Applied Digital Signed $36bn of AI Leases; Only 12% of Its Megawatts Are Live
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Applied Digital has signed leases worth about $36bn on 1.4 gigawatts of AI computing capacity — and roughly 175 megawatts of it is actually energized and paying rent. The gap between what is contracted and what is built is the whole argument, because the shell, the substation and the power have to be funded before the rent starts, and the price of that money is rising: the 30-year Treasury yield touched a 19-year high in mid-August and data-center bond spreads have widened since June.
The shares have fallen 27.5% in three months while the contracted book grew, halving trailing price-to-sales to 14.3x from 28.7x in early May. The two Chinese operators grouped with it are a different business: GDS booked a record 470MW in the first half and VNET's capacity in service crossed a gigawatt, both funded onshore in yuan and constrained by domestic chip supply rather than by credit.
| Ticker | Company | Segment | Trend · 13mo | 30D | 1Y |
|---|---|---|---|---|---|
| The subject · what this brief is about | |||||
APLD | Applied Digital | Data Center & Cloud Infrastructure | ⚠️ Emerging Bear | −4.7% | +82.3% |
GDS | GDS | Data Center & Cloud Infrastructure | ⚠️ Emerging Bear | +0.2% | −3.1% |
VNET | VNET | Data Center & Cloud Infrastructure | ⚠️ Emerging Bear | −13.7% | −16.7% |
| Compared against · context, not the story | |||||
KEEL | Keel Infrastructure | Data Center & Cloud Infrastructure | 🟢 Cont. Bull | −27.5% | +167.5% |
WYFI | WhiteFiber, Inc. Ordinary Shares | Data Center & Cloud Infrastructure | 🌱 Emerging Bull | −23.2% | +26.6% |
SHAZ | SharonAI | Data Center & Cloud Infrastructure | 🌱 Emerging Bull | −14.3% | +92.0% |
CRWV | CoreWeave | Cloud GPU Computing | 🔴 Cont. Bear | +12.1% | −2.5% |
12-month price & trend
| Ticker | Mkt cap | P/E | P/E fwd | P/S | P/S fwd | P/GP | P/GP fwd | EV/EBITDA | FCF yld |
|---|---|---|---|---|---|---|---|---|---|
APLD | $8.2B | n/m | — | 14.3x | 10.0x | 64.0x | 44.8x | n/m | -33.7% |
GDS | $6.4B | 12.2x | — | 3.6x | — | 14.9x | — | 14.0x | -1.8% |
VNET | $1.9B | n/m | — | 1.2x | — | 5.7x | — | 9.7x | -58.8% |
| Ticker | Mkt cap | P/E | P/E fwd | P/S | P/S fwd | P/GP | P/GP fwd | EV/EBITDA | FCF yld |
|---|---|---|---|---|---|---|---|---|---|
KEEL | $1.9B | n/m | — | 12.6x | 17.1x | — | — | n/m | -18.6% |
WYFI | $1.0B | n/m | — | 15.8x | 8.2x | 25.5x | 13.3x | n/m | 13.8% |
SHAZ | $2.4B | n/m | — | 779.7x | 15.8x | — | — | n/m | -13.0% |
| Ticker | Mkt cap | P/E | P/E fwd | P/S | P/S fwd | P/GP | P/GP fwd | EV/EBITDA | FCF yld |
|---|---|---|---|---|---|---|---|---|---|
CRWV | $46.6B | n/m | — | 7.5x | 3.7x | 10.8x | 5.3x | 25.7x | -22.8% |
Consensus projections
| Ticker | FY2026E | FY2027E | FY2028E | |
|---|---|---|---|---|
APLD | Revenue | +98.7% | +92.4% | +149.3% |
| EPS | −24.3% | +6.9% | −104.0% | |
GDS | Revenue | +12.3% | +10.4% | +24.4% |
| EPS | −33.1% | −82.7% | +60.1% | |
VNET | Revenue | +20.4% | +22.0% | +20.8% |
| EPS | −32.3% | −239.3% | +74.3% | |
KEEL | Revenue | −59.1% | +12.9% | +81.9% |
| EPS | +59.7% | −46.8% | +71.4% | |
WYFI | Revenue | +63.5% | +110.2% | +54.2% |
| EPS | +2.2% | −134.8% | +157.8% | |
SHAZ | Revenue | +9846.3% | +823.7% | +76.6% |
| EPS | −44.7% | +7.9% | +24.6% | |
CRWV | Revenue | +147.1% | +98.0% | +60.2% |
| EPS | +194.1% | −65.7% | −325.8% |
Forward fiscal years only. Blank means no analyst coverage for that year.
Applied Digital, a Dallas developer that builds entire data-center campuses and leases them whole to a single tenant, told investors on 27 July that it now holds 1.4 gigawatts of contracted critical computing load. The leases carry about $36bn of contracted revenue, rising to roughly $86bn if every renewal option is exercised.
