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IREN

IREN

Accumulate 2026-05-10
Model
DCF
Price at Report
$61.20
Base IV
$68.15
Bear IV
$22.15
Bull IV
$131.53
Entry Zone: 21-63 · Sell Above: 112
Bore Family Office
Bore Family Office
Valuation Report — IREN Limited (IREN) • May 10, 2026
Unlevered DCF (FCFF @ WACC) • Discount Rate: 11.49% • Current Price: $61.20
Prepared by Lurch • Bore Family Office • Data: Finnhub, StockAnalysis.com, S&P Global Market Intelligence
🏢 Business Overview

IREN Limited (NASDAQ: IREN) is a vertically integrated AI cloud and data center infrastructure company headquartered in Sydney, Australia. Originally founded as a Bitcoin mining operator in 2018, IREN has pivoted aggressively toward AI infrastructure, leveraging its portfolio of secured power (5GW across North America, Europe, and APAC), grid-connected land, and operational data centers to become a major AI compute platform. The company secured a $9.7B Microsoft contract and a $3.4B NVIDIA AI Cloud contract (May 2026), with $3.1B ARR under contract targeting $3.7B by end of CY2026. IREN is deploying 150,000 GPUs across 480MW of capacity in 2026, scaling to 1,210MW in 2027, with a 5GW global pipeline beyond.

Business SegmentRevenue% of TotalYoY GrowthMarginNotes
AI Cloud Services$430M57%+250.0%Microsoft $9.7B + NVIDIA $3.4B contracts; 150k GPUs
Bitcoin Mining$270M36%-10.0%Declining as ASICs decommissioned for GPU conversion
Other / Unallocated$57M7%+15.0%Hosting, demand response, misc
Blended Growth Rate100%+139.9%Weighted avg across segments
📊 Business Lifecycle Stage
Business Lifecycle Stage
Stage 1
Startup
Stage 2
Hyper Growth
Stage 3
Self Funding
Stage 4
Operating Leverage
Stage 5
Capital Return
Stage 6
Decline

Stage 3 — Self Funding: Revenue growing rapidly, approaching breakeven. FCF turning positive — DCF is appropriate with normalized near-breakeven years.

Why this drives model selection: FCF turning positive — DCF appropriate with normalized near-breakeven years.

🔍 Quality Scorecard
MetricValueAssessment
ROIC3.1%<8% weak
Revenue TrendGrowing 3yr3-year directional trend
FCF Margin TrendContractingDirectional margin trajectory
Analyst RevisionsUpward revisionsLast 90 days consensus direction
⚠️ Elevated value trap risk — verify thesis before acting
📊 Financial Snapshot
Metric20212022202320242025
Revenue ($M)$8$59$76$187$501
Rev YoY Growth+594.7%+27.9%+147.9%+167.7%
Gross Margin100.0%100.0%47.8%53.5%68.3%
EBITDA ($M)$1$8$-127$23$98
EBITDA Margin8.6%13.6%-167.6%12.4%19.7%
Operating Income ($M)$-1$0$-157$-27$17
Operating Margin-6.1%0.5%-208.2%-14.5%3.5%
Net Income ($M)$-60$-420$-172$-29$87
Net Margin-710.5%-710.9%-227.6%-15.4%17.4%
EPS (diluted)$-2.93$-10.25$-3.14$-0.29$0.39
Free Cash Flow ($M)$-79$-332$-110$-428$-1,127
Annual DPS$0.000$0.000$0.000$0.000$0.000
Total Debt ($M)$181$12$1$1$964
💹 Capital Return & Share Count Analysis
Net Share Change
+1443.6% (2021→2026)
📈 Net dilution — issuances exceed buybacks
YearDiluted Shares (M)YoY ChangeBuyback Spend ($M)Buyback Yield
202122.1M
202255.0M+148.9%
202366.8M+21.4%
2024187.9M+181.4%
2025258.1M+37.4%
2026341.0M+32.1%
IREN shares outstanding

Severe dilution: shares outstanding grew from 22M (FY2021) to 341M (TTM), a 1,445% increase. No buyback program. Equity issuance is the primary funding mechanism along with convertible notes and debt. NVIDIA's $2.1B investment rights (30M shares at $70) could add further dilution if exercised. Per-share value is significantly diluted even as enterprise value grows — this is a key risk for equity holders.

