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 демонстрирует смешанную динамику ключевых финансовых показателей. Высокие мультипликаторы, такие как P/E (49.09), значительно превышают медиану отрасли на 76.6%, что указывает на потенциальную переоцененность компании. При этом наблюдается стабильный рост выручки и чистой прибыли, которые более чем в 12 раз превышают медианные значения отрасли. Однако, операционная маржа (11.51%) остается ниже медианного уровня на 50.7%, что может указывать на проблемы с контролем затрат. Долговая нагрузка на уровне 0.79 выглядит приемлемо, что снижает финансовые риски, но низкие значения ROE и ROA (-20.7% и -20.3% соответственно) сигнализируют о том, что компания не использует свои активы и капитал эффективно. Отсутствие дивидендов также может негативно сказаться на привлекательности для инвесторов. В целом, несмотря на сильные финансовые результаты, высокие оценки по мультипликаторам и низкие показатели рентабельности могут вынудить пересмотреть целевой ценовой прогноз в сторону снижения.

Digital Realty Trust, Inc.

Digital Realty Trust показывает высокие мультипликаторы и стабильный рост прибыли, но низкие показатели рентабельности и отсутствие дивидендов могут указывать на переоцененность.

Looking today at week-over-week shares outstanding changes among the universe of ETFs covered at ETF Channel, one standout is the iShares US Real Estate ETF (Symbol: IYR) where we have detected an approximate $394.2 million dollar inflow -- that's a 9.5% increase week over week in outstanding units (from 41,450,000 to 45,400,000). Among the largest underlying components of IYR, in trading today Prologis Inc (Symbol: PLD) is up about 1.2%, Equinix Inc (Symbol: EQIX) is down about 0.6%, and Digital Realty Trust Inc (Symbol: DLR) is lower by about 0.8%. For a complete list of holdings, visit the IYR Holdings page » The chart below shows the one year price performance of IYR, versus its 200 day moving average:
Looking at the chart above, IYR's low point in its 52 week range is $91.40 per share, with $103.585 as the 52 week high point — that compares with a last trade of $100.65. 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 ».
Project your dividend income with confidence: Income Calendar tracks your income portfolio like a personal assistant.
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.
Also see:
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GTYH Options Chain
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The views and opinions expressed herein are the views and opinions of the author and do not necessarily reflect those of Nasdaq, Inc.

IYR, PLD, EQIX, DLR: ETF Inflow Alert

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 6.5% mark based on its quarterly dividend (annualized to $1.4625), with shares changing hands as low as $22.45 on the day. This compares to an average yield of 8.03% in the "Real Estate" preferred stock category, according to Preferred Stock Channel. As of last close, DLR.PRK was trading at a 9.68% discount to its liquidation preference amount, versus the average discount of 13.66% in the "Real Estate" category.
The chart below shows the one year performance of DLR.PRK shares, versus DLR:
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:
Never miss the next high-yield opportunity: Preferred Stock Alerts sends timely, actionable picks on income-producing preferred stocks and baby bonds, straight to your inbox.
In Friday trading, Digital Realty Trust Inc's 5.850% Series K Cumulative Redeemable Preferred Stock (Symbol: DLR.PRK) is currently down about 0.3% on the day, while the common shares (Symbol: DLR) are down about 2.2%.
Also see:
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TCBI Average Annual Return
Communications Services Dividend Stocks
The views and opinions expressed herein are the views and opinions of the author and do not necessarily reflect those of Nasdaq, Inc.

