*RFP* Turtle Creek Crossing Commercial Building Lease Opportunity

REDCO Commercial Building Lease Opportunity

Issued By: Rosebud Economic Development Corporation (REDCO) 

Property Address: 311 West U.S. Highway 18, Mission, South Dakota 57555

RFP Issue Date: 5/28/2026 

Proposal Submission Deadline: Open Until Filled 

I. EXECUTIVE SUMMARY 

Rosebud Economic Development Corporation (REDCO) invites qualified business operators to submit proposals for the long-term lease and operation of a commercial facility located at 311 West U.S. Highway 18 in Mission, South Dakota.  REDCO is seeking an experienced operator capable of utilizing the facility in a manner that provides economic activity, employment opportunities, and sustainable commercial services for the Rosebud community.  REDCO’s goal is to establish a practical, long-term partnership with a qualified operator that will invest in the success of the facility and surrounding community.  REDCO will only accept complete proposals that conform to the requirements set forth below.  

II. PROPERTY DESCRIPTION 

A. Building Specifications 

The proposed leased premises consist primarily of the main retail and operational portions of the commercial facility located at 311 West U.S. Highway 18 in Mission, South Dakota. 

The facility includes: 

• Sales Area: Approximately 13,471 sq ft  

• Stock Room: Approximately 2,639 sq ft  

• Cooler & Freezer Area: Approximately 1,161 sq ft  

• Supporting operational and commercial areas associated with the primary retail operation  

The following areas will be excluded from the leased premises and retained by REDCO unless otherwise negotiated:  

• The kitchen, food preparation, and dining area portions of the facility;  

• The southwest corner office space area currently utilized by Sicangu Propane;  

• The office area immediately to the left of the main public entrance, formerly utilized as the casino area. 

These areas remain under REDCO control for separate use, occupancy, or future leasing opportunities. 

B. Additional Building Specifications: 

• Year Built: 2009  

• Foundation: Poured concrete  

• Framing: Pre-engineered steel  

• Roof: Fully adhered rubber membrane over rigid insulation on steel frame truss  

• HVAC: Roof-top units with propane gas  

• Electrical: 1,600-amp main service 

C. Site Features

• Direct access from U.S. Highway 18  

• Existing asphalt parking lot and receiving dock  

• Water, sewer, electric, and telecommunications available  

• Shared parking and common access areas 

D. Shared Parking & Common Areas 

Parking areas, drive aisles, ingress/egress routes, and common exterior areas shall remain shared areas under REDCO control and may be utilized by REDCO, tenants, customers, and other future occupants of the property.  

E. Location Advantages

The property is strategically located along U.S. Highway 18 near Mission, South Dakota, providing strong regional visibility and convenient access for customers traveling throughout the Rosebud Reservation and surrounding communities. The facility has historically served as a significant commercial destination within the area and remains well-positioned for a variety of retail, service, distribution, food service, or community-oriented business operations. 

The site benefits from established infrastructure, existing commercial buildout, ample shared parking, loading and receiving access, and visibility from one of the primary transportation corridors in south-central South Dakota. Its location within the Rosebud Reservation also provides unique opportunities for businesses seeking to serve tribal communities, participate in regional economic growth, and establish a long-term presence within an underserved market area. 

The property presents a strong opportunity for operators seeking a highly visible and established commercial location capable of supporting sustainable long-term business operations while contributing positively to the local and regional economy.  

III. BUILDING CONDITION & IMPROVEMENTS 

The property is being offered in its current condition subject to negotiated lease terms and agreed-upon remediation responsibilities.  

Prospective tenants may propose:

• REDCO completion of repairs prior to occupancy 

• Tenant completion of repairs in exchange for negotiated lease considerations 

• Shared repair responsibilities 

• Tenant-funded improvements with rent credits or phased rent structures 

• Other creative occupancy and improvement arrangements 

Potential remediation or improvement items may include:

• Refrigeration system upgrades 

• Roof membrane inspection and repairs 

• Exterior and parking lot repairs 

• HVAC servicing and inspection 

• Electrical and plumbing inspections 

• Interior cosmetic repairs 

• ADA and life safety compliance items 

Interested parties are encouraged to conduct site visits and inspections. 

