Stocks · Real Estate · REIT - Specialty
Digital Realty Trust, Inc. DLR
$178.55 +1.17% Close, Oct 2, 2026 · NYSE · Market cap $66.06B
Expensive vs sector
Next earnings report: Oct 29, 2026
Scroll or pinch to zoom, drag to move. Daily prices adjusted for splits. Markers: E = earnings (green beat, red miss), S = split, D = dividend.
Three things to know
- Diluted EPS over the last four quarters was $2.07, down 45.7% year over year.
- Net debt is 4.8× EBITDA, a high level of leverage.
- Revenue over the last four quarters was $6.85B, up 18.7% from a year earlier, accelerating from 14.0% a quarter earlier.
PromtFinance scores
Each score is a percentile within the Real Estate sector (0–100). Under each score: how the stock ranks in its sector on every component. As of Oct 5, 2026.
Growth78Positive
How fast revenue, earnings and cash flow are growing.
- Revenue growth (TTM, YoY)Top 23%
- EPS growth (TTM, YoY)Bottom 25%
- Revenue growth, 3-year CAGRTop 34%
- Revenue growth accelerationTop 15%
Quality59Neutral
Returns on capital, margins, earnings quality and balance-sheet strength.
- Return on invested capitalBottom 32%
- Gross marginBottom 19%
- Operating marginBottom 39%
- Cash conversion (OCF / net income)Top 13%
- Accruals (lower is better)Top 37%
- Net debt / EBITDA (lower is better)Top 36%
- Interest coverTop 23%
Value13Very weak
How cheap the shares are relative to earnings, cash flow and their own history.
- Earnings yieldBottom 38%
- Free-cash-flow yieldBottom 26%
- EBITDA / enterprise valueBottom 25%
- Sales / enterprise valueBottom 28%
- P/E vs own 5-year history (lower is better)Bottom 23%
Momentum66Positive
Strength and persistence of the price trend, including versus the S&P 500.
- 12-month return excluding last monthTop 35%
- 6-month returnBottom 50%
- 1-year return vs S&P 500Top 29%
- Distance from 52-week highTop 21%
- Trend checklist (0–4)Top 41%
Revisions89Strong
Earnings surprises and analyst sentiment (estimate-revision history is being collected).
- Average EPS surprise, last 4 quartersTop 31%
- Consecutive EPS beatsTop 32%
- Share of analysts rating BuyTop 19%
- Upside to consensus price targetTop 45%
Stability43Weak
Low volatility, shallow drawdowns, low market sensitivity and modest leverage.
- Volatility, 60 days (lower is better)Bottom 20%
- Maximum drawdown, 3 yearsTop 33%
- Beta vs S&P 500 (lower is better)Bottom 39%
- Net debt / EBITDA (lower is better)Top 36%
What changed
Latest four quarters versus the same period a year earlier (growth: versus one quarter earlier).
| Measure | Before | Now | |
|---|---|---|---|
| Revenue growth (YoY) | 14.0% | 18.7% | ↑ |
| EPS growth (YoY) | 254.3% | -45.7% | ↓ |
| Gross margin | 55.2% | 13.8% | ↓ |
| Operating margin | 12.5% | 17.9% | ↑ |
| FCF margin | -11.0% | 19.9% | ↑ |
Fundamental momentum
| Measure | Now (TTM) | Year / quarter before | Sector rank | |
|---|---|---|---|---|
| Revenue growth (TTM, YoY) | 18.7% | 14.0% | ↑ | Top 23% |
| EPS growth (TTM, YoY) | -45.7% | 254.3% | ↓ | Bottom 25% |
| Gross margin | 13.8% | 55.2% | ↓ | Bottom 19% |
| Operating margin | 17.9% | 12.5% | ↑ | Bottom 39% |
| Net margin | 11.7% | 24.0% | ↓ | — |
| Free-cash-flow margin | 19.9% | -11.0% | ↑ | — |
| Return on invested capital | 2.3% | — | Bottom 32% | |
| Revenue growth, 3-year CAGR | 9.2% | — | Top 34% |
Quality of earnings and balance sheet
- Cash conversion (OCF / net income)Above 1× means profits are backed by cash.
- 3.00×
- Accruals (net income − OCF) / assetsLower is better; high accruals can signal weaker earnings quality.
- -4.0%
- Stock-based compensation / revenueA cost to shareholders through dilution.
- 1.1%
- Receivables growth vs revenue growthReceivables growing much faster than sales can be a warning.
- -20.1 pp
- Net debt / EBITDABelow 1× is conservative; above 3× is high leverage.