Digital Realty Trust's Series K Preferred Stock Shares Cross 6.5% Yield Mark

Key Points
One aspect of the AI industry is ideally suited to generate recurring income and reliable dividend payments.
Also, one particular corporate structure is ideally suited to ensure shareholders get the most of this income.
Digital Realty Trust possesses both qualities and it could soon resume growing its dividend as well.
If you're looking for a lower-risk AI name that offers reliable dividend income while the underlying company is catching a major secular growth tailwind, put Digital Realty Trust (NYSE: DLR) on your radar -- if not in your portfolio -- while you can plug into it at a forward-looking dividend yield of 2.5%. Here's what you need to know.
What's Digital Realty Trust?
In simplest terms, Digital Realty Trust rents remote, cloud-based access to its artificial intelligence data centers to companies that can't or don't want to build one of their own.
Will AI create the world's first trillionaire? Our team just released a report on the one little-known company, called an "Indispensable Monopoly" providing the critical technology Nvidia and Intel both need. Continue »
That's not the crux of the bullish argument, though. While industry observer Precedence Research expects the global AI data center market to grow at an average yearly rate of 27.5% through 2034, what makes Digital Realty so unique is its structure, and how that makes it such a fantastic (and somewhat rare) dividend-paying name within the technology sector.
See, Digital Realty Trust is a real estate investment trust, or REIT, for short. That just means it collects recurring rental income, passing most of its profits to shareholders in the form of a dividend before they're taxed at the corporate level.
Although this business structure is usually used by owners of apartment complexes, malls, office buildings, and other real estate, data centers that rent or lease remote access to their servers can also use this corporate structure that's ideally suited to turning recurring income into recurring dividend payments.
And the company has done just that. Since 2005, following its 2004 founding, it's paid a quarterly dividend like clockwork, passing along a piece of its quarterly profits.
Not the red flag it seems to be
There seems to be something of a "catch" with its recent cadence of payments. That is, after 17 consecutive years of annual increases, the company stopped raising its dividend payments in 2023. That's when the artificial intelligence revolution really took off, requiring heavy investments in infrastructure to ensure a prominent presence in the industry's future. Digital Realty opted to retain some of its profits at that time to invest in its own growth, holding its annual dividend payout at $4.88 per share ever since.
Just don't lose sight of the bigger picture. Digital Realty Trust's added infrastructure has allowed it to grow at a time when expanding a physical footprint is arguably more important than raising dividends. Last year's top line improved 10% to $6.1 billion, and the company's off to a similarly paced start this year, with analysts calling for comparable growth all the way through next year.
Although the company has not committed to it, Digital Realty's 2026 guidance for funds from operations (a REIT's equivalent to operating income) of $7.95 to $8.05 per share vs. last year's FFO of $6.96 certainly gives it plenty of room to improve its current yearly payout of $4.88.
Besides, it's not like the company must raise its dividend to improve the stock's market value. Even if Digital Realty Trust doesn't capture its fair share of this market's future growth, the dividend remains a fantastic tailwind that rewards its investors for their patience in the meantime.
Should you buy stock in Digital Realty Trust right now?
Before you buy stock in Digital Realty Trust, consider this:
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Consider when Netflix made this list on December 17, 2004... if you invested $1,000 at the time of our recommendation, you’d have $472,744!* Or when Nvidia made this list on April 15, 2005... if you invested $1,000 at the time of our recommendation, you’d have $1,353,500!*
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James Brumley has no position in any of the stocks mentioned. The Motley Fool has positions in and recommends Digital Realty Trust. The Motley Fool has a disclosure policy.
The views and opinions expressed herein are the views and opinions of the author and do not necessarily reflect those of Nasdaq, Inc.

This Tech Stock Pays You to Wait While AI Does the Heavy Lifting

Looking today at week-over-week shares outstanding changes among the universe of ETFs covered at ETF Channel, one standout is the Vanguard Real Estate ETF (Symbol: VNQ) where we have detected an approximate $126.0 million dollar outflow -- that's a 0.3% decrease week over week (from 385,481,675 to 384,183,949). Among the largest underlying components of VNQ, in trading today American Tower Corp (Symbol: AMT) is down about 0.8%, Digital Realty Trust Inc (Symbol: DLR) is off about 2.4%, and Simon Property Group, Inc. (Symbol: SPG) is lower by about 1.7%. For a complete list of holdings, visit the VNQ Holdings page » The chart below shows the one year price performance of VNQ, versus its 200 day moving average:
Looking at the chart above, VNQ's low point in its 52 week range is $86.36 per share, with $97.37 as the 52 week high point — that compares with a last trade of $96.03. 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 ».
Never miss the next high-yield opportunity: Preferred Stock Alerts sends timely, actionable picks on income-producing preferred stocks and baby bonds, straight to your inbox.
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.
Also see:
Dividend Stocks With Insider Buying
Top Ten Hedge Funds Holding LUNA
Best Cheap Dividend Stocks
The views and opinions expressed herein are the views and opinions of the author and do not necessarily reflect those of Nasdaq, Inc.

