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There is no reliable universal “cost per MW” for converting a crypto-mining facility into an AI data center. Build a bottom-up estimate from the AI tenant’s required critical IT load, verify what the mining site can legally and physically deliver, price every conversion work package, and then divide the stated scope by critical IT megawatts. Keep landlord infrastructure, tenant fit-out, GPU hardware, financing and operating costs in separate lines.
A 2026 MMCG Invest model for a 100 MW Garden City, Texas conversion totals $998.15 million, or approximately $9.98 million per MW of critical IT load, including acquisition, reused plant, financing and carry. Its modeled hard conversion is $836.8 million, or about $8.37 million per MW. Those figures are assumptions for one site and scope—not a quote or a generic benchmark.
What a conversion estimate must measure
Start by defining the product you are selling. “100 MW” can mean a mine’s historical nameplate, utility service, energized capacity, facility power, or critical IT load. These are not interchangeable. AI customers pay for dependable critical IT capacity after losses, cooling and redundancy are accounted for, so use critical IT MW as the primary denominator.
State the scope beside every dollar figure. A powered shell, a landlord-funded data center, a tenant’s rack installation, and a GPU cloud have different capital and risk profiles. Land, an energized interconnection, the building shell, redundancy, liquid cooling, tenant equipment, financing and construction carry can each move the apparent cost per MW by millions.
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Choose the delivery model before pricing
| Model | Landlord typically delivers | Tenant or operator exposure |
|---|---|---|
| Powered shell | Site, utility interface, shell and an agreed power handoff | Cooling distribution, racks, network, compute, commissioning and much of the fit-out |
| Landlord-funded full conversion | Electrical plant, redundancy, cooling plant, halls, controls, life safety and building works to the contractual handoff | Usually rack-level fit-out and compute, unless the lease says otherwise |
| Tenant-funded fit-out | Base building and utility capacity | Rack manifolds, IT network, racks, controls integration and tenant commissioning |
| GPU cloud | Full facility and often the operating platform | GPU, server, interconnect and utilization risk, plus refresh capital and service operations |
Also specify phased capacity and in-service dates, rack power density, cooling architecture, availability target, fiber diversity and whether the buyer wants a shell, a fitted facility or a cloud service. The Garden City model assumes 100 MW of critical IT, direct-to-chip liquid cooling at roughly 130 kW per rack, N+1 concurrent maintainability, two diverse fiber carriers and an annual design PUE of 1.28. Treat those as one modeled tenant program, not default requirements.
Verify what the mining site can actually deliver
Before applying a reuse credit, assemble a physical, legal and utility baseline. A mining site’s nameplate rating or past peak load does not prove that firm, non-curtailable AI service is available.
Documents and inspections to collect
- Electrical one-line diagrams, protection studies, transformer test reports, switchgear records and equipment nameplates.
- Interconnection, transmission-service and retail-supply agreements, including assignment rights, curtailment provisions, deposits and termination obligations.
- Utility bills, interval load history and outage records showing actual energized operation.
- Permits, certificates of occupancy, environmental records, title or lease documents and restrictions on assignment or new use.
- Fiber-route maps, carrier availability letters, meet-me-room information and construction estimates for diverse laterals.
- Geotechnical reports, slab loading, roof and structural surveys, drainage, flood information and site logistics.
- Current mining operations, removal obligations, salvage value and any shutdown or relocation costs.
Separate five capacities in the model: nameplate MW, energized MW, utility-approved MW, firm contracted service and critical IT MW after facility losses. The Garden City account reports 200 MW of nameplate capacity and 132 MW energized at sale in 2024. It also says transformer condition and capacity, along with several as-built details, were not public or independently verified. The model therefore treats written firm service and a grid determination as conditions to be satisfied, not as established facts.
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Request written confirmation from the utility or transmission provider that the interconnection can be assigned or amended for the proposed AI load, that the requested MW is firm, and that any transmission, study, protection or construction work is identified. A private retail contract may not transfer with the property. A substation can be physically present while the site lacks an assignable right to use its full rating.
