Digital Realty brings companies and data together by delivering the full spectrum of data center, colocation, and interconnection solutions. PlatformDIGITAL, the company's global data center platform, provides customers with a secure data meeting place and a proven Pervasive Datacenter Architecture (PDx) solution methodology for powering innovation and efficiently managing Data Gravity challenges. Digital Realty gives its customers access to the connected data communities that matter to them with a global data center footprint of 300+ facilities in 50+ metros across 25+ countries on six continents.

Digital Realty Trust looks like a high-quality but no longer cheap REIT: revenue, earnings, and capital remain substantial, but the market valuation is clearly ahead of the sector. A P/E of 90.98, P/S of 11.13, and P/B of 2.32 are significantly above the sector median, which points to elevated expectations and limits the potential for further re-rating. At the same time, P/FCF of 17.93 is only moderately above the industry, so cash flow does not look as overheated as the earnings multiples. A strength is the moderate debt burden: debt/equity of 0.67 is below the median, and equity and assets remain very large, supporting balance sheet stability. However, liquidity is weak: the quick ratio is 0, and the current ratio has fallen to 1.06, which for capital-intensive real estate increases sensitivity to refinancing and working capital needs. Profitability is generally below the industry: ROE of 5.69, ROA of 2.73, and ROI of 1.76 lag the median, and the sharp deterioration in ROI compared with previous periods is especially concerning. Margins have also weakened: net profit margin has declined to 11.19, and operating margin has fallen almost to zero, which looks like a clear sign of unstable operating efficiency. Against this backdrop, gross margin remains relatively decent and is even improving slightly, so the core operating model is not broken, but the lower part of the income statement looks weaker. Revenue and net income in absolute terms are rising into the current period, which supports the investment case, but the trend in earnings and operating margin is too uneven to justify an aggressive upward revision in valuation. Dividend yield of 0.68% looks low for the real estate sector and does not provide a strong income argument in favor of a price premium. Overall, this is a story of strong scale and a reasonably sound balance sheet, but with an expensive valuation and deteriorating operating returns. Therefore, from a fundamental standpoint, it makes more sense to slightly lower the target, while maintaining a cautious view on the stock’s upside until there is a more sustained improvement in margins and efficiency.

Digital Realty Trust, Inc.

Сильный индекс, значительно упал. Быки в растерянности.

Strong index, significantly down. The bulls are confused.

Слабый индекс, значительно вырос. Рынок не поддерживает быков.

Weak index, significantly up. The market does not support the bulls.

Средний индекс, незначительно вырос. Отток средств из лонгов на высоком уровне.

Medium index, slightly up. Outflow of funds from longs at a high level.

DLR remains strong in scale and balance, but expensive multiples, weak liquidity, and a declining operating margin limit the upside.

Equinix (NASDAQ: EQIX), Digital Realty (NYSE: DLR), and Quanta Services (NYSE: PWR) sit at different points in the physical AI buildout. As demand for data centers and electricity accelerates, their biggest opportunity may also reveal the biggest risk: whether growth can generate returns strong enough to justify premium valuations.
Stock prices used were the market prices of Sept. 15, 2026. The video was published on Sept. 24, 2026.
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3 AI Infrastructure Stocks to Watch as Data Center Spending Surges

Digital Realty DLR is expanding its subsea infrastructure capabilities with plans to develop a new cable landing station (CLS) at its LAX12 data center in Los Angeles. The project, being developed in partnership with subsea infrastructure specialist Assured Communications, is intended to strengthen connectivity between Asia Pacific and North America by more closely integrating subsea and terrestrial networks.
The new facility will provide subsea cable operators with a turnkey solution for landing and powering their cable systems while giving them access to Digital Realty’s broader connectivity ecosystem in Los Angeles. By combining cable landing infrastructure, colocation and interconnection services, the CLS is expected to connect customers with a wide range of carriers, cloud providers and network operators across Digital Realty’s Los Angeles campus.
Assured Communications will support the design, engineering and construction of the project, leveraging its experience in subsea cable systems and landing infrastructure. The project is currently under development and is expected to begin supporting subsea cables in 2028.
Final Outlook on DLR
For Digital Realty, the project could deepen its value proposition beyond traditional data center capacity by bringing subsea connectivity directly into its platform. This can help DLR attract more carriers, cloud providers and content companies, increase interconnection and colocation demand across its Los Angeles campus and create additional cross-selling opportunities. Over time, the facility could also improve customer stickiness and strengthen Digital Realty’s competitive position as a global connectivity platform.
Over the past year, shares of this Zacks Rank #3 (Hold) company have gained 7.9% compared with the industry’s growth of 7.4%.
Stocks to Consider
Some better-ranked stocks from the broader REIT sector are Crown Castle Inc. CCI and OUTFRONT Media OUT, each carrying a Zacks Rank of 2 (Buy) at present. You can see the complete list of today’s Zacks #1 Rank (Strong Buy) stocks here.
The Zacks Consensus Estimate for CCI’s 2026 FFO per share is pegged at $4.57, which indicates year-over-year growth of 4.8%.
The consensus estimate for OUT’s 2026 FFO per share has moved 1.3% upward over the past month to $2.32, calling for a rise of 16.6% year over year.
Note: Anything related to earnings presented in this write-up represents funds from operations (FFO), a widely used metric to gauge the performance of REITs.
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Digital Realty Expands Subsea Connectivity With New LA Cable Station

