Digital Realty (DLR)
Real Estate · data center real estate investment trust (REIT) · NYSE
Digital Realty is a global provider of data center, colocation, and interconnection solutions that power the critical infrastructure for the world's leading cloud and enterprise companies.
What Digital Realty does
Digital Realty supports the data center, colocation, and interconnection strategies of customers by providing a global platform of secure, network-dense data centers. The company designs, builds, and operates these facilities to house mission-critical IT infrastructure for a diverse range of enterprise and hyperscale customers.
Themes: cloud computing infrastructure, data center colocation, interconnection services, enterprise IT infrastructure
Fundamentals
- Price$190.62 as of 2026-08-21 close
- Market cap$67.0B as of 2026-08-21
- 1-year return+16.4% 2025-08-21 close $163.78 → 2026-08-21 close $190.62
- P/E91.88 as of 2026-08-24
- Net margin+11.8% as of 2026-08-24
- Gross margin+59.5% as of 2026-08-24
- ROE+3.3% as of 2026-08-24
- Debt / equity0.68 as of 2026-08-24
- Revenue growth (YoY)+17.4% as of 2026-08-24
- Revenue CAGR (3y)+9.2% SEC XBRL
- Beta1.02 as of 2026-08-24
- Last reported earnings2026-07-23 SEC EDGAR Form 8-K (Item 2.02)
Dividend: yield +3.6%; pays a dividend.
How DLR compares in its sector
- price-to-earnings ratiotop 25% 127 covered Real Estate peers, as of 2026-08-24
- net profit marginmiddle range 161 covered Real Estate peers, as of 2026-08-24
- operating marginmiddle range 161 covered Real Estate peers, as of 2026-08-24
- gross marginmiddle range 156 covered Real Estate peers, as of 2026-08-24
- return on equitymiddle range 162 covered Real Estate peers, as of 2026-08-24
- 3-year revenue CAGRmiddle range 155 covered Real Estate peers
- indicated dividend yieldmiddle range 138 covered Real Estate peers, as of 2026-08-24
Position among covered Real Estate companies that report each metric (minimum 5 peers). A relative position within our covered catalog — not a valuation, quality, or investment judgment. A higher percentile is simply a higher value (for P/E, more expensive on earnings — never "better"). Informational only.
Top 10 scores & list membership
DLR is not currently in any published Top 10 list. Its scores are below.
Long-term score
Not scored for the long-term list: no shareholder return data.
Short-term score
58.5 #295 of 1,704 scored · #6 of 94 in Real Estate
Catalysts 77th: the analyst consensus rating has improved toward "buy" since the prior reading; setup 57th: day-to-day price swings are narrower than usual versus its own recent 6-month history (tighter than about 81% of it); weakest is momentum 50th: over the past 3 months this stock lagged the market by 5.0 percentage points.
Scores as of 21 Aug 2026. Each bar is a percentile: how this company ranked against every company the score ranked, 0–100. A list is a published formula and its output, not a recommendation. Method version 2.
Dividend coverage (FY2025)
Exceeded at least one reported measure. In FY2025, DLR's dividend exceeded at least one reported measure of what it earned or generated (earnings payout 132%, operating-cash-flow payout 72%). A payout above 100% in one year is not necessarily unsustainable, but it is not fully covered by that measure.
- Earnings payout132% dividends / net income
- Operating-cash-flow payout72% dividends / operating cash flow — capital spending was not reported, so this does not subtract it
Coverage derived from reported SEC EDGAR XBRL figures for FY2025 (dividends paid vs. net income and free cash flow, same fiscal year). This describes PAST coverage for one fiscal year — it does not predict whether a dividend will be maintained, raised, or cut, and a one-year payout ratio can be distorted by non-recurring items. Informational only — not financial advice.
