Record · Land assembly
Urbana Technology Hub (Thor Equities) — SR-55 & S US-68, Urbana Township
land-assembly
Fields
county
Champaign County, OH (FIPS 39021)
assembly
Urbana Technology Hub (Thor Equities) — SR-55 & S US-68, Urbana Township
sources
- auditor_cama
- layer parcel_joined FeatureServer 0 (auditor CAMA + geometry)
- org Champaign County Engineer ArcGIS Online org (CCEO, HBIN2hfRscrws7eM)
- url https://services5.arcgis.com/HBIN2hfRscrws7eM/arcgis/rest/services/parcel_joined/FeatureServer/0
- fields_used
- Parcel
- PPDeeded
- PPOwner
- BOOK_NO
- PAGE_NO
- PPAmount
- PPSaleDate
- PPAcres
- PPClassNumber
- pulled 2026-07-09
- public_reporting
- Urbana Daily Citizen, "Thor pushing forward with data center" (2026-06-14) — https://www.urbanacitizen.com/2026/06/14/thor-pushing-forward-with-data-center/
- Urbana Daily Citizen, "Data center plans revealed at city meeting" (2026-02-18) — https://www.urbanacitizen.com/2026/02/18/data-center-plans-revealed-at-city-meeting/
- litigation
- instrument Complaint, Thor Equities et al. v. City of Urbana, No. 3:26-cv-00196-MJN-CHG (S.D. Ohio, filed 2026-06-19)
- file data/documents/legal/thor-v-urbana/1.pdf
- establishes ¶¶8–13 — the four owned parcels and their owning SPEs match this register exactly; the OWNED-parcel holding is ~230.346 ac (¶13; = 47.637 + 85.619 + 97.09, the three conveyances below). A fifth entity (Urbana Owner LLC) is the contract purchaser of two FURTHER parcels (-36-001-00 + a portion of -37-001-00, additional to the 230.346 ac; their acreage is [open], see `contract_pending`). [verified] as pleaded.
conveyances
- id vance-brands
- grantee Urbana Owner I LLC
- grantee_tag verified
- grantor Brand Investments LTD
- grantor_tag reference
- grantor_corroboration inference
- parcels
- K48-25-11-01-30-001-00
- acres 47.637
- consideration_usd 2143665
- conveyance_date 2025-08-22
- deed_reference OR601/4948
- recorder_instrument_no —
- situs S US HWY 68
- class_number 110
- notes The "Vance Brands" parcel of the Highland55 §401 WQC filings (highland55-findings.md). Owner-of-record mailing 25 W 39th St, New York NY 10018 (c/o Thor Equities). First of the three SPE takedowns; consideration $2,143,665.
- id highland55
- grantee Highland55 Investments LLC
- grantee_tag verified
- grantor Brand Investments LTD
- grantor_tag reference
- grantor_corroboration inference
- parcels
- K48-25-11-01-32-005-00
- acres 85.619
- consideration_usd 3210712.5
- conveyance_date 2025-11-18
- deed_reference OR603/1927
- recorder_instrument_no —
- situs ST RTE 55 URBANA OH 43078
- class_number 100
- notes The 85.6-ac parcel south of Rittal (per the issue). Owner-of-record mailing 3040 Riverside Dr Ste 122, Columbus OH 43221 — the Highland Realty Development address, DISTINCT from the Urbana Owner I/II NY mailing. Brand + Highland55 together = the ">$5.5M / 133 ac" H2-2025 Brand disposition ([reference]); the two [verified] considerations sum to $5,354,377.50, i.e. the news ">$5.5M" is approximate. [inference]
- id organ-farms
- grantee Urbana Owner II LLC
- grantee_tag verified
- grantor Organ Farms LLC
- grantor_tag reference
- grantor_corroboration inference
- parcels
- K48-25-11-01-30-005-00
- K48-25-11-01-30-006-00
- acres 97.09
- consideration_usd 3398150
- conveyance_date 2026-06-12
- deed_reference OR606/3352
- recorder_instrument_no —
- situs S US HWY 68 URBANA OH 43078
- class_number 110
- notes Reported ([reference]) as the exercise of an existing purchase agreement with Organ Farms LLC for 97.09 ac at ~$3.4M; the auditor records both parcels transferring on one deed (OR606/3352) for $3,398,150 — "nearly $3.4 million" [inference]. Owner-of-record mailing c/o Thor Equities, 25 W 39th St, New York NY.
