rfp-rpam-2026-01.pdf

REQUEST FOR QUALIFICATIONS AND PROPOSAL

TO PROVIDE REAL ESTATE CONSULTING AND MARKETING SERVICES

NEW HAMPSHIRE DEPARTMENT OF ADMINISTRATIVE SERVICES

(RFP RPAM 2026-01)

January 30, 2026

PART I – INTRODUCTION

1.1 PURPOSE

The New Hampshire Department of Administrative Services (the “Department”) has issued this Request for Proposal (this “RFP”) in order to select and contract with one (1) commercial real estate services firm to assist the Department in preparing and marketing for sale the John H. Sununu Youth Services Center (SYSC) campus tract (also formerly known as the State Reform School, the State Industrial School, and the Youth Development Center or “YDC”)(the “Property”), a historical State institutional campus owned by the State of New Hampshire featuring as its centerpiece a modern secure correctional facility completed in 2006 bearing the same name as the campus property, consisting of approximately 151 acres of land, over 11 buildings, roadways, parking lots, utility infrastructure, and other improvements, located in the City of Manchester’s North End neighborhood at 1056 River Road between River Road to the east and an active railway corridor running along the east bank of the Merrimack River to the west (the “Property”). The Property is to be offered for sale as-is, in its current condition, to a single buyer with all existing buildings and infrastructure remaining in place. The successful Respondent will be expected to market the Property on a regional and national scale and solicit actionable purchase offers for the entire Property from potential buyers, developers, and/or investors.

1.2 ISSUING OFFICE

This RFP is issued by the NEW HAMPSHIRE DEPARTMENT OF ADMINISTRATIVE SERVICES, 25 Capitol Street, Concord, NH 03301, Attention: Jared Nylund. The point of contact for all questions or requests for additional information is:

Jared J. Nylund, Esq., Real Property Asset Manager New Hampshire Department of Administrative Services 25 Capitol Street Concord, NH 03301

TEL: 603-271-7644

Email: jared.j.nylund@das.nh.gov

FROM THE RELEASE OF THIS RFP, ALL CONTACT WITH PERSONNEL EMPLOYED BY THE

STATE, EXCEPT FOR THE CONTACT PERSON NAMED ABOVE AND IN SECTION 2.5 OF THIS

RFP, SHALL BE PROHIBITED. IMPROPER CONTACT SHALL CONSTITUTE COMPLETE

GROUNDS FOR REJECTION OF YOUR PROPOSAL.

1.3 KEY DATES AND DEADLINES; AMENDMENT AND CANCELLATION OF RFP

1-30-2026 RFP issue date

3-4-2026 Optional Site Visit at 1:00 PM (ET) (see Directions to the Property attached as an Exhibit hereto) mailto:jared.j.nylund@das.nh.gov

3-6-2026 Rescheduled Optional Site Visit at 1:00 PM (ET) (in case the March 4 site visit is cancelled due to inclement weather)

3-10-2025 End of vendor inquiry period: deadline for receipt of written questions and requests to amend or modify the RFP is 10:00 AM (ET) (emailed questions will be accepted)

3-17-2026 Posting of written responses to questions and any amendments or modifications to the

RFP on the Department’s Statewide Bids and Contracts web page (see addenda posted under Bid # RFP RPAM 2026-01 at: https://apps.das.nh.gov/NHProcurement/Bid)

3-31-2026 Deadline for receipt of proposals is 10:00 AM (ET) (faxed proposals will NOT be accepted)

The Department reserves the right to change any of the foregoing dates and times and to otherwise amend the RFP at any time prior to the deadline for receipt of proposals indicated above. If any changes are made to the original RFP, then the changes will be posted on the Department’s Statewide Bids and Contracts web page (see addenda posted under Bid # RFP RPAM 2026-01 at:

https://apps.das.nh.gov/NHProcurement/Bid). Respondents shall be responsible for monitoring this website for changes throughout the RFP process and shall further be responsible for full compliance with the RFP as amended or supplemented by any addenda that may be posted on this website prior to the deadline for receipt of proposals indicated above.

The Department reserves the right to cancel the RFP at any time for any reason, whether prior to or after the deadline for receipt of proposals indicated above.

1.4 BACKGROUND: PROPERTY DISPOSAL DIRECTIVE AND PROCEDURE

Effective July 1, 2025, the New Hampshire legislature enacted two provisions in 2025 N.H. Laws Chapter 141, both of which direct the New Hampshire Department of Administrative Services to dispose of the entire Property by sale subject only to consultation with the City of Manchester and the New Hampshire Department of Business and Economic Affairs and to authorization by the Governor and Executive Council of the State of New Hampshire. Those provisions are 2025 N.H. Laws 141:181 and 141:357.

Because the Property remains occupied and in use by State staff, SYSC residents, and City of Manchester Police Department Mounted Unit horses, staff, and volunteers, section 181 indicates that the Department shall take possession of the Property for disposal only after the replacement facility (for the existing SYSC facility) currently under construction in the Town of Hampstead, New Hampshire, is complete, which is projected to occur during the summer of 2026, and all current occupants of the SYSC have vacated the Property, which is not projected to occur before the end of calendar 2026. Within the past few months, however, the Governor’s office has directed the Department to issue this RFP and otherwise prepare to begin marketing the Property for sale as soon as reasonably possible, all while the Property remains occupied and in use by both the State and the City.