How Digital Realty looks technically
Digital Realty (DLR) is trading 7.4% above its 200-day average, the long-term trend line — a longer-term uptrend. Its 50-day average crossed above its 200-day average about 109 trading days ago — a "golden cross", a bullish long-term signal. There is no clear trend right now — the price is choppy (ADX, a 0–100 trend-strength gauge, is 19, below the 25 that marks a real trend). Momentum is neutral — its 14-day RSI (a 0–100 momentum gauge) is 49, neither overbought (above 70) nor oversold (below 30). MACD, a trend-momentum gauge, turned bearish about 3 trading days ago (its momentum flipped negative). It made a new 20-day high about 6 trading days ago.
Trend
9
| Distance from the 200-day | it is trading 7.4% above its 200-day average, the long-term trend line — a longer-term uptrend | +7.4% |
|---|---|---|
| 50-day moving average | its average price over the last 50 trading days — a short-term trend line — is $186.96 | $186.96 |
| 200-day moving average | its average price over the last 200 trading days — the long-term trend line — is $177.52 | $177.52 |
| Swing structure | its recent peaks and dips disagree — one of them is rising while the other is not, so there is no clean up or down pattern in the swings | mixed — one of the two is not confirming |
| Last swing turn | its last significant turn was a swing high 7 calendar days ago — the swings before that are what the structure reading is measured on | 7 sessions |
| Wave structure | its recent swings can be read as a completed three-part upward correction — a pullback in the A-B-C shape Elliott-wave chartists use; the labelling fails if price closes above 201.56. It is the only labelling that fits, though not with textbook proportions, and it describes the swings already printed, not what comes next. | possible three-wave upward correction, complete (atypical proportions) |
| Since the 50/200 cross | its 50-day average crossed above its 200-day average about 109 trading days ago — a "golden cross", a bullish long-term signal | 109 sessions |
| Above the 200-day after a dip | it recently dipped to its 200-day average (the long-term trend line) and has since climbed back above it — now about 7.4% above | +7.4% |
| Trend strength (14-day ADX) | there is no clear trend right now — the price is choppy (ADX, a 0–100 trend-strength gauge, is 19, below the 25 that marks a real trend) | 19.1 |
Momentum
3
| 14-day RSI | momentum is neutral — its 14-day RSI (a 0–100 momentum gauge) is 49, neither overbought (above 70) nor oversold (below 30) | 49.2 |
|---|---|---|
| Position in its 14-day range | it is trading near the bottom of its 14-day range ($188.46 to $201.56) — its "stochastic" reading is 17 out of 100, where 0 would mean closing exactly at the 14-session low and 100 exactly at the high. This measures WHERE the price sits inside its recent range, which is a different question from the RSI beside it: RSI is a momentum gauge, measuring how FAST the price has been moving, so a stock can drift quietly to the bottom of its range with an ordinary RSI, or fall sharply and still sit in the middle. It has been slipping within that range over the last few sessions. | 16.5 |
| Since the MACD crossed zero | MACD, a trend-momentum gauge, turned bearish about 3 trading days ago (its momentum flipped negative) | 3 sessions |
Range
12
| 52-week high | its highest closing price over the past year (about 252 trading days) was $208.14 | $208.14 |
|---|---|---|
| From the 52-week high | it is 8.4% below its 52-week high (its highest price of the past year) | -8.4% |
| Above the 52-week low | it is 30.4% above its 52-week low (its lowest price of the past year) | +30.4% |
| Below the 52-week high | it is 8.4% below its highest point of the past year | 8.4% |
| Since a 20-day breakout | it made a new 20-day high about 6 trading days ago | 6 sessions |
| Since a 55-day breakout | it made a new 55-day high about 6 trading days ago | 6 sessions |
| All-time high | its highest closing price on record is $208.14 (set on 2026-04-24) | $208.14 |
| Given back of the 52-week move | over the past year its closes ranged ($147.93 to $203.91), and it has given back roughly a quarter of its rise from last year’s low — 24% of it. Chart-watchers call 61.8%-65% given back the "golden pocket" — for this company that is $167.52 to $169.31. It is watched widely enough that orders cluster there, which is the honest reason it matters; it is not a forecast. | 23.7% |
