Catalyzing Affordable Housing Development RFP Grant

Catalyzing Affordable Housing Development RFP Grant

Status: ACTIVE
Funder: Front Porch Investments
Last Updated: July 23, 2025

Summary

Front Porch Investments (FPI) is launching the Catalyzing Affordable Housing Development RFP to invite proposals for a community-centered housing project on a 4.72-acre site in Omaha, Nebraska. Established in 2021, FPI focuses on strategic partnerships and innovative funding to reduce acquisition costs and revitalize underutilized properties. This initiative seeks developers committed to resident wellbeing, design excellence, and long-term affordability, with a preference for projects that incorporate trauma-informed design and accessible green spaces.

Overview

Front Porch Investments Established in 2021, Front Porch Investments (FPI) emerged in response to the need for strategic investment and coordinated leadership in affordable housing in the Greater Omaha metro area. At Front Porch Investments, we believe that strategic partnerships and innovative funding solutions are key to expanding affordable housing. By leveraging public-private collaborations, we work to: Reduce acquisition costs for developers, making projects more financially feasible.Revitalize underutilized properties and ensure that vacant land is transformed into affordable housing. Create opportunities for developers, including emerging firms and those focused on equitable housing solutions. Accelerate impactful projects that align with community needs and long-term housing stability. Catalyzing Affordable Housing Development RFP Front Porch Investments and New Visions Homeless Services (NVHS) are pleased to announce a transformative development opportunity. We are inviting proposals from qualified and mission-aligned real estate developers to lead the development of a transformative, community-centered, affordable or mixed-income housing project on a currently vacant 4.72-acre site located south of 96th Drive and Cady Avenue in Omaha, Nebraska. We are seeking proposals from mission-aligned developers that prioritize resident wellbeing, design excellence, and long-term affordability. Proposals that incorporate traumainformed design, family-sized units, and publicly accessible green space will be viewed favorably. We especially welcome teams whose work advances housing justice and inclusive neighborhood development.

