187.89-Acre Waterfront Industrial Campus AI Data Center & Energy Infrastructure

A rare opportunity to acquire approximately 187.89 acres of contiguous waterfront industrial land in Florida, positioned for evaluation as a large-scale AI / hyperscale data center and energy infrastructure campus. The site combines substantial land area with access to electricity, natural gas, water, sewer, rail, marine and highway infrastructure, creating the potential for an integrated data center and onsite-energy development strategy.

KEY INVESTMENT HIGHLIGHTS

• 187.89 acres of contiguous waterfront industrial land
• Florida location within an established industrial and logistics corridor
• Approximately 84 acres of historically identified upland development area, subject to current survey and wetland delineation
• Potential for AI / hyperscale data center development
• Natural gas infrastructure reportedly available at the property gate
• Potential to evaluate gas-supported onsite generation at up to ~1,000 MW, subject to capacity, engineering, permitting and regulatory approvals
• Electrical infrastructure and regional generation resources in proximity
• Water, sewer and electric service lines located along the access corridor
• Direct paved-road access with railhead access from the property line
• Potential for phased development incorporating data centers, generation, substations, BESS, cooling and supporting infrastructure
• Additional potential for waterfront leasing / outparcel development to maritime or industrial users

DATA CENTER & ENERGY CAMPUS POTENTIAL

The scale and industrial setting of the property provide an opportunity to evaluate a vertically integrated AI infrastructure campus, potentially combining:

AI / Hyperscale Data Centers
→ Onsite Natural-Gas Generation
→ Substation & Electrical Infrastructure
→ Battery Energy Storage
→ Cooling & Water Infrastructure
→ Fiber / Connectivity
→ Industrial & Maritime Support Uses

The potential 1,000 MW generation scale should be viewed strictly as a development scenario requiring confirmation through gas-delivery analysis, utility studies, engineering, emissions modeling, permitting and final approvals.

CRITICAL ENTITLEMENT REQUIREMENT
Data center zoning and entitlement must be secured prior to development.

The buyer will need written confirmation from the applicable authorities regarding the permissibility of the proposed data center, onsite generation, substations, BESS, cooling infrastructure and associated utility improvements.

Depending on the final determination, the project may require conditional use approval, PUD modification, rezoning, exception or other entitlement actions.

Accordingly, the acquisition should be structured subject to satisfactory zoning and entitlement diligence.

TRANSACTION OVERVIEW

Item	Details
Location	Florida
Asset Type	Waterfront Industrial Land
Total Land Area	187.89 acres
Potential Upland Area	~84 acres, subject to verification
Potential Use	AI / Hyperscale Data Center & Energy Campus
Potential Generation Scale	Up to ~1,000 MW, subject to feasibility & approvals
Asking Price	$75 million
Transaction Type	Buy-Side Acquisition
Status	Subject to zoning, environmental, utility and technical due diligence

Line Item	Y1	Y2	Y3	Y4	Y5	Y6 (Stabilized)	Y7	Y8	Y9	Y10
Gross Operating Revenue
Wholesale IT Capacity Rent	—	—	174.0	356.7	549.3	563.1	577.1	591.6	606.4	621.5
Energy Management Spread	—	—	11.8	24.3	37.4	38.4	39.3	40.3	41.3	42.4
Maritime Outparcel Ground Lease	—	—	2.5	2.6	2.6	2.7	2.8	2.8	2.9	3.0
Total Revenue	—	—	188.3	383.6	589.3	604.2	619.2	634.7	650.6	666.9
Cost of Goods Sold (COGS)
Power Plant O&M & Operations	—	—	(6.5)	(13.5)	(20.5)	(21.0)	(21.5)	(22.1)	(22.6)	(23.2)
Facility Engineering & Critical Systems	—	—	(2.5)	(5.0)	(7.8)	(8.0)	(8.2)	(8.4)	(8.6)	(8.8)
Total COGS	—	—	(9.0)	(18.5)	(28.3)	(29.0)	(29.7)	(30.5)	(31.2)	(32.0)
Gross Profit	—	—	179.3	365.1	561.0	575.2	589.5	604.2	619.4	634.9
Gross Margin (%)	—	—	95.2%	95.2%	95.2%	95.2%	95.2%	95.2%	95.2%	95.2%
Operating Expenses (SG&A)
Real Estate Property Taxes	(1.5)	(1.8)	(5.5)	(11.0)	(17.0)	(17.4)	(17.9)	(18.3)	(18.8)	(19.3)
Property & Casualty Insurance	(1.0)	(1.2)	(3.0)	(5.0)	(7.0)	(7.2)	(7.3)	(7.6)	(7.7)	(7.9)
Campus Administration & Security	—	—	(1.5)	(2.5)	(3.5)	(3.6)	(3.7)	(3.8)	(3.9)	(4.0)
Total Operating Expenses	(2.5)	(3.0)	(10.0)	(18.5)	(27.5)	(28.2)	(28.9)	(29.7)	(30.4)	(31.2)
EBITDA	(2.5)	(3.0)	169.3	346.6	533.5	547.0	560.6	574.5	589.0	603.7
EBITDA Margin (%)	—	—	89.9%	90.4%	90.5%	90.5%	90.5%	90.5%	90.5%	90.5%
Depreciation & Amortization (D&A)	—	—	(57.9)	(115.8)	(173.7)	(173.7)	(173.7)	(173.7)	(173.7)	(173.7)
Operating Income (EBIT)	(2.5)	(3.0)	111.4	230.8	359.8	373.3	386.9	400.8	415.3	430.0
Operating Margin (%)	—	—	59.2%	60.2%	61.1%	61.8%	62.5%	63.2%	63.8%	64.5%
Pre-Tax Income (EBT)	(2.5)	(3.0)	111.4	230.8	359.8	373.3	386.9	400.8	415.3	430.0
Income Tax Expense (25.0%)*	0.0	0.0	(26.5)	(57.7)	(90.0)	(93.3)	(96.7)	(100.2)	(103.8)	(107.5)
Net Income	(2.5)	(3.0)	84.9	173.1	269.8	280.0	290.2	300.6	311.5	322.5
Net Income Margin (%)	—	—	45.1%	45.1%	45.8%	46.3%	46.9%	47.4%	47.9%	48.4%

All development potential, infrastructure capacity and generation figures are indicative and subject to independent verification, feasibility studies, utility confirmation, permitting, zoning/entitlement approvals and satisfactory due diligence. No representation is made that the site is currently entitled for data center development.
IMPORTANT DISCLAIMER & NOTICE

This preliminary financial model and development analysis are prepared strictly for illustrative and conceptual underwriting purposes. This document does not constitute an offer to sell, a solicitation of an offer to buy, or an investment recommendation. All projections, estimates, construction costs, power capacities, timeline assumptions, and revenue metrics are indicative and rely on preliminary third-party data subject to comprehensive technical, environmental, civil, and legal validation.

The subject property is currently raw industrial land and is not entitled for data center or private power generation use. Realization of the project requires successful rezoning/PUD modifications, wetland delineations, Title V air quality permits, gas interconnection studies, electric interconnection studies, and water consumption rights. Unforeseen geotechnical conditions, gas pipeline constraints, tariff changes, supply chain lead times (e.g., turbine and transformer delivery), and environmental restrictions will materially affect actual results.