Stock·NYSE·Real Estate
Digital Realty Trust Inc. (DLR)
- Market cap
- $65.91B
- Dividend yield
- 2.80%
- Street target
- $224.00median of 35 analysts
- 52-week range
- $146.23 $208.14
DLR stock forecast today
Where DLR stands today, and what CleaRank Financial AI makes of it.
DLR at a glance
Digital Realty Trust Inc. (DLR): Hold, 48/100 on CleaRank's AI score.
- Trend Down: the price is below both its 50- and 200-day moving averages ($182.60 and $182.89).
- Insiders Insiders sold $10.9M and made no open-market purchases over the last 18 months.
Figures as of October 26, 2026.
CleaRank Financial AI
CleaRank rates Digital Realty Trust Inc. (DLR) Hold, with a model score of 48/100.
The analysts' outlook lifts the score most: 30 of 35 analysts rate it a buy and the median target is 28.3% above the price. The trend holds it back most: the price is 4.57% below its 200-day average and 4.42% below its 50-day average, and the 50-day average is 0.16% below the 200-day. The 50-day average stands at $182.60 and the 200-day at $182.89. Over the past year the price fell 2.65%.
Only on CleaRank
Figures we compute ourselves from DLR's own price, earnings and insider-filing history. Tap one to see it in context.
DLR stock price and trading
The chart, today's range and how far the price has moved over each period.
Trend checks
0/4Price above its 50-day average ›
The price of $174.53 is 4.4% below the 50-day simple moving average of $182.60.Price above its 200-day average ›
The price is 4.6% below the 200-day simple moving average of $182.89.50-day average above the 200-day ›
The 50-day average ($182.60) is 0.2% below the 200-day average ($182.89), the arrangement of a falling longer-term trend.In the upper half of its 52-week range ›
The price sits at 46% of its 52-week range, between $146.23 and $208.14.
DLR share price
Pick a period: each tab shows how far DLR has moved over it, to the last close.
Today's trading
Where DLR sits inside today's range and its 52-week range.
DLR fundamentals and valuation
Valuation against the sector, and the revenue and earnings behind it.
Valuation and quality checks
3/3P/S below the sector median ›
The price-to-sales ratio of 10.40 is 0.0% below the sector median of 10.4.Profitable over the last 12 months ›
Net income over the last 12 months was $1.4B on revenue of $6.3B, a net margin of 21.8%.Pays a dividend ›
The trailing dividend yield is 2.80%, or $4.88 a share a year.
Key statistics
The headline figures for DLR.
As of October 26, 2026, DLR trades at $174.53, with a market value of $65.91B and a dividend yield of 2.80%.
What the numbers say
CleaRank Financial AI's reading of DLR's valuation, growth and risks.
The company's net margin is 21.8% and its operating margin is 25.88%. Return on equity stands at 2.91%, which is below the sector median of 5.8%. On the balance sheet, debt-to-equity is 0.68, and the trailing dividend yield is 2.80%, equal to $4.88 a share per year.
DLR's most recent earnings report, released on July 23, 2026, came in under expectations: EPS of $0.62 against the $0.73 analysts had forecast, a miss of 15.07%. The share price still rose 11.01% in the first session after the report.
DLR beat the EPS estimate in 1 of its last 2 reports, and every one of those beats was followed by a gain the next day. The February 5, 2026 report stands out among the earlier ones: a beat of 2.56%, after which the stock rose 4.23%. Looking ahead, analysts expect EPS of $3.19 this fiscal year (growth of 102.4%) and $2.76 the year after (a decline of 13.3%).
Daily returns have a 30-day standard deviation of 1.60%, and the beta against the S&P 500 is 1.01. The trend works against holders until the price regains its moving averages. The price is 16.15% below the 52-week high of $208.14.
DLR against the Real Estate sector
How DLR compares with the median Real Estate stock CleaRank tracks.
Price to sales vs sector: On price-to-sales, the yardstick used here in place of P/E, DLR trades at 10.40x, 0% versus the sector average of 10.40x.
