NASA HQ Announcement for Proposal.pdf

NATIONAL AERONATUICS AND SPACE ADMINISTRATION

(NASA)

AGENCY ANNOUNCEMENT FOR PROPOSAL (AFP)

FOR THE ACQUISTION OF A NEW HEADQUARTERS IN

WASHINGTON, DC

Solicitation #: AFP_NASA_HQ_2026_0001

Last Updated: July 14, 2026

TABLE OF CONTENTS

Contents I. Introduction

A. General Information

B. AFP Attachments

II. Submission Instructions

A. Required Items

B. Pricing Terms

Option 1: Purchase As-Is

Option 2: Operating Lease

Option 3: Purchase Fully Completed Turnkey Building:

Option 4: As-is Lease

III. Evaluation Factors for Proposal

A. Technical Factors

1. Purchase Option(s)

2. Lease Option(s):

B. Negotiations

IV. Authorized Representatives

NASA Headquarters Announcement for Proposals

Solicitation #: July 14, 2026 Page 1

I. Introduction

THE UNITED STATES OF AMERICA IS SEEKING PROPOSALS FOR AVAILABLE

COMMERCIAL OFFICE SPACE FOR LEASE OR FOR SALE IN THE DISTRICT OF

COLUMBIA. This is an Announcement for Proposals (AFP) seeking proposals from Offerors (herein, “Offeror(s)”) for the acquisition of commercial office space for purchase or lease within the District of Columbia. This AFP sets forth the requirements of NASA, instructions for submitting proposals, and the criteria for NASA’s evaluation of proposals and selection of an awardee. Responses conforming to the AFP requirements will be evaluated in accordance with the Factors set forth herein to select an Offeror for award. NASA will award the Lease or Purchase to the selected Offeror, subject to the conditions herein. This action is being undertaken pursuant to NASA’s independent authority under 51 U.S.C. §20113(c)).

All AFP responses must be submitted via email to hq-realestate@mail.nasa.gov no later than 5:00 pm Eastern Time on August 28, 2026; late submissions will not be accepted or reviewed.

Each building should limit itself to one (1) response that includes all options available, and building tours may be scheduled after a review of the AFP response.

NASA will not reimburse respondents for any costs incurred in preparation of the response of this announcement, and no basis for claims against NASA shall arise because of a response to this notice.

A. General Information NASA Headquarters currently occupies approximately 450,000 rentable square feet (RSF) of leased office space at 300 E Street SW, Washington, DC with a lease expiration date of August 2028. NASA is currently seeking a building with no less than 225,000 Rentable Square Feet (RSF) and 200 parking spaces for occupancy prior to its current lease expiration. This footprint will enable NASA to feature public engagement spaces on the ground floor including an auditorium, exhibition space, and meeting/conference centers, with office space for employees above. This AFP is being issued to obtain offers from building owners and authorized representatives that are interested in proposing acquisition options within the District of Columbia. Below are four potential options that NASA is exploring:

Option 1 - Purchase Building As-Is: NASA would purchase an existing building for immediate occupancy following an inspection, title search and due diligence.

Option 2 - Operating Lease: NASA would lease a building for occupancy upon completion of all turnkey buildout in accordance with the requirements of the AFP. Included in the AFP documents is a lease template setting forth the lease term and other terms and conditions of the Lease contemplated by this AFP.

Option 3 - Purchase Fully Completed Turnkey Building: NASA would purchase a turnkey building for occupancy upon completion of all tenant buildout in accordance with the requirements of the AFP.

Option 4 – As-is Lease: NASA would lease a building for immediate occupancy. Included in the AFP documents is a lease template setting forth the general lease term and other terms and

Solicitation #: July 14, 2026 Page 2 conditions of the Lease contemplated by this AFP.

NASA will first select the proposal that delivers the best option to deliver NASA’s space requirements within the stated timeframe, then it will select the acquisition option that delivers that building within the best value to NASA subject to the availability of appropriations.