RSA 4:40 generally governs the disposal of surplus real property owned by the State of New Hampshire, but this Property is explicitly identified as being subject to disposal under the alternative state institutional property disposal statute, RSA Chapter 10, and is therefore exempt from RSA 4:40. Nonetheless, the Department understands that the intent of the legislature in passing the dual disposal directives referenced above was to supersede all other existing applicable disposal statutes and to direct the disposal of the Property without regard to any other existing statute or provision of law affecting or restricting the sale, conveyance, lease, rental, exchange, transfer, abandonment or other disposal of state real property.

https://apps.das.nh.gov/NHProcurement/Bid

This RFP has been issued at the direction of the Commissioner of the Department of Administrative Services (the “Commissioner”). Depending on the response hereto, the Department may direct the successful Respondent to commence marketing the Property to suitable, qualified buyers as soon as possible after February 1, 2026.

The ultimate sale of the property shall be subject to internal review and recommendation by a special selection committee to be convened by Department staff and further subject to final review and authorization by the Governor and Executive Council of the State of New Hampshire (“G&C”).

PART II – RFP INSTRUCTIONS AND GENERAL CONDITIONS

2.1 CONTRACT TERM

The term of the contract resulting from this RFP shall begin on the date upon which said contract is fully executed and shall end upon the earlier of the closing of a sale of the Property or one (1) year after the effective date of said contract if the Property is not under agreement to be sold by then.

2.2 DURATION OF PROPOSAL

Unless otherwise agreed, all proposals shall be binding for 180 calendar days from the proposal due date.

2.3 SUBCONTRACTING

Subcontractors may not be used in providing the services requested in this RFP without prior written approval from the Department. If a Respondent desires to use one or more subcontractors, then the particular subcontractor to be used and the work to be done by that subcontractor must be identified in the Respondent’s proposal. There shall be no more than one contract resulting from this RFP, which shall be awarded to a single Respondent who shall be solely and directly responsible to the Department for providing all of the services requested in this RFP and for the acts and omissions of any and all subcontractors and their employees, officers, directors, agents, contractors, and suppliers in performing the obligations of the Respondent under the contract.

2.4 NEWS RELEASE

Respondents shall not issue any news releases or make any statement to the news media pertaining to this RFP, proposal, contract, or any work resulting therefrom without the prior approval of the Department.

2.5 RFP INQUIRIES

All questions regarding this RFP, including requests for clarification or additional information and proposed modifications or amendments to the RFP, must be submitted by email only to Jared Nylund, Real Property Asset Manager, Department of Administrative Services at: jared.j.nylund@das.nh.gov. All such inquiries must be received no later than 10:00 AM (ET) on March 10, 2026. Each inquiry must include the inquirer’s name, firm, telephone number, and email address. The State shall attempt to provide any assistance or additional information of a reasonable nature that might be required by interested Respondents. Questions or requests and corresponding responses, modifications, or amendments will be consolidated in one or more written addenda to this RFP and posted on the Department’s Statewide Bids and Contracts web page (see addenda posted under Bid # RFP RPAM 2026- 01 at: https://apps.das.nh.gov/NHProcurement/Bid).

2.6 OPTIONAL SITE VISIT

Given the size, complexity, and uniqueness of the Property, the Department strongly encourages each Respondent to make the time for a site visit. The developed portion of the Property that is visible from River Road is gated and secure and is therefore closed to public foot and vehicular traffic, but the railway and the various public recreational trails crossing the undeveloped, overgrown area behind the existing buildings on site (which trails are accessible from neighboring properties such as Stark Park, an abutting City of Manchester park property located to the south) are frequently used by local members of the public for walking, jogging, running, and dog walking. For their own safety, however, Respondents who are unfamiliar with the Property and the neighborhood should be aware that encampments of unhoused or homeless persons (some with criminal records or who are actively evading law enforcement) have repeatedly appeared upon, and have subsequently been removed from, this undeveloped “back” part of the Property in recent years. For that reason, and because the entire developed portion of the Property will be kept secure and closed to the public so long as the Property remains occupied, Respondents are unlikely to be admitted to the Property on an unaccompanied basis and should plan to visit the Property only by advance appointment with the Department.

In order to aid Respondents in preparing their proposals, an optional site visit and tour of the Property has been scheduled for all interested parties at 1:00 PM on Wednesday, March 4, 2026 (in the event of inclement weather on March 4, the site visit and tour may be rescheduled at 1:00 PM on Friday, March 6, 2026). Given the restricted-access nature of the Property, and to allow the Department to plan accordingly, please be sure to notify the contact person specified in Section 1.2 of your intention to attend the optional site visit by email at least forty-eight (48) hours in advance of the meeting time specified above; please include the number of individual persons who plan to attend on behalf of your firm. Please plan to arrive at the meeting location described in the exhibit to this RFP entitled “DIRECTIONS TO THE PROPERTY.” Allow up to three (3) hours or more for a full walking tour of the Property. Dress appropriately for walking outdoors on uneven terrain in winter weather.