IV. LEASE TERMS AND STRUCTURE 

A. Lease Structure

• Initial Lease Term: Fifteen (15) Years 

• Lease Review Periods: Every Five (5) Years 

• Renewal Options: Negotiable 

• Lease Type: Modified Triple Net (NNN) or Triple Net Preferred 

• Rent Structure: Graduated rent with annual increases 

B. Rent Structure  Respondents should propose: 

• Initial monthly base rent 

• Proposed annual rent escalation percentage 

• Any phased rent structure requested 

• Any tenant improvement considerations 

• Any rent credits requested for repairs or improvements 

C. Tenant Responsibilities  Under a preferred NNN or modified NNN structure, tenants will generally be responsible for: 

• Monthly lease payments 

• Utilities and operational expenses 

• Routine maintenance and repairs 

• Janitorial and sanitation services 

• Snow removal and grounds maintenance 

• Interior maintenance and upkeep 

• Routine HVAC, plumbing, and electrical servicing 

• Insurance for tenant operations and contents 

• Compliance with applicable laws and regulations 

D. REDCO Responsibilities  REDCO responsibilities may include: 

• Roof structural integrity 

• Foundation structural integrity 

• Pre-existing major structural defects 

• Other negotiated structural matters specifically identified in the lease agreement 

V. PROPOSAL SUBMISSION REQUIREMENTS 

 REDCO is seeking concise, practical proposals.  

 Respondents should provide:  

1. Business Overview

• Description of proposed business or operation 

• Background and experience of ownership/operator 

• Similar operational experience 

2. Proposed Use of Facility

• Intended use of the property 

• Approximate timeline to begin operations 

• Estimated staffing and employment impact  

3. Proposed Lease Terms

• Proposed monthly rent 

• Proposed escalation structure 

• Desired lease term and renewal options 

• Requested concessions or improvement participation 

4. Financial Capability

• General overview of financial capability 

• Sources of startup or operating capital 

• Relevant references or supporting documentation 

5. Community Considerations

• Local hiring commitments 

• Community engagement approach 

• Tribal member or local business participation 

Detailed formal business plans are not required during the initial submission phase. REDCO may request additional information from shortlisted respondents during later negotiation stages. 

VI. EVALUATION CRITERIA 

 REDCO will evaluate proposals using a balanced approach that considers practical business capability, long-term operational sustainability, community impact, and alignment with the cultural values of the Sicangu Oyate.  

A. Evaluation considerations may include:

• Cultural Values Compliance and Sensitivity 

• Financial Capability and Operational Viability 

• Proposed Lease Structure  

• Relevant Experience and Qualifications 

• Community and Economic Development Impact   

B. Indian Preference 

 REDCO will apply Indian Preference in the evaluation and award of contracts to the greatest extent feasible and consistent with REDCO procurement policies and applicable law. Indian Preference shall be considered as part of the overall evaluation of proposals. Offerors seeking consideration under this provision must submit documentation demonstrating their eligibility for Indian Preference at the time of proposal submission. 

VII. GENERAL TERMS & CONDITIONS 

A. Right to Reject 

REDCO reserves the right to: 

• Reject any or all proposals  

• Waive informalities or irregularities in proposals received  

• Request clarification or additional information from respondents  

• Negotiate with one or more respondents  

• Cancel or modify this RFP at any time  

• Extend any deadline specified in this RFP  

B. Proposal Costs 

REDCO will not be responsible for any costs incurred by respondents in preparing and submitting proposals, including costs associated with site visits, presentations, or negotiations. 

C. Confidentiality 

All proposals are confidential during the evaluation process. However, as a tribal economic development entity, REDCO’s board may have input and final decision making authority.  

Respondents should clearly mark any proprietary or confidential information, though REDCO cannot guarantee absolute confidentiality if disclosure is required by tribal law or policy. 

D. No Obligation 

This RFP does not commit REDCO to enter into a lease agreement or to pay any costs incurred in preparation or submission of proposals. REDCO reserves the right to terminate the RFP process at any time without liability. 

E. Compliance with Laws 

The selected operator will be required to comply with all applicable federal, state, tribal, and local laws and regulations.  

F. Equal Opportunity 

REDCO encourages all qualified businesses to respond to this RFP without regard to race, color, religion, sex, national origin, age, disability, or any other protected characteristic. 

VIII. CONTACT INFORMATION  

A. Primary Contact 

Rosebud Economic Development Corporation (REDCO) 

Primary Contact: 

Dion Reynolds 

Email: dion.r@sicangu.co Phone: (605) 856-4400

Mailing Address: 

27565 Research Park Dr. STE 14 Mission, SD 57555 

For additional information, property inspections, or proposal submissions, interested parties are encouraged to contact REDCO directly. Site visits and property walkthroughs may be scheduled by appointment. 

B. Proposal Delivery Instructions 

REDCO will accept electronic proposal submissions via email. Respondents submitting electronically shall also provide one (1) hard copy of the proposal delivered or mailed to REDCO for official records. 

Electronic submissions should be sent to:

dion.r@sicangu.co

Hard copy proposals may be mailed or delivered to:

Rosebud Economic Development Corporation (REDCO) 

27565 Research Park Dr. STE 14 Mission, SD 57555 

REDCO reserves the right to request additional supporting documentation or clarification materials during the evaluation and negotiation process.