This AFP may be amended by notice from the Real Estate Contracting Officer (RECO).

Amendments may modify the terms of this AFP, or the terms, conditions, and requirements of the acquisition contemplated by the AFP.

B. AFP Attachments The following documents are attached to and included as part of this AFP: The In-Lease Template and Purchase Agreement for informational purposes only. Offerors are not required to submit a completed Lease or Purchase template at this time.

Exhibit A: NASA In-Lease Template

Exhibit B: Purchase Agreement Template

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II. Submission Instructions Offerors shall prepare a complete proposal using the outline provided under II.A and II.B of this section of the AFP and submit the completed proposal package to NASA as instructed. NASA will evaluate the offers received as outlined below and further described in this section.

A. Required Items Each item below should be addressed in narrative form. When required, supporting documents should be included as an appendix with specific references to each requirement.

a. Offeror to identify the property address, approximate size (USF / RSF) including and excluding sublevels, and existing tenants (if any). If there are existing tenants, note the date tenants are expected to vacate. Offeror to provide a statement that the building is available for sale, for lease or both. Offeror to provide a detailed list of all approvals required to execute a lease and/or purchase a building, as well as an anticipated timeline for execution approval. Offer to show proximity to nearest Metro lines and amenities.

b. Authorization to Represent Ownership. Certification showing offeror is an authorized representative of the owner, if applicable.

c. Ownership Evidence. Evidence of ownership or control of Building or site. If the Offeror owns the Property being offered or has a long-term leasehold interest, the deed or lease must be submitted evidencing the Offeror's stated interest in the Property and any encumbrances on the Property. Any encumbrances must be disclosed and removed upon Lease execution or settlement on a sale of the building.

d. Building Requirements. Summarize how proposed building can meet all Qualifying Requirements related to Location, Physical Space, and Timing.

e. Agreement to Acquire an Interest in Property. If the Offeror does not yet have a vested interest in the Property, but rather has a written agreement to acquire an interest, then the Offeror shall submit a fully executed copy of the written agreement with its offer, together with a statement from the current owner that the agreement is in full force and effect and that the Offeror has performed all conditions precedent to closing, or other form of documentation satisfactory to the RECO prior to award. These submittals must remain current. The Offeror is required to submit updated documents as required.

f. Conditional Commitment of Funds. Provide satisfactory evidence of funds in an amount necessary to complete the turnkey improvements, including all allowances and commission.

g. Signing Authority Proof. As a condition of any award, NASA will require one of the following forms of proof of signing authority before NASA executes the lease or purchase and sale agreement:

i. Corporation. Copy of Articles of Incorporation and Bylaws. In addition, a copy of the resolution, signed by the necessary directors of the corporation authorizing the corporate officer who will sign the lease to bind the corporation to the Lease.

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ii. Partnership. Copy of Partnership Agreement, Statement of Partnership, or Statement of Limited Partnership and evidence of signatory authority to bind the partnership if not expressly authorized by the Partnership Agreement.

iii. Limited Liability Company. Copy of the Articles of Organization and Operating Agreement. Also, evidence of the authority of the signing manager (if company is manager owned) or member (if the company is member managed) to sign, if not expressly authorized by the Articles of Organization and/or Operating Agreement.

iv. Joint Venture. Copy of Joint Venture Agreement and evidence of authority of signatory to bind the Joint Venture to the Lease.

h. Legal Property Description and Tax ID. The legal description of the Property and tax ID number associated with the Property, copies of prior year tax notices and prior year tax bills, as well as any other information (such as a fact sheet, 5” wide x 3” high or larger color photograph, site plan, location map, and tax parcel map) in case of multiple tax parcels for an offered Building, or multiple buildings on a tax parcel, and any other information that may affect the assessed value, in order for NASA to perform a complete and adequate analysis of the offered Property. The Offeror is to provide a detailed overview and documentation of any Tax Abatements on the Property as outlined in the “Real Estate Tax Adjustment” paragraph of the Lease.