excluded_residual
- parcel K48-25-11-01-32-021-00
- owner Brand Investments LTD
- deed_reference OR601/4518
- acres —
- note Seller-residual — Brand's retained holding adjacent to the Vance Brands parcel; excluded from the assembly.
- owner Organ Farms LLC
- note [open] Any Organ Farms retained acreage not individually resolved; only the 97.09-ac transferred block (OR606/3352) is in the assembly.
contract_pending
- purchaser Urbana Owner LLC
- purchaser_tag verified
- parcels
- K48-25-11-01-36-001-00
- portion of K48-25-11-01-37-001-00
- status under contract to purchase (not yet conveyed)
- deed_reference —
- acres —
- note ADDITIONAL to the ~230.346-ac owned holding (¶13 gives 230.346 ac for the four owned parcels only; these two contract parcels are separate and their acreage is [open]). Not in the auditor conveyance chain above because title has not transferred; when it does, add a `conveyances` entry. Caption mailing 3040 Riverside Dr Ste 122, Columbus (Doc #1) — same caption address as the other three SPEs.
entities
- name Thor Equities
- role developer
- tag reference
- notes Developer of record; operates the takedown via single-purpose entities. Public reporting names a "Form8tion" Thor unit as the operating vehicle [reference]. NY mailing 25 W 39th St.
- name Form8tion
- role thor_operating_unit
- tag reference
- ohio_sos_agent —
- notes Reported Thor operating unit; no in-corpus filing yet. Ohio SoS registration [open].
- name Urbana Owner LLC
- role contract_purchaser_spe
- tag verified
- mailing_complaint_caption 3040 Riverside Dr Ste 122, Columbus OH 43221
- ohio_sos_agent —
- holds_pending
- K48-25-11-01-36-001-00
- portion of K48-25-11-01-37-001-00
- notes Contract purchaser (not yet grantee) — see `contract_pending`. Added from the federal complaint.
- name Urbana Owner I LLC
- role grantee_spe
- tag verified
- mailing_auditor 25 W 39th St, New York NY 10018 (c/o Thor Equities)
- mailing_complaint_caption 3040 Riverside Dr Ste 122, Columbus OH 43221
- ohio_sos_agent —
- holds
- vance-brands
- notes Two [verified] records give DIFFERENT mailings: the auditor PPOwnerAddress is 25 W 39th St, New York (c/o Thor Equities); the federal complaint caption (Doc #1 ¶10) lists the entity at 3040 Riverside Dr Ste 122, Columbus. Which is the entity's operative address, and whether the NY line is a Thor-parent c/o, is [inference]/[open] pending the Ohio SoS registered-agent pull.
- name Urbana Owner II LLC
- role grantee_spe
- tag verified
- mailing_auditor c/o Thor Equities, 25 W 39th St, New York NY 10018
- mailing_complaint_caption 3040 Riverside Dr Ste 122, Columbus OH 43221
- ohio_sos_agent —
- holds
- organ-farms
- notes Same split as Urbana Owner I: the auditor records 25 W 39th St, New York (c/o Thor) while the complaint caption lists 3040 Riverside Dr, Columbus. Reconciling the two is [inference]/[open] — Urbana Owner II's operative address is not resolved at its recorded (auditor) address.