- 4.81×
- Interest cover (operating income / interest)How many times operating profit covers interest.
- 2.7×
Shareholder returns
- Dividend yield (dividends paid, TTM)
- 2.68%
- Net buyback yield (TTM)
- -4.54%
- Shareholder yield
- -1.85%
- Share count change, 1 year
- +4.6%
- Share count change, 3-year CAGR
- +5.6%
Shareholder yield = dividends + net buybacks over the last four quarters, divided by market cap.
Based on the four quarters through Jun 30, 2026 (filed Jul 31, 2026).
Earnings and expectations
Earnings momentum
- Consecutive EPS beats
- 2
- Beats in the last 8 reports
- 4 of 8
- Average EPS surprise, last 4
- +23.4%
- Average 2-day reaction, last 8
- +0.4%
- Positive 20 days after report
- 4 of 8
Analysts
- Consensus price target
- $222.35
- Target vs current price
- +24.5%
- Analysts with a rating
- 49
- Share rating Buy or Strong Buy
- 69%
- Consensus rating
- Buy
How the stock reacted to recent reports
| Report date | EPS surprise | 2 days | 5 days | 20 days | 60 days |
|---|---|---|---|---|---|
| Jul 23, 2026 | +150.6% | +0.5% | +5.5% | +7.8% | — |
| Apr 23, 2026 | +4.2% | -0.4% | -3.1% | -5.1% | -12.3% |
| Feb 5, 2026 | -16.5% | -1.3% | +4.7% | +7.8% | +20.3% |
| Oct 23, 2025 | -44.9% | +1.7% | -3.1% | -7.6% | -7.4% |
| Jul 24, 2025 | +618.5% | +0.4% | -1.1% | -7.8% | -2.9% |
| Apr 24, 2025 | -84.4% | +1.5% | +5.9% | +10.4% | +16.9% |
| Feb 13, 2025 | +88.9% | +1.0% | +5.4% | -10.6% | +2.1% |
| Oct 24, 2024 | -53.2% | -0.4% | +9.9% | +12.1% | +10.0% |
Returns from the close before each report. Past reactions do not determine future ones.
Earnings history
| Report date | EPS | Estimate | Surprise | Revenue |
|---|---|---|---|---|
| Jul 23, 2026 | $1.21 | $0.48 | +150.6% | $1.92B |
| Apr 23, 2026 | $0.46 | $0.44 | +4.2% | $1.64B |
| Feb 5, 2026 | $0.24 | $0.29 | -16.5% | $1.63B |
| Oct 23, 2025 | $0.17 | $0.31 | -44.9% | $1.58B |
| Jul 24, 2025 | $2.94 | $0.41 | +618.5% | $1.49B |
| Apr 24, 2025 | $0.27 | $1.73 | -84.4% | $1.41B |
| Feb 13, 2025 | $0.51 | $0.27 | +88.9% | $1.44B |
| Oct 24, 2024 | $0.12 | $0.26 | -53.2% | $1.43B |
Valuation in context
| Multiple | Now | 5-year median | 5-year percentile | Sector rank (cheapness) |
|---|---|---|---|---|
| P/E (trailing) | 86.3× | 50.1× | 67th | Bottom 38% |
| P/E (forward) | 65.6× | — | — | — |
| EV / EBITDA | 24.2× | — | — | Bottom 25% |
| EV / Sales | 12.04× | — | — | Bottom 28% |
| Free-cash-flow yield | 2.07% | — | — | Bottom 26% |
| Earnings yield | 1.16% | — | — | Bottom 38% |
P/E over the past five years
Range 19.9× – 150.9× since Jun 30, 2021. Each point: price on the filing date divided by trailing-twelve-month EPS known then.
What moved the stock over the past year
- Price return, 1 year
- +4.1%
- Earnings per share growth (TTM)
- -45.7%
- Change in P/E multiple
- +101.6%
Most of the move came from a change in the valuation multiple.
