AFP-JSC-EXP-2026 - AFP.pdf

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AGENCY ANNOUNCEMENT FOR PROPOSALS (AFP)

FOR LEASE OF NON-EXCESS UNDEVELOPED LAND

AFP-JSC-EXP-2026

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Table of Contents

I. Introduction

Initiating Installation Description Purpose and Objectives Proposal Overview Attachments and Exhibits

II. Guidelines

Security Infrastructure Environmental Financial and Legal Eligibility Historic Preservation Construction Follow-on-Agreements

III. Proposal Content

Proposal Content and Format

IV. Evaluation Factors for Proposal

Relative Importance of Evaluation Factors: In order of importance:

V. Additional Information

Ombudsman NASA Points of Contact:

VI. Exhibits

Exhibit 1: Infrastructure and Utility POCs Exhibit 2: City of Houston Codes Exhibit 3: City of Houston Codes

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I. INTRODUCTION

Initiating Installation

National Aeronautics and Space Administration (hereinafter, NASA or Government), Lyndon B.

Johnson Space Center (hereinafter, JSC or Center), Houston, Texas 77058

Description

This Announcement for Proposals (AFP) solicits proposals for lease of all or a portion of available undeveloped land at NASA Johnson Space Center (JSC). (Attachment A, Land Map;

hereinafter the Available Land) The Available Land is located outside of the controlled access area of JSC and adjacent to JSC’s main campus. The size of the total parcel is approximately

183.7 acres and is accessible by Saturn Lane. This zone may be sub-divided with potential for phasing and expansion. This locality has potential for separation of facilities if commercial entities have privacy concerns.

The Available Land will be available at award in its current condition for one 20-year base period and two 20-year option period(s).

Purpose and Objectives

JSC is the premier center for Mission Control, Astronaut training, Health and Space Medicine.

NASA seeks to further leverage JSC’s unique location, developable land, and infrastructure to support NASA’ mandate to encourage commercial use of space to enable the development of a healthy and robust United States commercial space sector.

The Government objectives for this AFP are:

• Leasing NASA land for development;

• Increase commercial access to space;

• Enhance U.S. commercial competitiveness in the space and aerospace industries and related research; and

• Promote relationships that will build, expand, modernize, or operate aerospace-related capabilities at JSC.

The resource being offered for commercial purposes is undeveloped land (Attachment A, Land Map) for commercial space applications. Proposals must include documentation supporting and enabling the Government AFP objectives. In addition, proposals should include any related secondary land uses and/or any other uses in support of commercial space initiatives.

Commercial use of JSC land (real property) supports NASA’s mandate to “seek and encourage, to the maximum extent possible, the fullest commercial use of space” as stated in 51 U.S.C. § 20112(a)(4) and supports other goals of the national space policy as embodied in Title 51, United States Code.

NASA will not consider proposals for use of the Available Land that, in its discretion, do not contribute to the advancement of aerospace research and commercial use of space.

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Proposal Overview

All proposals must adhere to the guidelines detailed in Section II and the requirements detailed in Section III Proposal Content. Proposals should describe the following:

• The Proposer’s planned use of that portion of the Available Land Proposer desires to lease (hereafter, the Property);

• Concept plans for development on the Property;

• The Proposer’s financial capability/viability to successfully develop and achieve and sustain operations as proposed;

• The Proposer’s experience with development of underutilized, non-excess federal property;

• The Proposer’s experience with aerospace-related services or other space-related activities; and

• The Proposer’s approach to propelling the space economy.

Attachments and Exhibits

The following attachments are included as part of this AFP:

Attachment A: Land Map Attachment B: Model Lease Attachment C: Environmental Site Assessment Attachment D: Environmental REC Attachment E: Environmental NEPA Checklist Attachment F: JSC Flash Report

The following exhibits are provided as reference for potential Proposers:

Exhibit 1: Infrastructure and Utility POCs Exhibit 2: City of Houston Codes Exhibit 3: Facility Project Requirements (FRP) NPR 8820

II. GUIDELINES

The following items must be addressed in the proposal in accordance with the guidelines outlined in Section II Guidelines and the content outlined in Section III Proposal Content.

Proposers will identify the amount of the Available Land they wish to lease, and their preferred locations thereon. If more than one Proposer identifies similar or overlapping parcels of the Available Land, NASA in its discretion will identify the sites it chooses to offer to each of the Proposers based on its review of the Proposals and the criteria identified herein. In this case, NASA will discuss alternative parcels with the Proposer(s). Proposer will not be required to lease a Property in a location it does not desire. Development of the Property is at Proposer’s expense and must be approved by NASA and completed without interfering with NASA operations.

1. Security Separation – The Available Land is currently contained within the JSC perimeter security fencing which requires badging to access. NASA desires for this lease

AFP-JSC-EXP-2026 P a g e 5 | 22 to propose a reconfiguration plan of the perimeter fencing, and access points/roadways in order to have access to the Property outside of the NASA security area. Entry signs to the Property will be required to follow a JSC standard design (under development). Such modifications shall be at the sole cost and expense of the Proposer and subject to NASA approval.