Most of the older buildings on the Property are unoccupied and/or being used for long-term “storage” of old furniture and equipment, and some may harbor hazardous conditions. A few older buildings have been actively occupied until relatively recently and remain locked but accessible. The horse stables, garages and workshops, gym, and the newer SYSC building on site all remain occupied and in use, and the SYSC facility, itself, is a hardened, fully secure, modern correctional facility with heavily restricted access. However, limited accompanied interior building access can be arranged upon request to the point of contact specified in Section 1.2 above. Any person desiring to enter an unoccupied building on the Property may be required to sign a release and waiver of all claims against the State before he or she will be allowed to do so. Be prepared for dirty, wet, mold-infested, and otherwise hazardous conditions inside effectively abandoned buildings in various states of disrepair.

PART III – QUALIFICATIONS AND OBLIGATIONS OF RESPONDENT

3.1 GENERAL REQUIREMENTS

It is important that the successful Respondent is able to meet in person with Department personnel in Concord and Manchester, New Hampshire easily and on short notice, although it is expected that a great deal of the communication and transfer of materials will occur electronically. To that end, the Department requires that the Respondent must designate its chief contact person’s office location and identify all key individual employees of the Respondent who likely would be assigned to this contract and their respective office locations. Respondents must indicate all relevant office and personnel locations in writing should they be awarded a contract pursuant to this RFP.

3.2 EXPERIENCE, CAPACITY, AND REFERENCES

The successful Respondent must have experience providing the services specified in this RFP and must furnish evidence of that experience to the satisfaction of the Department. Such experience should include: past success in marketing redevelopment properties similar in size, type, character, and location to the Property; past success in marketing redevelopment properties on a national scale or at least throughout the northeastern states; experience and expertise with preparation and use of requests for proposal or offering memoranda in soliciting offers to purchase property; past success in redevelopment consulting and/or the marketing of government or special use properties to developers and/or investors;

and projects successfully completed for the State of New Hampshire (or any other state) within the past five (5) years. Each Respondent should also provide a description of the Respondent’s staffing and resources in New Hampshire (and elsewhere) available to assist in marketing the Property and should identify key personnel to be assigned to this project and provide descriptions of their relevant qualifications and experience. In addition, Respondents may—but are not required to—provide the Department with up to four (4) references, utilizing the form provided as an exhibit to this RFP, for which the Respondent performed services similar or relevant to those sought by this RFP within the past ten (10) years. By submitting its references to the Department, the Respondent specifically permits the Department to contact each reference to discuss the Respondent’s work and its working relationship with the reference. References may not include current or former (within the past 3 years) employees of the Department, relatives of the Respondent or of its officers, principals, or directors, or current or former (within the past 3 years) employees, officers, principals, or directors of the Respondent.

DESIRED MINIMUM EXPERIENCE QUALIFICATIONS ARE AS FOLLOWS: (A) the Respondent has been active in the commercial real estate services business for at least five (5) years; and (B) the Respondent has successfully completed at least two (2) projects similar in scope and equal or larger in size and complexity to the project addressed by this RFP, one (1) of them within the past five (5) years.

The foregoing desired minimum experience qualifications should be evidenced by documentation of past projects in dated press articles, statements from references, or other independently verifiable documentation from public or third-party sources.

Provision of information regarding Respondent’s past projects shall constitute Respondent’s specific permission for the Department to contact the corresponding clients to discuss Respondent’s work and working relationship with them.

3.3 CURRENT STRATEGIC APPROACH WITH OTHER CLIENTS

A. Each Respondent should describe its experience with marketing and selling distressed or abandoned historical government, educational, medical, and/or other institutional or industrial campus properties, if any.

B. Each Respondent should describe its general strategy for identifying suitable prospective buyers and pitching the redevelopment potential of distressed special use properties to developers and/or investors. Such general strategy should include, by way of example, a list of the types, classes, and geographical orientations of buyers that the Respondent believes ought to be targeted for purposes of marketing the Property.

3.4 LICENSURE BY REAL ESTATE COMMISSION

The successful Respondent, or at least one senior key individual assigned to the contract who is employed by or formally affiliated with the Respondent, must be currently licensed by the New Hampshire Real Estate Commission (the “Commission”) as a Real Estate Broker, must be in good standing with the Commission, and must provide a copy of his or her current license or other certification issued by the

Commission to document both of the foregoing requirements. If the Respondent proposes to retain or subcontract with an otherwise unaffiliated broker who is licensed in New Hampshire to provide any of the services sought by this RFP, then the requirements of this Section 3.4 shall additionally apply to such unaffiliated broker.

3.5 INDEMNIFICATION

Each Respondent shall indemnify, hold harmless and forever defend the Department, the State of New Hampshire, their respective officers, directors, and employees from losses, claims, damages, costs (including attorney fees and court costs), expenses and all liability of any nature arising out of or relating to the Respondent’s proposal or the successful Respondent’s performance or failure to perform under any contract which may result from this RFP. This clause shall survive the cancellation of this RFP, the award of a contract to the successful Respondent or a third party, or the termination of any subsequent offer. Under no circumstances shall the State be held liable for any costs incurred by the Respondent in the preparation of its proposal or for work performed prior to the effective date of any corresponding contract.

