What is the 13F Pro Quality Score for DLR?

13F Pro ranks DIGITAL REALTY TRUST, INC. (DLR) on the 13F Pro Quality Score, a 0–100 composite of 32 fundamental signals including return on invested capital, free cash flow consistency, balance-sheet strength, earnings quality, growth durability, and valuation discipline. The score refreshes after each 10-K and 10-Q filing on SEC EDGAR. View DLR's current score at https://13fpro.ai/company/DLR (free sign-up required for the full ranking).

Which hedge funds own the most DLR stock?

Based on the most recent Form 13F-HR filings on SEC EDGAR, the largest reported institutional holders of DLR include BlackRock,, VANGUARD PORTFOLIO MANAGEMENT, COHEN & STEERS,. Holdings are reported quarterly within 45 days of quarter-end and updated on https://13fpro.ai/company/DLR as soon as new 13F filings post.

Where does 13F Pro source DLR data?

All DIGITAL REALTY TRUST, INC. fundamentals and ownership data come directly from SEC EDGAR. DIGITAL REALTY TRUST, INC. files with the SEC under CIK 1297996. 13F Pro ingests XBRL financial facts from 10-K and 10-Q filings, Form 13F-HR institutional holdings, and Form 4 insider transactions, with no third-party rewrites or estimates.

What sector is DLR in?

DIGITAL REALTY TRUST, INC. (DLR) is classified in the Real Estate sector. 13F Pro publishes sector-level fund flow analysis and quality leaders at https://13fpro.ai/research/sector/real-estate.

What drives DLR's revenue?

Per DIGITAL REALTY TRUST, INC.'s latest 10-Q filed with the SEC on 2026-07-31, the biggest revenue drivers are: Rental and other services ($1,674.6M, +14.9% YoY); Stabilized rental and other services ($1,271.6M, +8.2% YoY); Non-stabilized rental and other services ($403.0M, +43.1% YoY). Figures are extracted from the filing text and machine-verified against the document. Full breakdown at https://13fpro.ai/company/DLR.

What are DLR's largest expenses?

DIGITAL REALTY TRUST, INC.'s latest 10-Q reports these as the largest expense items: Rental property operating and maintenance ($687.9M, +13.3% YoY); Depreciation and amortization ($507.1M, +10.0% YoY); General and administrative ($157.7M, +15.9% YoY). Sourced directly from SEC EDGAR filing text for Q2 FY2026 (quarter ended June 30, 2026).

How often is DLR research updated on 13F Pro?

DLR's fundamentals refresh within hours of each new 10-K or 10-Q filing on SEC EDGAR. Institutional ownership updates after each quarterly 13F filing window. Insider transactions update after each Form 4 filing. The 13F Pro Quality Score recalculates after every fundamentals refresh.

DIGITAL REALTY TRUST, INC.(DLR)Stock Analysis

AI analysis on 2,800+ stocks →Deep AI analysis on 2,800+ stocks →

Real Estate →NYSElarge

Institutional-grade research for retail investors

SEC EDGAR: CIK 1297996 DLR stock profile & AI dashboard →

Email me the moment this company reports earnings

AI Research Report

Two-page plain-English analysis: business, thesis, and three scenarios for the next two years. Refreshed every quarter.

Upgrade to Pro

Pro: 5 reports/month · Pro+: unlimitedOpinion, not investment advice. Do your own research.

Why DLR Scores 73/100

exact factor attribution · 2026-08-29

DLR's composite is driven by free cash flow and scale. Bars show each factor's exact push vs. a median company, using the same weights the ranking engine applies.

Free cash flow

+5.4 pts

86th pct

Scale

+5.0 pts

83th pct

Profitability

+4.8 pts

82th pct

Revenue growth

+2.3 pts

61th pct

Shareholder dilution

+2.2 pts

95th pct

Institutional flow

+1.9 pts

88th pct

Capital efficiency

+0.8 pts

58th pct

Earnings quality

+0.4 pts

54th pct

▲2

Earnings growth

-0.1 pts

48th pct

Latest change (2026-08-01): 70 → 59 · ↓ Profit margin 87→51; ↓ Capital efficiency 57→43

Factor percentiles are cross-sectional ranks across the ~2,800-stock scored universe, computed from SEC EDGAR filings. Not investment advice.