2. Existing Infrastructure – NASA requires access to any existing infrastructure which lies within the Property. This infrastructure includes both above and below ground works which are vital to the function of JSC. Additionally, NASA will require from time to time the ability to inspect the Property both on an emergency and non-emergency basis as outlined in the Model Lease. The Proposer should not assume that any existing infrastructure will be available for use and that any infrastructure required for development will be at the sole cost of The Proposer.

3. Environmental Site Assessment – NASA compiled sufficient data related to any environmental concerns existing on the Property prior to lease execution. This data will be used to establish a baseline environmental condition of the Property. An abridged version of the Environmental Site Assessment (ESA) is available (Attachment C, Environmental Site Assessment). For a more comprehensive version, email hq-realestate@mail.nasa.gov with the request detailing the method of choice for large file transfer.

4. Coordination and Collaboration Plan - As part of its proposal, each Proposer shall submit a Coordination and Collaboration Plan detailing how it intends to work with other current and future lessees within Exploration Park to ensure cohesive and efficient development of the site. The Government will evaluate each Plan for reasonableness, completeness, and feasibility, with particular attention to the Proposer’s approach to shared infrastructure, communication mechanisms, and integration with existing and anticipated development.

The Coordination and Collaboration Plan must address, at a minimum, the following elements:

1. Shared Infrastructure and Utilities Describe how the Proposer will coordinate with other lessees regarding the planning, installation, and maintenance of shared infrastructure, including but not limited to:

If the Proposer anticipates connecting to or utilizing infrastructure previously installed by an existing lessee, the Plan must:

a. Identify the specific infrastructure components involved;

b. Describe the proposed method of access or connection;

c. Outline any anticipated agreements or coordination mechanisms with the existing lessee; and

d. Address cost-sharing, maintenance responsibilities, and any necessary upgrades or modifications.

2. Water, sewer, and stormwater systems

a. Electrical, gas, and telecommunications utilities;

mailto:hq-realestate@mail.nasa.gov

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b. Roadways, access points, and traffic circulation; and

c. Drainage and grading plans.

3. Common green space (e.g. parks) If the Proposer is unable/unwilling to share utilities with other Exploration Park entities, provide justification for such isolation.

4. Development Phasing and Integration Outline how the proposed development of the Property will be phased in a manner that complements adjacent or anticipated developments, including:

a. Timing and sequencing of construction activities;

b. Mitigation of disruptions to neighboring parcels; and

c. Integration of design elements to promote visual and functional cohesion.

5. Governance and Communication Mechanisms Propose mechanisms for ongoing coordination and communication among lessees, such as:

a. Participation in the NASA JSC Exploration Park Coordination Board (or its successors);

b. Regular coordination meetings; and

c. Shared digital platforms or tools for information exchange.

6. Conflict Resolution Identify proposed methods for resolving disputes or disagreements among lessees related to shared infrastructure, access, or other interdependent development matters.

7. Compliance and Oversight Explain how the Proposer will ensure compliance with applicable NASA, federal, state, and local codes, technical standards, directives, and regulations, and how coordination efforts will be documented and reported to the Government.

Failure to submit a satisfactory Coordination and Collaboration Plan may result in the proposal being deemed non-responsive.

Security

Physical barriers with access controls are required to prevent unauthorized entry to NASA Johnson Space Center’s Government Owned and Government Operated facility. Proposer(s) will not be allowed continual access to the Property through NASA’s entry gates but will need to provide entry and exit access to their Property tract(s). To accomplish this, based on the location of the specific parcel of Property, existing fence lines will need to be modified at the Proposer’s expense.

As a result of the lease, the existing JSC perimeter fencing boundary will be altered. The Proposer shall recommend a new boundary fence line on the Property that is compliant with the physical security requirements of NASA. During the fence modifications and construction, there

AFP-JSC-EXP-2026 P a g e 7 | 22 may be a need for Temporary Barriers, and the Proposer shall develop a plan acceptable to JSC security.

Proposer may choose to restrict public access to the Property as needed and consistent with the Model Lease. Proposer(s) will need to provide for security of the Property, as well as improvements and other personal property.

Infrastructure

The Available Land currently lacks utility infrastructure. All infrastructure development including design, permitting, installation, construction, operations, and maintenance costs, is the responsibility of the successful Proposer(s)/selected tenant(s) (each, hereinafter, Tenant).

Additional licenses and/or easements may be required prior to installation.

Water, stormwater, sewer, electricity, gas, and communications are the responsibility of the Tenant and will not be provided by NASA JSC. Points of Contact for local utilities and city planning offices are provided in (Exhibit 1, Infrastructure and Utility POCs).

In the event that a single Proposer does not take all the Available Land and more than one Proposer is selected for lease negotiations, the selected Proposers may be required to jointly develop and submit to the Government a coordinated plan or proposal addressing the installation, alignment, and use of shared infrastructure, including roads and utilities. The joint plan would be expected to demonstrate how the Proposers will coordinate design, construction, and maintenance to ensure compatibility, efficiency, and equitable cost-sharing of any required infrastructure. Ultimately, any plan for development of infrastructure on the Available Land will be subject to NASA approval.

