Detailed financial statements for Digital Realty Trust, Inc. (DLR): income statement, balance sheet and cash-flow summary. Track margins, debt, liquidity and profitability trends year over year: ten fiscal years free and up to 20 with Premium.
Digital Realty Trust, Inc. owns, acquires, develops, and operates data centers through its operating partnership subsidiary, Digital Realty Trust, L.P. The company is focused on providing data center, colocation, and interconnection solutions for domestic and international customers across a variety of industry verticals ranging from cloud and information technology services, communications and social networking to financial services, manufacturing, energy, healthcare, and co...
Analysis Summary
Digital Realty Trust, Inc. reported revenue of $6.11B in the most recent fiscal year, growing at a 5-year CAGR of 9.4%. Net income reached $1.31B, with a 29.7% 5-year CAGR.
Trailing-twelve-month margins: gross margin 13.8%, operating margin 17.9%, net margin 11.7%.
At the current price of $178.55, DLR trades at a P/E of 86.26 and an ROE of 5.71%. Market capitalisation stands at $66.1B, placing it among large-cap names.
Balance sheet quality for DLR: current ratio of 4.5, net debt of $20.73B. A debt-to-equity below 1.0 typically signals conservative capital structure, while a current ratio above 1.5 indicates comfortable short-term liquidity.
Cash flow quality is strong: free cash flow of $2.41B represents 184% conversion of reported net income. High conversion (above 90%) suggests earnings translate cleanly into cash; lower conversion may indicate working capital tightness or accounting timing differences.
Income Statement (10y)
| Year | 2016 | 2017 | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 | 2025 |
|---|---|---|---|---|---|---|---|---|---|---|
| Revenue | $2.14B | $2.46B | $3.05B | $3.21B | $3.90B | $4.43B | $4.69B | $5.48B | $5.55B | $6.11B |
| Cost of Revenue | $762.7M | $894.6M | $1.10B | $1.19B | $1.51B | $1.78B | $2.02B | $2.60B | $2.52B | $2.73B |
| Gross Profit | $1.38B | $1.56B | $1.95B | $2.02B | $2.39B | $2.65B | $2.67B | $2.88B | $3.04B | $3.39B |
| Research & Development | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 |
| Selling, General & Admin | $162.2M | $161.4M | $163.7M | $211.1M | $351.4M | $400.7M | $422.2M | $449.1M | $480.0M | $560.5M |
| Operating Expenses | $882.3M | $1.11B | $1.40B | $1.42B | $1.83B | $1.96B | $2.08B | $2.35B | $2.56B | $2.73B |
| Operating Income | $497.3M | $451.3M | $549.8M | $594.2M | $557.5M | $694.0M | $590.0M | $524.5M | $471.9M | $658.5M |
| EBITDA | $1.38B | $1.37B | $1.85B | $2.13B | $2.10B | $3.60B | $2.29B | $3.16B | $2.87B | $3.59B |
| Interest Expense | $241.0M | $258.6M | $321.5M | $353.1M | $333.0M | $293.8M | $299.1M | $437.7M | $452.8M | $437.9M |
| Pre-tax Income | $442.2M | $264.2M | $343.2M | $611.2M | $400.8M | $1.82B | $411.9M | $1.03B | $643.1M | $1.35B |
