Two parcels, one landlord question: a Shell-Only new build at 0 Circle Avenue, or
converting the 2nd floor at 626 Lynnway (74,353 SF, 12% occupied, about 65,431 SF vacant per the
landlord property overview) into a Micro Edge Data Center (MEDC) leased to an edge AI-inference operator such as
Proxim8.ai (see Offtake Analysis §8),
which brings its own fibre network. Lynnway Park is landlord in both cases and does not operate the data center;
the figures below are its own revenue, cost and profit, not the operator's.
Landlord-only economicsNew build: Shell-Only · Conversion: edge AI-inference operatorCan start at 1MW and scaleLive-linked to Advanced Analysis inputs
IT capacity and landlord rent
Set per scenario. New Build capacity is the site's full capacity plan and stays linked to the
shared value used across the model; Conversion (Micro Edge) is a smaller, standalone deployment.
Each site's landlord rent is an input shared with every other page; yield on cost is the result.
New Build IT capacity6.0 MW
Conversion (Micro Edge) IT capacity1.0 MW
Default: 4MW on 626 Lynnway's 2nd floor, with the data hall growing to 15,000 SF across three phases (1MW, 2MW, 4MW).
New Build landlord rent (Shell-Only)$28.37/kW/mo
Conversion landlord rent (data hall)$11.43/kW/mo
All-in, including the data-hall floor space; the rest of the lease is billed separately at $11/SF/yr. A working figure until the operator's heads of terms set the actual rent.
Landlord revenue, cost & profit, side by side
Stabilised-year figures (trailing 12 months at the end of the modelled horizon) and lifecycle IRR/NPV.
The highlighted cell is the better figure on each row: higher for revenue, profit, IRR and NPV; lower
for CapEx, cost and payback.
Metric
Conversion 626 Lynnway, 2nd Floor
New Build 0 Circle Avenue
Reading this comparison
To verifyBoth columns are
landlord deals with the rent entered directly (New Build $28.37/kW/mo, Conversion $11.43/kW/mo by
default); yield on cost is the result, checked against its benchmark band (see Assumptions §1/§3).
Conversion's yield runs above the 7–14% shell-deal band because the building is already owned
and CapEx covers only the fit-out. All other shared inputs (tariff, WACC and so on) are the same. No exit sale is modelled,
so IRR can be negative even though both scenarios make a positive annual profit once stabilised; add a terminal value in
Advanced Analysis to include
one. Figures are indicative until contractor quotes are received:
0 Circle Avenue: no contractor quote yet.
626 Lynnway: the structural floor-load rating is unverified. A structural engineer's assessment
of the second-floor load capacity is the main open item before relying on that
column.