Unusual Activity in DLR

Events flagged as statistical outliers against DLR's own multi-year baseline — not fixed dollar thresholds.

Score shock2026-08-01
DLR quality score dropped 11 points (70→59) on a new filing
View source filing →

DLR Stock Analysis & AI Quality Score

Data updated 2026-08-29

AI stock analysis and institutional research for DIGITAL REALTY TRUST, INC. (DLR), a Real Estate sector company. 13F Pro tracks DLR using direct SEC EDGAR data and AI-powered research tools. Based on the latest XBRL financial filings (Q1 2026), DIGITAL REALTY TRUST, INC. reports quarterly revenue of $1.6B, net income of $179.3M, an operating margin of 16.4%. Top institutional holders of DLR by reported 13-F value include BlackRock, VANGUARD PORTFOLIO MANAGEMENT, COHEN & STEERS, based on the most recent SEC filings. DLR trades on the NYSE exchange and files with the SEC under CIK 1297996. 13F Pro's AI research platform runs 10 specialized AI analysts — value, growth, momentum, macro, and activist specialists — that debate DLR daily and publish AI-generated analysis with cited SEC sources. The platform aggregates historical XBRL financial facts, 10-Q and 10-K filings, insider Form 4 transactions, and institutional 13-F holdings for DIGITAL REALTY TRUST, INC. directly from SEC EDGAR. DIGITAL REALTY TRUST, INC.'s 13F Pro composite quality score has ranged between 59 and 74 since 2026, currently 72.8 — an improving long-term trajectory across 45 quarterly and live scoring snapshots.

What's Driving DLR's Business? Latest 10-Q Breakdown

✓ 35/35 datapoints verified

AI-extracted from DIGITAL REALTY TRUST, INC.'s 10-Q filed 2026-07-31 — Q2 FY2026 (quarter ended June 30, 2026). Every figure is machine-verified against the filing text on SEC EDGAR.

Total revenue rose 28.9% YoY to $1.92B, boosted by $201M of one-time promote income from the June 2026 Digital Carver joint venture buy-in.

Biggest Revenue Drivers

Rental and other services$1,674.6M+14.9% YoY

New leasing and renewals, higher utilities reimbursements and stronger Euro, sterling and Singapore dollar

Fee income and other$249.4M+596.9% YoY

Primarily $201 million of promote income from performance hurdles achieved in the June 2026 Acquisition

Biggest Revenue Drivers

Total revenue: $1,924.0M+28.9% YoY

Rental and other services$1,674.6M+14.9% YoY

New leasing and renewals, higher utilities reimbursements and stronger Euro, sterling and Singapore dollar

Within Rental and other services

Stabilized rental and other services$1,271.6M+8.2% YoY

Increases in new leasing and renewals plus higher utilities reimbursements across all regions

Non-stabilized rental and other services$403.0M+43.1% YoY

Completion of global development pipeline and lease-up, biggest contributions in Northern Virginia, Frankfurt, Paris, Johannesburg

Fee income and other$249.4M+596.9% YoY

Primarily $201 million of promote income from performance hurdles achieved in the June 2026 Acquisition

Largest Expense Items

Rental property operating and maintenance$687.9M+13.3% YoY

Higher power pricing in EMEA and APAC plus higher consumption at recently completed development sites

Depreciation and amortization$507.1M+10.0% YoY

Filing gives no specific driver

General and administrative$157.7M+15.9% YoY

Higher head count along with increased information technology costs

Transactions and integration$38.7M+71.7% YoY

Software development initiatives, higher transaction expenses including German real estate transfer tax accrual

Margins: Operating income before disposition gains rose to $459.3M from $211.7M as revenue grew 28.9% against 14.3% expense growth, though the gap reflects $201M of one-time promote income.

Watch Items from the Filing

Two largest customers accounted for approximately 11% and 10% of total revenue as of June 30, 2026.
Northern Virginia is 21.9% of total annualized rent; 43.3% of quarterly revenue came from outside the United States.
1,402 MW of projects underway, up ~82% since December 2025, 54% pre-leased, with $4.1B of open construction commitments.
EMEA occupancy fell to 81.9% from 83.8% at year-end 2025; consolidated portfolio occupancy 89.8%.
Rollover Shareholders put ~16% of Teraco equity, to be settled with 3,425,031 new common shares in the second half of 2026.