About 175 megawatts of that is energized — 100MW delivered at its Polaris Forge 1 campus in North Dakota in October 2025 and a further 75MW at the end of June. Roughly one-eighth of the contracted book is live and collecting rent. The rest is a construction program that must be financed before it earns anything.
The rent is contracted; the money is not
That is why the cost of capital, not the tenant list, is doing the work. Applied Digital funded a third building at Polaris Forge with a $300m senior secured bridge led by Goldman Sachs at the Secured Overnight Financing Rate (SOFR) plus 275 basis points, and a subsidiary raised $2.35bn in private notes. Campus equity comes largely from structurally senior preferred stock: the company lifted its Series G capacity to $2.0bn and drew a further $562.5m under a Macquarie facility of up to $5.0bn, which sits ahead of common holders in every campus.
That channel is repricing. Two of the last three commercial mortgage bond deals funding data centers had to widen pricing to attract buyers, and high-yield data-center spreads have widened since June as investors questioned whether AI revenue can carry long-dated lease obligations. On 18 August, the 30-year Treasury yield topped 5.3%, a 19-year high; the same session CoreWeave, Applied Digital's largest tenant, fell 12.1% on debt-financing concerns.
The counterparty itself has improved. CoreWeave holds all three Polaris Forge 1 leases — 400MW, about $11bn, roughly 15-year terms — and now backs them with springing guarantees and a $50m letter of credit after earning an A3 rating. Three new 15-year leases with a single high investment-grade hyperscaler have cut CoreWeave to about 31% of the contracted book.
The numbers behind the de-rating are mixed rather than bad. Fiscal 2026 revenue reached $611.3m, up 183.7%, but the fourth quarter's gross margin fell to 15.7% from 42.5% because $152.4m of the beat was one-time tenant fit-out fees. Consensus does not model a full-year profit before fiscal 2028. Trailing price-to-sales is 14.3x against 28.7x in early May, 10.0x forward; on enterprise value, the implied price per contracted megawatt has fallen to roughly $6.5m from about $9.2m while contracted capacity rose from about 1GW to 1.4GW. Cheaper against itself, not against anything absolute.
China is not the same trade
GDS Holdings, China's largest carrier-neutral colocation operator, raised its full-year sales target to 1GW on 13 August after a record 470MW of first-half bookings, with backlog at 757MW and capex guidance up to about $1.4bn. It funds projects onshore at 60% debt to 40% equity against stabilized yields of 10-11%, in a bank market management calls highly supportive. The catch is present-tense: second-quarter revenue grew 6.2% and gross margin fell to 19.5% from 23.8%, as legacy contracts reprice and mix shifts to cheaper inland markets. It trades at 14.0x trailing enterprise value to EBITDA with net leverage of 4.7x.
VNET Group, a Beijing wholesale and colocation operator, is the diverging name. Capacity in service crossed a gigawatt for the first time, up 49.4%, utilization reached 73.9% and adjusted EBITDA margin widened to 33.0% from 30.1%. But it missed on earnings and set a full-year revenue midpoint below consensus on 18 August and lost 16.9% in that session — its entire monthly decline. At 9.7x trailing EV/EBITDA it is the cheapest of the three.
What binds the Chinese pair is silicon, not credit. SMIC's most advanced stable node runs above 93% utilization with every certified domestic designer competing for wafers; GDS puts its 2026 workload mix at roughly half CPU, half GPU, with the GPU share rising in 2027 as domestic supply catches up. Their capacity is gated by accelerators arriving, not by lenders.
The share-price damage has landed hardest on the smallest builders — Keel Infrastructure, WhiteFiber and SharonAI each fell more than 14% in a month, far more than Applied Digital's 4.7%. Applied Digital itself broke trend during the period: its 50-day average sat above the 200-day on 1 July and crossed below it by 20 August, even as the contracted book grew.
The setup
Where it stands — Applied Digital's contracted book grew while its sales multiple halved; the financing cost of building it grew too. Would confirm — Energized capacity moving above 175MW toward the 1.4GW contracted, with recurring lease revenue replacing one-time fit-out fees. Would invalidate — New campus debt or preferred priced materially wider than SOFR plus 275 basis points, compressing stabilized lease yields. Watch next — Applied Digital's fiscal first-quarter results in October, and whether GDS's backlog exceeds 1GW by year-end. Valuation — APLD 14.3x trailing sales, 10.0x forward, against 28.7x in early May; GDS 14.0x EV/EBITDA, VNET 9.7x.

































































































