RFLP_AFCEC-25-R-0001.pdf

Request for Lease Proposal No. AFCEC-25-R-0001 Page 1 of 23

Eglin Air Force Base EUL

United States Department of the Air Force

Air Force Civil Engineer Center

Installations Directorate (AFCEC/CI)

Golf Course Enhanced Use Lease Project

Eglin Air Force Base, FL

Request for Lease Proposal (RFLP)

RFLP No. AFCEC-25-R-0001

PROPOSALS ARE DUE NO LATER THAN

5:00 PM CST on Friday, September 19, 2025 in accordance with Section 4.3, Submission of

Responses

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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

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 . 13

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 OFFEROR 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

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LIST OF APPENDICES

Appendix A Depiction of the Property and Map

Appendix B Existing Improvements and Encumbrances

Appendix C Insurance Requirements

Appendix D Non-Disclosure Provisions

Appendix E Mandatory Clauses

Appendix F Offeror’s Cover Page

Appendix G Pre-Offer Inquiry (POI) Form

Appendix H Environmental Baseline Survey

Appendix I Non-Binding Term Sheet

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LIST OF TABLES

Table 1 – Factors, Subfactors, and Submittal Format Table 2 – Performance Color Ratings Table 3 – Confidence Color Ratings

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1. EXECUTIVE SUMMARY

a. 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 …."

b. 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.

c. Pursuant to the foregoing Executive Order and the Enabling Statute, the Department of the

Air Force (the “DAF” or the “Government”) is issuing this Request for Lease Proposal (the

“RFLP”) to solicit proposals from private or public sector entities (“Offeror(s)”) interested in entering into a long-term ground lease (the “Lease”) to lease from the Government all or a portion of that certain real property located at Eglin AFB, an active military installation located in

Okaloosa County, Florida (the “Installation”), comprised of approximately six hundred and three

(603) acres of land outside of the fence line of the Installation (the “Property”) 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”).

d. The Government’s desires for the Project are an enhancement of the existing golf courses on the Property, namely to upgrade, repair and/or replace existing landscape, facilities and infrastructure on two 18-hole golf courses, practice facilities, driving range, clubhouse, restaurant, pro-shop, and rest stations with the addition of an Americans with Disabilities Act (ADA) golf course and an option for outdoor, non-motorized recreation area(s). The Government intends for an Offeror’s proposal to be used to structure an Enhanced Use Lease (“EUL”) subject to certain

DAF constraints. The Government’s financial objective of this solicitation is to obtain cash rental from a ground lease of the Property for the development and operation of the Project.

e. In accordance with and subject to the terms, requirements, and conditions of this RFLP, the Government will evaluate all proposals received with the intention to select one Offeror as a

“Potential Lessee” 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.” A Potential Lessee may not actually become a Lessee if lease negotiations are not successful.

f. 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. 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;

2. Selecting a Potential Lessee that will optimize the consideration to be received by the

Government in cash in exchange for granting a leasehold interest in the Property;

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

4. 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;

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

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

7. 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 (the “Existing Improvements”) more expressly described in Appendix B (the “Existing Improvements and Encumbrances”) 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 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. A Supplemental Environmental Baseline Survey of the Property dated

06 June 2025, titled Enhanced Use Lease Eglin Golf Course, RCS 25-231, was prepared by the

Government and was Certified/Approved by an Installation Environmental Professional on 06

June 2025 (the “EBS”) and is attached as Appendix H. An electronic copy of the EBS will be provided to Offeror(s) upon request. The EBS sets 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, Request for Lease Proposal No. AFCEC-25-R-0001 Page 7 of 23 and existing as of the date stated in the EBS.

d. If required, the Potential Lessee shall be responsible, at its own expense, for preparing an

Environmental Assessment (“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 Offeror’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 Offeror must complete its environmental analysis, and the Government must fully comply with NEPA prior to entering into and executing a Lease.

e. The Offeror 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 B (the “Existing Improvements and Encumbrances”).

g. The current legislative jurisdiction of the Property is proprietary jurisdiction.

h. The Government will not provide fire, law enforcement services, and other emergency services to the Project as they are severable from the remainder of the Installation, and a State or local Government is available to provide such services. The Lessee(s) 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 that may apply to leasing the Property and/or to the specific use of the Property proposed by the

Offeror. 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 but not limited to laws and requirements referenced in Appendix E (the “Mandatory Clauses”) (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 Defense 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 five (5) 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 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 shall submit facts and information to support its proposed term, such as the useful life of the improvements (with regular repair and maintenance and without recapitalization) and underlying contracts to be fulfilled directly by the Offeror. 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.