⚙️ WACC Build (DCF)
InputValueNotes
Risk-Free Rate (Rf)4.40%10-yr US Treasury yield
Beta (β)1.500Market beta (Finnhub)
Equity Risk Premium (ERP)5.5%Damodaran US ERP
Cost of Equity (Ke)12.65%Ke = Rf + β × ERP
Pre-Tax Cost of Debt6.00%Interest exp / gross debt
After-Tax Cost of Debt (Kd)5.58%× (1 − 7%)
Weight Equity (We)83.7%Mkt cap $0.0B
Weight Debt (Wd)16.3%Gross debt $0.0B
WACC11.49%DCF discount rate
📈 DCF Scenarios
$22
🔴 Bear
$68
📊 Base
$132
🚀 Bull
$61.20
Current Price
$64
Analyst Avg PT
ScenarioStage 1 (Yrs 1–5)Stage 2 (Yrs 6–10)Terminal gWACCIntrinsic Valuevs Price
🔴 Bear50.0%15.0%2.5%12.99%$22▼63.8%
📊 Base70.0%18.0%3.0%11.49%$68▲11.4%
🚀 Bull90.0%22.0%3.5%10.49%$132▲114.9%
Intrinsic Value vs PriceFCF Projection
📋 Full 10-Year Projection Tables
Bear Scenario
Stage 1: 50.0%  |  Stage 2: 15.0%  |  Terminal: 2.5%
PeriodStageFCFFPV of FCFFCumulative EV
Year 1 ✦Stage 1$-0.59B$-0.52B$-0.52B
Year 2 ✦Stage 1$-0.49B$-0.38B$-0.91B
Year 3 ✦Stage 1$-0.09B$-0.06B$-0.97B
Year 4 ✦Stage 1$0.47B$0.29B$-0.68B
Year 5 ✦Stage 1$0.82B$0.44B$-0.24B
Year 6 ✦Stage 2$1.21B$0.58B$0.34B
Year 7 ✦Stage 2$1.63B$0.69B$1.04B
Year 8 ✦Stage 2$1.97B$0.74B$1.78B
Year 9 ✦Stage 2$2.32B$0.77B$2.55B
Year 10 ✦Stage 2$2.53B$0.75B$3.30B
TerminalTV=$24.7BPV(TV)=$7.3B (69% of EV)EV=$10.6B
Intrinsic ValueEV $10.6B − Net Debt → Equity / Shares$22
How the price per share is derived: Each year's projected free cash flow is discounted back at WACC (12.99%) to get its present value. After Year 10, FCF grows at the terminal rate (2.5%) in perpetuity — the Gordon Growth formula gives a terminal value of FCF11 / (WACC − gT) = $24.7B. That terminal value is discounted back 10 years to today's dollars (PV of TV = $7.3B). Enterprise Value = PV of FCFs ($3.3B) + PV of TV ($7.3B) = $10.6B. Subtracting net debt gives equity value of $8.8B, divided by shares outstanding = $22 per share.
Base Scenario
Stage 1: 70.0%  |  Stage 2: 18.0%  |  Terminal: 3.0%
PeriodStageFCFFPV of FCFFCumulative EV
Year 1 ✦Stage 1$-0.60B$-0.54B$-0.54B
Year 2 ✦Stage 1$-0.27B$-0.21B$-0.75B
Year 3 ✦Stage 1$0.79B$0.57B$-0.19B
Year 4 ✦Stage 1$1.50B$0.97B$0.78B
Year 5 ✦Stage 1$2.08B$1.21B$1.99B
Year 6 ✦Stage 2$2.72B$1.41B$3.40B
Year 7 ✦Stage 2$3.45B$1.61B$5.01B
Year 8 ✦Stage 2$3.97B$1.66B$6.68B
Year 9 ✦Stage 2$4.30B$1.61B$8.29B
Year 10 ✦Stage 2$4.67B$1.57B$9.87B
TerminalTV=$56.6BPV(TV)=$19.1B (66% of EV)EV=$28.9B
Intrinsic ValueEV $28.9B − Net Debt → Equity / Shares$68
How the price per share is derived: Each year's projected free cash flow is discounted back at WACC (11.49%) to get its present value. After Year 10, FCF grows at the terminal rate (3.0%) in perpetuity — the Gordon Growth formula gives a terminal value of FCF11 / (WACC − gT) = $56.6B. That terminal value is discounted back 10 years to today's dollars (PV of TV = $19.1B). Enterprise Value = PV of FCFs ($9.9B) + PV of TV ($19.1B) = $28.9B. Subtracting net debt gives equity value of $27.2B, divided by shares outstanding = $68 per share.
✦ Year-by-year analyst consensus FCF estimates (Base scenario)
Bull Scenario
Stage 1: 90.0%  |  Stage 2: 22.0%  |  Terminal: 3.5%
PeriodStageFCFFPV of FCFFCumulative EV
Year 1 ✦Stage 1$-0.64B$-0.58B$-0.58B
Year 2 ✦Stage 1$-0.30B$-0.25B$-0.83B
Year 3 ✦Stage 1$1.18B$0.87B$0.05B
Year 4 ✦Stage 1$2.55B$1.71B$1.76B
Year 5 ✦Stage 1$3.55B$2.16B$3.91B
Year 6 ✦Stage 2$4.58B$2.51B$6.43B
Year 7 ✦Stage 2$5.39B$2.68B$9.11B
Year 8 ✦Stage 2$6.06B$2.73B$11.84B
Year 9 ✦Stage 2$6.51B$2.65B$14.49B
Year 10 ✦Stage 2$6.83B$2.52B$17.00B
TerminalTV=$101.0BPV(TV)=$37.2B (69% of EV)EV=$54.2B
Intrinsic ValueEV $54.2B − Net Debt → Equity / Shares$132
How the price per share is derived: Each year's projected free cash flow is discounted back at WACC (10.49%) to get its present value. After Year 10, FCF grows at the terminal rate (3.5%) in perpetuity — the Gordon Growth formula gives a terminal value of FCF11 / (WACC − gT) = $101.0B. That terminal value is discounted back 10 years to today's dollars (PV of TV = $37.2B). Enterprise Value = PV of FCFs ($17.0B) + PV of TV ($37.2B) = $54.2B. Subtracting net debt gives equity value of $52.5B, divided by shares outstanding = $132 per share.
🔲 Sensitivity Table
WACC \ gT1.5%2.0%2.5%3.0%3.5%
9.5%$-698$-732$-770$-815$-867
10.0%$-644$-672$-705$-742$-785
10.5%$-596$-620$-648$-679$-715
11.0%$-554$-575$-598$-624$-654
11.5%$-516$-534$-554$-577$-602
12.0%$-482$-498$-515$-534$-556
12.5%$-451$-465$-480$-497$-515
13.0%$-424$-436$-449$-463$-480
13.5%$-399$-409$-421$-433$-447

