Project Soperton
A 10 MW liquid-cooled AI data center in Soperton, Georgia
Presented by Ark7
Confidential · Oct 2026
AI drives demand
Every AI app runs on power and data centers.
Power
Data centers
GPUs
Models
AI apps
Assistants
ChatGPT · Claude · Gemini
Video creation
Sora · Veo · Runway
Coding
GitHub Copilot · Cursor
Search and agents
Perplexity · AI agents
Users
People and businesses
↑ Where Ark7 contributes
We secure grid power and build the data centers that every AI app depends on.
Inference 50% → 67% of AI compute, 2025–26 (Deloitte) · Global data center demand 82 → 219 GW, 2025–30 (McKinsey) · US power used by data centers 4.4% → up to 12%, 2023–28 (LBNL/DOE) · Primary-market vacancy 1.4% (CBRE H1 2026)
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Our vision
We are building a distributed inference network.
About 3× the yield of rental housing*
Post-build target cash yield: about 15% a year.
15–30% below US build costs
Direct factory supply chain: about $8M per MW of site power†, built in under a year.
Designed for next-gen GPUs
Liquid-cooled for racks up to 135 kW and Tier III-aligned. Tenants own the chips; we own the long-lived facility.
Proven at running distributed assets
Ark7 manages and reports on properties across 14 markets for 300K+ investors.
~215 MW pipeline
To be delivered in phases
North Dakota
80 MW power site
Chicago, IL
20 MW
Wichita Falls, TX
2 + 8 MW
Texas
80 MW power site
Soperton, GA
10 → 25 MW
*Target based on current market conditions and estimates; details vary by project, and returns are not guaranteed. Net of an Ark7 sourcing fee of up to 6%; vs US apartment cap rates of about 4.5–5.5% (CBRE). †$78.6M all-in over 10 MW of utility power; $10.3M per IT MW vs $12–15M (JLL).
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Site strategy
Every node meets the same standard.
Power available now
10+ MW from existing substations, powered in months.
Power that can grow
A utility path to 25–50 MW at the same site.
< 5 ms round trip to a major city
Close enough to users for real-time AI.
100G+ fiber
High-capacity links to a major carrier hotel.
Land to expand
Controlled land with room for more halls.
Pro-business location
Industrial zoning, a clear permit path and local incentives.
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AI data centers,
now available on Ark7.
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Summary
Project Soperton at a glance
10 MW
Utility power from two substations
7.5 acres
Industrial-park land under contract
100G
Dedicated fiber to Atlanta, 3.2 ms round trip
$78.6M
Total budget incl. land, tariffs and contingency
$15.3M
Projected Year-1 NOI, assuming full lease-up
~15%
Post-build target cash yield
Project model projections at $200/kW-month; no lease is signed yet. Targets are not guaranteed and exclude exit value.
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The site
926 Commerce Drive, Soperton, Georgia
Parcel exhibit, Aug 3, 2026; for identification only
Item
Detail
Setting
Treutlen Co. Industrial Park, I-16
Land
~7.5 ac: 4.1 + 2.0 + 1.4 ac parcels
Core parcel
APN 015-028A, 4.1 ac, improved
Seller
Treutlen County Dev. Authority
Contract
PSA signed Sept 23, 2026
Price
$1,386,000, cash at closing
DD / closing
Dec 7, 2026 / by Dec 22, 2026
Buyer's closing conditions include the 10 MW utility commitment, a permitting path, tax-incentive documents, and parcel recombination and title.
Source: Real Estate Purchase and Sale Agreement with the Treutlen County Development Authority.
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On the ground
Built on existing infrastructure
Utility substation near the site
Existing building on the site
Photos from a site visit to Soperton, Georgia.
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How we select sites
Our site criteria, and how Soperton scores
Criterion
Target
Soperton
Status
Starting power
10 MW
10 MW offered by Altamaha EMC
Meets
Expansion
Path to 25–50 MW
Phase 2 path to 25 MW documented
Meets
Latency
< 5 ms to a major metro hub
3.2 ms round trip to Atlanta
Meets
Bandwidth
≥ 100G, path to 400G
100G built; second route planned
Meets
Time to power
≤ 12 months
~2–3 months after prepayment
Meets
Density
≥ 100 kW per rack, liquid
135 kW per rack, 87% liquid
Meets
Cost
At or below US benchmarks
~$8M per site MW ($10.3M per IT MW), all-in
Meets
Land
Controlled, room to grow
7.5 ac under contract; adjacent land
Meets
Sources: Altamaha EMC, project site report, fiber tests.