Return vs XLRE: Since May 14, 2025, DLR has gained 5.4% against a gain of 5.1% for XLRE.
Performance against XLRE
DLR and the Real Estate sector fund over the same days.
Revenue and earnings
How much DLR sells, and how much of it becomes profit.
The quarterly bars end with Q1 '26 (the quarter to March 31, 2026); DLR reported again on July 23, 2026, and that quarter is not in our statement data yet. The 12-month figures come from the statistics feed and may include it.
Revenue growth: Revenue grew 10.0% in FY2025 to $6.1B, from $5.6B a year earlier.
Profit margin: The net margin was 21.5% in FY2025, up from 10.6% the year before.
Profitable: DLR earned $1.3B in FY2025.
Earnings reality check
Did DLR beat what analysts expected, and how did the stock react?
Earnings record: DLR beat the analyst estimate in 1 of the last 2 quarters.
Market reaction: The stock rose in the first session after every beat.
| Report | Estimate | Actual | Surprise | First session | 5 sessions |
|---|---|---|---|---|---|
| Jul 23, 2026after close | $0.73 | $0.62 | -15.07% | +11.01% | +7.72% |
| Feb 5, 2026after close | $0.39 | $0.40 | +2.56% | +4.23% | +9.51% |
As of October 26, 2026, DLR has beaten the analyst EPS estimate in 1 of its last 2 reported quarters and rose in the first trading session after that beat; its latest report, on July 23, 2026, came in 15.07% below the estimate and the stock moved +11.01% in the first session.
The first session is the first full trading day on the news: the report day itself for a report before the open, the next day for one after the close. Surprise is actual EPS against the consensus estimate.
DLR AI analysis and technical indicators
CleaRank's score and reasoning, the indicators behind it, and what the price moves with.
Momentum checks
1/3RSI not overbought or oversold ›
The 14-day RSI is 45.2, in neutral territory.RSI above 50 ›
An RSI of 45.2 is below the 50 midpoint, so sellers have had the upper hand over the last 14 days.MACD line above zero ›
The MACD line is negative, so the 12-day average is below the 26-day average.
CleaRank Financial AI analysis of DLR
The score, the reasoning behind it, and what could move the price next.
DLR is in a downtrend. At $174.53, the stock sits 4.42% below its 50-day average of $182.60 and 4.57% below its 200-day average of $182.89. Both averages point the same way, with the 50-day 0.16% below the 200-day. Over the past year, the price is 19.35% above the 52-week low of $146.23, while 16.15% below the high of $208.14.
The price is down over each of these periods: 2.28% over the past month, 10.84% over the past three months and 2.65% over the past year. Volume in the last session ran 41.6% above its average, on a day the price rose 1.25%. The 14-day RSI of 45.2 is in the neutral zone, and the MACD line is negative.
New analyst coverage ›
Rothschild & Co started coverage at Buy on September 21, 2026.
Source: Analyst action, Rothschild & Co, September 21, 2026
Earnings miss, but the stock rose ›
The July 23, 2026 report missed the EPS estimate by 15.07%, and the share price rose 11.01% in the first session after it.
Source: Earnings report, July 23, 2026New analyst coverage ›
CIBC started coverage at Outperformer on October 21, 2026.
Source: Analyst action, CIBC, October 21, 2026
- The two closest levels matter most: the 20-day EMA at $176.54 sits above the price, and the 52-week low at $146.23 sits below it.
- The 14-day RSI reads 45.2, in the neutral zone, with the MACD line negative; readings above 70 or below 30 mark stretched momentum.
- Following the July 23, 2026 report, the share price rose 11.01% in the first session. Over the last 2 reports, DLR beat estimates in 1.
DLR sits beneath both its 50-day ($182.60) and 200-day ($182.89) averages, and that placement is why the trend reads as down. A move back above the 50-day would be the first hint of recovery. The 20-day EMA, at $176.54, is the closest level overhead.
Below the price, the 52-week low of $146.23 is the next level to watch. The 14-day RSI reads 45.2, which is neutral, sitting between 40 and 60.