Build a reuse-and-gap register
Inventory each asset and classify it as reuse as-is, upgrade, replace, demolish or investigate. Attach evidence, remaining life, tested capacity, code status, lead time and an estimated replacement cost. Give reused assets a value only after inspection; otherwise carry a replacement allowance and a contingency.
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| Asset area | Potential mining-site reuse | Typical AI conversion gap |
|---|---|---|
| Utility and substation | Substation, switchyard, transformers and medium-voltage distribution | Second main transformer, new bays, MV ring, protection, metering and utility-approved operating mode |
| Electrical continuity | Existing feeders and distribution pathways | UPS and batteries, paralleling gear, automatic transfer switches, generators, fuel systems and data-center grounding |
| Buildings and containers | Land, roads, foundations and selected structures | Data halls, higher floor loading, envelope work, loading areas, fire systems, security and operations space |
| Cooling | Possible pumps, pipe corridors or utility connections after testing | CDUs, primary and secondary loops, pumps, heat rejection, controls, containment and water systems for liquid-cooled racks |
| Network | Existing carrier entrances or ducts | Two physically diverse fiber paths, meet-me rooms, cross-connects and tenant network equipment |
The Garden City model credits the existing substation, switchyard, transformers and MV distribution, but assumes a new redundancy scheme and a new cooling plant. The mine is described as air-cooled; the model assumes its mining mechanical equipment cannot serve a direct-to-chip liquid-cooled design. That assumption must be tested at another site rather than copied.
Price the conversion from the bottom up
Create a quantity-based estimate with a written scope, estimate date, currency, escalation basis, design maturity and quotation status for every line. Label each amount as a vendor bid, budgetary quote, historical unit cost or internal allowance. A modeled allowance is not a bid.
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- Purchase price or leasehold value, title work, surveys, environmental studies and assignment of interconnection rights.
- Demolition and haul-off of mining containers, racks, fan walls, air-cooled buildings and obsolete controls.
- Salvage proceeds, hazardous-material handling, temporary facilities, roads and site restoration.
Electrical infrastructure
- Transformers, utility bays, breakers, protection and metering.
- Medium-voltage switchgear, ring distribution, feeders, busway and power-distribution units.
- UPS systems, batteries, static transfer equipment and monitoring.
- N+1 generators, fuel storage, emissions equipment, automatic transfer switches and paralleling controls.
- Grounding, lightning protection, arc-flash studies, electrical power-management systems and commissioning.
Mechanical and liquid cooling
- Coolant-distribution units (CDUs), primary and secondary loops, pumps, valves, filtration and water treatment.
- Dry coolers or other heat-rejection equipment, residual air cooling, containment and environmental controls.
- Piping supports, leak detection, controls integration and building-management systems.
- Water, drainage, treatment, discharge and any local water-right or permitting work.
Buildings, life safety and security
- Data-hall structures, envelope, slab reinforcement, doors, loading areas and crane or rigging provisions.
- Administration, network operations and maintenance spaces.
- Fire detection and suppression, security, access control, cameras and perimeter work.
Network, soft costs and owner costs
- Diverse fiber laterals, carrier entrance facilities, meet-me rooms and cross-connects.
- Design, engineering, permits, testing, general conditions, construction management, commissioning and builder fees.
- Contingency, taxes during construction, insurance, owner’s team, legal costs and lender requirements.
Schedule and carry
- Long-lead transformers, generators, switchgear, CDUs and heat-rejection equipment.
- Construction interest, utility and security deposits, temporary revenue, phased commissioning and delay reserves.