VNQ, AMT, DLR, SPG: ETF Outflow Alert

Equinix, Inc. EQIX reported first-quarter 2026 adjusted funds from operations (AFFO) per share of $10.79, up 11.6% from $9.67 a year ago but missing the Zacks Consensus Estimate of $10.89 by 0.9%.
Total revenues were $2.44 billion, up 9.8% year over year, but below the consensus mark of $2.51 billion by 2.6%. Results reflected solid demand for digital infrastructure, even as higher costs weighed modestly on consensus comparisons. Annualized gross bookings of $378 million stood out in the quarter.
EQIX Recurring Revenues Rise Across Regions
Recurring revenues were $2.33 billion in the first quarter of 2026, up from $2.09 billion a year ago, while non-recurring revenues were $113 million compared with $138 million in the prior-year quarter.
By geography, recurring revenues from the Americas, the EMEA and Asia Pacific rose 12.4%, 10.2% and 12.7%, respectively, year over year. Although non-recurring revenues from the EMEA increased 40.7%, they decreased 35.7% and 26.8% in the Americas and Asia Pacific, respectively.
EQIX Logs Record Bookings and Deepens AI Momentum
EQIX delivered $378 million of annualized gross bookings in the quarter and cited the largest first-quarter bookings in the company’s history, leading to a record backlog. The company also reported record annualized presales of roughly $140 million, underscoring continued customer commitments even as deployments phase in over time.
Customer activity remained broad-based. Management noted that the company completed more than 3,800 transactions with over 3,100 unique customers and processed more than 20,000 self-service orders, indicating sustained engagement across its platform. About 60% of the company’s largest deals were described as AI-related, supporting high-density AI infrastructure demand.
EQIX Expands Operating Profit as Expenses Stay Elevated
EQIX generated operating income of $577 million in the first quarter of 2026, up from $458 million in the year-ago quarter, reflecting stronger underlying operating performance.
The company posted adjusted EBITDA of $1.25 billion, up 16.7% year over year, while adjusted EBITDA margin came in at 51%, marking a record margin level. The cost structure remained sizable, with cost of revenues rising 9.4% to $1.19 billion, sales and marketing expense increasing 5.2% to $241 million and general and administrative expense growing $4 million to $444 million.
EQIX Maintains Liquidity While Funding Heavy Investment
EQIX ended the quarter with a sizable liquidity cushion and continued to invest for growth. The company cited roughly $7.1 billion of available liquidity and about $20 billion of total gross debt, with net leverage of 3.8x, reflecting a balance sheet positioned to support expansion while managing funding costs.
Capital intensity remained high. Total capital expenditures were $1.26 billion in the quarter, including $32 million of recurring capital expenditures and $1.22 billion of non-recurring spend.
Equinix Raises 2026 Outlook After Strong Q1 Execution
Equinix raised its full-year 2026 outlook across key metrics following the quarter. The company now expects full-year revenues of $10.144-$10.244 billion, compared to the prior guided range of $10,123-10,223. Management predicts an adjusted EBITDA of $5.165-$5.245 billion and an adjusted EBITDA margin of about 51%.
AFFO is projected at $4.198-$4.278 billion, with AFFO per share expected at $42.31-$43.11, up from $41.93-42.74 guided earlier. The Zacks Consensus Estimate of $42.36 lies within the range.
For second-quarter 2026, management guided revenues to $2.571-$2.611 billion, implying a 9-10% increase over the prior quarter. Adjusted EBITDA is expected in the range of $1.349-$1.389 billion, with around a 52-53% margin.
EQIX’s Zacks Rank
Equinix carries a Zacks Rank #2 (Buy) at present. You can see the complete list of today’s Zacks #1 Rank (Strong Buy) stocks here.
Equinix, Inc. Price, Consensus and EPS Surprise
Performance of Other REITs
W. P. Carey Inc. WPC delivered first-quarter 2026 AFFO per share of $1.30, topping the Zacks Consensus Estimate by 1.6%. Revenues of $453.02 million also came ahead of the consensus mark of $451.06 million, a 0.4% surprise, and rose 11.2% year over year.
WPC’s results reflected the accretive impact of net investment activity and contractual rent escalations across the net-lease portfolio. Contractual same-store rent registered 2.4% growth year over year on a constant-currency basis.
Digital Realty Trust DLR posted first-quarter 2026 core FFO of $2.04 per share, up 15.3% from $1.77 a year ago. The results beat the Zacks Consensus Estimate of $1.94, delivering a 5.15% earnings surprise.
Total operating revenues were $1.635 billion, up 16.2% from $1.408 billion in the year-ago quarter. Revenues also topped the consensus mark of $1.609 billion by 1.6%, supported by DLR’s strong leasing activity and healthy commencements from a growing backlog.
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.
Radical New Technology Could Hand Investors Huge Gains
Quantum Computing is the next technological revolution, and it could be even more advanced than AI.
While some believed the technology was years away, it is already present and moving fast. Large hyperscalers, such as Microsoft, Google, Amazon, Oracle, and even Meta and Tesla, are scrambling to integrate quantum computing into their infrastructure.
Senior Stock Strategist Kevin Cook reveals 7 carefully selected stocks poised to dominate the quantum computing landscape in his report, Beyond AI: The Quantum Leap in Computing Power.
Kevin was among the early experts who recognized NVIDIA's enormous potential back in 2016. Now, he has keyed in on what could be "the next big thing" in quantum computing supremacy. Today, you have a rare chance to position your portfolio at the forefront of this opportunity.
See Top Quantum Stocks Now >>
Want the latest recommendations from Zacks Investment Research? Today, you can download 7 Best Stocks for the Next 30 Days. Click to get this free report
The views and opinions expressed herein are the views and opinions of the author and do not necessarily reflect those of Nasdaq, Inc.