Eligibility

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Application Details

Request for Proposals: Development of Affordable
Housing at 96th Drive & Cady Avenue
Release Date: July 15, 2025
Purpose and Goals
Front Porch Investments (FPI), in collaboration with New Visions Homeless Services (NVHS),
is seeking proposals from qualified and mission-aligned real estate developers to lead the
development of a transformative, community-centered affordable or mixed-income housing
project on a 4.72-acre site located at 96th Drive and Cady Avenue in Omaha, Nebraska.
This Request for Proposals (RFP) represents a unique opportunity to advance equitable
housing development on land already acquired by NVHS, where a complementary housing
vision is being realized for veterans exiting homelessness. NVHS is in the early stages of
developing a 46-unit permanent supportive housing campus for veterans on the parcel to
the north of this subject site. The southern parcel will be conveyed to a selected
development partner that demonstrates alignment with the values of New Visions, a clear
commitment to long-term affordability, and the capacity to deliver an impactful housing
development that complements the surrounding neighborhood.
The parcel will be conveyed for $1 to reduce financing barriers for affordability. Proposals
from both nonprofit and for-profit developers are welcome.
About the Partners
New Visions Homeless Services has been a leader in homeless services in the metro area
since 1993, providing help, hope, and opportunities for our neighbors who are experiencing
homelessness and hunger in the Council Bluffs and Omaha communities. New Visions
provides basic human needs of shelter, food, clothing, and safety for individuals who have
faced countless barriers and experienced a lifetime of trauma. The goal of New Visions’
programming is to move individuals into stable and sustainable housing while also working
to reduce or prevent incidents of homelessness in our community. NVHS programs serve the
communities of Council Bluffs and Omaha on two campuses, with emphasis on US military
veterans and men and women with disabilities experiencing chronic homelessness.
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Front Porch Investments is a catalyst for innovative and community-centered affordable
housing solutions, with a focus on investment, advocacy, and engagement. Front Porch
Investments’ primary goal is to increase funding, innovation, and strategic partnerships in
support of affordable housing across the Greater Omaha metro area. The organization
leverages public-private partnerships to collaborate with stakeholders and strengthen the
housing ecosystem.
About the Site
Location: Southeast of 96th and Cady Avenue, Omaha, Nebraska
Legal Description: CAMELOT VILLAGE 2* LOT 14 BLOCK 0 IRREG 4.725 AC
Total Parcel Size: 4.72 acres (NVHS will develop the 5.09 acres to the north)
Zoning: R6-PUD (Low-Density Multi-Family with Planned Unit Development overlay)
New Visions Parcel
Subject Parcel
Site Characteristics:
• Vacant land with grass-covered and wooded areas
• Adjacent to Edison Elementary School
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• Walkable access to dining, services, and transit corridors
• Opportunity for shared trails, infrastructure, and amenities with the adjacent Senior
Veterans Permanent Supportive Housing program
• Existing pipeline easement limits building area in some locations
• ALTA survey, Phase 1, and topographical survey provided
Appraisal and Valuation: An independent appraisal conducted in 2024 values the full 9.81-
acre site at $1.175 million. The 4.72-acre parcel offered through this RFP will be conveyed to
the selected developer for a nominal fee ($1), contingent upon alignment with the project’s
stated goals and affordability requirements.
Environmental and Legal Due Diligence:
• Phase I Environmental Site Assessment (May 2025) found no recognized
environmental conditions (RECs)
• ALTA and Topographical Survey prepared by TD2
• Infrastructure pre-design completed in partnership with Sampson Construction
• Conceptual site planning completed with Alley Poyner Macchietto Architecture
Infrastructure Needs:
• Extension and paving of Cady Avenue
• Sanitary, water, and stormwater improvements
• Estimated off-site infrastructure costs are estimated to be approximately $1 million.
NVHS anticipates at least a 50/50 cost-share with the selected developer of the
southern parcel and is exploring potential city participation to bring down costs.
About the Opportunity
New Visions and Front Porch Investments share a commitment to developing housing that is
responsive, equitable, and rooted in long-term community benefit. This site offers the
opportunity to complement the adjacent Senior Veteran Permanent Supportive Housing
program with a high-quality development that supports housing stability for a range of
incomes and contributes to a vibrant, inclusive neighborhood.
We are seeking proposals from mission-aligned developers that prioritize resident well-
being, design excellence, and long-term affordability. Proposals that incorporate trauma-
informed design, family-sized units, and publicly accessible green space will be viewed
favorably. We especially welcome teams whose work advances housing justice and inclusive
neighborhood development.
Green Space Preservation
The site includes an existing oil/gas pipeline easement that restricts development in certain
areas. This constraint offers a unique opportunity to preserve tree canopy and open space
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as an amenity for both residents and the broader community. Nearby residents have
expressed appreciation for the site’s existing trees and undeveloped feel.
New Visions intends to preserve approximately half of the green space on its portion of the
larger property and will develop a public walking trail. Applicants are encouraged to
consider inclusion of additional green space such as a playground or public seating area
within their site plan.
Preferred Community Benefits
Proposals that include the following community benefits will be viewed favorably:
• Publicly accessible green space (e.g., trail, playground, outdoor seating)
• Integration with New Visions’ services or programming (e.g., referrals, food pantry
access)
• Walkable and bikeable design elements
• Mixed-income housing (including units affordable to households between 30–60%
AMI)
