DLR
Digital RealtyNYSEReal EstateReit - SpecialtySnapshot 2026-05-08
As of May 8, 2026, DLR has a composite score of 14.1, categorized with a signal label of "mild favorable." This score is influenced by a medium confidence level of 72.1 and reflects various factors, including macroeconomic conditions and sector trends. Key drivers include macro rates, growth, labor, and inflation, with notable unfavorable scenarios related to potential guidance cuts and sector weakening. The analysis is provisional.
Price
Daily closes from AlphaVantage. Earnings/event dots are placed inline.
Factor signals
Read top-to-bottom: thesis (is this a strong company over a 1–3 year hold), watch flags (has something changed worth re-reading), and position context (how violent might the path be). Each pill is a parallel diagnostic — never aggregated into a single score.
Thesis
— is this a strong company over a 1–3 year hold?Why this rank
- Direction share0.90
- Slope (norm)-0.46
- Bonus0.00
Why this rank
Trailing four: 2024-Q3, 2025-Q1, 2025-Q2, 2025-Q3
Why this rank
Watch
— has something changed worth re-reading?Buyback / dividend activity on weakening fundamentals — historically a value-trap pattern (48% T+1y positive return vs 69% baseline in IT 2024-26).
Why this setup
EPS estimate $0.46 → $0.48 (+3.8% / 30d). 9 raised, 1 cut, 15 covering analysts.
1 upgrade, 1 downgrade / 30d, 10 maintained. 72% of analysts rate Buy.
8 PT revisions / 30d. Avg target 8.2% above current price.
2 positive, 0 negative / 30d. See F4 management tile for the event list.
F4 · Management deep-dive — recent events, stated priorities, guidance track record
Recent 8-K events
1 material event in the last 24 months — top 1 listed below.
Stated priorities
2 priorityies extracted from earnings transcripts (as of 2026-05-08).
- 1.Increase Core FFO per share outlookgrowthbehind14% progress
4/23: “Digital Realty raised its 2026 Core FFO per share outlook to $8.00 - $8.10.”
Why this status
Stated in 2 of last 2 quarters. Core FFO per share outlook increased from $7.90-$8.00 to $8.00-$8.10. Despite the increase, financials show a net income decline from $67.8M in 2025-Q3 to -$778.9M in 2025-Q4, indicating limited progress in achieving the outlook.
- 2.Announce share buyback programcapital allocationmixed44% progress
5/4: “On May 4, 2026, Digital Realty entered into an ATM Equity Offering Sales Agreement.”
Why this status
Newly stated in 2026-Q2. Digital Realty announced a share buyback program, but financials show a cash from operating activities decline from $1.69B in 2025-Q3 to -$824.3M in 2025-Q4, suggesting mixed progress in capital allocation.
Guidance track record
Insufficient guidance history for this ticker.
Position context
— how violent might the path be while I hold it?Why this risk level
Recent vol — 30d annualized 22%; 252d 22%.
Drawdown — Max 1y −17%. Bad day move −2%.
Beta to sector ETF (XLRE) — 0.91 over 1y.
Liquidity — score 100/100.
Sub-scores — vol 64/100, drawdown 66/100, beta 91/100, earnings vol —.
via XLRE
Tailwind = sector leading the S&P 500; headwind = trailing. Both can be constructive — historically, headwind regimes have averaged stronger forward returns than tailwind.
Context label only — describes the market state (e.g. real bear vs narrative panic, healthy uptrend vs late-stage froth). It is not a per-ticker buy/sell signal and does not predict factor performance.
Not investment advice. As of 2026-05-08.
What changed
The most important moves since the prior daily snapshot.
- No material changes since the prior snapshot.
No material changes since the prior snapshot.
as of 2026-05-08
Management scorecard
How management runs the business — capital, margins, balance sheet, and how reliably they guide and deliver.
What management is focused on
Priorities management has stated in recent disclosures, with status and evidence drawn from earnings calls, filings, and press releases.
- #1
Increase Core FFO per share outlook
GrowthNew since 2026-05-04Digital Realty aims to increase its Core FFO per share outlook for 2026.
BehindStated in 2 of last 2 quarters. Core FFO per share outlook increased from $7.90-$8.00 to $8.00-$8.10. Despite the increase, financials show a net income decline from $67.8M in 2025-Q3 to -$778.9M in 2025-Q4, indicating limited progress in achieving the outlook.