EQIX Q1 AFFO & Revenues Miss Estimates on Higher Expenses

SBA Communications Corporation SBAC posted first-quarter 2026 funds from operations (FFO) per share of $3.01, beating the Zacks Consensus Estimate of $2.86 by 5.24%. The figure compared unfavorably with the FFO per share of $3.16 in the prior-year period. Total revenues rose 5.9% year over year to $703.4 million and came in 0.66% above the consensus mark of $698.8 million.
Results reflected solid site-leasing momentum, led by a sharp rebound in international operations, while the company continued to operate at a company-wide tower cash flow margin of about 80%.
SBAC Posts Higher Leasing Revenue on International Strength
Site-leasing revenue increased 6.5% year over year to $656.1 million, remaining the dominant driver of the company’s quarterly performance. Site development revenues, however, edged down 1.6% to $47.3 million, modestly offsetting the leasing-led growth.
Within site leasing, domestic revenues slipped 2.3% to $450.3 million, while international site-leasing revenues surged 32.6% to $205.8 million. The mix shift underscores how international operations carried overall top-line momentum in the quarter, even as the U.S. market remained comparatively softer.
SBAC Faces Higher Costs
Cost pressures were evident in the core leasing business. The cost of site leasing rose 14.2% year over year to $131.9 million, while selling, general and administrative expense increased 6.5% to $70.5 million.
Those higher costs weighed on profitability metrics. Adjusted EBITDA totaled $475.4 million, up 4% from the year-ago quarter, but the adjusted EBITDA margin slipped to 68.1% from 69.0% a year earlier, highlighting the impact of higher operating expenses.
SBAC Expands Portfolio With Sites and Land
SBA Communications continued investing in its asset base during the quarter. The company acquired 10 communication sites and, notably, purchased rights to land underneath approximately 3,900 communication sites in Guatemala for total cash consideration of $133 million. It also built 80 towers during the first quarter. As of March 31, 2026, the company owned or operated 46,358 communication sites, including 17,378 in the United States and its territories and 28,980 internationally.
The company also spent $10.4 million to purchase land and easements and extend lease terms. Total cash capital expenditures were $191.9 million, including $12.7 million of non-discretionary cash capital expenditures and $179.2 million of discretionary cash capital expenditures tied to new tower builds, tower augmentations, acquisitions and land-related investments.
As of April 29, 2026, SBAC purchased or was under contract to buy 56 communication sites for a total consideration of $36.9 million in cash. It expects to complete the acquisitions by the end of the third quarter of 2026.
SBAC Liquidity & Leverage
Liquidity remained supported by cash generation. Net cash provided by operating activities was $255.1 million in the first quarter compared with $301.2 million in the year-ago period. Total cash, cash equivalents and restricted cash ended the quarter at $332.5 million, providing flexibility to fund ongoing investment needs.