The successful Respondent will be responsible for any cost incurred in conjunction with services provided to or on behalf of the Department which are deemed unacceptable by the Department, or services rendered in a manner inconsistent with the Respondent’s proposal and/or the requirements set forth in this

RFP.

3.6 INSURANCE

Upon the award of a contract, the successful Respondent shall provide to the Department a certificate of insurance naming the State of New Hampshire as an additional insured and evidencing: (A) comprehensive general liability coverage against all claims of bodily injury, death, or property damage in amounts not less than $1,000,000 per occurrence and $2,000,000 aggregate or excess; (B) professional liability coverage in an amount not less than $1,000,000 per occurrence and in the aggregate (if coverage is “claims made,” the period to report claims shall extend for not less than three (3) years from the date of substantial completion of the contract; no retention (deductible) shall be more than $25,000); and (C) workers’ compensation insurance and employers’ liability insurance as required by law.

3.7 QUALIFICATION TO DO BUSINESS IN NEW HAMPSHIRE

The successful Respondent that is a registered business entity (such as a corporation, limited liability company, or limited liability partnership) and not a sole proprietor or general partnership must submit upon the execution of a contract a Certificate of Good Standing for the Respondent issued by the New Hampshire Secretary of State, and also by the Respondent’s state of formation if the Respondent is not a New Hampshire entity. Please visit the following website for information and forms regarding business entity formation and registration with the New Hampshire Secretary of State and to learn how to obtain a Certificate of Good Standing: https://quickstart.sos.nh.gov/online. Any entity required by this paragraph to submit a Certificate of Good Standing shall also be required to submit a duly executed Certificate of Authority or Vote authorizing the entity to enter into the service contract with the State contemplated by this RFP and authorizing a designated person who is an officer or representative of the entity to sign the contract and any ancillary documents on the entity’s behalf.

3.8 PENDING LITIGATION

Respondents must list and summarize all pending or threatened litigation, administrative or regulatory proceedings, or similar matters involving them. A Respondent must also list and summarize any past, https://quickstart.sos.nh.gov/online present, or anticipated disciplinary proceedings or actions involving the Respondent before the New Hampshire Real Estate Commission, or its counterpart real estate broker licensing authority in any other state, regardless of whether they did or may result in any penalties or sanctions. This disclosure obligation extends to any licensed brokers employed by, formally affiliated with, or otherwise retained by the Respondent who would be assigned to this contract. The successful Respondent shall have a continuing obligation to disclose any such actions during the period of this RFP process and any contract resulting from this RFP.

3.9 STATE OF NEW HAMPSHIRE VENDOR APPLICATION

Prior to the proposal submission deadline the Respondent shall have completed and filed a Vendor Application and Alternate W-9 Form with the New Hampshire Bureau of Purchase and Property. This may be done online at, or the form(s) may be downloaded from, the Bureau of Purchase and Property website at: https://apps.das.nh.gov/vendorregistration/(S(lf3hcfdidnovt3hkvorzv4mu))/welcome.aspx.

3.10 DEBARMENT AFFIDAVIT

IN ACCORDANCE WITH RSA 21-I:11-c, EACH RESPONDENT MUST COMPLETE, SIGN UNDER

OATH IN THE PRESENCE OF A NOTARY PUBLIC OR JUSTICE OF THE PEACE, AND SUBMIT

WITH ITS PROPOSAL THE ORIGINAL “STATE OF NEW HAMPSHIRE BID AFFIDAVIT FORM”

THAT HAS BEEN PROVIDED AS AN EXHIBIT TO THIS RFP. FAILURE TO DO SO SHALL

CONSTITUTE COMPLETE GROUNDS FOR REJECTION OF THE RESPONDENT’S PROPOSAL.

3.11 PUBLIC DISCLOSURE OF BID SUBMISSIONS

Generally, the full contents of any bid or proposal (including all materials submitted in connection with it, such as attachments, exhibits, addenda, and Respondent presentations) become public information upon the effective date of a resulting contract or purchase order. Certain information concerning bids or proposals, including but not limited to pricing, scoring, or ranking, is generally available to the public even before this time, in accordance with the provisions of NH RSA 21-G: 37.