AI-extracted and verified against SEC EDGAR filing text. Not investment advice.

Read the full 10-Q on SEC EDGAR →Share on X

Revenue

Q1 2026

$1.6B

Net Income

Q1 2026

$179.3M

Operating Margin

Q1 2026

16.4%

ROIC

Q1 2026

4.6%

Period

Revenue & Net Income

Earnings Per Share

Key Financials Over Time

Export Financial Table · Pro

Revenue

+10.0% YoY

$6.11BFY 2025

FY22 $4.69BFY23 $5.48BFY24 $5.55BFY25 $6.11B

Net Income

+117.2% YoY

$1.31BFY 2025

FY22 $377.7MFY23 $948.8MFY24 $602.5MFY25 $1.31B

Operating Income

+39.6% YoY

$658.5MFY 2025

FY22 $590.0MFY23 $524.5MFY24 $471.9MFY25 $658.5M

EPS (Diluted)

+122.4% YoY

$3.58FY 2025

FY22 $1.11FY23 $2.88FY24 $1.61FY25 $3.58

Total Assets

+9.1% YoY

$49.41BFY 2025

FY22 $41.48BFY23 $44.11BFY24 $45.28BFY25 $49.41B

Op. Cash Flow

+6.7% YoY

$2.41BFY 2025

FY22 $1.66BFY23 $1.63BFY24 $2.26BFY25 $2.41B

Metric	FY 2025	FY 2024	FY 2023	FY 2022	FY 2021	FY 2020
Revenue	$6.11B +10.0%	$5.55B +1.4%	$5.48B +16.7%	$4.69B +6.0%	$4.43B +13.4%	$3.90B
Net Income	$1.31B +117.2%	$602.5M -36.5%	$948.8M +151.2%	$377.7M -77.9%	$1.71B +379.6%	$356.4M
Operating Income	$658.5M +39.6%	$471.9M -10.0%	$524.5M -11.1%	$590.0M -15.0%	$694.0M +24.5%	$557.5M
EPS (Diluted)	$3.58 +122.4%	$1.61 -44.1%	$2.88 +159.5%	$1.11 -81.3%	$5.94 +494.0%	$1.00
Total Assets	$49.41B +9.1%	$45.28B +2.7%	$44.11B +6.3%	$41.48B +14.1%	$36.37B +0.8%	$36.08B
Operating Cash Flow	$2.41B +6.7%	$2.26B +38.3%	$1.63B -1.5%	$1.66B -2.5%	$1.70B -0.3%	$1.71B

Get alerted when DLR's score changes

Free account: watchlist tracking, the daily AI brief, and the AI screener.

Passwordless sign-in · Payments by Stripe · Auth by Clerk

Available Research

13F Pro tracks comprehensive data for DIGITAL REALTY TRUST, INC. including:

SEC EDGAR filings (10-K, 10-Q, 8-K)

XBRL financial facts (revenue, EPS, margins)

Insider transactions (Form 4)

Institutional 13F holdings

Quality rankings (32 signals)

AI analyst debates & daily meetings

Historical financial trends

Peer comparison & sector analysis

Top Institutional Holders of DLR

BlackRock, Inc.
$7.3B40,522,510 sh
VANGUARD PORTFOLIO MANAGEMENT LLC
$5.4B30,156,675 sh
COHEN & STEERS, INC.
$5.2B29,229,771 sh
VANGUARD CAPITAL MANAGEMENT LLC
$4.0B22,292,241 sh
STATE STREET CORP
$3.7B20,837,900 sh
NORGES BANK
$3.5B19,290,135 sh
Blackstone Inc.
$2.2B12,313,486 sh
GEODE CAPITAL MANAGEMENT, LLC
$1.7B9,758,447 sh
BANK OF AMERICA CORP /DE/
$1.6B8,941,260 sh
APG Asset Management US Inc.
$1.5B8,619,693 sh

Fund	Value	Shares
BlackRock, Inc.	$7.3B	40,522,510
VANGUARD PORTFOLIO MANAGEMENT LLC	$5.4B	30,156,675
COHEN & STEERS, INC.	$5.2B	29,229,771
VANGUARD CAPITAL MANAGEMENT LLC	$4.0B	22,292,241
STATE STREET CORP	$3.7B	20,837,900
NORGES BANK	$3.5B	19,290,135
Blackstone Inc.	$2.2B	12,313,486
GEODE CAPITAL MANAGEMENT, LLC	$1.7B	9,758,447
BANK OF AMERICA CORP /DE/	$1.6B	8,941,260
APG Asset Management US Inc.	$1.5B	8,619,693

Companies Similar to DLR

Ranked by quality-profile closeness and shared hedge-fund ownership — not just sector membership.

