The most useful number this week is one of the smallest. Duos Edge AI signed an investment-grade hyperscaler to a five-year, 10 MW colocation agreement in Columbus, Georgia worth $111 million — about $2.22 million per MW-year. Set that against the wholesale floor Hut 8 established in May at Beacon Point ($9.8 billion for 352 MW over 15 years, or roughly $1.86 million per MW-year) and you finally have two points on the curve the mid-market has been asking for. The edge premium is real, it is about 20 percent, and it comes with a third of the term commitment.

The rest of the week is the supply chain that feeds that curve: a 400 ksf warehouse conversion in Edgerton, Kansas revived by a city council override; a closed acquisition of a 50-acre, gas-fed site in Hood County, Texas with 17 MW already energized; and a 100-acre joint development agreement at a coal-country business park in eastern Kentucky, assembled around power feasibility before any tenant exists. Under 75 MW, the asset that transacts is not a render. It is power-ready dirt and existing shells.

10 MW, $111M, Five Years: An Investment-Grade Hyperscaler Just Paid Edge Prices in Columbus, Georgia

Duos Edge AI, the edge-colocation subsidiary of Nasdaq-listed Duos Technologies (DUOT), announced a five-year customer agreement for 10 MW of critical IT load at its Columbus, Georgia campus, valued in excess of $111 million and expected to be available in the fourth quarter of 2026. The deal takes contracted capacity at the campus to 20 MW by year-end; the first 10 MW block starts generating revenue in August. Duos recently completed a $55 million raise to acquire the facility outright — it owns the real estate under the contract, which is the whole model.

Do the arithmetic and the story writes itself. $111 million over 10 MW over five years is ~$2.22 million per MW-year. Hut 8's Beacon Point lease — 15-year, triple-net, take-or-pay, high-investment-grade tenant, 3 percent annual escalator — clears at ~$1.86 million per MW-year. Same class of tenant credit, one-thirty-fifth the block size, one-third the paper, and a roughly 20 percent per-megawatt premium for being small, fast, and close to users. Duos specs its modular edge data centers at 100 kW-plus per cabinet and aims to sit within 12 miles of end users; it opened another edge facility in Abilene, Texas on July 14. For anyone underwriting a 10–20 MW build in a tertiary metro, this is the comp you quote.

Deal specs. Sponsor: Duos Edge AI (Nasdaq: DUOT), landlord-operator; tenant an unnamed investment-grade hyperscaler · Site: Columbus, GA, ~100 mi SW of Atlanta; exact parcel n/d · Footprint: n/d (modular edge data-center pods, 100 kW+ per cabinet) · Load: 10 MW critical IT this agreement; 20 MW campus contracted by Q4 2026 · Density: n/d (sf not disclosed); contract comp ~$2.22M per MW-yr · Lease: 5-yr colocation services agreement, escalator n/d, investment-grade tenant · Deal value: >$111M contracted revenue · Source: GlobeNewswire.

Edgerton Overrules Its Own Planning Commission, and a 400 Ksf Conversion Is Back On

On July 16, the city council of Edgerton, Kansas held a special meeting and overrode its own planning commission, which had denied DAMAC Digital Solutions the final site plan for a roughly 400,000 sf warehouse conversion at Logistics Park Kansas City — a project local reporting pegs at $860 million. The commission had approved the initial plans, then balked at the final version after DAMAC failed to answer questions about noise and future expansion; residents raised water and land concerns. Public comment was not permitted at the override meeting. Classic.

The dealmaking lesson sits in the sequence. Conversions of existing shells are the fastest route to capacity in this market, and they live or die on mechanical details — generators, fuel storage, noise attenuation — not the zoning envelope. DAMAC Digital, formerly Edgenex, is the data-center arm of the Dubai property group that pledged $20 billion for US data centers in 2025; it has not disclosed the load for Edgerton. For scale only: at the 120 W/sf mid-market density floor we flagged in a prior issue, 400 ksf would pencil to roughly 48 MW — our arithmetic, not a DAMAC disclosure. A possible city-wide data-center moratorium and zoning rewrite are still on Edgerton's table, which is worth watching more than this one building.

Deal specs. Sponsor: DAMAC Digital Solutions (DAMAC); tenant n/d · Site: Logistics Park Kansas City, within Edgerton, KS city limits, ~30 mi SW of Kansas City · Footprint: ~400 ksf existing warehouse (conversion) · Load: n/d · Density: n/d · Lease: n/d — owner-developer conversion; developer-funded dedicated power per the city FAQ · Deal value: ~$860M project cost per local reporting · Source: DCD.