Environmental

As a Federal agency, NASA is required to comply with the National Environmental Policy Act, including applicable guidance and regulations published by the Council on Environmental Quality and NASA’s implementing regulations, 14 CFR 1216.300 et. seq.

1. Prior to entering into a lease, NASA will fully disclose the known environmental conditions of the land parcel(s) of interest, as described with the innocent landowner provisions of the Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA).

2. Proposer(s) should specifically note the following:

a. JSC is located in the Houston-Galveston-Brazoria (HGB) ozone severe nonattainment area. Air pollutant emissions sources are subject to stringent controls and permitting requirements. JSC operates under a Title V Federal Operating Permit (FOP); consequently Proposer(s) proposing emission sources are responsible for providing complete applications to NASA for review and approval as the Facility Owner prior to transmittal to the regulatory agencies.

Developer will be required to provide compliance documentation at least semiannually, demonstrating compliance with applicable permit standards.

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b. As the landowner, JSC serves the permitting authority under the Municipal Separate Storm Sewer System (MS4) Program. Proposer(s)’ activities associated with planned or actual discharges to storm water conveyances must be coordinated with JSC, and applicable controls (inspections, monitoring, etc.) must be implemented and reports must be submitted as required.

c. JSC has previously leased an area to the Houston Zoo, which is north of the proposed tracts 3A and 3B, and currently serves as a breeding area for an endangered species, the Atwater Prairie Chicken. Consequently, developments will be reviewed for potential adverse impacts to this environmentally sensitive area. Temporary, permanent, or seasonal restrictions may be imposed on Proposer(s) activities, after consultation with the US Fish and Wildlife Service or other federal and state agencies with jurisdiction per the Federal Endangered Species Act and other applicable federal and state laws and regulations.

3. Proposer(s) of one or more parcels will be required to document, through a detailed Environmental Assessment, that potential environmental impacts are identified and that adverse impacts are adequately mitigated.

4. Proposer(s) will be required to comply with all applicable Federal, State, and local environmental regulations, including acquiring any required environmental permits or approvals (e.g., air emissions, water, wastewater, storm water pollutant runoff or discharge, solid/hazardous waste management, natural resources management, etc.).

Environmental permits, registrations, or approvals requiring landowner concurrence (signature) must be coordinated with NASA prior to construction or operation (as specified by applicable regulations) and Proposer(s)’ activities must be consistent with NASA’s environmental stewardship goals and policies.

NASA intends to enter into a lease with one or more selected Tenant(s) subject to successful completion of NASA’s NEPA compliance activities, which may include and require compliance with environmental impact mitigation measures. While NASA is the “owner” of any NEPA document and will submit to regulatory agencies and interested parties for public comment, the Proposer will lead and pay for preparation of the required document(s) and any required mitigation.

The lease with selected Tenant(s) will contain terms and conditions consistent with NASA’s model lease (Model Lease) in the form set out in Attachment B, Model Lease, which will grant the selected Proposer sufficient rights to occupy, operate, modify, and maintain the Property, as necessary, to support each Proposer’s proposed use. NASA expects each potential Proposer to be financially responsible for construction, development, utilities, operations, and maintenance of the Property.

Upon expiration of the Term, or any earlier termination, Tenant shall (i) remove all personal property and Improvements including all constructed facilities made by Tenant and will be required to demonstrate to NASA that the Property has not been contaminated due to the Tenant(s)’ activities, or shall be required to address any environmental conditions as further set out in the Model Lease. Environmentally regulated materials (e.g., chemicals and

AFP-JSC-EXP-2026 P a g e 9 | 22 solid/hazardous wastes) and authorized/permitted sources/activities must be deactivated, decontaminated, and removed at the Tenant’s expense as further set out in the Model Lease.

Financial and Legal

NASA has determined the base rent of the Available Land based on an appraisal conducted by a State Certified Appraiser. The fair market value of the Property as determined by NASA is comprised of the base rent and a support service cost associated with being located on NASA property (hereinafter, the Fair Market Value Rent).

The Fair Market Value Rent range is $8,112.67 per acre to $11,781.86 per acre/per year with an annual escalation rate of 3.0%.

In addition, technical services and unique NASA capabilities may be provided on demand through a separate Reimbursable Space Act Agreement (RSAA) entered into between NASA and the successful Proposer in accordance with NASA’s standard policy, guidance and process.

Eligibility

NASA seeks uses compatible with the Government AFP objectives identified above. Proposer shall identify and disclose whether the immediate or highest-level owner of the entity, including an entity involved in any related financing thereof, is a foreign person or a foreign entity, including the country associated with the ownership entity.