Leverage stayed elevated but within management’s targeted range. SBAC ended the quarter with net debt of $12.6 billion, translating to net debt to annualized adjusted EBITDA of 6.6x, in the middle of its 6.0x to 7.0x range.
SBAC Lifts 2026 Outlook
Given the quarter’s performance, SBAC raised its full-year 2026 outlook across key metrics. The updated forecast indicates site-leasing revenues of $2.649-$2.674 billion and total revenues of $2.839-$2.884 billion, each up $24 million at midpoint from prior guided range. Adjusted EBITDA is now projected at $1.921-$1.941 billion, $9 million up at midpoint.
AFFO per share is expected in the range of $11.93-$12.38, up 9 cents at midpoint from previous guidance range. The Zacks Consensus Estimate is currently pegged at $12.13 per share, which is within the guided range.
SBAC’s Zacks Rank
The company currently carries a Zacks Rank #4 (Sell).
SBA Communications Corporation Price, Consensus and EPS Surprise
Performance of Other REITs
W. P. Carey Inc. WPC delivered first-quarter 2026 adjusted funds from operations per share of $1.30, topping the Zacks Consensus Estimate by 1.6%. Revenues of $453.02 million also came ahead of the consensus mark of $451.06 million, a 0.4% surprise, and rose 11.2% year over year.
WPC’s results reflected the accretive impact of net investment activity and contractual rent escalations across the net-lease portfolio. Contractual same-store rent registered 2.4% growth year over year on a constant-currency basis.
Digital Realty Trust DLR posted first-quarter 2026 core FFO of $2.04 per share, up 15.3% from $1.77 a year ago. The results beat the Zacks Consensus Estimate of $1.94, delivering a 5.15% earnings surprise.
Total operating revenues were $1.635 billion, up 16.2% from $1.408 billion in the year-ago quarter. Revenues also topped the consensus mark of $1.609 billion by 1.6%, supported by DLR’s strong leasing activity and healthy commencements from a growing backlog.
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.
Radical New Technology Could Hand Investors Huge Gains
Quantum Computing is the next technological revolution, and it could be even more advanced than AI.
While some believed the technology was years away, it is already present and moving fast. Large hyperscalers, such as Microsoft, Google, Amazon, Oracle, and even Meta and Tesla, are scrambling to integrate quantum computing into their infrastructure.
Senior Stock Strategist Kevin Cook reveals 7 carefully selected stocks poised to dominate the quantum computing landscape in his report, Beyond AI: The Quantum Leap in Computing Power.
Kevin was among the early experts who recognized NVIDIA's enormous potential back in 2016. Now, he has keyed in on what could be "the next big thing" in quantum computing supremacy. Today, you have a rare chance to position your portfolio at the forefront of this opportunity.
See Top Quantum Stocks Now >>
Want the latest recommendations from Zacks Investment Research? Today, you can download 7 Best Stocks for the Next 30 Days. Click to get this free report
The views and opinions expressed herein are the views and opinions of the author and do not necessarily reflect those of Nasdaq, Inc.