i. Foreign Ownership/Financials: 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):

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

ii. 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;

iii. 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

iv. 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 https://www.sam.gov/ https://www.state.gov/country-reports-on-terrorism-2/

Solicitation #: July 14, 2026 Page 5 beneficial owner (as defined for purposes of Rule 13d-3 of the Securities and Exchange Act of

j. Scaled Floorplan of Offered Space(s). Computer generated space plans set to 1/8" = 1'-0" (preferred meeting sub-paragraphs i through vi noted below). Note that renderings are not required currently for this AFP.

i. All space plans submitted for consideration shall include floor plan(s) for which Space is being offered and floor plan(s) of the floor(s) of exit discharge (e.g., street level(s)). Each plan submitted shall include the locations of all exit stairs, elevators, and the Space(s) being offered to NASA. In addition, where Building exit stairs are interrupted or discontinued before the level of exit discharge, additional floor plans for the level(s) where exit stairs are interrupted or discontinued must also be provided.

ii. Concept location (e.g., floor and street/direction facing) for specialty spaces including the auditorium conference center, and exhibition space. Identify locations with high ceilings or areas where floors can be removed to accommodate the exhibition and auditorium spaces.,

iii. All space plans submitted for consideration shall have been generated by a Computer Aided Design (CAD) program which is compatible with the latest release of AutoCAD. The required file extension is .DWG. Plans shall include a proposed corridor pattern for typical floors and/or partial floors. The CAD file showing the offered Space should show the Poly-Line utilized to determine the square footage on a separate and unique layer. All submissions shall be accompanied with a written matrix indicating the layering standard to verify that all information is recoverable. All architectural features of the Space shall be accurately shown.

iv. All architectural features of the Space shall be accurately shown. If renovation of the building is planned, alterations to meet this AFP shall be indicated.

v. Plans shall reflect corridors in place or the proposed corridor pattern for both a typical full (single tenant) floor. For lease offers, the corridors in place or proposed corridors shall meet local code requirements for issuance of occupancy permits.

vi. NASA Office of Protective Services (OPS) will review all submitted plans to determine they meet the minimum requirements for Federal Protective Service (FPS) Facility Security Level (FSL) III.

k. Construction Schedule. For the lease or purchase a fully turnkey building Options, provide a construction schedule giving the dates on which the various phases of permitting, design and construction (including principal categories of work) will be completed to coincide with the June 1, 2028, delivery date. If the June 1, 2028 facility delivery cannot be achieved, provide a construction schedule showing how NASA can achieve phased occupancy, including incremental and final delivery dates.

l. Environmental/Historic. Identify and describe any potential site constraints, including, but not limited to: previously identified environmental or historic issues known to exist on the site and any remediation efforts taken or to be taken, information on any ongoing

Solicitation #: July 14, 2026 Page 6 or planned development affecting the site, including neighboring projects and road/public utility line construction

m. Litigation. Provide any information pertaining to ongoing litigation that could negatively impact or delay a transaction.

n. SAM Registration. The Offeror must have an active registration in the System for Award Management (SAM), via the Internet at https://www.sam.gov/SAM/ prior to the Lease Award Date. Offerors must be registered for purposes of “All Awards,” including completion of all required representations and certifications within SAM. This registration service is free of charge.

o. Representation Regarding Certain Telecommunications and Related Services or Equipment. FAR 52.240-90, Representation Regarding Certain Telecommunications and Video Surveillance Services or Equipment, as applicable.

p. Termination Rights. See Exhibit A: NASA In-Lease Template, Paragraph 4.

B. Pricing Terms For offers that fulfill the requirements listed above, NASA will price for each of the options proposed. Offerors do not need to provide an offer for every option. Pricing for each option should include the following, at a minimum:

Option 1: Purchase As-Is

1. Please propose a total purchase price for the land and improvements, including a brokerage commission equivalent to 2.0% of purchase price on an as-is basis.