The following persons (including entities) are ineligible to be a Proposer or otherwise participate in the project (including as a contractor, subcontractor, or professional):

1. Any person/entity that has been debarred or suspended from doing business with the Federal government;

2. Any person/entity or its partners, members, or principal stockholders listed on any non-procurement or reciprocal lists on the most current “System for Award Management” published by the U.S. General Services Administration at www.sam.gov, as updated from time to time, or any replacement thereof;

3. Any person or its partners, members, or principal stockholders who poses a security or safety risk as determined by the Secretary of State, including but not limited to any person who either represents a country, or is a member of or provides political, financial or military support to a group, that is listed in the most current “Country Reports on Terrorism” report, issued by the Secretary of State in compliance with 22 U.S.C. § 2656f(a), available from the Superintendent of Documents, U.S. Government Printing Office, Washington, DC 20402 and at https://www.state.gov/country-reports-on-terrorism-2/; and

4. Any Person or its partners, members, or principal stockholders subject to a criminal indictment or information for a felony in any court in the United States. For purposes of this AFP, the term “principal stockholder” shall mean any person who is a beneficial owner (as defined for purposes of Rule 13d-3 of the Securities and Exchange Act of

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1934, as amended, and promulgated by the Securities and Exchange Commission) of ten percent (10%) or more of the outstanding stock or other equity of the Proposer.

Responses to this AFP are limited to four classes: (1) “United States Commercial Providers,” as defined in 51 U.S.C. § 50101(7), (2) U.S. Federal or State government entities, (3) Non-profit entities formed under the law of the U.S., or (4) “Institutions of Higher Education,” as defined in 20 USC § 1001 may propose to this AFP.

NASA will apply and pursue a negotiated agreement with each prospective Proposer only if its proposal meets the intent of this AFP and it is deemed in the Government’s best interests.

NASA reserves the right to proceed with development and negotiation of one or more leases for the Available Land with Proposers responding to this AFP, without further notice, if NASA determines the purposes, intent, and objectives identified in this AFP have been met.

Historic Preservation

NASA intends to lease the Available Land for a specified term through a lease with one or more Proposers entered into based on the Model Lease which will provide the Tenant sufficient rights to operate, modify, and maintain the Property to support the proposed use.

The Available Land lies within the National Register of Historic Places (NRHP) eligible JSC Historic District. Designs of facilities must be coordinated with the JSC Historic Preservation Officer (HPO) and requires consultation with the Texas State Historic Preservation Officer (SHPO) per the National Historic Preservation Act Section 106 requirements. The NHPA lease requires a “no adverse effect” or a “conditional no adverse effect” determination with appropriate mitigation for the design of the facilities. Consultation with the Texas SHPO shall be coordinated through the JSC HPO, and the cost of any mitigation is the sole responsibility of the Tenant. Mitigation must be complete before construction may begin.

The Antenna Tracking and Data Acquisition Range consists of an eight-inch-thick concrete paved area with six-inch lime subgrade covering approximately 3,215 square yards and a double bituminous surface treatment pavement reflection plane supported on a six-inch compacted natural subgrade and 7¼ inch sand shell base, covering approximately 24,031 square yards.

Tenants may elect to lease the arrow (Attachment A, Land Map) feature as part of their NHPA lease; however, demolition is prohibited due to its status as a contributing element to the Historic District. Any proposed use must preserve the shape and visibility of the arrow and will require submission of a plan for review.

Construction

All facilities constructed on NASA-owned or -managed property need to comply with NPR 8820 (Exhibit 3, Facility Project Requirements (FRP) NPR 8820) regardless of the funding source used for construction. Construction plans and designs shall be submitted to NASA for review and approval. The development shall be in the jurisdiction of the City of Houston (COH) and all codes, regulations, processes, and standards mandated by the COH Building Code Dept. and Life Safety Bureau must be followed unless exempt. Additional identification of COH codes is provided in (Exhibit 2, City of Houston Codes)

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The following occupancy types are based on the International Building Codes (IBC).

Construction should be properly identified in one of the following categories:

1. Allowable / Anticipated Occupancy Types

a. Business, Group B (304)

b. Factory, Group F (306)

c. Storage, Group S (311)

2. Prohibited Occupancy Types

a. High-Hazard, Group H (307)

b. Institutional, Group I (308)

c. Residential, Group R (310)

3. Potentially Acceptable Depending on use

a. Assembly, Group A (303)

b. Educational Occupancy, Group E (305)

c. Mercantile, Group M (309)

d. Utility and Miscellaneous, Group U (312)

Each Tenant must follow City of Houston Codes, Regulations, and Standards, along with all construction guidelines and NASA requirements outlined in the Model Lease (Attachment B, Model Lease) and (Exhibit 2, City of Houston Codes).

Follow-on-Agreements

Prior to the execution of any agreement, the respondent may need NASA to undertake certain activities or support certain activities of the respondent, such as site investigations or environmental assessments, with respect to the Available Land or other aspects of the Tenant’s plan. NASA expects the respondent in those circumstances to enter into a reimbursable agreement with NASA under which the respondent will reimburse NASA for the full cost of the support being requested from NASA.