| Income Tax | $10.4M | $7.9M | $2.1M | $12.0M | $38.0M | $72.8M | $31.6M | $75.6M | $54.8M | $32.0M |
| Net Income | $426.2M | $248.3M | $331.2M | $579.8M | $356.4M | $1.71B | $377.7M | $948.8M | $602.5M | $1.31B |
| EPS | $2.21 | $0.99 | $1.21 | $2.37 | $1.01 | $5.95 | $1.18 | $3.04 | $1.74 | $3.73 |
| EPS (Diluted) | $2.20 | $0.99 | $1.21 | $2.35 | $1.00 | $5.94 | $1.11 | $3.00 | $1.61 | $3.58 |
| Shares Outstanding (Diluted) | $150.7M | $174.9M | $206.7M | $209.5M | $262.5M | $283.2M | $297.9M | $309.1M | $331.5M | $351.6M |
Income Statement (Quarterly)
| Year | 2025-Q3 | 2025-Q4 | 2026-Q1 | 2026-Q2 |
|---|---|---|---|---|
| Revenue | $1.58B | $1.71B | $1.64B | $1.92B |
| Gross Profit | $867.0M | -$24.2M | -$62.1M | $162.1M |
| Operating Income | $138.4M | $305.0M | $282.6M | $498.0M |
| EBITDA | $686.0M | $804.6M | $806.7M | $1.11B |
| Net Income | $67.8M | $98.6M | $179.3M | $453.3M |
| EPS | $0.17 | $0.26 | $0.49 | $1.25 |
| EPS (Diluted) | $0.15 | $0.25 | $0.46 | $1.21 |
Balance Sheet (10y)
| Year | 2016 | 2017 | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 | 2025 |
|---|---|---|---|---|---|---|---|---|---|---|
| Cash & Equivalents | $10.5M | $51,000 | $126.7M | $89.8M | $108.5M | $142.7M | $141.8M | $1.63B | $3.87B | $3.45B |
| Short-term Investments | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 |
| Receivables | $203.9M | $276.3M | $299.6M | $305.5M | $603.1M | $1.22B | $1.57B | $1.90B | $1.90B | $1.36B |
| Inventory | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 |
| Total Current Assets | $282.1M | $429.1M | $426.3M | $625.3M | $711.6M | $814.4M | $1.11B | $3.38B | $5.13B | $5.16B |
| Property, Plant & Equipment | 0 | 0 | 0 | $628.7M | $1.39B | $1.41B | $1.35B | $1.41B | $1.18B | $26.43B |
| Goodwill | $753.0M | $3.39B | $4.35B | $3.36B | $8.33B | $7.94B | $9.21B | $9.24B | $8.93B | $9.71B |
| Intangible Assets | $1.54B | $3.18B | $3.26B | $2.27B | $3.12B | $2.74B | $3.09B | $2.50B | $2.18B | $2.13B |
| Total Assets | $12.19B | $21.40B | $23.77B | $23.07B | $36.08B | $36.37B | $41.48B | $44.11B | $45.28B | $49.41B |
| Accounts Payable | $824.9M | $980.2M | $1.16B | $831.1M | $1.42B | $1.54B | $1.87B | $2.17B | $2.06B | $2.60B |
| Short-term Debt | $199.2M | $550.9M | $1.65B | $234.1M | $531.9M | $398.2M | $2.15B | $1.81B | $1.61B | $1.15B |
| Total Current Liabilities | $1.17B | $1.74B | $3.03B | $1.30B | $2.28B | $2.62B | $4.75B | $4.81B | $4.63B | $1.15B |
| Long-term Debt | $5.64B | $8.10B | $9.45B | $9.89B | $12.77B | $13.05B | $14.45B | $15.61B | $15.10B | $20.00B |
| Total Liabilities | $7.06B | $10.30B | $12.89B | $12.42B | $17.59B | $17.85B | $21.86B | $23.12B | $22.11B | $24.56B |
| Retained Earnings | -$1.55B | -$2.06B | -$2.63B | -$3.05B | -$4.00B | -$3.63B | -$4.70B | -$5.26B | 0 | -$6.69B |
| Total Equity | $5.10B | $10.35B | $9.86B | $9.88B | $17.72B | $18.00B | $17.58B | $19.12B | $21.34B | $22.93B |