Worked example: the Garden City model
MMCG Invest’s 2026 case study models a 100 MW critical-IT conversion in Garden City, Texas. The following figures are that model’s assumptions and scope; they are not a transferable price list.
| Modeled item | Total | Per critical-IT MW | Scope note |
|---|---|---|---|
| Electrical upgrades | $292.0 million | $2.92 million | Modeled N+1 electrical scope |
| Mechanical and liquid cooling | $267.9 million | $2.679 million | CDUs, loops, pumps, heat rejection, air cooling, containment and controls |
| Buildings | $104.0 million | $1.04 million | Building and structural work in the case scope |
| Other hard costs | $168.9 million | $1.689 million | Other modeled hard-cost allowances |
| Site acquisition | $80.55 million | $0.8055 million | Acquisition allowance |
| Financial cost | $48.8 million | $0.488 million | Financing and carry in the model |
| Total landlord project | $998.15 million | Approximately $9.98 million | Includes acquisition, reused plant, financing and carry |
| Hard conversion subtotal | $836.8 million | Approximately $8.37 million | Demolition, electrical, mechanical, building and other hard costs |
The category totals show why a single benchmark is misleading. The electrical and cooling allowances alone are about $559.9 million in this model, while acquisition and financing are outside the hard-conversion subtotal. Another site may have better transformers, a suitable cooling plant, lower land cost or a different redundancy target.
How much does liquid cooling add?
Liquid cooling is not one line item. Its premium depends on rack density, coolant temperatures, heat-rejection method, water availability, redundancy, controls and how far the landlord’s responsibility extends into the hall. Direct-to-chip systems need CDUs and distribution loops even when the utility plant already exists.
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In the Garden City model, the mechanical and liquid-cooling allowance is $267.9 million, or $2.679 million per critical-IT MW. It includes CDUs, primary and secondary loops, pumps, heat rejection, residual air cooling, containment and controls. The case assumes approximately 130 kW per rack and a new cooling plant because the mining site is air cooled. This is a project allowance, not a retail CDU price or a universal liquid-cooling premium.
To estimate another facility, calculate the number of racks from critical IT MW and target rack density, then size CDUs, pumps, piping, heat rejection and standby capacity. Price water and treatment separately. Verify whether the tenant supplies rack manifolds, quick-disconnects and server-level cold plates; moving those items across the lease boundary can materially change landlord capex.
Draw the landlord–tenant boundary explicitly
Put a responsibility matrix in the budget and lease term sheet. Otherwise the same item may be counted twice or omitted.
| Example Garden City allocation | Landlord project | Tenant project |
|---|---|---|
| Shell, power plant and cooling plant to the CDU | Included | Not included |
| Redundancy | Included in landlord scope | Tenant must integrate its equipment |
| Rack manifolds | Not included | Included |
| IT network and racks | Not included | Included |
| Compute and GPUs | Excluded | Tenant or cloud operator funds |
| Non-compute tenant fit-out | Outside landlord loan basis | $90 million in the example, or $0.9 million per critical-IT MW |
The $90 million tenant fit-out is separate from the $998.15 million landlord project total. GPUs and other compute are also excluded. Your contract may allocate these differently, so publish both landlord and tenant numbers rather than presenting one blended figure.
Normalize the result before comparing sites
Report at least six views of the estimate:
- Total project cost, with acquisition, financing, contingency, taxes, owner costs and escalation identified.
- Landlord cost per MW of critical IT.
- Tenant fit-out per MW, excluding compute unless compute ownership is part of the offer.
- Compute and GPU capital as a separate equipment schedule.
- Reusable-asset value and acquisition cost as separate lines.
- Conversion cost excluding land and interconnection, for comparison with development disclosures.
Use the formula cost per MW = stated project scope ÷ contracted critical IT MW. Do not divide by nameplate or energized MW unless you clearly label that alternative denominator. State whether the numerator includes financing, carry, land, utility work, taxes, contingency and owner costs.