2. Provide an itemized list of estimated closing costs paid by buyer.

Option 2: Operating Lease

1. Please propose a full-service base rent not to exceed $50.00 per RSF of the leased space that includes consideration for the following:

a. Lease commencement date of August 1, 2028, with no payment of rent for the June 1, 2028-August 1, 2028, early access period.

b. Initial lease term of 15 years beginning August 1, 2028.

c. All parking costs.

d. All operating expenses with an escalation tied to CPI-U. Operating costs to exclude security which will be performed by NASA.

e. All real estate taxes.

f. All base building maintenance and repairs

g. No annual base rent escalations.

https://www.sam.gov/SAM/

Solicitation #: July 14, 2026 Page 7

h. Brokerage commission equivalent to 2.59% of the full-service rent over the entire lease term.

a. Based on your proposed rental rate above, please propose the maximum TI allowance on a per RSF basis to be applied to a turn-key buildout performed by the landlord, assuming no free rent is provided and broken out into three categories: Offerors are encouraged to consider the use of existing fit-out and other improvements to minimize waste.

b. $25 per usable square foot (USF) for ISC FSL III security (if building does not currently meet FSL III standards)

c. Estimate per RSF for FF&E (unless FF&E already exists in the premises, which should be detailed in your response).

d. Remainder for tenant improvements.

2. NASA will only consider a Lease pursuant to this AFP if the Lease will score as an operating lease under Office of Management and Budget (OMB) Circular A-11, Appendix B.

Option 3: Purchase Fully Completed Turnkey Building:

1. Please propose a total purchase price for the land and improvements upon completion by landlord of all turnkey improvements, including brokerage commission equivalent to 2.0% of purchase price.

2. Offerors will deliver a fully completed building and the turnkey improvements (not including FF&E) prior to settlement. Offerors are encouraged to consider the use of existing fit-out and other improvements to minimize waste.

3. Please propose the maximum TI allowance on a per RSF basis to be applied to a turn-key buildout performed by the landlord broken out into three categories:

a. $25 per USF for ISC Level III security (if building does not currently meet Level III standards)

b. Estimate per RSF for FF&E (unless FF&E already exists in premises)

c. Remainder for tenant improvements.

4. Provide an itemized list of estimated closing costs paid by buyer.

Option 4: As-is Lease

1. Please propose a full-service base rent not to exceed $50.00 per RSF of the leased space that includes consideration for the following:

a. Lease commencement date within 30 days of lease execution.

b. Initial lease term of 15 years from date of lease execution.

c. All parking costs.

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d. All operating expenses with an escalation tied to CPI-U. Operating costs to exclude security which will be performed by NASA.

e. All real estate taxes.

f. All base building maintenance and repairs

g. No annual base rent escalations.

h. Brokerage commission equivalent to 2.59% of the full-service rent over the entire lease term.

3. NASA will only consider a Lease pursuant to this AFP if the Lease will score as an operating lease under Office of Management and Budget (OMB) Circular A-11, Appendix B. Only offers that are compliant with operating lease limitations will be eligible for award.

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III. Evaluation Factors for Proposal The Lease will be awarded to the Offeror whose proposal conforms to the requirements of this AFP package and will be most advantageous to NASA based on the technical evaluation and price factors listed below considered. The best value tradeoff process permits tradeoffs among price and technical factors, allowing NASA to make an award to other than the lowest priced Offeror or other than the highest technically rated Offeror.

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A. Technical Factors Offered properties must satisfy all of the minimum criteria described in the “Minimum Requirements” column in order to be eligible for award. To the extent a property exceeds the minimum requirement, the government will perform a qualitative evaluation in accordance with the criteria in the “Evaluation Criteria” column. Below is a summary of the evaluation criteria for each of the technical factors to be considered for review.