III. PROPOSAL CONTENT

Proposers are requested to provide information responsive to the items set forth below. This information is considered essential for the Government to conduct a fair and uniform evaluation of proposals in accordance with the evaluation factors provided. The items listed are not, however, all-inclusive, and Proposers shall therefore include in their proposals any further discussion that they believe to be necessary or useful in demonstrating their objective.

Proposal Content and Format

Proposals must be submitted as one searchable, unlocked PDF file with the edit permission enabled. Proposals must comply with the following format and page limit requirements.

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Font shall be Times New Roman, size 12. Page size shall be 8.5”x11” with one-inch margins.

Text shall be single-spaced with double-spacing between paragraphs.

Proposals are limited to seventy-five (75) total pages. Financial documentation prepared by independent third parties, as described in Section II (B), will not count against the total page limit. NASA will remove pages exceeding the seventy-five (75) page limit and will not evaluate any information from the excess pages.

All pages shall reference “AFP-JSC-EXP-2026.”

The requested information is considered essential for NASA to conduct a fair and uniform evaluation of proposals in accordance with the evaluation factors provided in Section III.

Proposers shall reference the Model Lease to this AFP and provide an acknowledgement of those terms and conditions as part of their proposals.

Unless approved during the AFP Question-and-Answer period (defined below), modifications are not anticipated.

Aside from completing blanks, and attaching finalized exhibits, NASA expects to enter with the successful Proposer into the Model Lease in the form attached to the AFP. If there is a particular reason the Proposer is not able or willing to agree to any of the provisions of the Model Lease, the Proposer must notify NASA in writing of such Proposer-required modifications to the Model Lease during the Question-and-Answer period. Each Proposer-required modification will be assessed by NASA, to determine if NASA is willing to accommodate the required modifications.

NASA may choose to accept the required modifications, may choose to reach out to Proposer to discuss the required modifications further, or may choose to reject them, and will so notify Proposer.

NASA reserves the right, at any time, without notice, at its sole and absolute discretion to extend any deadline set forth in this AFP or reject all proposals and terminate the AFP process, in whole or in part. If proposals do not comply with Proposal Content and Format requirements, NASA can refuse to evaluate any proposal and return to proposer without evaluation.

Proposals must be submitted electronically in Portable Document Format (PDF) via email to HQ-RealEstate hq-realestate@mail.nasa.gov, and are due no later than 5:00 PM Eastern Time, on April 30, 2026. Late proposals will not be accepted.

If the size of a proposal file is too large to submit, alternatives methods to submit will be provided. Submit an email to hq-realestate@mail.nasa.gov for an alternative submission method. If a Proposer uses an alternative submission method, the proposal must still be submitted by the time listed above.

To ensure timely delivery, the participant is encouraged to submit its proposal at least 24 hours prior to the due date specified. The electronic submission of the proposal shall contain all information required by this AFP to be determined responsive. All proposals received on time will be acknowledged. Proposals received by NASA after the due date and time, will not be accepted. Proposals that do not meet the eligibility, page limit line spacing, font size and other

AFP-JSC-EXP-2026 P a g e 13 | 22 administrative requirements as listed in this Announcement may be eliminated without review.

Hard copies will not be accepted.

Proposals submitted in response to this Announcement will not be returned. Proposers are encouraged to limit the amount of Proprietary Data (defined below) included in their proposal, and only include such information that is necessary to meet the proposal requirements listed in this Announcement. Proposers must clearly mark any Proprietary Data in their proposal. For purposes of this Announcement, “Proprietary data” means data embodying trade secrets developed at private expense or commercial or financial information that is privileged or confidential, and that includes a restrictive notice, unless the data is: known or available from other sources without restriction; known, possessed, or developed independently, and without reference to the proprietary data; made available by the owners to others without restriction; or required by law or court order to be disclosed. With respect to such Proprietary Data, NASA shall:

a. Use, disclose, or reproduce such Proprietary Data only as necessary to evaluate the proposal;

b. Safeguard such Proprietary Data from unauthorized use and disclosure;

c. Allow access to such Proprietary Data only to its employees requiring access for purposes of evaluating the proposal;

d. Preclude disclosure outside NASA; and

Notify its employees with access about their obligations under this Announcement and ensure their compliance.

NASA may retain proposals as needed to fulfill legal or administrative requirements in connection with the Announcement and Selection. Participation in the AFP is voluntary. NASA will not reimburse any costs associated with proposal development.

Proposers may submit questions via the NASA HQ Real Estate email address during the question-and-answer period (Question-and-Answer period) which shall commence upon the date of public release of this AFP and will end on February 23, 2026. A list of answers to questions received on time will be posted on SAM.gov. NASA will only respond to written questions submitted to hq-realestate@mail.nasa.gov before February 23, 2026; including any questions about the Model Lease. Subject line for all questions shall reference “AFP-JSC-EXP- 2026.” Questions received after February 23, 2026 will not be addressed.

Proposals shall be divided into four sections: Identification of Property & Fair Market Value Rent, Financial Capability/Viability, Technical Approach, and Experience.

