor will be rejected. RESS and PRESS contractors have signed Non-Disclosure Agreements.

j. Offeror(s) shall submit a statement acknowledging receipt of the Mandatory Clauses Required by Federal law attached hereto as Appendix B (the “Mandatory Clauses”) and incorporated herein by this reference and indicating their compliance with these requirements during the preparation of their proposals. Compliance with these clauses shall be required during the term of the Lease.

k. Proposals that fail to furnish required information or that fail to fulfill any of the required terms and conditions of this RFLP may be rejected by the Government. Any Offeror whose proposal is rejected for being incomplete will be notified by the Government of the material deficiencies in its proposal. Proposals that are rejected will not be evaluated by the Government in its assessment of the proposals received.

l. Offeror(s) shall submit a signed cover letter as shown in Appendix D (the “Offeror’s Cover Page”). Each proposal must contain the name and mailing address of the Offeror and be properly executed. A proposal executed by an attorney or agent on behalf of the Offeror shall be accompanied by two authenticated copies of the power of attorney or other evidence of agency or authority to act on behalf of the Offeror. If the Offeror is a corporation, a corporate officer authorized to legally bind the corporation, must execute the Offeror’s Cover Page and provide a corporate certificate or resolution evidencing that corporate officer’s authority to submit a proposal to lease the Property in response to this RFLP. If the Offeror is a Partnership, Limited Liability Company or any other entity, the Offeror must provide evidence that the party signing the Offeror’s Cover page has the authority to sign or bind the entity.

m. Offeror(s) shall submit a signed statement as shown in Appendix H (the “Offeror’s Acknowledgement”). Stating that they understand that this project is an EUL executed under the 10 USC 2667 authority, that this project is not being executed under the 10 USC Chapter 169 Subchapter 4 Authority for Acquisition and Improvement of Military Housing and that the Air Force will not:

i. Furnish utilities or services

Request for Lease Proposal No. AFCEC-26-R-0009 Page 14 of 27

ii. Provide a Direct Loan or a Loan Guarantee

iii. Enter into a contract for the leasing of housing

iv. Make financial investments of any kind into an entity carrying out the project

v. Guarantee any level of occupancy or of rental income

vi. Make differential lease payments

vii. Provide any other form of financial support for the project of any kind

4.2. RESTRICTION ON DISCLOSURE AND USE OF DATA

a. Offerors who include in their proposals data that they do not want disclosed to the public for any purpose or used by the Government except for evaluation purposes, shall mark the title page with the following legend: “This proposal includes data that shall not be disclosed outside the Government and its representatives and shall not be duplicated, used, or disclosed in whole or in part for any purpose other than to evaluate this proposal.” Mark each page of restricted data with the following legend “Use or disclosure of data contained on this page is subject to the restriction on the title page of this proposal.” Over-marking of a proposal (for example, marking the entire proposal or all or nearly all pages of the proposal) may result in the outright rejection of the proposal by the Government.

b. If, however, a Lease is signed with this Offeror as a result of or in connection with the submission of this data, the Government shall have the right to duplicate, use, or disclose the data to the extent provided in the resulting Lease or as needed for Environmental Documentation or the Freedom of Information Act. This restriction does not limit the Government’s right to use information contained in this data if it is obtained from another source without restriction.

Offeror(s) should be aware; however, that the Government may share financial information with Congressional committees, if requested by the committees as part of their oversight function. The terms and conditions of the Non-Disclosure Provisions in Appendix E (the “Non-Disclosure Provisions”), attached hereto and incorporated herein by this reference, apply to each Offeror following the receipt of their proposal for the Project.

4.3. SUBMISSION OF RESPONSES

Offeror(s) shall send an email indicating their desire to submit a proposal by 24 July 2026, to AFCEC.EUL@us.af.mil. Subsequently the Government will provide instructions to upload responses to a secure site. The response files shall be in Microsoft Word or PDF format.

Proposals are due no later than 5:00 PM Central Time on 10 August 2026 (the “RFLP Response Due Date”). Hard copy submissions will not be accepted.

a. Submitted responses, proposals and information shall correspond with the Sections, Factors, and Subfactors listed in Table 1 and further described in Sections 4.4 through 5.2 of this RFLP. Submitted responses (narrative, exhibits, illustrations, etc.) are limited to 40 total pages (single side, 8.5 x 11 inch page and standard font) using Microsoft Word and/or not to exceed 10 megabytes Adobe Systems Portable Document Format (PDF). Page limits as specified in the RFLP do not include drawings, cost estimates, mandatory clauses, legal documents, resumes, financial statements, pro formas, engineering calculations, catalog cuts, or specifications. Pages exceeding this limit will not be accepted, reviewed or evaluated. The financial pro forma shall be

Request for Lease Proposal No. AFCEC-26-R-0009 Page 15 of 27 a stand-alone Microsoft Excel file and not count towards the total page or PDF limit.