SBAC Q1 FFO & Revenues Beat Estimates on Higher Leasing Revenue

Key Points
This property company can continue to collect rent from retail and other tenants despite inflation, tariffs, and oil prices.
External threats are unlikely to hamper this data center REIT's growth.
Finding income stocks that are minimally affected by tariffs, inflation, and oil prices is a tall order. Inflation and oil prices affect almost every product either directly or indirectly, though one can stick to companies that operate domestically to avoid tariff-related shocks.
Such criteria are going to heavily restrict what dividend stocks one can pursue. Still, these two real estate investment trusts (REITs) should provide income and can still prosper even as tariffs, inflation, and oil prices hit consumers.
Will AI create the world's first trillionaire? Our team just released a report on the one little-known company, called an "Indispensable Monopoly" providing the critical technology Nvidia and Intel both need. Continue »
Realty Income
Realty Income (NYSE: O) is a real estate investment trust that operates in many countries, but serves its customers locally, sidestepping any direct tariff-related effects. The company owns about 15,500 properties in nine countries.
Moreover, inflation means higher revenue for the company, which benefits shareholders. Also, tenants handle maintenance, insurance, and property taxes under their lease terms, resulting in steady revenue streams. Realty Income boasts a 99% occupancy rate and established clients ranging from Walmart to FedEx, always spurring the need for further acquisitions and development.
This business has paid a monthly dividend since 1994, which gets raised at least one time per year (and more often quarterly). At $3.25 per share annually, its dividend yield is 5.1%.
Over the last year, its stock price rose around 11%, and the share price has still not returned to its 2020 high. Admittedly, that makes Realty Income more attractive to income investors than growth investors. However, if you're looking for a stable stock with a high-paying, rising dividend, Realty Income can serve investors who want income without the volatility while avoiding exposure to many of the external threats that affect most dividend stocks.
Digital Realty
Digital Realty Trust (NYSE: DLR) is one of the leading data center REITs. The demand for these facilities is insatiable, making inflation much less relevant to its future. Also, since the electricity they need comes from varied sources, they are less affected by high oil prices.
Moreover, though its approximately 300 data centers span six continents, each is in one place, meaning no direct effects from tariffs. Grand View Research forecasts a compound annual growth rate (CAGR) of 11% for the data center market, making Digital Realty likely to sell any capacity it adds.
Digital Realty had a history of annual increases from 2005 to 2022. The payout has since plateaued at $4.88 per share, and its yield of 2.4% is more than double the 1.1% average for the S&P 500.
While the lack of increases may appear disconcerting, Digital Realty paused the payout hikes to free up more capital to add data center capacity amid insatiable demand. That move may ultimately profit investors more in the long term.
Also, the stock has risen by over 112% since bottoming in 2023. That means it has been more of a growth than an income stock in some respects. Nonetheless, as the company better capitalizes on this growing need, it should continue to generate higher returns without the external worries that have hampered the growth of other dividend stocks.
Should you buy stock in Realty Income right now?
Before you buy stock in Realty Income, consider this:
The Motley Fool Stock Advisor analyst team just identified what they believe are the 10 best stocks for investors to buy now… and Realty Income wasn’t one of them. The 10 stocks that made the cut could produce monster returns in the coming years.
Consider when Netflix made this list on December 17, 2004... if you invested $1,000 at the time of our recommendation, you’d have $497,606!* Or when Nvidia made this list on April 15, 2005... if you invested $1,000 at the time of our recommendation, you’d have $1,306,846!*
Now, it’s worth noting Stock Advisor’s total average return is 985% — a market-crushing outperformance compared to 200% for the S&P 500. Don't miss the latest top 10 list, available with Stock Advisor, and join an investing community built by individual investors for individual investors.
*Stock Advisor returns as of April 29, 2026.
Will Healy has positions in Realty Income. The Motley Fool has positions in and recommends Digital Realty Trust, Realty Income, and Walmart. The Motley Fool recommends FedEx. The Motley Fool has a disclosure policy.
The views and opinions expressed herein are the views and opinions of the author and do not necessarily reflect those of Nasdaq, Inc.