Each section should present information as follows:

A) Identification of Property & Fair Market Value Rent – Proposer shall identify that portion of the Available Land they wish to lease as their Property, unless they wish to lease the entire portion of Available Land in which case they can so indicate in this Section of the Proposal. If they wish to lease less than all the Available Land, they should include sufficient information to identify how much of the Available Land they wish to lease as their Property and where on the Available Land they would wish their

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Property to be sited. If more than one Proposer identifies similar or overlapping parcels of the Available Land, NASA in its discretion will identify the sites it chooses to offer to each of the Proposers based on its review of the Proposals and the criteria identified herein. In this case, NASA will discuss alternative parcels with the Proposer(s). Proposer will not be required to lease a Property in a location it does not desire.

Proposers shall also provide their proposed first year Fair Market Value Rent based on the number of acres that comprise the Property they have identified.

NASA has determined the Fair Market Value Rent for the Property to be in the range of $8,112.67 per acre to $11,781.86 per acre/per year with an annual escalation rate of 3.0%.

B) Financial Capability/Viability – Proposers will demonstrate the financial capability to successfully implement their proposal strategy, including the design and development for the proposed use including the associated infrastructure support, activation, and operations to sustain the proposed activities over the term as described in the Technical Approach. Proposers shall provide the following business and financial information and reference relevant sections in the Technical Approach as applicable;

1. A demonstrated business case including proposed development/improvements, operations, economic impact, and any secured contracts or agreements, and/or market analysis including any current or future arrangements with NASA that the Proposer’s use of the Property would be used to support or be reliant upon the use of the Proposer’s development/operations of the Property to fulfill the requirements under these arrangement(s).

2. Proposers’ organization structure and history of company including date company established, lines of business, locations, size, number of employees etc.

3. Current or prior history with the Federal Government including other lease arrangements, contracts, or agreements. Unique Entity ID (UEI) for Sam.gov, Cage Code, or DUNS number and Arrangement # if available.

4. Planned capital and operational budget including capital phasing plans (for developing/improving the Property) over the Life Cycle of the proposed activity by year and phases including conceptual design, construction, execution, operations/maintenance, and deactivation/decontamination/disposition provided as a rough order of magnitude (ROM), all planned or expected costs to develop and operate the Property. The budget must include all planned or expected costs to develop the land to the point of occupancy and the expected operating budget after occupancy.

5. Sources of capital to meet budget requirements for all planned or expected costs to develop and operate Property. Proposer shall provide an approved company capital

AFP-JSC-EXP-2026 P a g e 15 | 22 investment proposal for the proposed project and any pre-approvals, Letters of Credit, or Credit Ratings/Guarantees sufficient to meet the expected development costs.

6. Proposers shall provide documentation demonstrating financial viability of the proposed development and operations of the proposed project. This may include financial statement(s) for the four most recent company fiscal years (Balance Sheet, Statement of Net Cost, Income Statement, Statement of Cash Flows), annual reports etc. demonstrating the overall financial capabilities and health of the company. At a minimum, the Proposer shall provide most recent Audit Opinion or Statement from CPA/IPA on their financial statements, Statement of Assurance from the Proposer’s CFO confirming the planned capital investment and ability of the Proposer to meet the proposed project development and operation costs.

The Proposer shall identify the proposed approach to mitigate risk to NASA during the lifecycle of the lease, including maintaining liability insurance or other financial assurance mechanisms, should the proposer be unable to meets its obligations at the end of the lease term. At least annually, the Tenant shall be required to demonstrate its financial capabilities to NASA to meet the life cycle requirements stipulated within the Model Lease.

NASA may consider and evaluate any other data obtained from other sources and use the obtained information in the evaluation of the Proposer’s financial capability.

C) Technical Approach – Describe their technical approach for the development of the Property for the advancement of aerospace research, commercial use of space, enhance U.S. commercial competitiveness in the space and aerospace industries and related research; and promote relationships that will build, expand, modernize, or operate aerospace-related capabilities at JSC. including:

Subfactor 1 – Planned Development and use of the Property

Describe planned complex development that will take place. Identify any secondary land uses that are necessary to create a total end-to-end proposal.

1. The planned development including any associated infrastructure support (utility lines/tie ins, perimeters, security, roadways, etc.) and associated timelines and milestones;

2. End-to-end concept of proposed operations and activities;

3. If applicable, plan for working with other Tenants if not taking all acreage offered; and

4. Plan for working with various stakeholders to create a cohesive function and aesthetic.

Provide and discuss facility design concepts and requirements, including:

1. Size of facility, footprint, and safety buffer zones;

2. Electrical power, water, sewer, and commodity requirements;

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3. Use or storage of hazardous substances, chemicals, etc.;

4. Approach to sustainable design and construction;

5. Security considerations; and

6. Environmental considerations.

Provide a schedule for construction, secondary land uses, overall integration of development activities and operations. Describe the following, as applicable:

1. Milestone schedule and phasing; and

2. Critical path elements.

Subfactor 2 – Mitigation of Potential Adverse Effects from Development and Operations including site specific safety, health, environmental, and hazard mitigation approach to ensuring the safety of operations and personnel and protection of the Property and surrounding properties from damage or other adverse impact.