| From the all-time high | it is 8.4% below its all-time high | -8.4% |
| Nearest price level | it is trading 1.5% below a resistance level at $193.44 — a price it turned at three times since 2024-10-25, most recently on 2026-05-22. Since 2024-08-21 it has 7 such levels below the current price and 3 above. Levels like these describe where the price has reversed or paused before; they are not a forecast of where it will go. | +1.5% |
| All-time low | its lowest closing price on record is $14.98 (set on 2005-06-06) | $14.98 |
| Above the all-time low | it is 1172.5% above its all-time low | +1,173% |
Volatility
5
| Band width vs its own 6 months | day-to-day price swings are narrower than usual versus its own recent 6-month history (tighter than about 81% of it) | 19th percentile |
|---|---|---|
| Typical daily range | in a typical session it travels about $5.35 between its high and its low — about 2.8% of its price. That is its "average true range" over the last 14 sessions, which also counts the distance from the previous close, so a day that opens well away from yesterday counts as the large move it was | $5.35 |
| Bollinger bands (20-day, ±2σ) | most of its recent trading has stayed between about $187.55 and $199.71 — the "Bollinger bands", a range drawn two standard deviations either side of its 20-day average price, which widens when the stock gets more volatile and narrows when it settles | $187.55 – $193.63 – $199.71 |
| Typical daily range (% of price) | its price moves about 2.8% in a typical session — calmer than most companies we cover. This is the average gap between a session's high and low over the last 14 sessions, counting overnight moves, expressed against the current price so it can be compared with companies trading at any price | 2.8% |
| Stretch from the 200-day average | it is trading 2.5 daily ranges above its 200-day average price (7.4% above it in plain percentage terms) — a way of asking how far it has stretched from its own average in units of how far it normally moves in a day, so a calm company and a jumpy one can be compared on the same scale | 2.5 daily ranges above its 200-day average |
Volume
1
| Volume vs its 30-day average | trading volume is about normal versus its 30-day average | 0.66× |
|---|
Analyst
2
| Change in the average price target | analysts have raised their average price target by 0.5% since the prior reading | +0.5% |
|---|---|---|
| Change in the consensus rating | the analyst consensus rating has improved toward "buy" since the prior reading | 0.06 toward buy |
Candlestick patterns
2
| Since a doji | 6 sessions ago it opened and closed at almost the same price after trading through a wider range — a "doji", the classic picture of buyers and sellers finishing the session level | 6 sessions ago |
|---|---|---|
| Since a bearish engulfing | today it opened above the previous session's close and finished below that session's open — a "bearish engulfing" pair, where one down day more than undid the up day before it | today |
Price gaps
3
| Gap at the open | it opened on 2026-08-21 0.6% above the previous session's close — an overnight gap, the part of the move that happened while the market was shut, and traded back through that level before the close | +0.6% |
|---|---|---|
| Open gap | it gapped 5.9% above the previous close 20 sessions ago and has not traded back through the level it left behind at 179.34 — an "unfilled gap", which describes a price range no trade has since crossed and is not a forecast that it will be crossed | +5.9% |
| Gap filled | a 3.3% gap up opened on 2026-07-30 has been "filled" 14 sessions ago — price traded back through the level the gap left behind, and it took 2 sessions to close | 14 sessions ago |
Price streaks
1
| Closing streak | it closed lower in its latest session, after a session that did not close lower — a single down day rather than a run | 1 session down |
|---|
Relative strength
4
| vs market, 1 month | over the past 1 month this stock beat the market by 4.0 percentage points (the stock gained 6.3% while the market gained 2.3%) | +4.0% |
|---|---|---|