- name Highland55 Investments LLC
- role grantee_spe
- tag verified
- mailing 3040 Riverside Dr Ste 122, Columbus OH 43221
- ohio_sos_agent —
- holds
- highland55
- notes Highland55's auditor mailing (3040 Riverside Dr Ste 122, Columbus) matches the complaint caption (Doc #1 ¶12) — the one SPE where the two [verified] records agree. A THIRD address is also on record: the §401 WQC prelim-JD cover (eDoc 3938251) lists "Highland Realty Development LLC / Urbana Owner I LLC, 720 E Broad St Suite 200, Columbus". All three (720 E Broad, 3040 Riverside, and the 25 W 39th St NY c/o-Thor line on the Urbana Owner I/II auditor rows) are retained; which is each entity's operative address, and how the WQC 720 E Broad line relates, is [inference]/[open] pending the Ohio SoS registered-agent pull. The complaint caption lists all four SPEs at 3040 Riverside, but the auditor records Urbana Owner I/II at 25 W 39th St — so "all four share 3040 Riverside" holds only for the caption, not the auditor record. UPDATE (#1354, 2026-08-01): the 720 E Broad line is no longer a lone WQC artefact. The City of Urbana's Ord. 4612-24 Exhibit A — the Pre-Annexation Agreement, executed-draft text — gives "Urbana0624C, LLC, an Ohio Limited Liability Company ('Company' or 'Developer'), whose mailing address is 720 E. Broad Street Columbus, OH 43215", and the City's own public notice identifies that entity as "Highland". So TWO independent primary instruments — an OEPA §401 filing and a City ordinance exhibit — put the project's development vehicle at 720 E Broad, and a third (the City's notice) names it Highland. Common control with this SPE graph is a strongly corroborated [inference], still not [verified]: no Ohio SoS filing has been read (businesssearch.ohiosos.gov remains HTTP 403). See incentive-instruments.yaml.
- name Brand Investments LTD
- role seller
- tag verified
- ohio_sos_agent —
- notes Seller of the 133-ac Brand disposition (vance-brands + highland55); retains K48-…-32-021-00.
- name Organ Farms LLC
- role seller
- tag reference
- ohio_sos_agent —
- notes Seller of the 97.09-ac block (OR606/3352) via exercise of a prior purchase agreement.
- name Champaign County (Board of Commissioners)
- role option_holder
- tag reference
- notes Holds an existing, NOT-yet-exercised land-purchase option agreement with Thor "in the same area" [reference]; commissioners reportedly signed before learning of the data-center plan. No parcel pinned, no instrument in corpus — [open].
end_use
- determination Data center campus ("Urbana Technology Hub")
- tag reference
- basis Explicit, repeated public reporting (Urbana Daily Citizen, 2026-02-18 "Data center plans revealed at city meeting"; 2026-06-14) names the project a "data center campus", disclosed at a public City of Urbana meeting, plus the Thor v. Urbana litigation (tracked under #1263). This RESOLVES the [open] end-use carried on lead #447: the substation + build-to-suit framing ([verified] from the §401 WQC) now attaches to a publicly disclosed data center. A primary instrument that NAMES the facility type (air permit, building permit, or utility interconnection showing the MW load) would take the end-use itself from [reference] to [verified] — tracked in the sibling #1263 catch-up issues, not this one. The land assembly, developer, considerations, and deed references in this register are [verified].
limitations
- Ohio Secretary of State (businesssearch.ohiosos.gov) is not reachable from the build/agent environment (403/DNS-blocked; only vetted connector hosts resolve). The registered-agent lines on every entity are therefore [open] pending a live SoS pull — NOT fabricated. Documented search effort: 2026-07-09.
- The Champaign County Recorder's own sequential instrument numbers and the deed-image grantor lines are [open]; the auditor's Official-Record BOOK_NO/PAGE_NO (the OR###/#### references above) are [verified] and are sufficient to retrieve each instrument. A recorder connector is the follow-up.
- Grantor identities (Brand Investments LTD, Organ Farms LLC) are [reference] from public reporting, corroborated [inference] by the auditor acreage/price/date triangulation; the deed image confirms them to [verified].
Where it connects
urbana/land-assembly.yaml · — · urbana