Technical indicators
Momentum and trend for DLR, from its daily closes.
As of October 26, 2026, with DLR at $174.53, its 14-day RSI is 45.2 (neutral territory), its 50-day simple moving average is $182.60 and its 200-day is $182.89.
Calculated by CleaRank on daily closes as of October 26, 2026: Wilder's 14-day RSI, 50- and 200-day simple moving averages, MACD line (12, 26). How we calculate these
What DLR moves with
Correlation of daily returns over one year: +1 moves in step, 0 has no link, -1 moves the opposite way.
As of October 26, 2026, DLR's 1-year correlation of daily returns is +0.47 with S&P 500 (SPY), +0.44 with Nasdaq 100 (QQQ), +0.25 with Bitcoin (BTC) and +0.19 with gold (XAU).
DLR price target and analyst forecast
The analysts' target range and how their ratings split.
Analysts checks
3/3Most analysts rate it a buy ›
30 of 35 analysts rate it a buy or strong buy, 5 a hold and 0 a sell.Median target above the price ›
The median 12-month target of $224.00 is 28.3% above the price.More buy ratings than three months ago ›
30 of 35 rate it a buy now, against 26 of 33 three months ago.
DLR Wall Street View
12-month price targets
The price, $174.53, sits below every analyst's target.
Ratings
Recent rating actions
| Date | Firm | Action | Rating |
|---|---|---|---|
| Oct 21, 2026 | CIBC | Initiates | Outperformer |
| Sep 21, 2026 | Rothschild & Co | Initiates | Buy |
| Sep 10, 2026 | BTIG | Maintains | Buy |
| Aug 18, 2026 | Evercore ISI Group | Maintains | Outperform |
| Aug 14, 2026 | HSBC | Upgrade | Buy |
| Aug 5, 2026 | Argus Research | Upgrade | Buy |
As of October 26, 2026, 35 Wall Street analysts cover DLR: 30 rate it a buy or strong buy, 5 a hold and 0 a sell or strong sell. Their 12-month price targets range from $190.00 to $250.00. The median DLR price target is $224.00, 28.3% above the price of $174.53.
Source: TwelveData analyst consensus. Targets and ratings belong to the analysts, not to CleaRank.
DLR trade plan: entry, stop loss and targets
Entry, stop and target levels from the moving averages and recent volatility. Educational, not advice.
DLR trade plan
Entry, stop and target levels, sized to your account. Change the bias or the risk and every level updates.
Entry Strategies pick an entry style
Risk management
Profit targets (Based on Conservative Entry)
These levels come from DLR's moving averages and recent volatility, not from a forecast. Educational levels, not financial advice; the full disclaimer is at the foot of the page.
Risk profile
How much DLR tends to move, against the market and on its own.
DLR price history and drawdowns
DLR's worst falls and recoveries, what $10,000 became, and which months have been kind to it.
Track record checks
3/4Average daily move under 2% ›
The price has moved 1.60% on an average day (30-day standard deviation of daily returns).Recovered from its worst fall ›
The worst fall was 46.0%, from December 2021 to April 2023, regained by September 2024.Most 1-year holds ended higher ›
76% of 1-year holding periods in the last 10 years ended with a gain.Beat the S&P 500 since the chart begins ›
$10,000 invested in October 2016 is now worth $26,579, against $42,015 in the S&P 500 (SPY).
DLR Drawdowns & Recovery
As of October 26, 2026, DLR's worst peak-to-trough fall over the last 10 years with dividends reinvested was -46.0% (December 2021 to April 2023); it regained that peak by September 2024, 17 months after the low, and 76% of 1-year holding periods ended with a gain.
From weekly closing values with dividends reinvested. A drawdown is the fall from the highest value reached so far to a later low.
Growth of $10,000
What $10,000 put into DLR in October 2016 is worth now, against the same amount in the S&P 500.
Against the market: DLR trailed the S&P 500 over this period: $26,579 against $42,015.