REALTY INCOME CORP

AI score

Very similar · 40 shared holders

APG Asset Management US Inc.COHEN & STEERS, INC.CENTERSQUARE INVESTMENT MANAGEMENT LLC

PLD

Prologis, Inc.

AI score

Very similar · 55 shared holders

COHEN & STEERS, INC.APG Asset Management US Inc.CENTERSQUARE INVESTMENT MANAGEMENT LLC

SPG

SIMON PROPERTY GROUP INC.

AI score

Very similar · 49 shared holders

COHEN & STEERS, INC.CENTERSQUARE INVESTMENT MANAGEMENT LLC Resolution Capital Ltd

AVB

AVALONBAY COMMUNITIES INC

AI score

Very similar · 50 shared holders

VIKING GLOBAL INVESTORS LP Blackstone Inc.DUFF & PHELPS INVESTMENT MANAGEMENT CO

AMT

AMERICAN TOWER CORP /MA/

AI score

Very similar · 43 shared holders

COHEN & STEERS, INC.DUFF & PHELPS INVESTMENT MANAGEMENT CO NORDEA INVESTMENT MANAGEMENT AB

PSA

Public Storage

AI score

Very similar · 50 shared holders

COHEN & STEERS, INC.APG Asset Management US Inc.CENTERSQUARE INVESTMENT MANAGEMENT LLC

VICI

VICI PROPERTIES INC.

AI score

Very similar · 44 shared holders

CENTERSQUARE INVESTMENT MANAGEMENT LLC Capital Research Global Investors BARROW HANLEY MEWHINNEY & STRAUSS LLC

ESS

ESSEX PROPERTY TRUST, INC.

AI score

Very similar · 46 shared holders

COHEN & STEERS, INC.Resolution Capital Ltd DUFF & PHELPS INVESTMENT MANAGEMENT CO

Similarity is computed from the 8 composite sub-scores and latest-quarter 13F conviction holdings (index-style filers excluded). Refreshed monthly.

More Real Estate Companies

View all Real Estate →

AAT

American Assets Trust, Inc.

ABR

ARBOR REALTY TRUST INC

ACR

ACRES Commercial Realty Corp.

ACRE

Ares Commercial Real Estate Corp

ADAM

ADAMAS TRUST, INC.

ADC

AGREE REALTY CORP

AEI

Alset Inc.

AGNC

AGNC Investment Corp.

Put DLR on your watchlist

Track score changes the day DIGITAL REALTY TRUST, INC. files with the SEC, follow the hedge funds that own it, screen 2,800+ AI-scored stocks, and get the daily brief — free.

View Pricing

Free tier includes 13F data, economic indicators, and market overview. Pro starts at $6.67/mo (billed annually).

Passwordless sign-in · Payments by Stripe · Auth by Clerk

Popular Research

AAPL

Apple

MSFT

Microsoft

NVDA

NVIDIA

GOOG

Alphabet

AMZN

Amazon

Is DLR a good stock to buy?

13F Pro's AI-powered analysis of DIGITAL REALTY TRUST, INC. (DLR) draws on SEC EDGAR-sourced fundamentals, institutional 13F holdings, and insider Form 4 transactions in the Real Estate sector (listed on NYSE). The 32-signal AI Quality Score, current rank, and full bull/bear verdict for DLR are available on the DLR stock profile dashboard — with the same data, AI insights, ratios, and institutional activity refreshed after every 10-K, 10-Q, 13F, and Form 4 filing. DLR is classified as a large company.

Which hedge funds own DLR?

Institutional investors are required to disclose their holdings quarterly via SEC Form 13F. 13F Pro aggregates these filings to show which hedge funds, mutual funds, and asset managers are buying or selling DLR. Combined with insider transaction data from Form 4 filings and AI-powered analysis from 10 specialized research agents, 13F Pro provides a comprehensive view of DIGITAL REALTY TRUST, INC.'s investment landscape.