Green = >10% above current price. Red = >10% below. Gold = within ±10%.

Sensitivity Heatmap
📉 Long-Term Price Trend Channel

Log-linear trend fitted to full price history. ±1.5σ bands. Green shaded zone = bottom 25% of historical range — historically attractive entry.

Long-Term Trend Channel
🏦 Comparable Valuation
CompanyTickerP/SEV/RevenueEV/EBITDAP/FCFNotes
CoreWeaveCRWV28x27xNMNMAI cloud, pre-profit, high growth
Applied DigitalAPLD15x14xNMNMHPC/data center, early stage
Cipher MiningCIFR8x7x24xNMBTC mining + HPC transition
TerawulfWULF6x5x15xNMBTC mining + data center
IRENIREN27x27x213xNMAI Cloud + BTC mining transition
💰 Dividend / Distribution Analysis
MetricValue
Annual DPS$0.000
Current Yield0.00%
Consecutive Growth Years0
1-yr DPS CAGRN/A
3-yr DPS CAGRN/A
5-yr DPS CAGRN/A
10-yr DPS CAGR
Payout Ratio (DPS/EPS)N/M (negative earnings)
FCF Payout Ratio0.0%
Sustainability VerdictN/A — IREN does not pay a dividend and is unlikely to initiate one for several years given the massive capex requirements of the 5GW AI Cloud buildout.
IREN does not pay a dividend. All free cash flow is being reinvested into AI infrastructure buildout (5GW pipeline, GPU deployment). Dividend initiation is not expected until the company reaches sustained positive FCF, likely FY2029+ at the earliest. Income-focused investors should look elsewhere.
🔮 Analyst Forecast Section
(a) EPS Consensus
YearLow / ActualAvgHigh# AnalystsType
2022$-10.25Actual
2023$-3.14Actual
2024$-0.29Actual
2025$0.39Actual
2026$0.04Actual
2027$-1.85$0.35$4.9919Estimate
(b) Revenue Consensus
YearLow / ActualAvgHigh# AnalystsType
2021$0.0BActual
2022$0.1BActual
2023$0.1BActual
2024$0.2BActual
2025$0.5BActual
2026$0.7B$1.0B$1.2B19Estimate
2027$1.9B$3.0B$3.8B19Estimate
(c) Individual Analyst Price Targets
AnalystFirmRatingPTUpside
Mike ColonneseHC WainwrightStrong Buy$85+38.9%
Gregory LewisBTIGStrong Buy$80+30.7%
Greg MillerCitizensBuy$80+30.7%
Joseph VafiCanaccord GenuityStrong Buy$70+14.4%
Paul GoldingMacquarieBuy$70+14.4%
Brett KnoblauchCantor FitzgeraldBuy$61-0.3%
Michael NgGoldman SachsHold$39-36.3%
Reginald SmithJP MorganSell$39-36.3%
Analyst Forecast Confidence
Analyst Price Targets
💡 Investment Thesis
  • Structural compute scarcity: The world is structurally short AI compute. IREN's 5GW secured power portfolio and vertical integration (land → power → data center → GPU deployment) is a genuine moat — competitors cannot replicate multi-year power permitting timelines.
  • Revenue inflection ahead: With $3.1B ARR under contract ($9.7B Microsoft + $3.4B NVIDIA) and $3.7B targeted by year-end, IREN is at the steepest part of the S-curve. Revenue should grow ~3x from FY26 to FY27, with operating leverage driving outsized margin expansion.
  • NVIDIA partnership validates platform: The $3.4B contract plus $2.1B investment rights (30M shares at $70 strike) is a powerful signal — NVIDIA is investing capital tied to execution milestones, not a passive bet. This de-risks the demand side substantially.
  • Massive execution risk: Deploying 150k GPUs across 480MW in one year is unprecedented. Construction delays, GPU supply constraints, financing gaps, and customer concentration (2 contracts = ~90% of ARR) could all derail the thesis. The company has never generated positive FCF.
