Diligence Library
Source log and memo support
The old document vault implied there was a library without showing what supported the current claims. This page now works as a public source register: what each memo supports, whether it is investor-visible, and how strong the underlying provenance is.
Live Document Vault
Investor-visible files from the live deal room
| Document | Category | Parcel | Visibility | Size | Uploaded |
|---|---|---|---|---|---|
Airport West Corridor Brief | parcel brief | Doral West 10-Acre Land Site | Investor visible | 1.8 MB | Mar 24, 2026 |
Metrobloks Transaction Notes | research | General | Investor visible | 920 KB | Mar 23, 2026 |
Source Register
Static memo support behind the public underwriting
| Document | Category | Supports | Status | Investor visible | Source |
|---|---|---|---|---|---|
| Miami Macro & Demand Note | Macro | Population growth, tech demand, subsea-cable and interconnection narrative | Public | Yes | U.S. Census Bureau 2025-03-13✓Verified |
| Airport West Power Diligence Note | Utility | 22 MW secured / 230 kV adjacency on comparable site | Public | Yes | Metrobloks 2026-03-31✓Verified |
| Medley Land Comp Tear Sheet | Comp | Simi Capital $67.80/SF Medley support and Beacon Lakes lower-bound land basis | Public | Yes | Traded 2025-05-27◉Broker |
| Opa-Locka Optionality Memo | Risk | Basis-vs-risk framing for Opa-Locka screens | Public | Yes | Traded 2025-03-07◉Broker |
| Development Cost & Exit Cap Framework | Model | Construction cost, cap rate and rate-card assumptions | Public | Yes | JLL 2026-01-06✓Verified |
Reference
Glossary
Key terms used across the platform. Hover over dotted-underlined terms on any page for inline definitions.
cap rate
Capitalization rate. Net operating income divided by asset value. Lower cap rates indicate higher valuations.
corridor
A geographic sub-market within the Miami metro area defined by shared infrastructure, zoning, and market characteristics.
diligence score
A composite rating (0-10) reflecting how thoroughly a parcel has been vetted across zoning, environmental, utility, and title dimensions.
entitlement
The legal approvals (zoning, permits, variances) required before a parcel can be developed for its intended use.
FPL
Florida Power & Light. The primary electric utility serving South Florida.
gross margin
Revenue minus direct costs, divided by revenue. For land trades, the spread between entry and exit as a percentage of exit.
IRR
Internal Rate of Return. The annualized return on investment, accounting for the timing of cash flows.
IU-1
Industrial zoning classification in Miami-Dade County. Permits warehousing, manufacturing, and data center uses by right.
kW
Kilowatt. One thousandth of a megawatt. Wholesale data center leases are priced per kW per month.
land basis
The acquisition cost of land expressed per square foot. Lower basis creates wider spread to exit.
LOI
Letter of Intent. A non-binding agreement expressing serious interest in acquiring a property.
MW
Megawatt. A measure of electrical power capacity. Data centers are sized and priced by MW.
NAP
Network Access Point. NAP of the Americas in Miami is a major internet exchange and interconnection hub.
spread
The difference between entry basis (what you pay) and supported exit (what comparable transactions say it is worth).
stabilized exit
The expected sale price of a fully leased, operating asset. Used to model development returns.
subsea cable
Undersea fiber optic cable connecting continents. Miami is a major landing point for cables serving Latin America.
substation adjacency
Proximity to an electrical substation, which determines how quickly and cheaply utility power can reach a data center site.
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