17 MW Live, 300 MW of Headroom: Big Digital Closes on 50 Acres in Hood County

Big Digital Energy completed the acquisition — through its joint venture with energy-infrastructure firm 10NetZero — of an approximately 50-acre, power-ready industrial site in Hood County, Texas, less than 40 miles from the Dallas–Fort Worth metroplex. The site carries 17 MW of operational power today, and existing on-site natural gas infrastructure supports behind-the-meter expansion the company says could reach 300 MW. Northland Capital Markets has been retained to run financing and customer processes. Hood County has appeared in this newsletter before on the generation side; this is the deal layer catching up — flag it as an update.

Seventeen energized megawatts is not a large number until you compare it with the entitled-but-unpowered pipeline it competes against. In the sub-75 MW band, a controlled site with live power and a gas lateral is worth more than a hundred renderings, and buyers are behaving accordingly: close first, sign tenants second. Purchase price was not disclosed, and no customer is named — which is the point. The asset being traded is optionality with a meter on it.

Deal specs. Sponsor: Big Digital Energy + 10NetZero (JV; split n/d); no tenant yet · Site: Hood County, TX (Granbury area), <40 mi SW of the DFW metroplex; exact parcel n/d · Footprint: n/d (~50-acre industrial site with existing improvements) · Load: 17 MW operational; up to 300 MW potential via behind-the-meter gas · Density: n/d · Lease: n/a — fee acquisition via JV; terms n/d · Deal value: n/d · Source: Big Energy News.

100 Acres, a 69 kV Line, and No Tenant: Coal Country Files Its Off-Grid Paperwork

The Appalachian Industrial Development Authority signed a joint development agreement with Diversified Gas and Oil Corporation and real estate developer Maverick Holdings covering the potential purchase of about 100 acres at the Gateway Business Park near Jenkins, Kentucky, in Letcher County on the Virginia line. The long-term concept, per DCD and local reporting, is a self-sufficient, off-grid power supply feeding an AI data center — with the form of on-site generation still undetermined and engineering feasibility work ongoing. No company has been targeted for the site because it has not yet been deemed viable, though One East Kentucky's chief says the development body has been "inundated" with companies looking for space.

This is the bottom rung of the sub-75 MW ladder, and it is worth watching precisely because it is so early: land control and power feasibility first, buildings later, tenant last. The 260-acre park is served by a 69 kV AEP Kentucky transmission line and Kentucky Frontier Gas, which is more infrastructure than most greenfield AI sites start with. And Kentucky is no longer a hypothetical market — TeraWulf's 401 MW Hawesville campus carries a 20-year, $19 billion Anthropic lease. The option value on 100 entitled acres with gas and wires in that state is not zero.

Deal specs. Sponsor: Diversified Gas and Oil Corp + Maverick Holdings, via joint development agreement with the Appalachian Industrial Development Authority; no tenant · Site: Gateway Business Park, near Jenkins, KY (Letcher County), eastern Kentucky at the Virginia line · Footprint: n/d (pre-development; ~100 acres of a 260-acre park) · Load: n/d — off-grid generation under feasibility study; park served by a 69 kV AEP line and gas service · Density: n/d · Lease: land purchase under joint development agreement; terms n/d · Deal value: n/d · Source: DCD.

What to Watch Next Week

Duos Columbus turns on the meter. The initial 10 MW deployment begins generating revenue in August; DUOT's Q2 print should carry facility acquisition cost detail — the other half of the $2.22M per MW-year math.

Realty Income's Northern Virginia JV. The first of three planned Data Center Alley acquisitions in the Cloud Capital joint venture — a fully leased hyperscale asset in a package reported north of $6 billion — is expected to close in Q3.

The 400 MW Abilene JV paper trail. PowerPlay AI announced a behind-the-meter development in greater Abilene with an unnamed Nasdaq-listed neocloud partner, targeting an initial 400 MW in 2028. Watch for definitive JV documents, site disclosure, and who the partner actually is.

Nebraska's incentive reversal. Governor Pillen is expected to sign an executive order suspending data-center tax incentives — an immediate change to Plains-state site-selection math for any deal that penciled on the credit.

Edgerton's rulebook. The council override settles one building, not the policy. A six-month data-center moratorium and a zoning-code rewrite (fuel storage, noise) remain live possibilities; the next council agendas will say whether Kansas conversions just got harder to underwrite.

Disclaimer: Edge Cases is Barrio Energy's deal-flow product. Nothing here is investment advice, a recommendation to transact, or a substitute for your own diligence. Specs are sourced from public filings, press, and reporting; verify before you wire anything.