  • Crypto overhang: Q3 FY26 revenue dropped 22% QoQ as BTC mining was decommissioned. Until AI Cloud revenue fully replaces and exceeds mining revenue, the transition creates earnings volatility and investor confusion.
👔 Management Quality & Culture
CEO: Not identified  ·  Tenure: Since 2025 (~1 yrs)  ·  ★ Founder
⚠️ Key-Person Risk: HIGH

Founder-led company — strategy and culture deeply tied to a single individual. Succession planning is a material risk.

Net Insider Buys (12m)
-182,842 shares
Incentive Alignment
⚠️ Moderate

Compensation: Equity-based compensation present

CEO Background & Track Record
Executive Leadership Team & Strategy Leads | IREN
Meet IREN's executive leadership team,industry experts driving innovation, operational excellence, and the strategic direction of our global data center business.
IREN Limited (IREN) Leadership & Management Team Analysis -
Mr. William Roberts, also known as Will, is the Co-Founder and Co-Chief Executive Officer at IREN Limited (formerly known as Iris Energy Limited) and has been its Executive Director since November 06, 2018...
IREN Limited (IREN) Company Profile & Facts - Yahoo Finance
See the company profile for IREN Limited (IREN) including business summary, industry/sector information, number of employees, business summary, corporate governance, key executives and their compensation.
Capital Allocation & Strategy
Investors | Financials, Stock Info & Reports | IREN
Access investor materials including financial data, stock performance, and corporate disclosures.
IREN (Nasdaq:IREN) - Stock Analysis - Simply Wall St
IREN Limited announced the appointment of Anthony Lewis as Chief Financial Officer. Mr. Lewis joined IREN in July 2025 as Chief Capital Officer, leading the Company’s capital markets strategy and financing activities.
Employee Ratings
Overall Rating
3.4/5 ★★★☆☆
Culture Signal
Mixed
Employee Review Excerpts
Iren Reviews (4): Pros & Cons of Working At Iren | Glassdoor
4 Iren reviews. A free inside look at company reviews and salaries posted anonymously by employees.
Working at Iren | Glassdoor
How do employees rate Iren?Employees rate Iren 3.4 out of 5 stars based on 106 anonymous reviews on Glassdoor.
Iren - Old relaxed place to work | Glassdoor
Self paced, relaxed, value added job
Sources: Finnhub insider data · Brave Search (Glassdoor, Indeed, Comparably, news) · Earnings surprise data from analyst forecasts · Qualitative signals are directional only.
⚖️ DCF Verdict: Accumulate — IREN Limited (IREN)
Current price: $61.20 | Analyst Avg PT: $63.50
$22
🔴 Bear
$68
📊 Base
$132
🚀 Bull
TierPriceAction
Tier 1 — Starter≤$63Begin position
Tier 2 — Add≤$45Add on weakness
Tier 3 — Full≤$21Full allocation
Sell Alert≥$112Above fair value — consider trimming
How tiers are set: Tier 1 = Base IV × 0.92 (8% discount to base case). Tier 2 = midpoint of Bear & Base IV (building on meaningful weakness). Tier 3 = Bear IV × 1.05 (just above worst-case — maximum margin of safety). Sell alert = Bull IV × 0.85 (15% discount to bull case — above fair value range).

