KM Minemier & Associates, LLC

KM Minemier & Associates, LLC, a woman-owned small business headquartered in Meredith, New Hampshire, provides asset management services for HUD-owned real estate portfolios as a prime contractor exclusively to the Department of Housing and Urban Development. The vendor operates as a sole proprietor LLC competing primarily under full-and-open awards and increasingly under Total Small Business set-asides on newer IDCs; all 33 awards in the source are prime contracts, with no subcontract activity.

The vendor's capability footprint is tightly specialized: property inspections, financial reviews, resident issue resolution, and quality assurance for HUD single-family housing program portfolios across multiple geographic areas (Areas 1P, 3A, 5P, and others in the Northeast and Southeast). Representative work includes a $33.4 million single-award IDIC for Asset Management Services Area 5P, awarded September 27, 2024, under Total Small Business set-aside with a ceiling through September 26, 2027; a $2.6 million firm fixed-price delivery order for Area 3A issued March 1, 2023; and a $4.7 million delivery order for Area 5P issued September 30, 2024, also under Total Small Business set-aside. The vendor has held HUD asset management contracts continuously since at least 2014.

Customer concentration is extreme and represents both focus and vulnerability. Two HUD sub-offices account for 100% of recent awards: the Assistant Secretary for Housing Federal Housing Commissioner (31 awards, $80.8 million combined potential value) and the Housing Office of Single Family Housing (2 awards, $162 million combined potential value). The two rankings diverge sharply — the Single Family Housing office anchors the largest dollar commitments despite fewer awards, driven by the $33.4 million Area 5P IDIC and an associated $162 million portfolio that source descriptions indicate runs through September 2027. Asset management work is classified under PSC Support–Professional: Real Estate Brokerage (33 awards) and NAICS Other Activities Related to Real Estate (24 awards) and Offices of Real Estate Agents and Brokers (9 awards).

The vendor holds three active parent IDCs: the $33.4 million Area 5P single-award IDIC (September 27, 2024, ceiling September 26, 2027) under Total Small Business set-aside, the $3.4 million bridge contract for Areas 1P and 3A (March 1, 2024, ceiling February 28, 2025) under full-and-open, and a historical $8.6 million Area 1P/3A contract (August 31, 2022, ceiling August 31, 2023). The HUD 3.7 Asset Management Services vehicle carries 8 task orders worth $12.1 million combined potential value across the portfolio.

Activity has declined sharply in recent years — five awards in 2022, four in 2023, seven in 2024, one in 2025, and one in 2026 — reflecting the shift from smaller delivery orders under expired IDCs to larger single-award IDICs. Only one award faces completion within the next twenty-four months (combined potential value $3 million); the bulk of recompete exposure concentrates on the September 26, 2027 ceiling for the Area 5P IDIC, which carries potential value approaching $33 million. The vendor does not subcontract — 0% of awards show subcontract activity.

SCI-reported invoiced revenue across federal service contracts above the $150,000 threshold totaled $2.6 million from FY2022 through FY2025 ($354 thousand in FY2022, $505 thousand in FY2023, $1 million in FY2024, and $679 thousand in FY2025). The SCI dataset shows roughly 22 FTEs in FY2022, declining to 12 in FY2023, recovering to 24.5 in FY2024, and dropping to 7.9 in FY2025 — reflecting the contract-level FTE reporting convention and the transition from multiple small task orders to consolidated larger awards. On federal services contracts captured in SCI, median government-paid hourly rates ran around $15.33/hr, with rates spanning from $6.61/hr at the tenth percentile to $23.68/hr at the ninety-first percentile. The vendor operates entirely as a prime; SCI sub-engagement share is 0%.