A $10,000 investment in DLR in October 2016 would be worth about $26,579 today with dividends reinvested, compared with about $42,015 for the same investment in the S&P 500 benchmark (also with dividends reinvested).
Seasonal patterns
Which calendar months have been kind to DLR, and which have not.
Strongest month, April: an average of +5.07%, up in 8 of 10 years.
Weakest month, September: an average of -3.49%, up in 3 of 10 years.
This month, October: has averaged +2.56%, up in 7 of 9 years. Past seasonality does not repeat on schedule.
Over the last 10 years, DLR's strongest calendar month has been April (average +5.07%, up in 8 of 10 years) and its weakest September (average -3.49%, up in 3 of 10 years).
Average return for each calendar month over the last 10 years, from weekly closing prices with dividends included.
DLR stock price prediction 2030
Thousands of simulated paths from the price history. A range of outcomes, not a forecast.
Monte Carlo projection
Thousands of simulated paths for $10,000 in DLR, from its own past volatility. The shaded area holds 80% of them.
CleaRank's 4-year Monte Carlo simulation, based on 10 years of price history, projects that a $10,000 investment in DLR today could grow to about $12,831 by 2030 in the base case, with a 90th-percentile outcome near $26,706 and a 10th-percentile outcome around $6,165. The simulation models price only; at today's 2.80% yield, dividends would add to these figures. Projections are statistical simulations, not guarantees.
DLR Stock Price Prediction 2030: Simulated Scenarios
The same simulation in share prices, year by year.
CleaRank's simulation projects a price near $224 for DLR by 2030 in the base case, from $175 today (1.3x over 4 years). The 10th-percentile path ends near $108. These are outcomes of a Monte Carlo simulation run on DLR's historical return distribution, not price targets, and they assume no dividends are reinvested.
| Year | 10th percentile | Base case | 90th percentile | range base today |
|---|---|---|---|---|
| 2027 | $129 | $186 | $268 | |
| 2028 | $118 | $198 | $332 | |
| 2029 | $112 | $210 | $397 | |
| 2030 | $108 | $224 | $466 |
Method: a lognormal simulation of DLR's own volatility and capped historical trend, re-run daily; base case is the median path, the outer columns the 10th and 90th percentiles. How the simulation works
DLR insider trading
What the people running the company have bought and sold.
DLR insider trading
Shares the company's directors and officers bought and sold, from their own filings.
Month by month
Open-market purchases above the line, sales below.
Net insider selling: No insider bought DLR shares on the open market in the last 18 months. Sales are often planned in advance or cover tax on vesting shares, so they say less than purchases would.
As of October 26, 2026, DLR insiders reported 4 open-market sales worth $10.9M and no open-market purchases over the last 18 months; grants and option exercises are not counted.
| Date | Insider | Type | Shares | Value |
|---|---|---|---|---|
| Aug 27, 2026 | Mark R Patterson
Director
|
Sell | 200 | $38.8K |
| May 29, 2026 | Jean F H P Mandeville
Director
|
Grant | 1.3K | - |
| Mar 13, 2026 | Christine Beseda Kornegay
Officer
|
Grant | 626 | $112.4K |
| Dec 31, 2025 | Christine Beseda Kornegay
Officer
|
Grant | 1.1K | $175.0K |
| Dec 1, 2025 | Mary Hogan Preusse
Director
|
Sell | 4.2K | $655.8K |
| Nov 26, 2025 | Mary Hogan Preusse
Director
|
Grant | 4.2K | - |
| Sep 15, 2025 | Andrew P Power
Chief Executive Officer
|
Sell | 58.0K | $10.2M |
| Sep 12, 2025 | Andrew P Power
Chief Executive Officer
|
Grant | 4.7K | - |
| Jun 6, 2025 | Jean F H P Mandeville
Director
|
Grant | 1.3K | - |
| Jun 5, 2025 | Mark R Patterson
Director
|
Sell | 175 | $30.9K |
Source: TwelveData, from SEC Form 4 filings
DLR stock forecast: questions people ask
Answered from the figures on this page, as of October 26, 2026.