In trading on Friday, shares of Digital Realty Trust Inc's 5.850% Series K Cumulative Redeemable Preferred Stock (Symbol: DLR.PRK) were yielding above the 7% mark based on its quarterly dividend (annualized to $1.4625), with shares changing hands as low as $20.82 on the day. This compares to an average yield of 8.27% in the "Real Estate" preferred stock category, according to Preferred Stock Channel. As of last close, DLR.PRK was trading at a 16.08% discount to its liquidation preference amount, versus the average discount of 16.32% in the "Real Estate" category.
Below is a dividend history chart for DLR.PRK, showing historical dividend payments on Digital Realty Trust Inc's 5.850% Series K Cumulative Redeemable Preferred Stock:
Further DLR.PRK Research:

Digital Realty Trust's Series K Preferred Stock Yield Pushes Past 7%

Looking today at week-over-week shares outstanding changes among the universe of ETFs covered at ETF Channel, one standout is the iShares Russell Mid-Cap ETF (Symbol: IWR) where we have detected an approximate $219.1 million dollar inflow -- that's a 0.4% increase week over week in outstanding units (from 509,050,000 to 511,050,000). Among the largest underlying components of IWR, in trading today Robinhood Markets Inc (Symbol: HOOD) is off about 3.4%, Datadog Inc (Symbol: DDOG) is down about 1.2%, and Digital Realty Trust Inc (Symbol: DLR) is higher by about 0.5%. For a complete list of holdings, visit the IWR Holdings page » The chart below shows the one year price performance of IWR, versus its 200 day moving average:
Looking at the chart above, IWR's low point in its 52 week range is $91.635 per share, with $114.97 as the 52 week high point — that compares with a last trade of $108.52. Comparing the most recent share price to the 200 day moving average can also be a useful technical analysis technique -- learn more about the 200 day moving average ».
Exchange traded funds (ETFs) trade just like stocks, but instead of ''shares'' investors are actually buying and selling ''units''. These ''units'' can be traded back and forth just like stocks, but can also be created or destroyed to accommodate investor demand. Each week we monitor the week-over-week change in shares outstanding data, to keep a lookout for those ETFs experiencing notable inflows (many new units created) or outflows (many old units destroyed). Creation of new units will mean the underlying holdings of the ETF need to be purchased, while destruction of units involves selling underlying holdings, so large flows can also impact the individual components held within ETFs.
Further IWR Research:

Noteworthy ETF Inflows: IWR, HOOD, DDOG, DLR

Digital Realty DLR is strengthening its international footprint with its entry into Turkiye through a strategic joint venture with Ronesans Infrastructure. The partnership will bring Digital Realty’s PlatformDIGITAL to the Turkish market, targeting rising demand for cloud, artificial intelligence, connectivity and enterprise digital infrastructure.
Turkiye’s strategic location between Europe, the Middle East and Asia makes it an important hub for international internet traffic and regional data flows. Its expanding digital economy and growing adoption of cloud and AI technologies also create attractive opportunities for global cloud providers, enterprises, network operators and content platforms.
The joint venture’s first project will be a next-generation data center campus in Ankara with more than 22 megawatts of carrier-neutral IT capacity. Land, power and permitting have already been secured, and early construction has begun. The first facility is scheduled for completion in 2028 and is expected to serve enterprises, public-sector organizations and digital service providers.
Digital Realty and Ronesans also plan to expand into Istanbul, Turkiye’s largest commercial and financial hub. Together, the planned Ankara and Istanbul facilities are expected to create a connected and resilient digital infrastructure platform capable of supporting both domestic and international customers.
Final Outlook on DLR
Digital Realty’s entry into Turkiye through its joint venture with Ronesans Infrastructure strengthens its EMEA expansion strategy and positions the company to benefit from rising demand for cloud, AI and enterprise digital infrastructure. With the Ankara campus underway and further expansion planned in Istanbul, the partnership could enhance Digital Realty’s regional connectivity, broaden its customer reach and support long-term growth across an increasingly important digital corridor linking Europe, the Middle East and Asia.
However, competition, metro concentration, heavy development spending and sizable funding needs can constrain Digital Realty’s returns despite favorable near-term demand and pricing conditions.
Over the past three months, shares of this Zacks Rank #2 (Buy) company have tumbled 5.9% compared with the industry’s fall of 2.8%.
Other Stocks to Consider
Some other top-ranked stocks from the broader REIT sector are Lamar Advertising LAMR and OUTFRONT Media OUT, each carrying a Zacks Rank of 2 at present. You can see the complete list of today’s Zacks #1 Rank (Strong Buy) stocks here.
The Zacks Consensus Estimate for LAMR’s 2026 FFO per share is pegged at $8.93, which indicates year-over-year growth of 8.1%.
The consensus estimate for OUT’s 2026 FFO per share has moved 1.3% upward over the past month to $2.32, calling for a rise of 16.6% year over year.
Note: Anything related to earnings presented in this write-up represents funds from operations (FFO), a widely used metric to gauge the performance of REITs.
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Digital Realty Expands Into Turkiye With Strategic Data Center JV

Real Estate Investment Trusts (REITs) that own, operate, or finance income-generating real estate across various property types — from data centers to warehouses to self-storage facilities- have been performing remarkably well of late. The Dow Jones U.S. Select REIT Index has gained approximately 12.3% year to date, outperforming the Dow Jones Industrial Average, which has returned 8.7% over the same period.
By extension, exchange-traded funds (ETFs) holding these real estate assets have also experienced a notable resurgence in recent times, offering investors a combination of steady dividend yields and capital appreciation. This outperformance stems largely from one powerful catalyst — artificial intelligence (AI).
To understand how AI is quietly transforming REITs, one must analyze how industry-wide digital growth is enabling physical infrastructure expansion and, on that front, why ETFs offer a prudent way to capture this trend — revealing an often-overlooked corner of the AI investment landscape.
The AI-REIT Connection
The most direct link between AI and REITs runs through data centers. While chipmakers and software providers dominate public AI narratives, the underlying AI ecosystem requires massive physical footprint expansions — ranging from specialized server facilities to logistics hubs and healthcare facilities.
That’s where data center REITs come in — they are essentially landlords that build, own and lease space to tenants including Amazon, Apple, Oracle and Nvidia.
For instance, Equinix EQIX, the world’s largest data center REIT, has gained 36.4% year to date, outperforming megacap technology stocks and boosting its market capitalization to $100 billion (as cited in CNBC). The company has been capitalizing on the AI boom by carving out a specialized niche in enterprise AI inference and distributed data center infrastructure.
The company has recently inked a deal with Nvidia that gives customers a flexible way to run their AI models on open-source cloud platform Together AI.
Then there’s Digital Realty Trust DLR, which owns more than 300 data centers across 30-plus countries. The stock is up over 22% so far this year and carries a $16.5 billion active development pipeline representing a 60% year-on-year increase heavily fueled by the accelerating global demand for AI-ready infrastructure, hyperscale clouds and enterprise data management. It recently acquired interests in three hyperscale data centers in Northern Virginia, the nation’s largest data center market.
There’s also Welltower WELL, a healthcare REIT, with year-to-date return of 27%, has been leveraging AI in its business systems to improve its operations significantly. As AI-driven medical advances enable the early detection of diseases in the aging population, timely treatment can extend lives. As more people live longer, demand for senior housing is likely to increase, thereby supporting growth in stocks such as WELL.
REIT ETFs: The Unsung Beneficiaries of AI
Despite this fundamental tailwind, real estate is often overlooked as a primary AI play.
Most investors focus on chipmakers like Nvidia or cloud providers like Microsoft, but data center REITs capture AI infrastructure demand through long-term leases with locked-in rental escalations.
According to data from the National Association of Real Estate Investment Trusts (Nareit), data center REITs account for approximately 13% of the total U.S. REIT market capitalization, which sits around $1.5 trillion.
Meanwhile, a counterintuitive tailwind is also emerging: community pushback against data center construction. A recent NBC News poll found that 69% of respondents oppose AI data centers in their area. But for existing data center REITs, this is actually positive — restricting new supply makes current capacity more valuable and gives landlords greater pricing power.
In this environment, REIT ETFs offer diversified exposure to this trend without the concentration risk of betting on a single data center operator. They also provide dividend income — typically yielding 2% to 3% — while participating in AI-driven growth.
REIT ETFs Worth Watching
Considering the aforementioned discussion, investors may want to keep the following REIT ETFs on their watchlist:
iShares Residential and Multisector Real Estate ETF REZ
This fund, with net assets worth $824.5million, offers exposure to U.S. residential, healthcare, and self-storage real estate equities. WELL holds the first spot in this fund, with 25.3% weightage.
REZ has rallied 11.4% year to date and charges 48 basis points (bps) in fees.
First Trust S&P REIT ETF FRI
This fund, with net assets worth $194.9 million, seeks investment results corresponding to the price and yield of the S&P United States REIT Index. WELL holds the first spot in this fund with 12.6% weightage, while DLR holds the third spot with 4.59% weightage. EQIX holds the fourth position in this fund with 4.59% weightage.
FRI has risen 13% year to date and charges 50 bps in fees.
iShares Core U.S. REIT ETF USRT
This fund, with net assets worth $4.44 billion, provides exposure to U.S. real estate equities. WELL holds the first spot in this fund with 9.2% weightage, while EQIX holds the third spot with 6.30% weightage. DLR holds the fourth position in this fund with 4.43% weightage.
USRT has gained 13.2% year to date and charges 8 bps in fees.
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This article originally published on Zacks Investment Research (zacks.com).