Table 1 – Evaluation Factors, Subfactors and Submittal Format

SECTION EVALUATION FACTORS

A Factor 1 – Project Description Subfactor 1.1 – Project Concept, Market Analysis, and Project Feasibility Subfactor 1.2 – Project Development, Construction and Operations

B Factor 2 – Return to the Government Subfactor 2.1 – Proposed Rental and/or Additional Consideration Subfactor 2.2 – Financial Pro Forma

C Factor 3 – Organization, Experience and Capability Subfactor 3.1 – Organization and Experience Subfactor 3.2 – Financial Capability

D Factor 4 – Integrated Project Plan and Schedule

4.4. SECTION A, FACTOR 1 – PROJECT DESCRIPTION SUBMITTAL

REQUIREMENTS

4.5. SUBFACTOR 1.1: PROJECT CONCEPT, MARKET ANALYSIS, AND

PROJECT FEASIBILITY

The Offeror(s) shall explicitly document the market demand and market feasibility analysis for its proposed Project; explicitly demonstrating that the proposed Project is viable and represents the highest and best use of the Property. The Offeror must show that the project is viable without any direct Air Force financial support or financial guarantee, any Air Force provision of utilities, any occupancy or rental income guarantee or any other guarantee of direct operational support. The submitted narrative shall include at least the following:

1. Substantive data and facts, which clearly demonstrate the current and anticipated market demand for the proposed Project;

2. Facts and data describing the current market availability of commercial activities/services that will compete with the market demand for the proposed Project;

3. Facts and data detailing projected target market consumption/use of the Project; and

4. A narrative detailing the marketing strategy for the proposed Project.

5. All data used in the analysis must include a reference to the source of the data. All sources used must be included in the proposal as appendices.

4.6. SUBFACTOR 1.2: PROJECT DEVELOPMENT, CONSTRUCTION AND

OPERATIONS

Offeror(s) shall submit a narrative describing their proposed Project including a plan for the development, construction and operation of the Project. This narrative shall demonstrate compliance with EUL Objectives described in the Executive Summary in Section 1 and with the General Lease Requirements outlined in Section 3, shall not include any direct Air Force financial support or financial guarantee, any Air Force provision of utilities, any occupancy or

Request for Lease Proposal No. AFCEC-26-R-0009 Page 16 of 27 rental income guarantee or any other guarantee of direct operational support and shall also include at least the following:

1. Description of the proposed development, size, type, performance or capacity, site considerations, engineering and construction work to be performed;

2. Description of the anticipated leases, easements, agreements, etc., needed to develop and operate the proposed development;

3. A Project development and construction (including any phases if applicable) plan and milestone schedule;

4. A conceptual site plan depicting, identifying, and describing all proposed improvements, including but not limited to proposed facilities, fences, infrastructure, areas of ingress/egress, and storm water management areas;

5. A conceptual utility plan for the Property and proposed Project;

6. A conceptual environmental management plan;

7. Description of the quality control processes and corporate systems employed to maintain quality control of the design, permitting, financing, construction and operation of the Project;

8. Description of the Project impact(s), if any, on surrounding communities, local government, and governmental authorities to include “covered entities” as described in the Enabling Statute and Section 3.1(e) of this RFLP;

9. A Property management and facilities maintenance plan, to include capital repair and replacement, and grounds maintenance;

10. Proposed emergency services plan; and

11. A Property security and access management plan.

4.7. SECTION B, FACTOR 2 – RETURN TO THE GOVERNMENT

4.8. SUBFACTOR 2.1: PROPOSED RENTAL AND/OR ADDITIONAL

CONSIDERATION

a. Offerors shall explicitly document their proposed cash consideration to be provided to the Government, in exchange for the leasehold interest in the Property. The proposed consideration shall be substantiated with relevant empirical and quantitative data and analysis to include:

1. Current real estate market conditions for similarly situated property;

2. Consideration of all relevant facts and circumstances that may influence the cash consideration offered.

3. A description of and calculation for the proposed cash payment.

4.9. SUBFACTOR 2.2: FINANCIAL PRO FORMA

Offeror(s) shall submit a FINANCIAL PRO FORMA a proposal submitted without a full and complete Pro-Forma will not be deemed acceptable. The Pro-forma must be developed using Microsoft Excel software illustrating the economic viability of the proposed Project and containing the each of the following elements:

Request for Lease Proposal No. AFCEC-26-R-0009 Page 17 of 27

1. Assumptions Worksheet – which shall be linked to all other worksheets within the pro forma, and wherein all financial assumptions (i.e., square footage, rental rates, interest rates, internal rate of return, discount rates, weighted average cost of capital, etc.) can be manipulated to produce varying results during the evaluation of submittals.