• Engagement of emerging, local, or MWBE development teams, particularly through
mentorship, subcontracting, or joint ventures
• Design that complements surrounding residential and institutional uses
Coordination with New Visions
New Visions views the selected developer as a long-term partner and future neighbor. As
stewards of the larger site, both parties will be expected to collaborate on infrastructure
timelines, community engagement, and potential shared amenities.
New Visions’ veterans housing program is currently pursuing tax credits through the CRANE
program and anticipates an award in 2026 or 2027. While the selected developer is not
expected to align construction timelines, coordination on Cady Avenue infrastructure
improvements will be essential.
Ongoing collaboration may also include joint community engagement efforts and shared
programming or amenities, such as food pantry coordination or contractor resource sharing.
Proposals that demonstrate strong potential for such partnership will be considered more
competitive.
Terms and Conditions
Acquisition Costs: The 4.72-acre parcel offered through this RFP will be conveyed for a
nominal fee ($1), contingent upon project alignment with stated affordability and community
benefit goals.
Project Cost Considerations: Developers should incorporate at least a 50/50 share of the $1
million anticipated off-site infrastructure costs into their proposals, including paving,
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sanitary, water, and stormwater improvements. A preliminary infrastructure estimate is
included in the attachments; however, developers are expected to conduct their own due
diligence to confirm total costs and timing.
Developer Selection and Agreements: This redevelopment opportunity will be awarded
based on the overall strength of the project concept, feasibility, ability to finance the
project, and alignment with RFP goals. Upon selection, New Visions will enter into a
development agreement with the chosen team. The agreement may include:
• A clawback clause tied to construction milestones or affordability commitments
• Deed restrictions to protect long-term affordability
• Other enforceable provisions to ensure delivery of the proposed project
Transfer of Premises: New Visions will transfer title of the property to the selected
developer for a nominal fee. Closing is anticipated in Q4 2025.
Closing Costs: The selected developer will be responsible for:
• All closing costs associated with the property transfer
• A flat administrative fee of $15,000 to Front Porch Investments
Timeline
The following schedule outlines key dates for the RFP process. While Front Porch
Investments and New Visions aim to follow this timeline, all dates are subject to change.
ACTIVITY DATE
RFP Released July 15th, 2025
Optional Virtual Informational Session July 23rd 2025 at 11:00 Central
Deadline for Questions July 31st, 2025
Answers to Questions Posted August 7th, 2025
August 22nd, 2025 by 12:00pm (noon)
Proposals Due
Central
Finalist Interviews September 12th, 2025
Award Notification By September 30, 2025
Proposal Requirements
Proposals must be organized according to the sections below. Please use the following
headings and address each question or prompt clearly in your submission. Evaluation will be
based on the depth, clarity, and relevance of the responses provided.
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1. Experience and Equity (20 Points)
1.1. Organizational History and Track Record
Describe your organization’s history, with an emphasis on the development of
housing and similar projects. Include project scope, total development cost, scale,
and outcomes.
1.2. Community Presence and Alignment
Demonstrate your local presence or investment in the Omaha region, and how your
organization’s values align with those of New Visions.
1.3. Affordable Housing Experience
Share examples of past developments where your team successfully integrated
affordability, design quality, and long-term sustainability.
1.4. Project Leadership
Identify the key personnel responsible for this project. Include roles, qualifications,
years of experience, and prior accomplishments. Highlight relevant experience in
affordable housing and team diversity.
1.5. Development Partners
Describe your process for selecting a general contractor and subcontractors. What
steps will you take to engage and contract with women- and minority-owned
businesses (W/MBEs)?
1.6. Equity Commitments
How does your project team advance racial equity or housing justice in its approach?
Provide examples from past projects, internal practices, or community partnerships.
1.7. References
Provide at least two professional references (e.g., funders, investors, public agencies)
familiar with your work in housing development.
2. Proposed Use and Community Fit (35 Points)
2.1. Project Description
Describe the proposed development. How many units will be created? What unit
sizes and configurations are included? What data or demand analysis supports your
unit mix?
2.2. Affordability Strategy
Specify the AMI levels (e.g., 30%, 50%, 60%) you intend to serve. What is the
proposed affordability period?
2.3. Community Fit and Public Benefit
Explain why your project is a strong fit for this location. How will it serve the local
community, future residents, and broader neighborhood (e.g., publicly accessible
amenities, services, or economic impact)? How will your project collaborate with
New Visions, including shared infrastructure, programming, or neighborhood
engagement?
2.4. Community Engagement
Describe your strategy for meaningful community engagement. Include: past
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experience with resident or stakeholder engagement, planned outreach methods,
partners involved and how feedback will inform the design or programming.
2.5. Development Timeline
List key milestones from predevelopment to completion. Describe how you will
manage project timelines and mitigate risks or delays.
3. Financing and Feasibility (25 Points)
3.1. Financing Approach
Describe your strategy for financing affordable housing projects. Include past
experience with similar projects.
3.2. Funding Sources
Identify anticipated funding sources (e.g., LIHTC, TIF, HOME) to demonstrate the
financial wherewithal to finance the project. Explain your understanding of timelines
and contingency plans if competitive funding is not awarded.
3.3. Project Budget