To the extent consistent with applicable state and federal laws and regulations, as determined by the State, including, but not limited to, NH RSA Chapter 91-A (the “Right-to-Know” Law), the State shall, after final negotiations with the selected vendor are complete, attempt to maintain the confidentiality of portions of a bid or proposal that are clearly and properly marked by the Respondent as confidential. Any and all information contained in or connected to a bid or proposal that the Respondent considers confidential shall be clearly designated in the following manner:

If the Respondent considers any portion of a submission confidential, then the Respondent shall provide a separate copy of the full and complete document, fully redacting those portions by blacking them out and shall note on the applicable page or pages of the document that the redacted portion or portions are “confidential.” Use of any other term or method, such as stating that a document or portion thereof is “proprietary”, “not for public use”, or “for client’s use only”, is not acceptable. In addition to providing an additional fully redacted copy of the bid submission to the person listed as the point of contact on Page one (1) of this document, the identified information considered to be confidential must be accompanied by a separate letter stating the rationale for each item designated as confidential. In other words, the letter must specifically state why and under what legal authority each redaction has been made. Submissions that do not conform to these instructions, by failing to include a redacted copy (if required), by failing to include a letter specifying the rationale for each redaction, by failing to designate redactions in the manner required by these instructions, or by including redactions that are contrary to these instructions or operative law, may be rejected by the State as not conforming to the https://apps.das.nh.gov/vendorregistration/(S(lf3hcfdidnovt3hkvorzv4mu))/welcome.aspx requirements of the bid or proposal. The State will generally assume that a bid or proposal submitted without an additional redacted copy contains no information which the Respondent deems confidential.

Bids and proposals which contain no redactions, as well as redacted versions of submissions that have been accepted by the State, may be released to the public, including by means of posting on State web sites.

The State shall have no obligation to maintain the confidentiality of any portion of a bid, proposal or related material, which is not marked in accordance with the foregoing provisions. It is specifically understood and agreed that the Respondent waives any claim of confidentiality as to any portion of a response to this RFB or RFP that is not marked as indicated above, and that unmarked (or improperly marked) submissions may be disseminated to any person, without limitation. Marking an entire bid, proposal, attachment or full sections thereof confidential without taking into consideration the public’s right to know shall neither be accepted nor honored by the State.

Notwithstanding any provision of this request for submission to the contrary, proposed pricing shall be subject to public disclosure REGARDLESS of whether or not marked as confidential.

If a request is made to the State by any person or entity to view or receive copies of any portion of a proposal and if disclosure is not prohibited under NH RSA 21-G:37 or any other applicable law or regulation, then the Respondent acknowledges and agrees that the State may disclose any and all portions of the proposal or related materials that are not marked as confidential. In the case of bids, proposals or related materials that contain portions marked confidential, the State shall: assess what information it believes is subject to release; notify the Respondent that the request has been made; indicate what, if any, portions of the proposal or related material shall not be released; and notify the Respondent of the date it plans to release the materials. The State is not bound by, and has no obligation to comply with, the Respondent’s designation regarding confidentiality. The State shall have no obligation to advise the Respondent that an individual or entity is attempting to electronically access, or has been referred to, materials that have been made publicly available on the State’s web sites.

By submitting a bid or proposal, the Respondent agrees that unless it obtains and provides to the State, prior to the date specified in the notice described in the paragraph above, a court order valid and enforceable in the State of New Hampshire, at its sole expense, enjoining the release of the requested information, the State may release the information on the date specified in the notice without any liability to the Respondent.

Notwithstanding NH RSA 91-A:4, no information shall be available to the public, or to the members of the general court or its staff concerning specific responses to this bid invitation from the time this bid is published until the closing date for responses.

From the proposal submission deadline until a contract award is made, the Respondent may not discuss its proposal or anything specifically pertaining to this RFP with any State entity (other than the Department contact person for this RFP designated above). If found to be in violation of this paragraph, then the Respondent shall be deemed non-compliant and barred from further participation in the award process contemplated by this RFP.

PART IV – EVALUATION OF PROPOSALS

4.1 EVALUATION PROCESS OVERVIEW

The Department will review and evaluate all proposals that have been received by the submission deadline. Evaluation of the proposals will be based on:

A. The information provided in and with the proposal in accordance with the submission requirements and recommendations set forth in this RFP.

B. Any interviews, references, and/or additional information requested by the Department.

C. Any other information known to the Department or obtained from verifiable sources, such as that which pertains to the Respondent’s public, professional, and business reputation.

All proposals will be evaluated using the evaluation criteria listed below. All proposals that are properly submitted will be evaluated and scored by an Evaluation Committee consisting of a team of designated State employees and/or qualified volunteers that shall make recommendations for award to the Commissioner of the Department.

During the selection process the Department reserves the following rights: to seek clarification from a Respondent of any portion of its proposal; to interview or negotiate with one or more Respondents; to waive portions of this RFP; to waive any informalities or nonconformities in any proposal; to reject any or all proposals, or any portions thereof, for any or no reason whatsoever; to amend or cancel this RFP;

and to issue a new RFP.