| vs market, 3 months | over the past 3 months this stock lagged the market by 5.0 percentage points (the stock lost 1.9% while the market gained 3.1%) | -5.0% |
| vs market, 6 months | over the past 6 months this stock lagged the market by 2.6 percentage points (the stock gained 8.5% while the market gained 11.1%) | -2.6% |
| vs market, 12 months | over the past 12 months this stock lagged the market by 4.1 percentage points (the stock gained 16.4% while the market gained 20.5%) | -4.1% |
Signal agreement
2
| Bullish technical signals | 4 of the 9 technical signals we can compute for it are currently in a bullish state: a "golden cross" — its 50-day average is above its 200-day, trading above its 200-day average, near the bottom of its 14-day range (oversold), trading above the Ichimoku cloud — these describe past price behaviour, not a forecast | 4 of 9 |
|---|---|---|
| Bearish technical signals | 2 of the 9 technical signals we can compute for it are currently in a bearish state: MACD momentum is negative, lagging the market over 6 months — these describe past price behaviour, not a forecast | 2 of 9 |
Trend (Ichimoku cloud)
1
| Vs the Ichimoku cloud | trading 2.3% above the Ichimoku cloud — a band drawn from where its own highs and lows sat up to 2026-07-16 and projected forward over today's price, the side traders read as an established uptrend, with the band below acting as the level that would have to give way. The band itself is moderate, spanning 3.3% of the share price. | +2.3% |
|---|
Volume-weighted price
2
| Vs this year’s average price paid | the price is 4% above the average price paid so far this year, so the typical buyer over that stretch is showing a gain. That average is $182.91 — a volume-weighted average of daily closes over 157 sessions, not a true tick-by-tick VWAP. | +4.2% |
|---|---|---|
| Vs the average paid since it last reported | the price is 2% below the average price paid since it last reported on 2026-07-23 (its 8-K), so the typical buyer over that stretch is under water. That average is $193.80 — a volume-weighted average of daily closes over 22 sessions, not a true tick-by-tick VWAP. | -1.6% |
Price levels it has turned at before
DLR last closed at $190.62 on 2026-08-21. Since 2024-08-21 it has turned at 7 prices below its last close and 3 above; the 3 nearest below and the 3 nearest above are listed, nearest first.
| Level | Side | Distance | Evidence |
|---|---|---|---|
| $193.44 | Resistance | 1.5% above the last close | turned there three times · 2024-10-25 to 2026-05-22 |
| $197.50 | Resistance | 3.6% above the last close | turned there twice · 2024-11-29 to 2026-06-24 |
| $183.68 | Support | 3.6% below the last close | turned there 9 times · 2024-11-11 to 2026-08-03 |
| $177.91 | Support | 6.7% below the last close | turned there six times · 2024-11-15 to 2026-06-11 |
| $207.78 | Resistance | 9.0% above the last close | turned there twice · 2026-04-24 to 2026-07-24 |
| $173.28 | Support | 9.1% below the last close | turned there four times · 2024-12-30 to 2026-03-20 |
A level is a price this company reversed or paused at more than once — they describe past behaviour, not a forecast of where the price will go.
Wave structure
Its recent swings can be read as a three-part upward correction — the A-B-C shape chartists use for a pullback — now complete.
This labelling fails — stops being a possible reading at all — if it closes above $201.56.
It is the only labelling that fits these swings, though its proportions are not the textbook ones. It was chosen from 3 labellings that survived the rules, counting shorter readings of the same bars.
This reading has stood for 1 trading day, since 2026-08-21.
Read from daily closes as of 2026-08-21.
An Elliott-wave count describes the swings already printed and the level that would disprove it. It is not a forecast, a target, or advice.
Screens: Trading above the 200-day moving average · Tested and reclaimed 200-day support · MACD just crossed bearish (12/26/9) · trendless / choppy (low ADX) · Printed a bearish engulfing pair · At the bottom of its 14-day range (stochastic below 20) | Learn: moving average · golden cross · adx · rsi · macd · breakout
Based on daily closing prices as of 2026-08-21. Describes past price behavior only — informational, not financial advice.
