Northline Digital Infrastructure
Loudoun Gateway Data Center Development
OpenRule 506(c)Accredited investorsSingle asset (LLC)
Data centers
Summary
Ground-up development of a 36 MW powered-shell data center campus in Northern Virginia, with 24 MW pre-leased to an investment-grade hyperscale tenant on a 15-year lease.
Highlights
- Utility power agreement secured for the full 36 MW
- Two-thirds of capacity pre-leased before construction start
- Exit planned via sale to a core data center REIT or infrastructure fund after stabilization
Key terms
| Offering type | Rule 506(c), Regulation D |
|---|---|
| Structure | Single asset (LLC) |
| Target return | 19% target IRR |
| Minimum investment | $100K |
| Raise size | $45M |
| Term | 4 to 6 yrs |
| Distributions | At stabilization, then quarterly |
| Final close | Dec 12, 2026 |
| Critical IT load | 36 MW (24 MW pre-leased) |
| Tenant | Investment-grade hyperscaler, 15-yr triple-net lease |
| Construction loan | 60% loan-to-cost, floating rate |
| Promote | 20% over 8% pref, 30% over 18% IRR |
Risks
Private placements are illiquid, speculative, and may lose some or all of the capital invested. Targets are not guarantees. Read the Private Placement Memorandum in the data room before investing.