A utility-delivered AI infrastructure campus positioned alongside a Georgia Power transmission-fed substation planned directly on-site — sized at full capacity from energization. Not competing for power. The power is being built here.
Most AI infrastructure sites begin with a hope for power. Developers spend years — and tens of millions of dollars — trying to confirm utility capacity that may never materialize. Queue positions are lost. Timelines slip. Capital erodes.
Georgia Power is constructing a new transmission-fed regional substation directly on the Project IRIS property. DIG is not competing for a queue position. The utility is building its infrastructure on DIG's land.
The substation is fed from Georgia Power's 765 kV backbone and sized at 1.5 GW at full capacity from energization. No ramp-up constraints. No phased utility buildout that doesn't happen.
Grading, easements, transmission routing, and long-lead equipment procurement can be sequenced alongside Georgia Power's construction timeline — dramatically compressing Phase 1 delivery versus greenfield origination.
Georgia Power transmission-fed substation planned directly on the 261-acre Project IRIS site in Griffin, Georgia. Fed from the 765 kV backbone. Sized at full capacity from energization.
~45 Miles South of Atlanta · Spalding County, Georgia
Estimated Phase 1 energization timeline, coordinated alongside Georgia Power's substation construction schedule. Significantly faster than the 3–7 year greenfield utility origination path.
| Offering Size | $2,000,000 |
| Min Investment | $200,000 |
| Target Return | 2x – 8x |
| Return Window | 12 Months – 5 Years+ |
| Security | 1st Lien — Georgia Power Substation Easement & Site Control |
| Priority | FIFO — First-in, First-out |
| Repayment Trigger | Institutional Close or Qualifying Presale Event |
| Investor Type | Accredited Investors Only |
Bridge investors are repaid from first proceeds before any fees, distributions, or equity allocations. No competing claims on this disbursement. No construction or operations exposure.
Institutional presale of utility easement position at initial close. First-out repayment before any other distribution.
Phase 1 hyperscale anchor lease executed. Land + power platform sold to infrastructure fund at utility interconnection.
Full 1.5 GW campus platform sale at institutional pricing. Multiple phases energized, anchor tenants in place.
Return scenarios are projections based on comparable platform transactions. Not a guarantee of future performance.
Griffin, Georgia is 45 miles south of Atlanta — fiber-rich corridor, established labor market, I-75/I-85 proximity, water access. A location institutional data center operators actively target.
Transmission-fed regional substation planned directly on the Project IRIS parcel. Fed from the 765 kV backbone. No queue. No wait. Sized at full capacity from energization.
Single contiguous assemblage in Spalding County, Griffin GA. No adjacent land assembly risk. No competing parcels. Master-planned for phased data center campus development.
Coordinated development alongside Georgia Power's construction schedule enables accelerated Phase 1 energization — significantly faster than greenfield utility origination.
~45 miles south of Atlanta. I-75/I-85 proximity, fiber-rich corridor, established labor market, water access. Institutional-quality location for hyperscale and AI compute.
Phased expansion toward 1.5 GW of IT load capacity. Each phase independently capitalized. AI, hyperscale cloud, advanced manufacturing, and mission-critical applications.
Grading, easements, transmission routing, and long-lead equipment procurement coordinated alongside Georgia Power's construction. DIG embedded in the utility's planning.
Three independent exit paths — each with defined conditions. Bridge investors are positioned in front of all of them.
Qualifying presale of utility easement position based on confirmed Georgia Power substation commitment and site control. Bridge investors repaid in full from first proceeds before any other distribution.
Execution of the formal utility interconnection agreement with Georgia Power triggers institutional platform sale. Land + power + interconnection rights packaged and sold to an infrastructure fund.
Sale of the fully assembled Project IRIS campus — land, utility easements, interconnection rights, anchor tenant agreements, and master plan entitlements — at full 1.5 GW campus valuation.
| Risk Category | How It Typically Hurts Investors | How Project IRIS Addresses It |
|---|---|---|
| Power Availability | Most sites have no confirmed power. Years of development may pass before utility capacity is confirmed — if ever. | Georgia Power's substation is planned on-site. Utility infrastructure is coming to the land. Power availability risk structurally removed before bridge capital is deployed. |
| Execution Timeline | Projects with undefined paths to exit expose investors to compounding uncertainty and capital lock-up. | Three independent exit paths with defined conditions: 2x at 12–18 months, 4x at 2–4 years, 8x at 5+ years. Capital is not trapped in an undefined timeline. |
| Construction Exposure | Early investors often sit behind construction debt, cost overruns, and tenant risk with no priority protection. | Bridge investors are repaid at the offload event — structurally upstream of construction, operations, and tenant risk. Zero buildout exposure. |
| Collateral Value | Early-stage equity is typically unsecured. No hard asset backing the return obligation. | 1st lien security on site control and Georgia Power substation easement. Hard-asset collateral backing the return obligation at every exit path. |
| Dilution & Subordination | Later capital raises can dilute early investors or subordinate their position in the capital stack. | Bridge investors are not equity holders. Return is a senior contractual obligation. FIFO structure. No equity dilution. No subordination. |
Diamond Infrastructure Group was established to identify, assemble, and develop strategic infrastructure platforms capable of meeting the unprecedented power demand of the AI era. Our focus extends beyond acquiring land — we develop utility-integrated campuses that combine transmission access, energy infrastructure, and institutional-grade planning into investment platforms designed for long-term value creation.
Project IRIS is DIG's second full flagship development.
"Power has become the defining constraint of the AI era. Diamond Infrastructure Group was established to identify, assemble, and develop strategic infrastructure platforms capable of meeting this unprecedented demand."
— Diamond Infrastructure Group, Project IRIS Investment MemorandumProject IRIS — Second DIG Flagship
Located in Griffin, Georgia — 45 miles south of Atlanta — Project IRIS has evolved into a 261-acre master-planned AI infrastructure campus positioned to capitalize on Georgia Power's confirmed utility expansion directly on-site.
This offering is open to accredited investors. Minimum investment $200,000. Subscription documents and additional materials available upon request.
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