4.2 EVALUATION CRITERIA

This set of criteria will be used to evaluate each Respondent’s proposal. The criteria and the weights to be used by the Evaluation Committee shall consist of the following:

A. The qualifications of the Respondent to complete the project successfully, as indicated by the relevant experience, capacity, and ability of the Respondent and its personnel to be assigned to the project. Specific examples of the Respondent’s involvement in past transactions or projects, accompanied by detailed analyses of their relevance to the current unique marketing challenge posed by the Property, will be weighed far more heavily than unsupported statements about—or general summaries of—the Respondent’s experience or competencies, or a summary list of past transactions. (0 – 70 Points)

B. The Respondent’s comprehensive proposal for identifying the most suitable buyers and attracting the highest and best offers to purchase the Property “as-is” in order to realize the best value for the State of New Hampshire from any resulting sale. (0 – 30 Points)

4.3 COMPENSATION

Proposed fee or compensation structures will be evaluated for Respondent selection purposes only in the event that two or more Respondents receive Evaluation Committee scores equal to the highest score awarded based on their qualifications and the substance of their proposals. In the unlikely event of such a tie, proposed compensation structures will be evaluated first to determine the lowest-cost option for the State in the event of a successful sale of the Property at a contract price of $10 million.1 If the results of such a tie-breaker evaluation are inconclusive, then proposed compensation structures will be evaluated again to determine the lowest-cost option for the State in the event of a successful sale of the Property at a

1 This assumed $10 million gross sale proceeds figure has been arbitrarily chosen solely to provide a uniform means for comparing different proposed compensation structures. The Department does not have a current “as-is” appraisal of the Property or any other actual basis for a $10 million market value estimate.

contract price of $500,000.2 If the results of such a second tie-breaker evaluation are inconclusive, then each individual member of the Evaluation Committee shall cast one (1) vote in favor of the Respondent that such member believes is best qualified and equipped to produce offers to purchase the Property that will result in the best value for the State, and the Respondent receiving the most such votes shall prevail.

The Department acknowledges the scale of the required up-front investment of staff time and resources that any qualified broker or real estate services firm will have to make in order to competently and effectively market the Property. Therefore, the Department is willing to consider compensation arrangements that do not rely solely on a percentage commission, provided that the Respondent understands and acknowledges that all compensation is likely to be paid solely out of gross sale proceeds.

Any proposed fee component to be based on hourly rates and/or actual expenses, in part or in whole, must include a calculation of the total amount of such fee component as would result from the Respondent’s reasonable estimate of staff time and resources needed.

Certain features of a proposed compensation structure may be rejected, such as any percentage commission exceeding six percent (6%) of the contract sale price in any successful sale. Similarly, any proposed non-commission fee must be justified in some reasonable quantitative manner—for example, by reference to the Respondent’s average profit margin in a typical earned commission. Notwithstanding the foregoing or the contents of any proposal, the Department reserves the right to negotiate a mutually agreeable compensation structure with the successful Respondent.

4.4 RECOMMENDATION FOR AWARD

After the final ranking of proposals, the Evaluation Committee shall recommend to the Commissioner of the Department the successful Respondent, which shall be the Respondent that submitted the top ranked proposal, as determined by the proposal evaluation procedures set forth in Part IV of this RFP.

4.5 CONTRACT DISCUSSIONS

Upon approval by the Commissioner of the Department, the Department shall enter into contract discussions with the successful Respondent. If the tentative conditions and price of a contract cannot be successfully established within a reasonable amount of time (as determined by the Department), then contract discussions will be terminated and contract discussions with the next highest ranking Respondent will commence. Negotiations shall continue at the sole option of the Department until a contract is finalized or all proposals are rejected and the RFP is withdrawn.

4.6 TENTATIVE CONTRACT

A tentative contract will be made with one (1) Respondent whose proposal is determined in accordance with the evaluation procedures set forth in this RFP to be the most advantageous to the State. A signed tentative contract does not constitute the award of the contract. The tentative contract shall be submitted to the Governor and Executive Council for authorization. Upon authorization by the G&C, the successful Respondent may proceed to prepare any market, highest and best use, or redevelopment analyses, offering memoranda, marketing materials, and/or investor packages that it deems necessary or desirable and to market the Property pursuant to the contract. However, any transfer of title or payment obligations of the State of New Hampshire to be paid out of sale proceeds, as set forth in the authorized contract, shall be subject to prior final G&C authorization of a proposed sale of the Property. Such obligations shall only be met upon the successful closing of a sale of the Property.

2 See footnote 1. The Department similarly has no present basis for a $500,000 market value estimate.

4.7 FINAL APPROVAL/NOTICE OF AWARD

The final details of a proposed sale of the Property to a specified buyer shall be submitted for final G&C authorization before any such sale may close.

All Respondents submitting a response to this RFP will be notified in writing of the award of a contract, if and when an award is made. If no award is made, then all Respondents will be notified accordingly. For purposes of this RFP, an award shall be deemed to have been made upon G&C authorization of a tentative contract.

PART V – SCOPE OF WORK

5.1 BACKGROUND: JOHN H. SUNUNU YOUTH SERVICES CENTER (FORMERLY

KNOWN AS THE “YOUTH DEVELOPMENT CENTER”, THE “STATE INDUSTRIAL

SCHOOL”, THE “STATE REFORM SCHOOL”, AND THE “HOUSE OF REFORMATION FOR

JUVENILES AND FEMALE OFFENDERS AGAINST THE LAWS”)

