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Listen "#19: Sang Woo Suk – The DoD Housing RFP That Will Reshape Guam"
Episode Synopsis
In this episode, we sit down with Sang Woo Suk—President & CEO of MILO Appraisal—for the clearest breakdown yet of the Department of Defense’s Workforce Housing RFP, a once-in-a-generation development push that could redefine Guam’s real estate market.
Sang explains why DoD’s declaration of a “housing shortage” triggered an immediate surge of interest from developers, what criteria the government is prioritizing, and why this RFP represents both an unprecedented opportunity and a high-risk gamble for private builders. He dives into the shifting economics of Guam’s rental market, the disappearance of the middle-class segment, and the feasibility challenges that determine whether newly built units can actually pencil out.
We cover:
Why DoD’s housing shortage announcement mobilized developers, capital, and policymakers overnight
What the Workforce Housing RFP is really asking for—and what kinds of projects are likely to win
The risks developers face: financing, timelines, cost overruns, and the realities of building on Guam
How the RFP’s demand shock affects pricing, appraisals, military allowances, and supply constraints
Why Section 8, local renters, and military allowances are now nearly at parity—and why that matters
How rising construction costs and high interest rates make new builds hard to cash flow
The long-term demographic problem: middle-class flight and who will occupy future inventory
The potential conversion of hotels into workforce housing and what it means for tourism and Tumon
How vertically integrated companies may have a structural edge in competing for DoD projects
What this RFP signals about Guam’s next decade—and why the stakes are higher than most realize
If you want to understand the biggest federal housing initiative Guam has ever seen, how developers will navigate its risks, and what the island’s future could look like under the weight of new demand, this episode offers an expert, no-nonsense walkthrough of the mechanics behind the RFP that everyone is talking about.
Data Points is presented by Pinpoint, Guam’s leading real estate data company. Our mission is to help you make informed decisions on real property purchases through detailed market analysis and insights.
Sang explains why DoD’s declaration of a “housing shortage” triggered an immediate surge of interest from developers, what criteria the government is prioritizing, and why this RFP represents both an unprecedented opportunity and a high-risk gamble for private builders. He dives into the shifting economics of Guam’s rental market, the disappearance of the middle-class segment, and the feasibility challenges that determine whether newly built units can actually pencil out.
We cover:
Why DoD’s housing shortage announcement mobilized developers, capital, and policymakers overnight
What the Workforce Housing RFP is really asking for—and what kinds of projects are likely to win
The risks developers face: financing, timelines, cost overruns, and the realities of building on Guam
How the RFP’s demand shock affects pricing, appraisals, military allowances, and supply constraints
Why Section 8, local renters, and military allowances are now nearly at parity—and why that matters
How rising construction costs and high interest rates make new builds hard to cash flow
The long-term demographic problem: middle-class flight and who will occupy future inventory
The potential conversion of hotels into workforce housing and what it means for tourism and Tumon
How vertically integrated companies may have a structural edge in competing for DoD projects
What this RFP signals about Guam’s next decade—and why the stakes are higher than most realize
If you want to understand the biggest federal housing initiative Guam has ever seen, how developers will navigate its risks, and what the island’s future could look like under the weight of new demand, this episode offers an expert, no-nonsense walkthrough of the mechanics behind the RFP that everyone is talking about.
Data Points is presented by Pinpoint, Guam’s leading real estate data company. Our mission is to help you make informed decisions on real property purchases through detailed market analysis and insights.
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