14%CEO/CFO:“Digital Realty raised its 2026 Core FFO per share outlook to $8.00 - $8.10.”Multiple sourcesSource dated 2026-04-23Stated 2 of last 8 quartersFirst seen 2026-05-04Show history (2)
- 2026-Q1Multiple sources
“Digital Realty raised its 2026 Core FFO per share outlook to $8.00 - $8.10.”
- 2025-Q4Multiple sources
“Digital Realty introduced its 2026 Core FFO per share outlook of $7.90 - $8.00.”
- #2
Announce share buyback program
Capital allocationNew since 2026-05-04Digital Realty announced a share buyback program as part of its capital allocation strategy.
MixedNewly stated in 2026-Q2. Digital Realty announced a share buyback program, but financials show a cash from operating activities decline from $1.69B in 2025-Q3 to -$824.3M in 2025-Q4, suggesting mixed progress in capital allocation.
44%CEO/CFO:“On May 4, 2026, Digital Realty entered into an ATM Equity Offering Sales Agreement.”Multiple sourcesSource dated 2026-05-04Stated 1 of last 8 quartersFirst seen 2026-05-04Show history (1)
- 2026-Q2Multiple sources
“On May 4, 2026, Digital Realty entered into an ATM Equity Offering Sales Agreement.”
How this stock is priced
Two ways to read price: against peers in the same business, and against the company's own history.
Looks more expensive than peers.
Richer than its own typical valuation.
P/E over the last 5 years
71 monthly pointsHow this compares
A side-by-side read on composite, valuation, and risk versus peers.
| Stock | Composite | Valuation | Risk |
|---|---|---|---|
DLR Digital Realty | +14 | expensive | low |
WELL Welltower | +7.9 | expensive | low |
PLD Prologis | +10 | full | low |
EQIX Equinix | +22 | fair | moderate |
AMT American Tower | +18 | fair | moderate |
Risk — how this stock moves
What a normal day looks like, what a bad day looks like, and the worst the last year has thrown at it.
What could change this view
Conditional scenarios — if X happens, the score would shift by about Y points. These are not predictions.
- If real_estate sector trend rises from +0.00 into 'improving' (>= +0.20)+5.0 pts
- If next-quarter EPS surprise repeats current direction (latest surprise +25.4% on 2026-03-31)+2.4 pts
- If next-quarter guidance is cut (currently RAISED as of 2026-04-23)-16 pts
- If rates state reverses from -0.37 (negative) to +0.37 (positive)-8.0 pts
- If real_estate sector trend falls from +0.00 into 'weakening' (<= -0.20)-5.0 pts
Material updates
Recent SEC 8-K filings ranked by likely impact, confidence, and recency.
- 2026-04-2316d agoItem 2.02
and shall not be deemed “filed” for any purpose, including for the purposes of Section 18 of the Securities Exchange Act of 1934, as amended (Exchange Act), or otherwise subject to the liabilities of that Section. The information in this Current Report on Form 8-K shall not be deemed incorporated by reference into any filing under the Securities Act of 1933, as amended (Securities Act), or the Exchange Act regardless of any general incorporation language in such filing. On April 23, 2026, we…
earnings preannouncementpositivescore 50 - 2026-05-045d agoItem 8.01
Other Events. On May 4, 2026, Digital Realty Trust, Inc. and Digital Realty Trust, L.P. entered into an ATM Equity Offering Sales Agreement (the “Sales Agreement”) with BofA Securities, Inc., BNP Paribas Securities Corp., BTIG, LLC, Capital One Securities, Inc., Citigroup Global Markets Inc., Deutsche Bank Securities Inc., Huntington Securities, Inc., ING Financial Markets LLC, Jefferies LLC , J.P. Morgan Securities LLC, Mizuho Securities USA LLC, Morgan Stanley & Co. LLC, MUFG Securities Ame…
capital allocationpositivescore 46
Score history
The composite score, snapshot by snapshot. The dotted line at zero separates leaning-positive from leaning-negative.
Not investment advice. Scores describe historical and current data; they are not forecasts of future returns. Consult a licensed advisor before making investment decisions.