REIT ETFs Riding High on AI Boom: The Overlooked Way to Play

In trading on Friday, shares of Digital Realty Trust Inc's 5.250% Series J Cumulative Redeemable Preferred Stock (Symbol: DLR.PRJ) were yielding above the 7% mark based on its quarterly dividend (annualized to $1.3125), with shares changing hands as low as $18.63 on the day. This compares to an average yield of 8.24% in the "Real Estate" preferred stock category, according to Preferred Stock Channel. As of last close, DLR.PRJ was trading at a 24.60% discount to its liquidation preference amount, versus the average discount of 16.03% in the "Real Estate" category.
Below is a dividend history chart for DLR.PRJ, showing historical dividend payments on Digital Realty Trust Inc's 5.250% Series J Cumulative Redeemable Preferred Stock:
Further DLR.PRJ Research:

Digital Realty Trust's Series J Preferred Stock Shares Cross 7% Yield Mark

In trading on Friday, shares of Digital Realty Trust Inc's 5.200% Series L Cumulative Redeemable Preferred Stock (Symbol: DLR.PRL) were yielding above the 7% mark based on its quarterly dividend (annualized to $1.30), with shares changing hands as low as $18.40 on the day. This compares to an average yield of 8.24% in the "Real Estate" preferred stock category, according to Preferred Stock Channel. As of last close, DLR.PRL was trading at a 25.64% discount to its liquidation preference amount, versus the average discount of 16.03% in the "Real Estate" category.
Below is a dividend history chart for DLR.PRL, showing historical dividend payments on Digital Realty Trust Inc's 5.200% Series L Cumulative Redeemable Preferred Stock:
Further DLR.PRL Research:

Digital Realty Trust's Series L Preferred Stock Shares Cross 7% Yield Mark

SL Green Realty Corp. SLG has entered into an agreement to sell 110 Greene Street in SoHo to Natora Group for $226 million. The transaction is expected to close in the fourth quarter of 2026, subject to customary closing conditions. The company expects approximately $216 million in net cash proceeds, which it plans to use to repay unsecured corporate debt.
The sale follows SL Green’s successful leasing strategy at the property, which brought the building to full occupancy at what management described as market-leading rents. President and chief investment officer Harrison Sitomer, said the transaction also demonstrates the depth of domestic and international buyers in the market across different property types.
110 Greene Street is a 13-story, roughly 223,000-square-foot Class A office property located between Prince and Spring Streets. The building benefits from access to SoHo’s shopping, restaurants and nightlife offerings, as well as multiple subway lines, while Balenciaga’s New York flagship store is located at the property.
The sale appears consistent with SL Green’s broader asset-monetization and balance-sheet strategy. As of June 30, 2026, 110 Greene was 95.1% leased and had approximately $19.6 million of annualized contractual cash rent, indicating that SL Green was monetizing an increasingly stabilized asset.
Similar to this transaction, the company completed the sale of 10 East 53rd Street for $312.2 million in August 2026. The transaction had been expected to generate approximately $100 million of net cash proceeds for corporate debt repayment.
Conclusion
The 110 Greene transaction is likely to provide SL Green with additional financial flexibility while demonstrating liquidity in well-located Manhattan assets. This is particularly relevant as Manhattan same-store office occupancy improved to 94.7% as of June 30, 2026. Combined with continued leasing progress and proceeds from dispositions such as 10 East 53rd Street, the sale supports SL Green’s efforts to recycle capital, reduce debt and concentrate resources on higher-return opportunities.
Over the past six months, shares of this Zacks Rank #3 (Hold) office REIT company have gained 37.2% compared with the industry’s growth of 3%.
Stocks to Consider
Some better-ranked stocks from the broader REIT sector are Digital Realty Trust DLR and Vornado Realty Trust VNO, each carrying a Zacks Rank #2 (Buy) at present. You can see the complete list of today’s Zacks #1 Rank (Strong Buy) stocks here.
The Zacks Consensus Estimate for DLR’s 2026 FFO per share is pinned at $8.40. This indicates year-over-year growth of 13.67%.
The Zacks Consensus Estimate for VNO’s 2026 FFO per share is pegged at $2.38. This calls for a year-over-year increase of 2.59%.
Note: Anything related to earnings presented in this write-up represents funds from operations (FFO), a widely used metric to gauge the performance of REITS.
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SL Green to Sell 110 Greene Street in SoHo for $226 million

Equinix, Inc. EQIX and Canada Pension Plan Investment Board (CPP Investments) have completed their $4 billion acquisition of Nordic data center operator atNorth, expanding their exposure to Nordic infrastructure that supports artificial intelligence, cloud and high-performance computing workloads. The transaction gives Equinix a meaningful stake in the high-density data center platform, while CPP Investments becomes the controlling shareholder.
atNorth has a footprint across all five Nordic countries, with eight operational data centers, several projects under development in Sweden, Finland, Norway and Denmark, and expansions at existing sites. Its portfolio is designed to serve enterprise and hyperscale customers through advanced cooling technologies, renewable-energy integration and heat-reuse solutions. These capabilities enable the platform to support increasingly demanding AI and high-performance computing workloads while benefiting from the Nordics' access to renewable power.
Following the transaction, CPP Investments owns approximately 51% of atNorth after committing $1.3 billion, while Equinix holds about 34% following an $895 million commitment. Partners Group, atNorth's previous owner, reinvested $260 million for an approximately 10% stake, with the remaining interest held by atNorth's internal stakeholders. atNorth will continue operating independently under its existing brand, while Equinix brings global customer relationships and digital infrastructure expertise to support its expansion.
For Equinix, the structure provides participation in atNorth's growth without taking full ownership of the capital-intensive platform. The transaction is immediately accretive to Equinix's adjusted funds from operations (AFFO) per share. A $4.1 billion financing package, underwritten by European and Canadian lenders, will help fund the acquisition and provide capital for atNorth's continued expansion, strengthening Equinix's longer-term exposure to Nordic AI-ready infrastructure growth.
Conclusion
The atNorth acquisition is likely to strengthen Equinix’s AI and hyperscale growth strategy by expanding its exposure to high-density Nordic infrastructure at a time of strong customer demand, record bookings and rising interconnections.
For EQIX shareholders, the deal offers additional geographic diversification and potential earnings growth without requiring full ownership of atNorth. The transaction is immediately accretive to Equinix’s AFFO per share and complements the company’s broader long-term growth outlook, which calls for 9–12% annual AFFO-per-share growth from 2027 through 2029.
In the past six months, shares of this Zacks Rank #3 (Hold) company have gained 4.8% against the industry’s 1.8% decline.
Stocks to Consider
Some better-ranked stocks from the broader REIT sector are Digital Realty Trust DLR and Welltower WELL, each carrying a Zacks Rank #2 (Buy) at present. You can see the complete list of today’s Zacks #1 Rank (Strong Buy) stocks here.
The Zacks Consensus Estimate for DLR’s 2026 FFO per share is pinned at $8.40. This indicates year-over-year growth of 13.67%.
The Zacks Consensus Estimate for WELL’s 2026 FFO per share is pegged at $6.40. This calls for a year-over-year increase of 20.98%.
Note: Anything related to earnings presented in this write-up represents funds from operations (FFO), a widely used metric to gauge the performance of REITs.
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Equinix, Inc. (EQIX) : Free Stock Analysis Report