As indicated in Section 1.1 above, the Department has been directed to dispose of the Property by selling all of the State’s interest as-is, in its current condition, to a single buyer. The Property is essentially comprised of a single tax parcel having over 2,000 feet of aggregate frontage along the west side of River Road in Manchester (City of Manchester Tax Map 420, Lot 1), which tract is bounded primarily by River Road to the east; land of New Life Ministries of New England and the City of Manchester’s Stark Park to the south; the Boston and Maine railway corridor running along the east bank of the Merrimack River to the west; and 20 single-family house lots with frontage on McCarthy Street to the north. Such tract includes approximately 150.66 acres of land following subdivisions in 2009 and 2015, which created three (3) new parcels along River Road to contain previously existing buildings that were subsequently sold by the State to private buyers. The Property includes an estimated eleven (11) remaining buildings of varying age, size, and condition, various historical and accessory structures, paved parking lots and walkways, a network of paved and unpaved roads, driveways, and trails, and supporting water, sewer, surface drainage, telecommunications, natural gas, and electrical distribution infrastructure located throughout. Established access is from River Road only, but access from Chauncey Avenue (near the northwest corner of the Property) may potentially be available if crossing rights can be acquired from the current owner of the railway corridor by the buyer of the Property. The Property includes no Merrimack River water frontage or established water access rights.

The Property is located north of Stark Park in the City of Manchester’s North End neighborhood between River Road and the Merrimack River approximately one (1) mile north of the Amoskeag Bridge.

Most or all of the Property was once part of Revolutionary War hero General John Stark’s farm. General Stark is a prominent historical figure in New Hampshire best remembered by many for penning the phrase: “Live Free or Die”—the official New Hampshire state motto. The State acquired the first 100-acre parcel on site in 1855 and began to construct the first building in 1856. The newly established House of Reformation for Juveniles and Female Offenders Against the Laws first opened in 1858, and a State facility for adjudicated youth has been in continuous operation on site ever since over the ensuing 167 years. Additional abutting or adjacent land was bought and sold during the late 19th century and well into the 20th century, resulting in the Property configuration as it existed prior to the 2009 and 2015 subdivisions. At the height of its North End expansion in the early 20th century, the facility included farmland east of River Road stretching all the way to Union Street. By 1965, however, the Property had been largely reduced to its current extents west of River Road. Several buildings that were once located within the Property were destroyed by fire many years ago or demolished in recent decades. The Sununu Youth Services Center, itself, which is the modern secure correctional facility and largest building on site, was constructed in 2006. Many of the older buildings on site are no longer in active use, even though a couple of them are kept in serviceable repair and available for short-term or transient governmental uses as needed.

Although it has become increasingly clear in recent years that support for as-is disposal of the entire Property by sale in a single transaction has been growing in the State legislature, the current legislation directing the imminent marketing and sale of the Property was only enacted last summer at the end of June 2025. Aside from a great deal of research into historical acquisition details and the State’s title, very few steps have been taken to date in preparation for the Property to be sold, and there remain both State and local government departments occupying and operating within the Property, and which continue to store personal property and/or records and/or keep live horses within the Property.

The Department recognizes that a buyer will want to take all of these issues into account when formulating an offer to purchase the Property, and that a buyer may want to propose that at least some of these issues be resolved by the State as conditions precedent to closing. The list of known issues is long enough to require the successful Respondent to work very closely with Department personnel both in crafting any offering memoranda or investor packages and in working with prospective buyers to resolve as many open issues as possible prior to closing. It should also be noted that the City of Manchester, where the Property is located, has expressed a great deal of interest in the anticipated sale and redevelopment of the Property (and its return to taxable status), even if it seems unlikely to submit a purchase offer, itself. However, the Department does not yet know for sure whether the City might still decide to submit an offer to purchase the Property, itself. If it does, then the City would have the right to submit a competitive market value offer just like any other prospective buyer.

5.2 MINIMUM PROPOSAL SPECIFICATIONS

THE FOLLOWING SPECIFICATIONS ONLY ESTABLISH THE MINIMUM STANDARDS WITH

WHICH EACH SERVICE PROPOSAL AND COMPENSATION/FEE PROPOSAL IS EXPECTED TO

COMPLY. RESPONDENTS ARE STRONGLY ENCOURAGED TO PROPOSE STRATEGIES OR

SERVICES THAT EXCEED THE MINIMUM SPECIFICATIONS. INNOVATIVE STRATEGIES OR

SERVICES MAY BE PROPOSED AS AN OPTION. Respondents must certify in their proposals that the proposal meets the specifications listed below. Respondents should respond with as much detail as they feel would be helpful to the Department in determining the Respondent’s ability to meet the specifications.

A. PROPOSED STRATEGIES AND SERVICES

Each Respondent must describe in its proposal its comprehensive strategies for identifying a ready, willing, and able buyer for the Property, and for eliciting from that buyer the best firm offer to purchase the Property as-is, in its current condition, with all faults, at the highest price not less than its current market value. Such strategies may include, without limitation: consulting services to prepare and position the Property for a rapid sale, researching and analyzing relevant Property characteristics and details to inform and guide potential marketing activities, analyzing relevant real estate markets to inform and guide potential marketing activities, developing marketing and due diligence materials to be provided to prospective buyers, proposed advertising methods, likely and most effective media outlets, selection and identification of target investor/buyer groups, preparation of one or more offering memoranda or investor information packages, direct solicitation of investors, specific media outlets to be utilized, proposals for highlighting specific value-enhancing characteristics of the Property, proposals for addressing specific challenges presented by the Property (including, without limitation, any redevelopment concepts likely to be proposed to or discussed with potential buyers), and recommendations for showing the Property to prospective buyers. The Respondent must provide a reasonable amount of detail and coherent justification for each strategy component.