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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

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

e. 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.

f. The Potential Lessee’s use(s) of the Property shall be directly compatible with the mission 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 paid by the Potential Lessee to the Government, and the processes by which the Potential Lessee will deliver such consideration to the Government.

b. 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.

c. All utilities and services necessary for the Project shall be obtained and provided for by the

Potential Lessee at its sole cost and expense. To the best of Government’s Actual Knowledge, reclaimed water resources are available for watering of the golf course from local municipal utility sources, but will require purchase and/or contract from those utility sources.

d. Upon the expiration or earlier termination of the Lease, the Potential Lessee shall, at no cost to the Government and to the reasonable satisfaction of the Government, (i) abandon and vacate all golf courses, practice facilities, driving range, any recreation areas constructed, and any

Existing Improvements, (ii) demolish or remove all or some of the structures and buildings upgraded or constructed as EUL Improvements, as designated by the Government; (iii) abandon, vacate or remove utilities or other infrastructure from the Property, as designated by the

Government; and (iv) surrender the remainder of the Property to the Government in good and usable condition. The Government may, at its sole discretion and subject to Applicable Law, elect to retain all or a portion of the EUL Improvements located on the Property, without compensation to the Potential Lessee. The Potential Lessee shall establish and maintain a demolition reserve account to fund the demolition of all EUL Improvements on the Property that could be required to be demolished by the Government and to restore the Property to the reasonable satisfaction of the

Government upon the expiration or earlier termination of the Lease.

e. 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.

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3.3. FINANCIAL REQUIREMENTS

a. 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.

b. The Potential Lessee may not cross-collateralize and cross-default the Lease or the assets 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 Lesse’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 Two Hundred Fifty Thousand Dollars and No Cents ($250,000.00). 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 cash 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 local and International Building Codes, as they may be amended from time to time, if applicable.

b. All development and construction on the Property shall be directly compatible with the plans, programs, and missions of the Installation.

c. Development and construction on the Property may be subject to Department of Defense and/or Air Force Anti-Terrorism and Force Protection requirements, as applicable, including but not limited to offsets from roadways and adjacent Department of Defense 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 the Government's consent and approval, which may be conditioned or denied.

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

f. 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.

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

4. INSTRUCTIONS TO OFFEROR

4.1. GENERAL

a. This RFLP is not for 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 DAF

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 ability to secure an agreement(s) for the sale and purchase of the services or products arising directly or indirectly from the Lease or the Property. The responses to this RFLP should demonstrate a viable commercial (non-Federal Government) need for the Offeror's operations on the Property.

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

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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, 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.

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, the Offeror 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 because of this RFLP. This includes 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 the Offeror to provide an oral presentation of their proposal. The Government does not intend to but may, at its sole discretion, conduct discussions with Offeror, typically through evaluation notices (ENs), any time after Offeror submissions and prior to the 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 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, the Offeror 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 shall submit a statement acknowledging receipt of the Mandatory Clauses Required by Federal law attached hereto as Appendix E (the “Mandatory Clauses”) and incorporated herein by this reference and indicating their compliance with these requirements during the preparation of their proposals and, if the proposal includes In-Kind Payment, the statement shall also indicate their compliance with the additional requirements clauses which apply to in-kind

Request for Lease Proposal No. AFCEC-25-R-0001 Page 12 of 23 consideration. 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. Proposals that are rejected will not be evaluated by the Government in its assessment of the proposals received.

l. Offeror shall submit a signed cover letter as shown in Appendix F (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 Lessee's

Cover page has the authority to sign or bind the entity.