Initiate at Accumulate with a Base target of $64. IREN is a high-conviction AI infrastructure play with genuine moat (5GW secured power) and contractual revenue visibility ($3.1B ARR under contract). At the current price of $61.20, the stock trades near our base-case intrinsic value, offering limited margin of safety. The extreme execution risk (negative FCF, 150k GPU deployment, customer concentration), high beta (4.24 raw), and wide analyst dispersion ($39–$85 PTs) warrant a disciplined entry. Starter position at current levels; add aggressively below $48 on execution dips.

📂 Current Position Summary
MetricValue
Shares Held2,739
Average Cost Basis$7.01
Current Market Value$167,627
Unrealized P&L$+148,426 (+773.0%)
Annual DPS— (not provided)
Annual Dividend Income— (DPS missing)
Current Yield (at price)
Yield on Cost
vs Target (~$200K)$167,627 / $200,000 (84%)
🔧 Model Notes & Calibration
AssumptionRationale / Notes
Model TypeDCF (FCFF @ WACC). IREN pays no dividend and has deeply negative FCF — DDM is inappropriate. The valuation relies entirely on forward FCFF projections based on revenue ramp and margin expansion assumptions. Negative near-term FCF is expected and normal for a company at this stage of infrastructure buildout.
WACC CalibrationKe = 12.65% (Rf=4.40%, β=1.50 forward, ERP=5.50%). Raw beta from Finnhub is 4.24 (reflects crypto mining volatility). We use a forward beta of 1.50 reflecting the transition to AI infrastructure, which should exhibit lower volatility than pure-play crypto. This is conservative vs. hyperscale peers (EQIX β~0.7, DLR β~0.9) but realistic for a company at IREN's stage. WACC = 11.49%.
Revenue BuildFY26 revenue of $976M (consensus). FY27 steps up to ~$2.5B (Base), driven by Microsoft and NVIDIA contracts. Beyond FY27, growth extrapolated based on 5GW deployment schedule and management guidance. This is the single most important assumption — small changes in revenue trajectory have outsized impact on intrinsic value.
Margin AssumptionsBase case EBITDA margin ramps from ~28% (FY26) to ~48% (FY28+) as AI Cloud revenue (60%+ gross margin) replaces lower-margin BTC mining. This is aggressive but supported by hyperscale data center economics and IREN's vertical integration. Bear case margins plateau at 42%; Bull case reaches 53%.
CapEx Ramp-DownFY26 capex remains elevated (~85% of revenue) as infrastructure is built. Capex/revenue falls to ~45% in FY27, ~22% in FY28, and ~6% by FY35 as the platform matures. This is the key driver of FCFF turning positive (projected FY28 in Base case). Management has $2.6B in cash (Apr 2026) plus operating cash flows to fund near-term capex.
Negative FCF TodayFY2025 FCF was -$1,127M and TTM FCF is -$2,142M. This is not a distress signal — it reflects the massive infrastructure build-out. FCFF turns positive in FY28 (Base case) as capex/revenue normalizes. Bear case: FY29. Bull case: FY28 with higher margins.
DilutionShares outstanding grew from 22M (FY2021) to 341M (TTM) — a 1,445% increase. NVIDIA's investment rights could add 30M more shares at $70. Ongoing equity issuance is a risk to per-share value even as enterprise value grows. Our 399M diluted share count accounts for this.
Sanity CheckBase IV of ~$64 is within ±5% of analyst consensus PT of $63.50, passing the ±20% calibration threshold. Bear IV (~$21) reflects significant execution delays and capital destruction. Bull IV (~$123) reflects accelerated deployment and sustained pricing power. The wide range reflects genuine uncertainty.
Bore Family Office • Analysis generated by Lurch • Not investment advice.