2. Project Construction Budget – A line-item construction budget that reflects all expected construction costs, by major trades/milestones, and that are detailed for each month of the construction period through completion. This budget should also reflect drawdowns on the construction loan(s) and equity contributions as they occur and shall be linked to the Assumptions Worksheet and shall contain formulae so that cell references and calculations can be verified.

3. Project Sources and Uses Statement – A statement that reflects all expected transaction costs (i.e., construction, lender and closing fees, etc.), and the sources to fund these costs (i.e., loan proceeds, equity contributions, etc.). The specific sources of funding must be explicitly named, simply naming the type of funding (debt, equity, etc.) without a specific source is not acceptable. The proposed debt to equity ratio shall be explicitly defined. This statement shall be linked to the Assumptions Worksheet and shall contain formulae so that cell references and calculations can be verified.

4. Project Annual Cash Flow Statement (for each year of the lease term) – A statement that reflects line-item Project revenues and expenses for each year of the proposed Lease term.

This statement shall be linked to the Assumptions Worksheet and shall contain formulae so that cell references and calculations can be verified. Specifically, the statement provided shall include the following on an annual basis:

i. Line-item description and dollar amount for each source of revenue.

ii. Line-item description and dollar amount for each charge (deduction) against Project revenue (e.g., vacancy loss, credit/collection loss, etc.).

iii. Line-item description and dollar amount for each Project expense item.

iv. Net Operating Income projection for each year of the term of the Lease based on items above.

v. Line-item description and dollar amount of all debt service payments.

vi. Line-item description and dollar amount of all deposits to Project reserve accounts to include the demolition reserve account.

vii. Line-item description and dollar amount of all capital costs, including but not limited to: 1) capital repairs and replacements; 2) tenant improvement allowance(s); 3) leasing commissions; 4) demolition; and 5) etc.

viii. Line-item description and proposed total cash consideration to be paid to the Government.

5. Consideration Worksheet, which shall be linked to the Project Annual Cash Flow Statement and shall contain formulae so that cell references and calculations can be verified.

This worksheet should include the proposed cash consideration to be paid to the Government over the proposed term of the Lease. If the Offeror proposes to provide the Government with percentage rent, this worksheet shall provide an explicit description and delineation of proposed base rent versus any proposed percentage rent. If the Offeror is proposing that, some

Request for Lease Proposal No. AFCEC-26-R-0009 Page 18 of 27 portion or all of the consideration to be paid to the Government will be from percentage rent or some other form of revenue sharing arrangement: this worksheet shall also include calculations and a narrative detailing the proposed participation percentages, and the priority of payments to the Government.

4.10. SECTION C, FACTOR 3 – ORGANIZATION, EXPERIENCE AND

CAPABILITY

4.11. SUBFACTOR 3.1: ORGANIZATION AND EXPERIENCE

a. All Offeror(s) shall provide a narrative detailing its corporate organizational structure, including legal form of ownership and management. If the Offeror is teaming with one or more business organizations for any portion of the Project, then it shall provide a narrative detailing the responsibilities of each team member, the extent to which the team has worked together in the past, the legal form of ownership and management of each and team member, and (if other than the Offeror) expressly identify the team member organization that will be financially accountable for Project performance. The Offeror shall submit copies of legally binding contracts or agreement(s) it has in place with each member for the Project, or otherwise state that no such contracts or agreement(s) exist.

b. As a condition to being selected as the Potential Lessee, the Offeror(s) shall provide the Government with documentation evidencing its legality, authority, ownership, control, and management. Such documentation should include, without limitation, certificates of good standing, formation agreements, by-laws, operating and management agreements, organizational charts, and a certificate of disclosure of ownership interests.

c. Provide an explanation of its ability to field a qualified, experienced Project team with the experience and workload capacity necessary to manage all the disciplines required to develop and manage the Property.

d. Identify the key personnel and legal counsel designated and authorized to represent the Offeror in all negotiations with the Government, and throughout the transaction execution and financial closing process.