Describe your approach to risk management. Address the following, as applicable:

1. Risk identification and mitigation; and

2. Identification of standards and processes.

Describe your mitigation approach to safety, environmental, and health hazards.

Address the following subjects, as applicable:

1. Protecting employees, other JSC personnel, and the public;

2. Hazardous commodities used on site and hazard communications;

3. Identification of key safety and environmental practices; and

4. Previous safety performance, ratings, or surveys.

D) Experience – Proposers will describe their related experience in the design and development of land, experience with aerospace-related activities, as well as experience related to planned operations. Discuss the following subjects, as applicable:

Technical Experience: Proposers shall include one example of a description of technical experience with development/improvement and operations/activities similar to those outlined in the Technical Approach.

The Proposer shall provide specific and relevant examples such as completed development or redevelopment activities, operations, responsiveness as a shared facility user, compliance with safety requirements, and facility management where successfully implemented.

1. Site selection, planning, National Environmental Policy Act (NEPA) compliance, and environmental permitting;

2. Design and engineering expertise;

3. Site work, infrastructure, and utilities connections;

4. Construction management and project control;

5. Aerospace development, manufacturing, testing, and operations;

6. End of project deactivation and demolition of facilities; and

7. Commercial space operations.

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NASA may consider and evaluate any other data on the Proposers’ experience obtained from other sources and use the obtained information in the evaluation of the Proposers’ past experience.

Proposers are reminded that this process does not involve the procedures set forth in the Federal Acquisition Regulation (FAR) or the NASA FAR Supplement. This AFP will not result in the award of a contract using federally appropriated funds.

IV. EVALUATION FACTORS FOR PROPOSAL

Following proposal receipt, the Government will review all timely received proposals for completeness, relevance to NASA’s stated Purpose and Objectives as well as adherence to Section II & III AFP requirements. NASA reserves the right to reject without further evaluation proposals found to be incomplete, irrelevant and/or which fail to adhere to the Section II & III requirements of this AFP. NASA will evaluate and rank the proposals according to an overall rating for each of the individual proposals and associated risk. NASA will select the proposal or proposals in accordance with the Evaluation Factors and relative importance of those factors described below:

Factor 1: Fair Market Value Rent – NASA will rely solely on the information provided in the section of the proposal that corresponds to Section III (A), above.

Factor 2: Financial Capability/Viability Factor – NASA will use data provided in the sections of the proposal that correspond to Section III (B) and in addition, may use financial data independently obtained from other government or public sources in its evaluation.

Factor 3: Technical Approach Factor – NASA will rely solely on that information provided in the section of the proposal that corresponds to Section III (C), above.

Factor 4: Experience Factor – NASA will use information provided in the section of the Proposal that corresponds to Section III (D), and in addition may use data from public sources.

Factor Ratings:

Factor 1: Fair Market Value will be ranked based on the information provided in the proposal and assessed based on the impact and benefit to NASA.

Factor 2: Financial Capability/Viability will be ranked and evaluated based on information outlined under Factor 2 above based on Proposer’s financial ability to meet the proposed activities and potential risks.

Level of Confidence/Risk Criteria High NASA has a high level of confidence that the Proposer has the financial ability to perform as proposed with minimal risk to NASA.

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Medium NASA has a medium level of confidence that the Proposer has the financial ability to perform as proposed with medium risk to NASA.

Low NASA has a low level of confidence that the Proposer has the financial ability to perform as proposed with high risk to NASA.

Factor 3: Technical Approach will be assigned a Level of Effectiveness in accordance with the following Criteria.

Level of Effectiveness Criteria Very High Level of Effectiveness

The proposal demonstrates a very highly effective technical approach

High Level of Effectiveness The proposal demonstrates a highly effective technical approach

Moderate Level of Effectiveness

The proposal demonstrates a moderately effective technical approach

Low Level of Effectiveness The proposal demonstrates a less effective technical approach

Very Low Level of Effectiveness

The proposal demonstrates an ineffective technical approach

Factor 4: Experience will be assigned a level of Confidence in accordance with the following criteria:

Level of Confidence Criteria High NASA has a high level of confidence that the Proposer has the experience to perform as proposed.

Medium NASA has a medium level of confidence that the Proposer has the experience to perform as proposed.

Low NASA has a low level of confidence that the Proposer has the experience to perform as proposed

Relative Importance of Evaluation Factors: In order of importance:

1. Fair Market Value Rent

2. Financial Capability/Viability

3. Technical Approach – The following subfactors will be evaluated:

a. Subfactor 1 – Planned Development for the Property

b. Subfactor 2 – Mitigation of Potential Adverse Effects from Development and

Operations

4. Experience

If NASA determines in its discretion that additional clarification is needed, NASA will contact Proposer in writing with a list of questions for written response to the specific questions only.