Each Respondent also must describe in its proposal any other services to be provided, which shall at a minimum include serving as the State’s default agent for communications with prospective buyers, providing ongoing advice to the Department regarding marketing strategies (including recommending adjustments as appropriate) and terms of sale, and attending meetings or hearings of the Department, interagency commissions or councils, legislative committees, and the Governor and Executive Council, upon request of the Department or as needed to obtain authorization for the contract contemplated by this RFP and/or any proposed sale of the Property.

The proposal should be entirely focused on selling the Property and customized accordingly. Please do not submit the Respondent’s preprinted general marketing materials with any proposal.

B. PROPOSED COMPENSATION/FEE STRUCTURE

The Respondent shall include with its proposal its proposed compensation structure for this contract, which must specify that such compensation will be paid only out of gross sale proceeds from the sale of the Property. The Respondent must include sufficient detail to enable the calculation of hypothetical total fees in the event of a “tie-breaker” scenario as described in Section 4.3 above.

5.3 COMPLIANCE

Respondents are expected to comply with all of the provisions of this RFP as amended or supplemented by any addenda posted on the Department’s Statewide Bids and Contracts web page prior to the deadline for receipt of proposals as indicated in Section 1.3 of this RFP.

PART VI – MINIMUM SUBMISSION REQUIREMENTS

Each Respondent’s proposal shall be submitted electronically or as a loosely bound hardcopy together with a scanned electronic copy in PDF format (if not submitted electronically, then such scanned copy must be provided on physical data storage media accessible via a USB or USB-C port). Each Respondent must submit the following:

A. Location and personnel assigned to project as required by Section 3.1 B. Evidence of Qualifications as required by Sections 3.2 and 3.3 C. Documentation of Licensure as required by Section 3.4 D. Disclosure of Pending Litigation as required by Section 3.8 E. State of New Hampshire Vendor Number, issued after filing a Vendor Application and W-9

Form, as required by Section 3.9 (to be included in Section 7.1 Proposal Certification) F. Debarment Affidavit, completed and signed under oath, as required by Section 3.10 (part of

Section 7.1 Proposal Certification) G. Proposed Strategies, Services, and Compensation as required by Section 5.2 H. Proposal Certification set forth in Section 7.1 I. Original proposal and copies as required by Section 8.1

PART VII – COMPLETION REQUIREMENTS

7.1 PROPOSAL CERTIFICATION

By submitting the accompanying proposal (the “Proposal”) in response to RFP RPAM 2026-01 (the “RFP”) and signing this proposal certification form below, the Respondent hereby certifies as follows:

A. The Respondent has been duly authorized to submit the Proposal, to make and sign this Proposal

Certification, and to enter into any contract that may be awarded as a result. The person signing on behalf of the Respondent below is duly authorized to sign this Proposal Certification on behalf of the Respondent and to bind the Respondent to the full and complete performance of any contract that may be awarded as a result of this RFP.

B. The Respondent understands and agrees to comply with and be bound by all of the terms and conditions of this RFP and any attachments, exhibits, addenda, amendments, or supplements hereto, including, without limitation, the indemnification provisions in Section 3.5 hereof.

C. The Proposal shall remain effective for 180 days following the submission deadline set forth in this RFP.

D. The commission or fee structure included in the Proposal was established without collusion with any other vendor.

E. The Respondent’s Vendor Number is _________________________________________.

F. None of the Real Estate Brokers or Real Estate Firms named in the Proposal are now or have within the past ten (10) years been the subject of any past or present disciplinary proceeding before the New Hampshire Real Estate Commission (or its counterpart in any other state), except as fully disclosed in writing and submitted herewith, together with descriptions of the outcomes and any resulting settlements, sanctions, or penalties.

G. Further, in accordance with RSA 21-I:11-c, the undersigned Respondent certifies under penalty of unsworn falsification as set forth in RSA 641:3 that neither the Respondent nor any of its subsidiaries, affiliates or principal officers (principal officers refers to individuals with management responsibility for the entity or association):

(1) Has, within the past 2 years, been convicted of, or pleaded guilty to, a violation of RSA

356:2, RSA 356:4, or any state or federal law or county or municipal ordinance prohibiting specified bidding practices, or involving antitrust violations, which has not been annulled;

(2) Has been prohibited, either permanently or temporarily, from participating in any public works project pursuant to RSA 638:20;

(3) Has previously provided false, deceptive, or fraudulent information on a bidder code number application form, or any other document submitted to the state of New Hampshire, which information was not corrected as of the time of the filing a bid, proposal, or quotation;

(4) Is currently debarred from performing work on any project of the federal government or the government of any state;

(5) Has, within the past 2 years, failed to cure a default on any contract with the federal government or the government of any state;

(6) Is presently subject to any order of the department of labor, the department of employment…