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Power
10 MW from two substations
What the utility has offered
- 10 MW from the Treutlen Industrial Park #20 and Soperton #2 substations (115/25 kV)
- Distribution by Altamaha EMC; supply by Excelsior EMC
- Line extensions about $1.4M, prepaid (rough estimate)
- Power about 2–3 months after payment
- Indicative rate $0.09–0.13/kWh, passed through to the tenant
- Expansion path: #20 upgrade to 25 MVA (about 14 months)
Conditions and open items
- Load management of about 70–100 hours a year, mainly summer peaks, 3–8 pm
- Full-load backup generation required (7 × 1.8 MW, 6+1)
- The offer letter is non-binding; the service agreement is not yet signed
- Capacity is not yet reserved in writing
- The design must adopt the utility's 25 kV / 480 V interface
Source: Altamaha EMC offer letter, Aug 12, 2026; AEMC Method of Service in the project site report.
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Connectivity
A dedicated 100G route to Atlanta
100G
Dedicated Ethernet transport, already built
3.2 ms
Round trip to 55 Marietta St, Atlanta
0
Frames lost in a 33-minute full-rate test
Pass
RFC 2544 acceptance test, June 26, 2026
Route
Commerce Dr fiber drop → Soperton → Minter → Beckham Rd → 55 Marietta St, Atlanta's main carrier hotel.
Planned next
IP transit through a partner at 55 Marietta St, a second diverse route, and an upgrade path to 400G.
Source: VantagePoint acceptance report; Viavi RFC 2544 and 100GigE reports, June 26, 2026.
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Facility design
Modular, liquid-cooled, Tier III-aligned
System
Design basis
IT load
7,428 kW · 12 AI PODs · 120 racks
GPU racks
48 × 135 kW (B300, upgradeable to GB300)
IT power
4DR · 4 × 3,000 kVA · 15-min lithium UPS
Backup
7 × 1.8 MW diesel (6+1) · over 24 h of fuel
Cooling
87% liquid / 13% air · N+1 · thermal storage
Efficiency
Design PUE 1.19 (tenant billed at 1.25)
Building
Single-story steel, ~3,856 m² (41,500 sf)
Delivery
Factory-prefabricated · 45-week baseline
Delivery partner
Equipment design, supply and procurement by an experienced prefabricated data-center equipment partner.
Next: a US engineer of record, alignment to the utility's 25 kV / 480 V interface, and confirmation of generator emissions tier and UL/NRTL listings.
Source: Soperton 10MW AIDC Project Scheme Design (concept stage, 2026). "Tier III-aligned" is not an Uptime certification.
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Schedule
From land closing to ready-for-service
Sept 23, 2026
Land PSA signed
Dec 7, 2026
Due-diligence period ends
Dec 22, 2026
Land closing
Month 0
Notice to proceed; equipment deposit
Months 4–6
Equipment shipped; utility prepaid
Month 9
Ready for service
Capital is drawn before revenue
About 21% of the budget is spent at month 0, 56% by month 4 and 92% by month 6.
Schedule risk
The vendor baseline is 45 weeks. Each month of delay defers about $1.5M of rent.
Sources: PSA; project model CAPEX cash flow; vendor scheme design master schedule.
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Uses of funds
Development budget: $78.6 million
Category
$M
Share
$M / IT MW
Imported modular equipment
38.50
49%
5.07
Logistics, tariff and compliance
15.25
19%
2.01
US site work
13.50
17%
1.78
Soft costs
2.60
3%
0.34
Land
1.45
2%
0.19
Owner contingency (5%)
3.57
5%
0.47
Financing fee (5%)
3.74
5%
0.49
Total
78.61
100%
10.34
Notes
The tariff reserve is 30% of imported equipment ($11.55M).
The utility line extension (about $1.4M) is not yet in the budget; it is to be funded from contingency.
Active IT equipment (servers, GPUs) is provided by the tenant.