4.2. RESTRICTION ON DISCLOSURE AND USE OF DATA

a. Offeror 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 a Potential Lessee 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. Potential

Lessee 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 D, 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

a. Offeror should submit its best and final offer. Offeror shall submit proposals and information in response to this RFLP via e-mail sent directly to Patricia Rodriguez at patricia.rodriguez.21@us.af.mil with a courtesy copy to AFCEC.EUL@us.af.mil no later than

5:00 PM Central Standard Time on September 19, 2025 (the “RFLP Response Due Date"). The collective e-mail documents (narrative, attachments, illustrations, etc.) shall not exceed Ten (10)

Megabytes in size. The Financial Proforma should be attached as a separate Microsoft Excel file with unlocked cells that can be manipulated, and it will not be countered against the 10 megabytes or the page limit requirements for the e-mail proposal in the RFLP. For the proposal to be mailto:patricia.rodriguez.21@us.af.mil

Request for Lease Proposal No. AFCEC-25-R-0001 Page 13 of 23 considered complete and in addition to the electronic version of the proposal, the Offeror must furnish five (5) hard copies postmarked on or before the proposal’s due date to the following physical address as noted:

If sending via private courier (e.g., FedEx, UPS, etc.):

AFCEC/CIUE

Attn: Patricia Rodriguez

3515 South General McMullen

San Antonio, TX 78226-9853

If sending via U.S. Postal Service:

AFCEC/CIUE

Attn: Patricia Rodriguez

2261 Hughes Ave, Suite 155

Lackland AFB, TX 78236-9853

b. 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 a stand-alone Microsoft Excel file and not count towards the total page or PDF limit.

Table 1 –Factors, Subfactors, and Submittal Format

SECTION 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 shall explicitly document the market demand and market feasibility analysis for its

Request for Lease Proposal No. AFCEC-25-R-0001 Page 14 of 23 proposed Project, explicitly demonstrating that the proposed Project is viable and represents the highest and best use of the Property. 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.

4.6. SUBFACTOR 1.2: PROJECT DEVELOPMENT, CONSTRUCTION AND

OPERATIONS

Offeror 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 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 stormwater management areas;

5. A conceptual utility plan for the Property and proposed Project to include a sustainable water resource plan for watering of the golf course;

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.

Request for Lease Proposal No. AFCEC-25-R-0001 Page 15 of 23

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

4.8. SUBFACTOR 2.1: PROPOSED RENTAL AND/OR ADDITIONAL

CONSIDERATION

Offeror shall explicitly document their proposed payment; however, the EUL is to receive cash rent payment consideration to be provided to the Government in exchange for the leasehold interest in the Property. The proposed lease payment for consideration shall be substantiated with relevant and 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 rent or other consideration;

3. Net Present value of all proposed consideration to be provided to the Government; and

4. Offeror shall demonstrate how the cash consideration proposed to be paid to the

Government is at least equal to the fair market rent value of the leasehold interest in the

Property using quantifiable data such as an appraisal and/or commercial real estate analytics.

4.9. SUBFACTOR 2.2: FINANCIAL PRO FORMA

a. Offeror shall submit a FINANCIAL PRO FORMA, developed using Microsoft Excel software, illustrating the economic viability of the proposed Project and containing the following elements:

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.) are unlocked cells that 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 is 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, 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 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.

Request for Lease Proposal No. AFCEC-25-R-0001 Page 16 of 23

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) demolition; and 4) etc.

viii. Line-item description and proposed total 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 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 the proposed base rent versus any proposed percentage rent. If the Offeror is proposing that some 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. As Offeror 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) exists.

b. As a condition to being selected as the Potential Lessee, the Offeror 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 project.

d. Identify the key personnel and legal counsel designated and authorized to represent the

Request for Lease Proposal No. AFCEC-25-R-0001 Page 17 of 23

Potential Lessee 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 the cost, schedule, and performance of each project. For the purposes of this factor, "relevant work" is those whose scope, magnitude, and complexity is similar to the Offeror's proposed Project.

4.12. SUBFACTOR 3.2: FINANCIAL CAPABILITY

a. The Offeror shall provide evidence of Payment and Performance (P&P) Bonding Capacity and show how the bond amount(s) are derived. 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 sufficient funds or financing (e.g., letter of commitment) or plan to secure financing to support the proposed Lease and Project, including permitting, engineering, design, construction, and operation and maintenance of the Project throughout the proposed term of the Lease.

c. Provide Financial Statements complete with notes and accompanied by an auditor's assertion of accuracy or reviewed by a 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, the Offeror 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 shall provide the status of each matter in full detail.