Factor 1: Location

NASA will rely solely on the information provided in the section of the proposal that addresses the Required Items under Section II.A.

and II.B above. Offerors must meet all Factor Criteria to be considered for selection.

Minimum Requirements Evaluation Criteria

a. Washington, District of Columbia (Properties outside of the

District will NOT be evaluated).

Proposals for buildings located outside of Washington, DC will not be evaluated.

b. Property must be within a half-mile walking distance (approximately 10-15 minutes) to one or more of the following Metro lines: Orange, Blue, Silver, Red, Green, or Yellow.

• A building that is closer to multiple Metro lines will be evaluated more favorably than a building that is further away or located near only a single Metro line.

c. Property must be within a half-mile walking distance (approximately 10-15 minutes) to a variety of employee services such as restaurants, retail shops, cleaners, and banks.

• All amenities must exist at the time of the proposal or demonstrate that the amenities will exist at the time of conveyance.

• A building that is closer to multiple employee services will be evaluated more favorably than a building that is further away or located near fewer services.

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Factor 2: Physical Space

NASA will rely solely on the information provided in the section of the proposal that addresses the Required Items under Section II.A.

and II.B above.

Minimum Requirements Evaluation Criteria

a. Property must include a minimum of 225,000 RSF of contiguous space in a building where NASA is the sole office tenant (or a multi-tenanted building provided it can meet FSL III Security requirements) with consideration of the following space types that are all included in the Requirement:

Offeror must demonstrate that:

• Single tenant buildings will be evaluated more favorably than multi-tenanted buildings.

• Multi-tenanted buildings must demonstrate how it will meet FSL III security requirements or the proposal will not be evaluated.

i. Accommodate a headcount of 750 in a combination of at least 50% (or 375) offices with the remainder to include workstations, and shared workspaces (not hoteling).

Buildings capable of providing more offices will be evaluated more favorably than those that provide workstations and shared workspaces.

ii. 5,000 RSF column free auditorium or large meeting space capable of seating 250+ occupants

Offeror must demonstrate through space plans where it can fit an auditorium or meeting space to accommodate 250+ occupants, column free. Buildings that can accommodate a meeting space on the first floor or concourse will be ranked more favorably than meeting spaces on higher floors.

iii. Additional 10,000+ contiguous RSF of public facing exhibition space on the ground level or below grade of the building, adjacent to or accessible by the building lobby.

Offeror must demonstrate through space plans where it can accommodate a public facing exhibition space. The greater the RSF, the more favorable the evaluation. NASA will evaluate more favorably space solutions that can provide the following:

• Public access without requiring badge access

• High ceilings for tall artifacts

• Flexibility for different exhibit experiences.

iv. Conference, meeting, and collaboration spaces.

Offeror must provide square footage and locations of conference, meeting, and collaboration spaces by floor. An even distribution of conference and space across each floor will be evaluated more favorably than conference and meeting space limited to specific floors.

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Minimum Requirements Evaluation Criteria

b. Minimum of 200 below-grade structured, secured parking spaces in the building for the exclusive use by NASA.

Identify additional parking garages within reasonable walking distance. .

Buildings with more on-site parking will be evaluated more favorably than buildings that must rely on additional parking garages.

c. Ability to meet FSL III requirement as per the criteria for FSL determinations established by the Interagency Security Committee (ISC).

For buildings that do not meet at Least FSL III at the time of proposal submission, provide a plan identifying the improvements needed to meet this requirement. Buildings that require no or minimal improvements will be evaluated more favorably than buildings that require significant improvements.

d. Ability to accommodate approximately 5,000 RSF of SCIF space within the building.

Buildings with existing SCIF space or plans for a SCIF space will be evaluated more favorably.

e. Commercial loading dock and direct access to the service elevators. Loading dock must have capacity for a box truck, and the ability to meet or mitigate FSL III security requirements.

