🚨Ares Management’s Kipp deVeer cautions that the surge in AI-driven data center development may create excess capacity by 2027. Billions from Ares, Blackstone, Brookfield, and Apollo are chasing hyperscale projects in London, Tokyo, and Brazil, compressing yields near 5%. While pre-leased, power-constrained assets remain favored, speculative builds in secondary markets risk longer lease-up and rising cap rates. For CRE investors, the boom’s second leg demands stricter underwriting on absorption, rent escalators, and exit spreads.
Data Center Leasing: ~700 MW (2025 est.) vs. ~300 MW (2020) — [Source: CBRE].
Prime Data Center Cap Rate: ~5.0% (2025) vs. ~6.5% (2020) — [Source: Green Street].
Avg. U.S. Industrial Rent: $10.08 psf (2025) vs. $6.00 (2020) — [Source: Avison Young].
Global Pipeline Under Construction: 1.8× current stock (2025) — [Source: CBRE].
Loan Performance. Higher leverage at 5–6% cap rates tightens DSCR cushions; stress-test exits +50–100 bps. Power delays could elongate interest reserves.
Demand Dynamics. Hyperscale leases (15+ yrs) anchor core markets, but secondary builds risk 12–18 mo. stabilization. Rent beta may flatten to CPI-level post-lease.
Asset Strategies. Phase construction; target infill or power-limited nodes. Maintain 10%+ cost contingencies for electrical gear and cooling.
Capital Markets. Spreads on data center loans widening ~25–50 bps. Lenders require higher pre-lease thresholds; CMBS appetite limited to stabilized assets.
AI boom drives historic data infra buildout but oversupply risk emerging.
Prime, power-constrained sites hold pricing power.
Financing turning selective—pre-leased assets preferred.
Secondary markets face yield softening if absorption lags.
🛠 Operator’s Lens
Refi. Lock rate caps through lease maturities; monitor 2026 resets.
Value-Add. Tie capex draws to signed LOIs; maintain 5–10% contingency.
Development. Phase delivery to align with tenant pre-commitments.
Lender POV. Banks demanding ≥50% pre-leased before full funding; spreads ~+275–325 bps over SOFR.
Monitor hyperscaler leasing signals and grid interconnection delays; a slowdown could confirm overbuild risk. Watch secondary market cap rates—50 bps of decompression would test valuations. Fed rate path still pivotal for development feasibility.
Bloomberg — “Ares Warns AI Data Center Boom Could Lead to Overbuild” (Oct 2025). CBRE — “Global Data Center Trends 2025.” https://www.cbre.com Avison Young — “U.S. Industrial Market Report Q3 2025.” https://www.avisonyoung.com Green Street — “Data Center Valuation Trends 2025.” https://www.greenstreet.com Trepp — “CMBS Conduit Loan Spreads Weekly.” https://www.trepp.com