Provide a summary development budget including: hard and soft costs, site work and
infrastructure, contingency and reserves, and developer fee.
3.4. Construction Guaranty
Identify the guarantor of the construction loan. Describe their current capacity and
relationship to the development team.
4. Design, Stewardship, and Innovation (20 Points)
4.1. Design Integration
Describe how your project complements surrounding land uses. Highlight design
features that enhance walkability and neighborhood integration. How will the
proposed design incorporate existing site constraints, including the pipeline
easement and preservation of green space?
4.2. Construction Quality and Sustainability
Describe your approach to ensuring long-term durability. Include any energy
efficiency and sustainable building practices.
4.3. Amenities and Resident Support
List amenities that support resident well-being (e.g., broadband access, open space,
mobility features, or co-located services).
4.4. Innovative or Value-Added Elements
Identify any unique features such as mixed-use components, climate resilience,
public programming, or green building certification.
4.5. Operations and Stewardship
Describe your approach to long-term property management and maintenance. Will
you self-manage or contract?
5. Attachments (Required)
5.1. Team Resumes (key development and management personnel)
5.2. Sources and Uses Budget
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5.3. Detailed Project Pro Forma
5.4. Conceptual Renderings or Site Plan
5.5. Optional: Letters of support or examples of past projects
Please limit the response to 30 pages or less. Attachments are excluded from the page
count. Applicants are responsible for ensuring that their proposal addresses all required
components. Incomplete submissions or failure to follow required formatting may result in
disqualification. Front Porch Investments and New Visions reserves the right to accept or
reject any submission.
Instructions for Submitting a Proposal
Informational Session
An optional informational session will be hosted by Front Porch Investments on:
Date: Wednesday, July 23rd 2025
Time: 11:00am
Format: Zoom – link here and on Front Porch Investments website
Meeting ID: 351 166 0256
Passcode: 501246
During the session, representatives from Front Porch Investments and New Visions
Homeless Services development team will be available to answer questions. A recording will
be made available on the Front Porch website for those unable to attend live.
Questions and Answers
Questions regarding this RFP may be submitted via email to:
hello@frontporchinvestments.org
Deadline to submit questions: Thursday, July 31, 2025 at 11:59 PM
Responses posted online: Thursday, August 7, 2025
Answers will be posted on the Front Porch Investments website at:
www.frontporchinvestments.org
Access to Supplemental Materials
To support proposal preparation, the following materials are available upon request:
• ALTA and topographical surveys
• Phase I Environmental Site Assessment
• Infrastructure cost estimate
• Independent appraisal
• Preliminary concept plan for Senior Veteran Permanent Supportive Housing program
(New Visions’ project on the north parcel)
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To request these documents, email hello@frontporchinvestments.org with the subject line:
“New Visions RFP – Document Request.” Materials will be provided within two business days.
Please note: These documents are provided for informational purposes only. Reproduction or
redistribution outside the scope of this RFP is not permitted without the consent of the
original provider.
Proposal Submission Instructions
Proposals must be submitted electronically by:
Deadline: 12:00 PM (noon) on Friday, August 22, 2025
Email: hello@frontporchinvestments.org
Subject Line: [Applicant Organization Name] – New Visions RFP Submission
Format: PDF attachment, including all required components as outlined in the Proposal
Requirements section.
Late or incomplete proposals will not be considered.
Notifications and Next Steps
Finalists may be invited to participate in interviews, tentatively scheduled for September
12th, 2025. All applicants will be notified of the outcome of their submission. Award
notifications are expected to be sent by September 30, 2025.
Evaluation of Proposals
Proposals will be evaluated by a selection committee consisting of representatives from
New Visions Homeless Services, Front Porch Investments, and external subject matter
experts. Each submission will be assessed for clarity, feasibility, alignment with project
goals, and potential to generate long-term community benefit.
The evaluation will be based on the following weighted categories:
Section Points What Reviewers Will Evaluate
Experience and Equity 20 Strength of the development team, relevant
points experience, community ties, and demonstrated
commitment to equity and inclusion in past projects
and team composition.
Proposed Use and 35 Alignment with site vision, affordability strategy,
Community Fit points public benefit, thoughtful integration into the
neighborhood, strength of community engagement
approach, and timeline readiness.
Financing and Feasibility 25 Financial viability of the proposal, demonstrated
points wherewithal to finance the project, program strength
and credibility of funding strategy, accuracy of
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budget, and ability to execute and sustain the
development.
Design, Stewardship, 20 Design quality, sustainability practices, inclusion of
and Innovation points supportive amenities, innovation in site use or
community integration, and strength of long-term
stewardship plans.
In addition to the criteria above, proposals that demonstrate the following may receive
higher scores within each section:
• Strong values alignment with New Visions’ and Front Porch’s shared values around
equitable development and trauma-informed approaches.
• Readiness to proceed, including a realistic development timeline and demonstrated
capacity to secure financing.
• Collaboration and partnership potential with New Visions, especially in areas like
shared green space, infrastructure coordination, or joint community programming.
• Inclusion of emerging developers or women- and minority-owned business
enterprises (W/MBEs), especially where mentorship, joint ventures, or capacity-
building are integrated.
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