Analyst consensus
- Consensus ratingStrong Buy (1.45 mean, 1=Strong Buy…5=Strong Sell) — 31 analysts
- Mean price target$223.00 range $190.00 – $250.00; median $224.00
Analyst estimates, as of 2026-08-19. These are third-party analyst opinions and price targets, aggregated — not a recommendation, prediction, or advice from stocks-llm. Informational only.
Analyst EPS estimate for DLR
- Consensus EPS estimate$0.575 next reporting period, as of 2026-08-19
Change over time is not available yet: it needs two readings of the same reporting period at least 30 days apart, and we have been recording these estimates since 2026-08-04. An estimate for a DIFFERENT quarter is not a revision, so a reading from before the last report is never compared with one after it.
The consensus estimate for the next reporting period, and how it has moved between readings of that SAME period. A change is measured only between readings estimating one period — when a company reports, the consensus moves to the next quarter and the two numbers are not comparable. Informational only, not a forecast and not advice.
Key risks (from latest filing)
["Exposure to intense competition in the data center and interconnection market.","Potential volatility in the global economy and its impact on customer demand for colocation and infrastructure.","Complexity and integration risks associated with large-scale property acquisitions and developments."]
What changed in the latest 10-Q
AI-assisted comparison of DLR's 10-Q filed 2026-05-01 against the prior one filed 2025-10-31.
Management's Discussion & Analysis (MD&A)
- Added:
- Reference to 'Annual Report on Form 10-K for the year ended December 31, 2025' (newer filing, filed 2026-05-01)
- Added phrase 'cyberattacks, security breaches and' before 'data privacy breaches' in risk factors (newer filing, filed 2026-05-01)
- Added phrase 'our inability to develop and lease new properties and development capacity' replacing 'space' terminology (newer filing, filed 2026-05-01)
- Removed:
- Reference to 'Annual Report on Form 10-K for the year ended December 31, 2024' (older filing, filed 2025-10-31)
- Reference to 'Quarterly Report on Form 10-Q for the quarters ended March 31, 2025 and June 30, 2025' (older filing, filed 2025-10-31)
- Phrase 'information security and data privacy breaches' replaced with expanded version including cyberattacks (older filing, filed 2025-10-31)
- Reworded:
- Changed 'supply and demand for data center space' to 'supply and demand for data center capacity' (newer vs older)
- Changed 'increased competition or available supply of data center space' to 'increased competition or available supply of data center capacity' (newer vs older)
- Changed 'our inability to successfully develop and lease new properties and development space' to 'our inability to successfully develop and lease new properties and development capacity' (newer vs older)
- Changed 'our inability to retain data center space that we lease or sublease from third parties' to 'our inability to retain data center capacity that we lease or sublease from third parties' (newer vs older)
- Changed 'information security and data privacy breaches' to 'information security, cyberattacks, security breaches and data privacy breaches' (newer vs older)
- Updated annual report reference from 2024 to 2025 in the second risk factors paragraph (newer vs older)
- Notes:
- Both versions are incomplete at the end (text cuts off mid-sentence at 'Occupancy percentages...'), limiting full comparison of remaining MD&A content
- Changes identified are limited to opening section of MD&A; full document comparison not possible due to truncation
Risk Factors
The two filings could not be meaningfully compared for this section.
AI-assisted comparison of two SEC filing sections. It describes wording and theme changes only, makes no materiality, legal, or investment judgement, and is not financial advice. Informational only — not financial advice.
Insider activity (SEC Form 4)
No open-market insider purchases or sales are on record for DLR — recent Form 4 activity was compensation-related (awards, option exercises, or tax withholding), not open-market buying or selling.