Technical state
Trend checklist
- ✗ Price above 20-day average
- ✗ Price above 50-day average
- ✗ Price above 200-day average
- ✓ 50-day average above 200-day
- ✗ MACD histogram positive
Trend quality
- Days above the 50-day average
- 0
- Days above the 200-day average
- 0
- 50-day average slope (20 days)
- +0.7%
- 200-day average slope (20 days)
- +1.3%
- Distance from 50-day average
- -5.1%
- Distance from 200-day average
- -1.4%
- RSI (14)
- 42.6
- Relative volume
- 0.91×
Risk and drawdowns
- Volatility, 60 days (annualized)
- 33.5%
- Volatility vs own 5-year history
- 75th percentile · Normal for this stock
- Beta vs S&P 500 (2 years, weekly)
- 0.65
- Correlation with S&P 500
- 0.35
- Current drawdown from 1-year high
- -12.4%
- Maximum drawdown, 3 years
- -30.4%
Largest declines in the past six years
| From peak | To low | Decline | Length | Recovery |
|---|---|---|---|---|
| Dec 31, 2021 | May 24, 2023 | -51.1% | 350 days | 358 days (Oct 25, 2024) |
| Nov 29, 2024 | Apr 8, 2025 | -30.4% | 87 days | 254 days (Apr 14, 2026) |
| Oct 12, 2020 | Mar 3, 2021 | -21.0% | 97 days | 67 days (Jun 8, 2021) |
| Sep 2, 2021 | Oct 11, 2021 | -16.8% | 26 days | 34 days (Nov 29, 2021) |
| Apr 20, 2026 | Jul 14, 2026 | -15.1% | 58 days | Not yet recovered |
Declines of 10% or more from a closing high, measured on daily closes.
Financial statements
- Market cap
- $66.06B
- P/E (TTM)
- 86.3
- EPS, diluted (TTM)
- $2.07
- Revenue (TTM)
- $6.85B
- Dividend yield
- 2.73%
- 52-week range
- $146.23 – $208.14
| FY 2021 | FY 2022 | FY 2023 | FY 2024 | FY 2025 | |
|---|---|---|---|---|---|
| Revenue | $4.43B | $4.69B | $5.48B | $5.55B | $6.11B |
| Gross profit | $2.65B | $2.67B | $2.88B | $3.04B | $3.39B |
| Operating income | $694.0M | $590.0M | $524.5M | $471.9M | $658.5M |
| Net income | $1.71B | $377.7M | $948.8M | $602.5M | $1.31B |
| EPS (diluted) | $5.94 | $1.11 | $3.00 | $1.61 | $3.58 |
| Q3 2024 | Q4 2024 | Q1 2025 | Q2 2025 | Q3 2025 | Q4 2025 | Q1 2026 | Q2 2026 | |
|---|---|---|---|---|---|---|---|---|
| Revenue | $1.43B | $1.44B | $1.41B | $1.49B | $1.58B | $1.71B | $1.64B | $1.92B |
| Net income | $51.2M | $189.6M | $110.0M | $1.03B | $67.8M | $98.6M | $179.3M | $453.3M |
| EPS (diluted) | $0.09 | $0.51 | $0.27 | $2.94 | $0.15 | $0.25 | $0.46 | $1.21 |
| FY 2021 | FY 2022 | FY 2023 | FY 2024 | FY 2025 | |
|---|---|---|---|---|---|
| Operating cash flow | $1.70B | $1.66B | $1.63B | $2.26B | $2.41B |
| Capital expenditure | -$2.52B | -$2.64B | -$3.53B | -$2.83B | $0 |
| Free cash flow | -$818.5M | -$983.7M | -$1.89B | -$570.3M | $2.41B |
| Dividends paid | -$1.38B | -$1.45B | -$1.52B | -$1.63B | -$1.73B |
| Net share buybacks | $172.1M | $928.4M | $2.21B | $3.65B | $1.11B |
Cash outflows are shown as negative numbers.
- Cash and short-term investments
- $1.86B
- Total assets
- $54.52B
- Total liabilities
- $24.97B
- Total debt
- $18.25B
- Net debt
- $16.39B
- Shareholders’ equity
- $27.43B
As of Jun 30, 2026 (filed Jul 31, 2026).
Dividends
| Ex-date | Amount | Paid |
|---|---|---|
| Sep 15, 2026 | $1.22 | Sep 30, 2026 |
| Jun 15, 2026 | $1.22 | Jun 30, 2026 |
| Mar 13, 2026 | $1.22 | Mar 31, 2026 |
| Dec 15, 2025 | $1.22 | Jan 16, 2026 |
| Sep 15, 2025 | $1.22 | Sep 30, 2025 |
| Jun 13, 2025 | $1.22 | Jun 30, 2025 |
| Mar 14, 2025 | $1.22 | Mar 31, 2025 |
| Dec 13, 2024 | $1.22 | Jan 17, 2025 |
Short interest
- Shares sold short
- 8,434,547
- Days to cover
- 4.68
- Change vs previous report
- +0.5%
FINRA short interest, settlement date Sep 15, 2026.