10MW AI Data Center Financial Analysis (2025-2029)
This financial analysis presents a 5-year projection for a 10 megawatt AI data center facility with 3,000 Nvidia GPUs. The facility will be constructed on 17 acres of industrial serviced land with a total area of 400,000 square feet and 10 Mw resevered power capacity by hydro One.
Key Metrics (5-Year Summary):
- Total Investment: $315,000,000
- Cumulative Revenue: $780,000,000
- Cumulative Net Income: $233,055,000
- IRR: 22.8%
- Payback Period: 3.2 years
- Year 5 EBITDA Margin: 62%

by Piveon Development

Initial Investment Breakdown
The computing hardware represents the largest portion of the initial investment:
Total Initial Investment: $315,000,000
5-Year Revenue Projections
The data center's revenue is projected to grow significantly over the 5-year period, with GPU compute services representing the primary revenue stream. Total revenue is expected to increase from $105,000,000 in Year 1 to $206,500,000 in Year 5, representing a compound annual growth rate of 18.4%.
Year-over-year growth rates are projected as follows:
  • Year 1 to Year 2: 20.0%
  • Year 2 to Year 3: 24.2%
  • Year 3 to Year 4: 18.8%
  • Year 4 to Year 5: 11.0%
The total cumulative revenue over the 5-year period is projected to be $780,000,000.
Operating Expenses (OpEx)
Operating expenses are projected to increase from $59,680,000 in Year 1 to $75,670,203 in Year 5. While the absolute value of OpEx increases, it decreases as a percentage of revenue from 56.8% in Year 1 to 36.6% in Year 5, demonstrating improved operational efficiency.
Electricity: $139.5M (41.4%)
$0.06/kWh with 3% annual increases, representing the largest operational expense over 5 years
Technical Staff: $51.9M (15.4%)
Headcount increasing from 45 to 65 with average salary of $180,000 plus benefits, increasing 5% annually
Hardware Maintenance: $46.4M (13.8%)
4% of cumulative hardware investment, totaling $46,398,760 over the 5-year period
Insurance: $22.1M (6.6%)
Approximately 1.3% of total asset value, with 5-year total of $22,102,525
The total OpEx over the 5-year period is projected to be $336,886,434, representing 43.2% of total revenue. Other significant expenses include Administrative Staff ($21.4M), Network Costs ($16.6M), Facility Maintenance ($15.3M), and Other Costs ($23.8M).
Capital Expenditures (CapEx)
1
Year 0
Initial investment: $315,000,000
  • Land: $15,000,000
  • Facility: $50,000,000
  • Power: $25,000,000
  • Cooling: $20,000,000
  • Network: $15,000,000
  • GPU Hardware: $150,000,000
  • Storage: $20,000,000
  • Other IT: $20,000,000
2
Year 1
Additional CapEx: $4,000,000
  • Network: $500,000
  • Storage: $2,000,000
  • Other IT: $1,500,000
3
Year 3
Additional CapEx: $28,000,000
  • Cooling: $500,000
  • Network: $1,500,000
  • GPU Hardware: $20,000,000
  • Storage: $3,500,000
  • Other IT: $2,500,000
4
Year 5
Additional CapEx: $41,500,000
  • Power: $500,000
  • Cooling: $1,000,000
  • Network: $2,000,000
  • GPU Hardware: $30,000,000
  • Storage: $4,500,000
  • Other IT: $3,500,000
The capital expenditure strategy includes the initial $315,000,000 investment in Year 0, followed by ongoing investments to maintain and upgrade the facility and equipment. The GPU hardware refresh cycle begins in Year 2 and accelerates each year, ensuring the data center maintains state-of-the-art computing capabilities.
Total CapEx over the 5-year period (including initial investment) is projected to be $445,500,000.
Income Statement & Cash Flow
Income Statement Highlights
Cash Flow Statement Highlights
The income statement shows strong growth in profitability over the 5-year period. While Year 1 shows a modest net margin of 2.2%, this improves significantly to 26.9% by Year 5 as the business achieves scale and operational efficiency.
The cash flow statement demonstrates that after the initial $315,000,000 investment, the project generates positive free cash flow from Year 1 onwards. The cumulative free cash flow remains negative until after Year 5, consistent with the projected payback period of 3.2 years.
Total 5-year EBITDA is projected to be $443,113,566, with total net income of $150,979,612.
Key Performance Indicators
22.8%
Internal Rate of Return
Attractive return on the $315M investment
3.2
Payback Period (Years)
Time to recoup the initial investment
63.4%
Year 5 EBITDA Margin
Strong profitability in the final projection year
$52K
Avg Revenue per GPU
Annual revenue generated per GPU across 5 years
Additional efficiency metrics demonstrate the data center's operational performance:
Revenue per MW
Year 1: $10,500,000
Year 5: $20,650,000
Average: $15,600,000
Power Usage Effectiveness
Year 1: 1.30
Year 5: 1.25
Average: 1.27
Demonstrates improving energy efficiency
OpEx as % of Revenue
Year 1: 56.8%
Year 5: 36.6%
Average: 44.9%
Shows increasing operational efficiency
The investment analysis indicates a Net Present Value (NPV) of $97,489,612 at a 10% discount rate, further supporting the project's financial viability.
Risk Analysis & Market Outlook
Key Risk Factors
Sensitivity Analysis
AI computing demand continues to grow exponentially, driven by:
Enterprise AI Adoption
Across all industries
Research Institutions
High-performance computing needs
AI Startups
Flexible compute resources
Large Language Models
Training and inference requirements
Computer Vision
Autonomous systems development
The specialized AI data center market is projected to grow at a CAGR of 25% through 2030, with demand exceeding supply for high-performance GPU clusters.
With careful execution and management, this AI data center represents a compelling investment opportunity in the rapidly growing AI infrastructure space.
Investment Structure: Limited Offering of Premium Shares
Our exclusive share offering provides direct access to this transformative AI data center development opportunity in Ontario, Canada. With only 200 shares available from our total offering of 1,000 shares, we ensure premium returns and significant upside potential for early investors who recognize the extraordinary value proposition of this high-performance computing facility. The current valuation stands at $20 million, reflecting the exceptional value of our strategic site acquisition and completed preliminary development work.
Our carefully structured investment vehicle offers both security and substantial growth potential, with transparent governance and quarterly investor communications to ensure alignment of interests throughout the development and operational phases.
200
Available Shares
Limited subscription opportunity for discerning investors seeking exposure to AI infrastructure
$20K
Per Share Value
Premium valuation reflecting project potential and strategic site positioning
$4M
Capital Raise
Strategic funding for development acceleration and preliminary infrastructure deployment
1 Share
Minimum Purchase
Entry-level investment opportunity with potential for significant appreciation
All funds will be held in secure escrow by Adam Dwek Law until July 30th or full subscription, whichever occurs first. This provides complete investor protection while ensuring capital readiness for our development timeline. Subscription documents and detailed financial projections are available upon execution of our confidentiality agreement.
Early participation is strongly recommended to secure your position in this high-growth AI infrastructure investment with projected strong returns as outlined in our financial analysis.
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