Tariffs, Oil Shocks, and Inflation: The Best Dividend Stocks to Own Through It All

Digital RealtyTrust DLR posted first-quarter 2026 core funds from operations (FFO) of $2.04 per share, up 15.3% from $1.77 a year ago. The results beat the Zacks Consensus Estimate of $1.94, delivering a 5.15% earnings surprise.
Total operating revenues were $1.635 billion, up 16.2% from $1.408 billion in the year-ago quarter. Revenues also topped the consensus mark of $1.609 billion by 1.6%, supported by strong leasing activity and healthy commencements from a growing backlog.
DLR’s Leasing Strength Drives a Strong Quarter
Signed total bookings in the quarter are expected to generate $707 million of annualized GAAP base rent at 100% share, with $423 million attributable to Digital Realty’s share. Management pointed to record demand in smaller deployments and interconnection, alongside the largest hyperscale lease in company history.
Within bookings at DLR share, more than 1 megawatt activity accounted for $324.5 million of annualized GAAP base rent, while the 0-1 megawatt category contributed $78.9 million, and interconnection added $18.6 million. Pricing for larger deployments remained healthy, with management noting average pricing of $181 per kilowatt for greater than 1 megawatt deals.
DLR’s Backlog Improves Long-Term Visibility
Digital Realty ended the first quarter of 2026 with a record total backlog of $1.8 billion of annualized GAAP base rent at 100% share, or $1.0 billion at the company’s share. Backlog growth was driven by new signings outpacing commencements, which totaled $204 million in the quarter.
The weighted average lag between the new leases signed in the first quarter and the contractual commencement date was 19 months. Management highlighted that the backlog represents 23% of in-place annualized rent, helping extend growth visibility into 2027 and 2028.
Renewal activity also reflected a firm pricing environment. Digital Realty signed renewals representing $193 million of annualized cash rental revenues, with rental rates on renewal leases rising 5% on a cash basis and 6.3% on a GAAP basis during the quarter.
DLR’s Profitability and Leverage Remain Supportive
Adjusted EBITDA increased to $920 million in the first quarter of 2026, up 16% year over year, reflecting double-digit revenue growth and continued operating momentum.
On operations, portfolio occupancy ended the quarter at 90.1%. Development activity remained elevated, with the company spending $910 million on development capital expenditures in the quarter (net of partner contributions) and reporting 1.2 gigawatts under construction at quarter-end.
Balance sheet metrics improved as well. Digital Realty reported approximately $18.14 billion of total debt outstanding at quarter-end and reduced net debt to Adjusted EBITDA to 4.7X, down from 4.9X as of Dec. 31, 2025, supported by EBITDA growth and retained cash flow.
DLR Expands Land Bank and Connectivity Footprint
DLR kept investing for long-term growth in the first quarter, buying an 873-acre Atlanta-area land parcel for $95 million (expected to support more than 1 GW of IT capacity) and a 30-acre Portland-area parcel for $50 million (expected to support 160 MW). The company also expanded its connectivity footprint with the Telepoint acquisition in Sofia for €66.5 million ($76.6 million) and bought two land parcels near Milan for €56.5 million ($65.1 million).
Digital Realty also agreed to acquire TelcoHub 1 in Malaysia (an operational 1.5-MW site plus adjacent land supporting up to 14 MW), expected to close in the first half of 2026, and after quarter-end, the company bought a 15-MW Cyberjaya development for about $117 million. As part of capital recycling, DLR sold a non-core Boston data center for roughly $6.4 million and closed the sale of a non-core Atlanta-area asset for $24 million after quarter-end.
DLR Raises 2026 Outlook After Q1 Execution
Reflecting better-than-anticipated execution early in the year, Digital Realty raised its 2026 core FFO per share outlook to $8.00-$8.10 from the earlier guided range of 7.90-$8.00. The Zacks Consensus Estimate of $7.94 lies below the guided range.
The company also increased its 2026 total revenue outlook to $6.65-$6.75 billion, up from $6.60-$6.70. The consensus estimate stands at $6.66 billion. Adjusted EBITDA is also expected to be in the band of $3.65-$3.75 billion, up from $3.60-$3.70 billion.
This data center REIT projects rental rates on renewal leases to be within 6.5-8.5% on a cash basis and 9.5-11.5% on a GAAP basis. The year-end portfolio occupancy is expected to increase by 50-100 bps. The same-capital cash NOI is estimated to grow 4-5%.
On the investment side, management raised 2026 development capital expenditure guidance (net of partner contributions) to $3.5-$4.0 billion while keeping planned dispositions and joint venture capital recycling at $500 million-$1.0 billion for the year.
Currently, DLR carries a Zacks Rank #3 (Hold). You can see the complete list of today’s Zacks #1 Rank (Strong Buy) stocks here.
Digital Realty Trust, Inc. Price, Consensus and EPS Surprise
Upcoming Earnings Releases
We now look forward to the earnings releases of other REITs like Public Storage PSA and Ventas VTR, both slated to report on April 27.
The Zacks Consensus Estimate for Public Storage’s first-quarter 2026 FFO per share is pegged at $4.13, implying a marginal year-over-year increase. PSA currently carries a Zacks Rank #3.
The Zacks Consensus Estimate for Ventas’ first-quarter 2026 FFO per share is pegged at 91 cents, calling for an 8.3% year-over-year jump. VTR currently carries a Zacks Rank #2 (Buy).
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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DLR Q1 Earnings Beat on Leasing Momentum and AI Demand, View Raised