View full insider trading history → View SEC Form 3/4/5 filingsOnly open-market purchases (SEC code P) and sales (code S) are counted here. Option exercises, vesting/awards, gifts, and shares withheld for taxes are excluded — they are compensation or mechanical, not open-market conviction. Sales may be planned and non-discretionary (e.g. a Rule 10b5-1 plan) and are not necessarily bearish; open-market buying is not a recommendation to buy. Informational only — not financial advice.
Congressional trading disclosures
U.S. House members publicly disclose their own, their spouse's, and dependent children's stock transactions under the STOCK Act. We hold 3 matched disclosures for DLR from U.S. House Clerk Periodic Transaction Report filings.
Congressional trading disclosures →Short interest (FINRA)
DLR had 8,421,234 shares of reported short interest as of the 2026-07-31 FINRA settlement date (delayed, bi-monthly; not real-time).
DLR had 2.40% of its shares outstanding sold short as of the 2026-07-31 FINRA settlement date (percent of FLOAT would be higher — float is not disclosed in the source). FINRA reported 2.56 days to cover at the same settlement.
- Reported short interest (shares) 8,421,234
- Short interest (% of shares outstanding) 2.40%
- Prior settlement (shares) 8,469,909
- Reported change -0.57%
- Days to cover (reported) 2.56
Reported to FINRA as of the 2026-07-31 settlement date. Short interest is reported to FINRA and published on a delayed, bi-monthly schedule (as of a settlement date, disseminated roughly eight business days later) — it is NOT real-time, does not cover every venue or all US trading, and is not a short-squeeze prediction or investment advice. Days-to-cover is the value FINRA reports; percent of float is not shown because the source file carries no share-count denominator — where a percent appears it is of shares OUTSTANDING, the larger base, and is therefore a floor on percent of float. Informational only — not financial advice.
Competitors & peers
- Equinix (EQIX)
- Iron Mountain (IRM)
- CyrusOne
- QTS Data Centers
- CoreSite
AI-enriched competitor set. Linked names are companies covered by stocks-llm; other named peers are shown for reference only.
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Frequently asked questions
What does Digital Realty (DLR) do?
Digital Realty supports the data center, colocation, and interconnection strategies of customers by providing a global platform of secure, network-dense data centers. The company designs, builds, and operates these facilities to house mission-critical IT infrastructure for a diverse range of enterprise and hyperscale customers.
What sector is Digital Realty (DLR) in?
Digital Realty (DLR) is classified in the Real Estate sector. Its industry is data center real estate investment trust (REIT). It trades on NYSE.
Does DLR pay a dividend?
Yes — Digital Realty (DLR) pays a dividend, with an indicated yield of about 3.58% (market data, as of 2026-08-24). Informational only — not financial advice.
Who are Digital Realty's (DLR) competitors?
Notable peers of Digital Realty (DLR) include Equinix, Iron Mountain, CyrusOne, QTS Data Centers and CoreSite. This peer set is informational only — not financial advice.
Has there been recent Congressional stock trading in DLR?
Yes — we hold 3 matched STOCK Act disclosures for DLR from U.S. House Clerk Periodic Transaction Report filings. These are legally-required disclosures (often filed 30–45 days after the trade), may belong to a U.S. House member, their spouse, or a dependent child, and are not an indicator of company performance or investment advice.
Is Digital Realty (DLR) overbought or oversold right now?
Digital Realty (DLR) is currently neither overbought nor oversold — its 14-day RSI (a 0–100 momentum gauge) is 49, in the neutral middle (as of 2026-08-21). RSI describes recent price momentum, not a forecast — informational only, not financial advice.
Where does stocks-llm's data on DLR come from?
Fundamentals and prices come from market data, as of 2026-08-24; company filings and profile facts come from SEC EDGAR. All figures are delayed daily-close data shown with their as-of date — informational only, not financial advice.
Fundamentals: market data, as of 2026-08-24. Filings: SEC EDGAR. Prices are delayed daily-close data.
Last updated 2026-08-21.
Informational only — NOT financial advice. All figures are delayed daily-close data from SEC EDGAR & market data, shown with their as-of date.