Offeror must demonstrate how loading dock can be secured to FSL III for consideration. Loading docks that require fewer mitigations will be evaluated more favorably. Offeror to provide information relative to turn radius, number of bays, bay heights, to service elevators and roads and other key information.

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Factor 3: Timing

NASA will rely solely on the information provided in the section of the proposal that addresses the Required Items under Section II.A.

and II.B above.

Minimum Requirements Evaluation Criteria

a. Option 1: Purchase As-Is: Offeror must demonstrate that the building will be vacant at, and ready for, full delivery on the day of settlement.

Offeror must demonstrate that the building will be vacant at the time of settlement.

b. Options 2 and 3: Full delivery of completed turnkey space ready for occupancy by NASA (excluding FF&E) by June 1, 2028, which must include completion of the exhibition space, auditorium (or large meeting space), security upgrades and conference center. Offeror must provide a reasonable construction schedule, with key milestones, demonstrating how Offeror will meet June 1, 2028 deadline. If the June 1, 2028 facility delivery cannot be achieved, provide a phased occupancy plan that reduces the requirement for temporary workspace solutions and minimizes disruption to NASA’s business operation SCIF build may follow.

• NASA will review the plan for likelihood in meeting this deadline based on the required construction needed to meet the requirement.

• NASA will evaluate the feasibility and business impacts of the proposed phased occupancy plan.

c. Options 4: Delivery 30 days after lease execution. Offeror must demonstrate that the building will be vacant at lease execution for delivery in 30 days.

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Factor 4 Pricing

The Offer needs to provide pricing for at least one of the four specified options in this AFP (there is no requirement to bid on all four options). For proposals that meet the Technical Requirements, NASA will conduct a net present value analysis for each Option submitted based on the following assumptions:

1. Purchase Option(s)

NPV will be based on the total acquisition and operating costs, including but not limited to:

1. Purchase price (estimated amount paid at closing).

2. Estimated capital improvement executed by NASA in the estimated year budgeted.

3. FF&E.

4. Estimated annual operating expenses and Federal Protective Services (FPS) security costs.

5. Long-term maintenance costs.

6. Estimated residual value

2. Lease Option(s):

NPV will be based on the total cost of the lease, including but not limited to:

1. Full-service rent. Operating cost escalations will be excluded if they are not specified in the lease.

2. FPS security costs paid directly by NASA.

3. Concessions

4. Amortized tenant improvements.

5. Annual price for parking (which shall be included in the full-service rent).

6. Lump sum payments.

7. FF&E

NASA reserves the right to select either purchase or lease options based on internal analysis and subject to availability of appropriations and associated statutory authority. NPV analysis will be used to inform NASA’s decision-making process but will not result in an adjustment to the proposed price.

B. Negotiations Negotiations may be conducted on behalf of NASA by the NASA Real Estate Contracting Officer (RECO) or designated representative.

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IV. Authorized Representatives With respect to all matters relating to this AFP, only the NASA RECO designated below shall have the authority to amend the AFP and award a Lease.

RECO:

Darlene Eltringham Realty Specialist Real Estate Branch Facilities and Real Estate Division National Aeronautics and Space Administration hq-realestate@mail.nasa.gov

As to all other matters, Offerors may contact the Alternate Contacts designated below but shall ensure the RECO is also copied on all communications.

Alternate Contacts:

Matthew Berman 2020 K Street NW, Suite 1100 Washington, DC 20006 Matthew.berman@jll.com 202-719-5593

Elizabeth Cooper 2020 K Street NW, Suite 1000 Washington, DC 20006 elizabeth.cooper@jll.com 202-997-0676

Greg Lubar 2020 K Street NW, Suite 1000 Washington, DC 20006 greg.lubar@jll.com 202-744-5109 mailto:hq-realestate@mail.nasa.gov mailto:Matthew.berman@jll.com mailto:Matthew.berman@jll.com mailto:greg.lubar@jll.com

B. Negotiations

IV. Authorized Representatives