An Ark7 sourcing fee of up to 6% (up to $4.7M) is added on top, for investor capital of up to $83.3M.
Source: Project Soperton Financial Model, CAPEX Detail. Per-MW figures use 7.6 MW of critical IT.
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Operations
Year-1 operating model
Line item
Year 1
Contracted IT capacity
7,600 kW
Lease rate (+3% a year)
$200/kW-month
Lease revenue
$18.24M
Fixed O&M
($1.40M)
Variable O&M
($0.64M)
Property tax and insurance
($0.75M)
Replacement reserve
($0.18M)
Net operating income
$15.27M
NOI margin
83.7%
Key assumptions
- The full 7.6 MW is contracted from Year 1; no lease has been signed
- Electricity is passed through at actual cost × 1.25 billing PUE
- Property tax assumes an abatement not yet documented
- Excludes income tax, asset-management fees and exit value
Source: Project Soperton Financial Model, Operating Model and O&M Detail.
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Returns
Return simulator: rent × build cost
How cash flow is shared
1
Up to 6% sourcing fee
Paid to Ark7 on top of the project budget
2
First 9%: all to investors
A 9% preferred cash yield, paid first
3
Above 9%: 60 / 40
60% to investors, 40% to Ark7
~15%
Base case to investors: $200 rent, $78.6M budget
Investor cash yield: rent × total project cost
Rent
$78.6M
$90.4M
$102.2M
$117.9M
$220
15.9%
14.3%
13.1%
11.8%
$200
14.6%
13.2%
12.1%
10.9%
$180
13.3%
12.0%
11.1%
10.1%
$160
12.0%
10.9%
10.1%
9.2%
All 16 combinations deliver 9% or more. Columns: model budget, then +15%, +30% and +50%.
Market reference, $/kW-month before power
Liquid-cooled AI campus, 400 MW (Applied Digital–CoreWeave)
~$153
All leases above 1 MW (Digital Realty, Q2 2026)
$157
Liquid-cooled 100–150 kW racks, Atlanta and Dallas quotes
~$150–275
Year-1 post-build cash yield to investors; all-equity; full 6% fee assumed; excludes exit value. Rent in $/kW-month. Targets, not guarantees.
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Benchmarks
Lower cost basis, higher yield on cost
Cost per MW of critical IT
This project, all-in
$10.3M
Atlanta, air-cooled construction (T&T)
$9.9M
AI liquid-cooled construction (JLL)
$12–15M
Greenfield average, all-in (C&W)
$17.6M
Cash yield on cost
This project, asset level
15–22%
This project, to investors after fees and split
12–16%
AI leases with IG backstop
12.5–15%
Digital Realty development pipeline
11.9%
Powered-shell development
7.0–8.5%
The low cost basis reflects factory prefabrication and vendor pricing. Project ranges use $160–220/kW-month rent at the model budget, fully leased.
Sources: T&T Cost Index 2025–26 (+7–10% for liquid); JLL 2026; Cushman & Wakefield 2026; DLR Q4 2025; Rittenhouse Q2 2026. Lighter bars show ranges.
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Risk factors
Key risks and how we mitigate them
Risk
Current status
How we mitigate it
Tenant
No lease signed; model assumes 100% in Year 1
Signed lease or LOI with credit support
Funding
Platform raise may not cover the full equity need
Ark7 and partners to fund any shortfall; $100M multi-project AIDC credit line being arranged
Utility
Offer non-binding; 70–100 h/yr interruptible
Service agreement; full backup generation
Land
Recombination, title, board approval open
Buyer closing conditions; DD to Dec 7
Supply chain
Single offshore supplier; tariff, UL listing
Broker opinion; NRTL listing; LC or bond
Schedule
Vendor baseline 45 weeks vs model 9 months
Integrated schedule; delay damages
Cost
Low end of US range; 5% contingency
Vendor quotes; sensitivity shown
Liquidity
Single asset; units illiquid until a liquidity event
Planned Reg A offering on Ark7 once a tenant is signed, giving an exit path
Summary only. Full risk factors are in the offering documents on ark7.com and the Ark7 Investment App.
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Invest in Project Soperton
on the Ark7 app and website.
ark7.com
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