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Clarifications will not permit the Proposer to update their proposal. Final proposal ratings may be updated, if deemed necessary, based on the information provided.

As noted above, Proposer shall identify that portion of the Available Land they wish to lease as their Property, unless they wish to lease the entire portion of Available Land in which can they can so indicate as noted above. If a Proposer wishes to lease less than all the Available Land, the Proposer should include sufficient information in the Proposal to identify how much of the Available Land they wish to lease as their Property and where on the Available Land they would wish their Property to be sited. If more than one Proposer identifies similar or overlapping parcels of the Available Land, NASA in its discretion will identify the sites it chooses to offer to each of the Proposers based on its review of the Proposals and the criteria identified in this Section. Proposers with higher ratings will receive preference in siting at their preferred locations, but NASA reserves the right to site the various Properties identified as it chooses in order to maximize use of the Available Land.

If NASA cannot accommodate the amount of land and preferred site for all Proposers, once NASA has determined its siting plan based on the information received in the Proposals, NASA will contact the potential Proposer(s) affected to identify whether each is willing to accept an alternate Property on the Available Land other than the one they identified. If Proposer is willing to accept the alternate site, then the process of selection will continue; if not, then NASA will suspend further review of the subject proposal. In no case will a Proposer be required to lease Property of an acreage or in a location it does not desire.

After completing the evaluation of Proposers submittals, and siting of Properties (as needed), NASA will present the results of the Proposal evaluation to a designated Selection Official. The Selection Official will consider the results of the evaluation as well as programmatic considerations and select a Proposal. NASA reserves the right to select none, one, or more of the proposals received in response to this Announcement. All respondents who submitted proposals will be notified of their selection status.

NASA will contact the selected Proposer(s) to finalize the lease agreement, as applicable, based on the Model Lease form, and considering any required modifications the respondent included in the Question-and-Answer period that were accepted by NASA. NASA reserves the right to withdraw a selection if the parties are not able to finalize and sign the documents, as applicable, within a reasonable period of time following selection as determined by NASA in its sole discretion.

Upon selecting a potential Proposal(s), NASA will send the potentially selected Proposer(s) a draft Lease in the form attached as the Model Lease and with blanks completed and exhibits finalized by NASA in reference to the particulars identified in the Proposal, the siting plan (as needed) and those Proposer-required modifications submitted during the Question-and-Answer period which NASA accepted. If there are clerical corrections needed, Proposer will notify NASA timely, but NASA will not negotiate any further modifications to the Model Lease. At this time, the candidate Proposer may either sign and return the Lease or return it to NASA unsigned in which case the candidate Proposer will no longer be considered. At any point prior to the candidate Proposer signing the documents, NASA may choose to forego any further negotiations with the Proposer, and the candidate Proposer will no longer be considered. If

AFP-JSC-EXP-2026 P a g e 20 | 22 candidate Proposer signs the Lease in a form agreed by NASA, then NASA will countersign.

Selection of a Proposal will only be considered final upon signing of the Lease by both parties.

Public announcement by any party of any selection will occur only after the Lease is signed.

NASA reserves the right to select a Proposer based on the proposals and may or may not conduct due diligence to ensure sufficient information is received for evaluation.

Therefore, Proposers must submit their best content in their proposals.

V. ADDITIONAL INFORMATION

The Center has made February 18, 2026, available for site visits. Any response to questions asked by Proposers during the site visit is non-binding; for contractual purposes all questions must be put in writing and addressed via email to HQ-Real Estate hq-realestate@mail.nasa.gov.

This will be part of the Q&A response. Additional site visit dates may be added by the Center.

Please respond with day your team would like to visit, each team members Full name, Email address and ensure they have a Real ID on the day of the visit. Note: Site visits are restricted to U.S. citizens with valid identification

NASA is not required to make a selection and will only do so if it is in NASA’s best interests.

Any documents related to this AFP will be available on the Internet located on SAM.gov at:

https://sam.gov/content/home.

It is the Proposers’ responsibility to monitor the Internet site for the release of the AFP documents and amendments (if any). Potential Proposers will be responsible for downloading their own copy of the AFP documents and amendments (if any).

Proposed uses of land and facilities at JSC under any agreement may require environmental analysis in accordance with the National Environmental Policy Act (42 U.S.C. §4321 et seq.).

No solicitation exists; therefore, do not request a copy of a solicitation. Additional information, if forthcoming, will be synopsized in the System for Award Management (SAM). It is the responsibility of potential users to monitor SAM for the release of any additional information or synopsis.

This AFP is not to be construed as a commitment by the Government to enter into any contract or agreement, or into the negotiation of any contract or agreement.

NASA will not pay for any information provided. NASA will not be obligated to respond or provide the results of any evaluations.

Ombudsman

JSC ombudsman has been appointed to hear and facilitate the resolution of concerns from Proposers during the pre-selection and post-selection phases of this activity. When requested, the ombudsman will maintain strict confidentiality as to the source of the concern.