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An SEC-filed Atlantic HPC Group Inc. investor presentation compares shell retrofit, full conversion and greenfield cost and schedule ranges using issuer filings and third-party cost indexes. Those comparisons have different scopes, so they should be quoted with attribution and not treated as a universal benchmark. A 2026 Modular Capital analysis describes approximately $10 million per MW for a fully liquid-cooled conversion, but that is analysis rather than a project quote. Use both only as directional context after normalizing scope.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.Model operating costs and the commercial structure separately
Capex can look attractive while the operating case fails. Build a separate annual model for:
- Electricity energy and demand charges, losses and the assumed PUE.
- Water, treatment, discharge and cooling maintenance.
- Staffing, security, insurance, property tax and generator testing fuel.
- Preventive maintenance, spare parts and a lifecycle replacement reserve.
- Fiber, network service and metering.
Show power pass-through mechanics, including who pays utility deposits, demand peaks, losses and taxes. Separately test tenant credit, lease term, rent commencement, escalators, tenant-funded capex, utilization and GPU refresh if the operator owns the hardware. Debt service and coverage depend on lease and backstop structure; they are not evidence of market rent or a guaranteed return.
Run sensitivities and diligence gates
At minimum, create cases for the following variables:
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- Reuse, upgrade or replacement of transformers, switchgear, generators and structures.
- Rack density, liquid-cooling architecture and heat-rejection redundancy.
- Long-lead equipment pricing, delivery and construction duration.
- Electricity price, demand charges and PUE.
- Contingency, escalation, financing rate and construction interest.
- Lease commencement, tenant credit, utilization and GPU ownership.
Set stop/go gates before committing acquisition capital: written utility and transmission confirmation, assignable interconnection rights, verified transformer and switchgear condition, permitted generator operation, structural and geotechnical sign-off, fiber-carrier commitments, defined tenant scope and current supplier bids. Local generator, emissions, water and land-use rules vary; do not copy Texas assumptions into another jurisdiction.
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Common estimation failures and how to correct them
Using historical mining load as firm AI capacity
Correct it by reconciling utility-approved and contracted service with interval records and a new load study. Curtailable mining power cannot be counted as firm AI capacity without a written change in service.
Crediting equipment without testing it
Require inspection, relay testing, oil analysis, thermal imaging, maintenance records and remaining-life estimates. Carry replacement cost until the asset passes the required duty and redundancy test.
Calling a powered shell “AI ready”
List the handoff point: utility meter, medium-voltage bus, UPS output, CDU, rack manifold or server inlet. Every unpriced segment between those points belongs in an explicit allowance.
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Mixing tenant and landlord budgets
Maintain separate cost codes and a responsibility matrix. Publish landlord, tenant fit-out and compute totals independently.
Dividing by the wrong MW
Use critical IT MW for the headline metric and show energized or nameplate MW only as supporting capacity data with its qualification.
Treating a model as a bid
Mark each line as an assumption, budgetary quote or firm bid, include the date and supplier basis, and update long-lead packages as design matures.
A practical estimate worksheet
- Write the tenant brief: critical IT MW, rack density, cooling type, redundancy, fiber and delivery phases.
- Record nameplate, energized, utility-approved, firm and critical IT capacities in separate columns.
- Attach legal, utility, structural, environmental and condition evidence to each baseline item.
- Classify every asset as reuse, upgrade, replace, demolish or investigate.
- Price acquisition, demolition, electrical, mechanical, buildings, network, soft costs, contingency and carry.
- Mark the landlord–tenant handoff and remove tenant and compute costs from the landlord total.
- Calculate total cost and cost per critical-IT MW, with and without land, interconnection and financing.
- Model annual operating costs, pass-throughs, lease terms, debt service and GPU exposure separately.
- Run sensitivity cases and require written diligence gates before final investment approval.
The resulting estimate is decision-ready when a reviewer can trace every dollar to a quantity, a responsibility, a source of pricing and a verified site condition. Until utility rights, asset condition, engineering design, permits and supplier bids are confirmed, the number remains a modeled feasibility range rather than a construction budget.
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