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

Offeror shall document their negotiations plan, objectives, and schedule in a notional Integrated

Project Plan (IPP) and Integrated Project Schedule (IPS) showing all the activities and agreements necessary to achieve Lease execution and Project completion. The notional IPP and IPS shall specifically include, among other things:

a. Proposed agreements anticipated to be necessary for the Project and other business arrangements with the Government or third parties;

b. Permits and approvals anticipated to be necessary for the development, construction, and operation of the Project;

c. Financing and off-take agreements anticipated to be necessary for the development, Request for Lease Proposal No. AFCEC-25-R-0001 Page 18 of 23 construction, and operation of the Project;

d. Critical path milestones and activities such as negotiation of transaction documents and agreements, design, permitting, financing, lease closing, construction, and operation; and

e. Identify its proposed approach to successfully interact with critical Government and other stakeholders (including, but not limited to, local, state, and federal entities and regulatory agencies) to efficiently execute the Project.

5. BASIS OF OFFEROR SELECTION

5.1. SOURCE SELECTION STRATEGY

5.1.1. BEST VALUE SELECTION

a. This source selection will utilize a two-phase, best-value process. Phase I of this source selection will rank and select Offeror and proposal(s) that provide the best value to the Government based on an integrated and cumulative assessment of all factors and subfactors listed in Table 1 of Section 4 above: Factor 1 (Project Description), Factor 2 (Return to the Government), Factor 3

(Organization, Experience, and Capability), and Factor 4 (Integrated Project Plan and Schedule).

Factors 3 and 4 are of equal importance. Factors 1 and 2 are of equal importance and more important than Factors 3 and 4. Subfactors within each Factor are of equal importance. Factors 1, 2, 3, and 4 will be assigned an overall evaluation rating. Phase II, lease negotiations, shall commence after the Government completes the evaluation and ranking of the submitted offers/proposals and provides written notice to the Offeror with the best-value proposal that it has been selected as the Potential Lessee. However, a Potential Lessee may not actually become a

Lessee.

b. In order to promote efficient competition and to avoid the unnecessary expenditure of resources by Offeror, the Government reserves the right (in its sole and absolute discretion) to establish a competitive range(s) and hold discussions at any point in the evaluation process and to remove from the competitive range any Offeror whose proposal, in the judgment of the

Government, stands no reasonable likelihood of being selected as a Potential Lessee. The competitive range determination can be based on Factor 1 (Project Description), Factor 2 (Return to the Government), Factor 3 (Organization, Experience, and Capability), Factor 4 (Integrated

Project Plan and Schedule), or any combination of the four Factors. The Government reserves the right to conduct multiple competitive range determinations for the purposes of efficiency. If an

Offeror is not included in the competitive range, it will be eliminated from further consideration.

5.1.2. FACTOR 1: PROJECT DESCRIPTION

a. Offeror proposals will be evaluated against the requirements of Factor 1, inclusive of each sub-factor, and each of its sub-factors will be assigned evaluation color ratings in accordance with

Table 2 below. The overall Factor evaluation color rating will be based on the lowest-rated

Subfactor.

b. Subfactor 1.1: The Government will evaluate the Offeror's submitted market and feasibility analysis to determine whether it reasonably demonstrates both that there is a commercial market (non-government) demand and probability of commercial success for the proposed Project and that the commercial market demand can be satisfied in a manner that is both consistent with

Request for Lease Proposal No. AFCEC-25-R-0001 Page 19 of 23 the mission at the Installation and the RFLP Requirements.

c. Subfactor 1.2: The Government will evaluate the Offeror's submitted plan to develop, construct, and manage the proposed Project in a manner consistent with all applicable Laws and with accepted commercial business practices. The technical and conceptual narrative, submitted data, and plans will be evaluated for clarity, feasibility, and compliance with the requirements of this RFLP, the EUL Objectives listed in Section 1, the General Lease Requirements in Section 3, and any applicable requirements, authorities, and constraints. The proposed technology, land development plan, and marketing strategy will be evaluated for an understanding of the EUL process, probability of realizing Project expectations, and compliance with the Enabling Statute, Applicable Law, the EUL Objectives, and the General Lease Requirements. Submitted data, data analysis, plans, etc., will be evaluated for compatibility with mission operations and risks, as well as the Government's assessment of the highest and best use of the property.

5.1.3. FACTOR 2: RETURN TO THE GOVERNMENT

a. Offeror proposals will be evaluated against the requirements of Factor 2, inclusive of sub-factors, and each sub-factor will be assigned evaluation color ratings in accordance with…