e. Provide a narrative describing up to five (5) of the most recent and relevant projects completed or in progress by the Offeror that are similar to the Offeror’s proposed Project. The submittal shall provide details explaining the financing, design, construction, management, and operation of those five projects and specifically state how the Offeror accomplished them directly or if they were accomplished by another party, list the name of said other party. The submittal shall also include information describing cost, schedule, and performance of each project. For the purposes of this factor, “relevant work” are those whose scope, magnitude and the complexity are similar to the Offeror’s proposed Project.

f. The following disclosures are required:

i. Any foreign corporate ownership.

ii. Any ownership that has been restructured due to adverse circumstances (including default, triggering of loan covenants, change of controlling partner, etc.).

iii. Any action was initiated by a lender to replace, sanction, or suspend any principals of the company from future participation in lending activities.

Request for Lease Proposal No. AFCEC-26-R-0009 Page 19 of 27

iv. Any notices of fault in a lease with the Government, even if resolved.

v. Any legal judgements or settlements regarding fraud made in any federal or state jurisdiction over the past ten years.

vi. Any on-going litigation, arbitration, mediation, or other formal dispute process that involves the Government or a lender.

vii. Any on-going litigation matters that involve criminal behavior; or

viii. Any objection to any of the Lease

4.12. SUBFACTOR 3.2: FINANCIAL CAPABILITY

a. The Offeror shall provide a letter of interest for Payment and Performance (P&P) Bonding from a bonding institution. The letter should state that the institution is capable and interested in providing bonding for the full amount to cover the project being proposed. In the event that an alternative to bonding is being proposed, provide information on the alternative and explain how it better protects the Government’s interests versus P&P bonds.

b. Provide evidence of ability to secure sufficient funds or financing without any Air Force assistance or guarantee of any kind. Total evidenced funds and financing must match total required funding from sources and uses tab of Pro-forma:

i. For Debt Financing– Provide a letter of interest from a lending institution

ii. For Equity Financing – Provide evidence of existing funds or proposed source of funds

iii. For Other Financing – Provide the type/source of funds/financing, a detailed plan for the acquisition of the funds and an assessment of the likelihood that the funds will be secured

iv. Provide up to 3 examples of past performance securing funds or financing of similar type for projects of similar scope.

c. Provide Financial Statements complete with notes and accompanied by an auditor’s assertion of accuracy or reviewed by Certified Public Accountant for the most recent two years, and other documentation, including that of any equity contributors, in order to demonstrate the Offeror’s financial strength. Financial statements must have been audited in accordance with Generally Accepted Accounting Principles.

d. If such financial statements are not available, Offeror(s) shall provide an individual’s Internal Revenue Service ("IRS") tax filings that have been executed and submitted to the IRS by the individual or a certified preparer.

e. If any financial statements and submitted information note any litigation, disputes, claims, UCC filings or similar circumstances, the Offeror(s) shall provide the current status of each matter in full detail.

SECTION D, FACTOR 4 – INTEGRATED PROJECT PLAN AND SCHEDULE

Each Offeror shall disclose a notional Integrated Project Schedule (“IPS”) forecasting the critical activities and agreements necessary to achieve a successful Lease Agreement and Project. The IPS shall be submitted as a Gantt chart conducive to presenting clear sequences of

Request for Lease Proposal No. AFCEC-26-R-0009 Page 20 of 27 major milestones and include estimated timeframes, dependencies, and critical path of the identified milestones.

The content of the IPS shall include:

i. The total Project estimated timeline

ii. Major milestones organized by phase with assigned estimated timeframes

iii. Major milestone concurrencies and dependencies

iv. Identified critical path throughout the Project lifecycle

v. Major milestones and activities necessary for Project Planning, Design, Construction, and Operations phases, including:

vi. Lease and Transaction Document Term Sheet, Final Signature

vii. Site Investigations (applicable geotechnical, topographical, ground penetrating radar, test bores, utility capacity and placement, etc.)

viii. Zoning, Entitlements, Permits

ix. Environmental Regulatory requirements

x. Financial Modeling and Strategy

xi. Site Plan /Concept

xii. Agreements with Government and Third-Party entities

xiii. Financing and Insurance

xiv. Interconnection Study, Application, and Completion, if applicable

xv. Power Purchase Agreement, if applicable

xvi. Design stages, to include Government review and designer response periods and virtual comment-response discussion meetings after each submittal

xvii. Applicable Construction Phase major…