Digital Realty Trust (DLR) ☆

Digital Realty rents space, power and connectivity rather than compute: at 2025 year-end its portfolio held 310 data centers and roughly 57.6 million rentable square feet across more than 55 metros in over 30 countries, about 84.7% leased, serving more than 5,000 customers. Two different businesses sit inside that footprint. The greater-than-1 MW wholesale side is a capital-and-power race — 769 MW of projects underway with 64% pre-leased, and land that "could accommodate over 3,500 megawatts of additional data center capacity" — where the 10-K names Equinix, NTT, Global Switch and "various private operators" as rivals and warns that added supply can push rents down. The colocation and interconnection side is the defended half: over 232,000 cross connects and the "densely connected data communities" Item 1 says competitors cannot easily replicate, reinforced by contracts the filing describes as generally running 5-10+ years on large deployments and by improvements "installed at our customers' expense." FY2025 leasing supports that read — renewals signed re-priced +27.0% on greater-than-1 MW space and +4.6% on 0-1 MW — while customer concentration is the offsetting exposure, with the largest customer at roughly 11.7% of annualized recurring revenue.

Rating: narrow

The FY2025 10-K's own competitive record cuts both ways. Item 1 says a "high-quality, highly interconnected global portfolio such as ours could not be easily replicated today on a cost-competitive basis," yet Item 1A concedes that competitors have "significantly greater financial, marketing and other resources and more ready access to capital" and that as rivals keep developing space, "rental rates may be reduced or we may face delays in leasing." A durable advantage that its own filing says new supply can price against is bounded, not unassailable.

Type: network effects

Item 1 attributes the hard-to-replicate part of the portfolio to connectivity rather than to real estate: "the network density, interconnection infrastructure and connectivity-centric customers in certain of our data centers have led to the organic formation of densely connected data communities that are difficult for competitors to replicate." That community sits on over 232,000 cross connects in over 55 metros, so each network and cloud that lands makes the same building worth more to the next tenant.

Leadership: co leader

Item 1 claims the title of "the largest global provider of cloud- and carrier-neutral data center, colocation and interconnection solutions," but the Competition section names Equinix and NTT as operators of properties "similar to ours in some of the same metropolitan areas," plus Global Switch and regional operators abroad — a shared top tier on the company's own telling, not a solitary one.

Pricing power: strong

FY2025 renewals signed re-priced upward in every bucket — +27.0% on greater-than-1 MW space ($146 to $186 per square foot), +4.6% on 0-1 MW ($268 to $280) and +43.0% on other ($49 to $71) — and MD&A expects average aggregate rental rates on 2026 renewals to be positive against the rates currently paid for the same space "on a GAAP basis and on a cash basis." On costs, the filing says utilities expense "is our largest expense category" and that "the vast majority of the expense is passed directly through to our customers," which it credits with significantly mitigating exposure to power-cost increases rather than removing it. The cap: Item 1A warns competitor development could still force rates down.

Curated moat judgment grounded in the cited source. source: sec.gov

Compare with…

Value-chain position

Layer: datacenters, power & cooling

• Upstream (suppliers): —
• Downstream (customers): —
• Competitors: Equinix, Iron Mountain

Landlord to the AI stack — sells the space, power and interconnection that cloud, network and enterprise tenants run compute in (Oracle, IBM, Meta Platforms, AT&T, Comcast and Lumen are among the customers named in Item 1), with roughly 2.9 GW of total in-place IT capacity.

Derived from this company's mapped supply-chain edges and its industry layer.

Signal contribution editorial prior

The moat prior voted +0.17 on the long (~6-month) horizon at weight 0.20 — the swarm call there is neutral (score 0.11, conviction 0).

Editorial prior — subjective, not backtested. It is bounded (±0.6), low-confidence, and never votes on short/medium. See exactly how it voted →

Product lineup

Products & services with an editorial market-share band and technical barrier band — qualitative judgments tied to a cited basis, never invented figures.

What you're looking at

These charts plot Digital Realty Trust's reported income statement, cash flow, and balance sheet from its SEC filings through 2026-05-01. Every figure is as-filed XBRL — none of it is an estimate.

Over the reported window, net income at $1.3B in FY2025.

Our model leans Low-confidence · Neutral on the stock over the medium horizon — a market-direction call, not an earnings forecast. See the Signal tab.

Filings

• 2025Q4 · filed 2026-05-01 source: sec.gov
• 2026Q1 · filed 2026-05-01 source: sec.gov
• 2025Q1 · filed 2026-05-01 source: sec.gov
• 2025Q2 · filed 2026-05-01 source: sec.gov
• FY2021 · filed 2026-04-17 source: sec.gov

Key ratios vs peers

Comparing against peers…

Institutional holders (13F)

No tracked 13F holders yet.

This may mean the company's CUSIP isn't curated for 13F matching yet, not that no institution holds it.