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Digital Realty (DLR) Q1 2026 Earnings Transcript

For the quarter ended March 2026, Digital Realty Trust (DLR) reported revenue of $1.64 billion, up 16.2% over the same period last year. EPS came in at $2.04, compared to $0.27 in the year-ago quarter.
The reported revenue compares to the Zacks Consensus Estimate of $1.61 billion, representing a surprise of +1.6%. The company delivered an EPS surprise of +5.22%, with the consensus EPS estimate being $1.94.
While investors scrutinize revenue and earnings changes year-over-year and how they compare with Wall Street expectations to determine their next move, some key metrics always offer a more accurate picture of a company's financial health.
As these metrics influence top- and bottom-line performance, comparing them to the year-ago numbers and what analysts estimated helps investors project a stock's price performance more accurately.
Here is how Digital Realty Trust performed in the just reported quarter in terms of the metrics most widely monitored and projected by Wall Street analysts:
Net Earnings per Share (Diluted): $0.46 versus the five-analyst average estimate of $0.52.
Revenues- Rental revenues: $1.1 billion versus $1.09 billion estimated by five analysts on average. Compared to the year-ago quarter, this number represents a +14.9% change.
Revenues- Tenant reimbursements- Utilities: $333.91 million compared to the $324.5 million average estimate based on five analysts. The reported number represents a change of +23.1% year over year.
Revenues- Tenant reimbursements- Other: $38.09 million compared to the $39.43 million average estimate based on five analysts. The reported number represents a change of -9.7% year over year.
Revenues- Tenant reimbursements (Utilities + Other): $372 million versus $363.93 million estimated by five analysts on average. Compared to the year-ago quarter, this number represents a +18.7% change.
Revenues- Fee Income: $34.9 million versus $33.25 million estimated by five analysts on average. Compared to the year-ago quarter, this number represents a +69.1% change.
Revenues- Other: $0.05 million compared to the $0.7 million average estimate based on five analysts. The reported number represents a change of -64.7% year over year.
Revenues- Interconnection and other: $124.28 million versus the five-analyst average estimate of $124.99 million. The reported number represents a year-over-year change of +10%.
Shares of Digital Realty Trust have returned +13.9% over the past month versus the Zacks S&P 500 composite's +9.7% change. The stock currently has a Zacks Rank #3 (Hold), indicating that it could perform in line with the broader market in the near term.
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Periodand min./max. price, $	Price change, %		Volatility, %		Volume, $
Periodand min./max. price, $	DLR	Industry	DLR	Industry	Volume, $
Yesterday 194.8 - 197.5	0.37	2.43	0.97	1.44	160.18M
Week 193.0 - 201.3	-1.36	0.90	2.33	2.63	1.05B
Month 187.7 - 208.1	4.30	6.84	3.86	4.38	5.69B
3 Months 172.9 - 208.1	9.56	8.42	8.37	11.82	14.53B
6 Months 146.2 - 208.1	17.11	5.41	15.35	14.48	27.18B
Year 146.2 - 208.1	15.47	18.37	21.70	18.79	49.43B
3 years 86.3 - 208.1	100.98	20.40	46.20	42.95	126.72B
5 years 85.8 - 208.1	32.59	72.76	63.72	79.66	187.52B
All time 12.0 - 198.0	1,400.22	74.97	—	—	202.44B

Digital Realty Trust, Inc.

Price and volatility history

Risk ratios