| Total Debt | $5.84B | $8.65B | $11.10B | $10.99B | $14.77B | $14.96B | $18.07B | $18.97B | $18.01B | $24.18B |
| Net Debt | $5.83B | $8.65B | $10.97B | $10.90B | $14.66B | $14.82B | $17.93B | $17.34B | $14.14B | $20.73B |
| Working Capital | -$888.8M | -$1.31B | -$2.60B | -$677.2M | -$1.56B | -$1.80B | -$3.64B | -$1.43B | $502.4M | $4.01B |
Balance Sheet (Quarterly)
| Year | 2025-Q3 | 2025-Q4 | 2026-Q1 | 2026-Q2 |
|---|---|---|---|---|
| Cash & Equivalents | $3.30B | $3.45B | $2.43B | $1.86B |
| Total Assets | $48.73B | $49.41B | $48.86B | $54.52B |
| Total Liabilities | $23.74B | $24.56B | $23.46B | $24.97B |
| Total Equity | $23.03B | $22.93B | $23.37B | $27.43B |
| Total Debt | $19.51B | $24.18B | $19.22B | $18.25B |
Cash Flow (10y)
| Year | 2016 | 2017 | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 | 2025 |
|---|---|---|---|---|---|---|---|---|---|---|
| Net Income | $431.9M | $256.3M | $341.1M | $599.2M | $362.7M | $1.75B | $380.3M | $950.3M | $602.5M | $1.31B |
| Depreciation & Amortization | $518.7M | $595.0M | $770.3M | $809.5M | $1.37B | $1.49B | $1.58B | $1.69B | $1.77B | $1.89B |
| Stock-based Compensation | $17.4M | $20.5M | $27.2M | $34.9M | $74.6M | $84.1M | $92.5M | $80.5M | $75.6M | 0 |
| Change in Working Capital | -$43.9M | -$107.7M | -$130.5M | -$30.5M | -$8.4M | -$309.8M | -$230.3M | -$379.8M | $24.7M | $37.3M |
| Operating Cash Flow | $912.3M | $1.02B | $1.39B | $1.51B | $1.71B | $1.70B | $1.66B | $1.63B | $2.26B | $2.41B |
| Capital Expenditure | -$774.3M | -$1.20B | -$1.37B | -$1.50B | -$2.18B | -$2.52B | -$2.64B | -$3.53B | -$2.83B | 0 |
| Acquisitions | -$873.3M | $63.0M | $115.3M | $1.30B | -$23.2M | -$189.3M | -$2.23B | -$146.8M | -$508.0M | -$686.9M |
| Stock Repurchased | -$287.5M | -$182.5M | -$3.9M | 0 | 0 | 0 | 0 | 0 | 0 | 0 |
| Dividends Paid | -$605.4M | -$715.2M | -$930.8M | -$996.8M | -$1.24B | -$1.38B | -$1.45B | -$1.52B | -$1.63B | -$1.73B |
| Free Cash Flow | $137.9M | -$178.2M | $11.7M | $10.8M | -$472.1M | -$818.5M | -$983.7M | -$1.89B | -$570.3M | $2.41B |
Cash Flow (Quarterly)
| Year | 2025-Q3 | 2025-Q4 | 2026-Q1 | 2026-Q2 |
|---|---|---|---|---|
| Operating Cash Flow | $652.9M | $719.0M | $532.4M | $1.06B |
| Capital Expenditure | -$687.4M | 0 | 0 | -$914.2M |
| Free Cash Flow | -$34.5M | $719.0M | $532.4M | $148.6M |
| Dividends Paid | -$436.4M | -$10.2M | -$871.4M | -$454.4M |
| Stock-based Compensation | $23.9M | 0 | $25.3M | $29.0M |
Growth & Margins (10y)
| Year | 2016 | 2017 | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 | 2025 |
|---|---|---|---|---|---|---|---|---|---|---|
| Revenue Growth (YoY) | +14.7% | +23.9% | +5.3% | +21.6% | +13.4% | +6.0% | +16.7% | +1.4% | +10.0% | |
| Net Income Growth (YoY) | -41.7% | +33.4% | +75.0% | -38.5% | +379.6% | -77.9% | +151.2% | -36.5% | +117.2% | |
| EPS Growth (YoY) | -55.2% | +22.2% | +95.9% | -57.4% | +489.1% | -80.2% | +157.6% | -42.8% | +114.4% | |
| Shares Change (YoY) | +16.1% | +18.2% | +1.3% | +25.3% | +7.9% | +5.2% | +3.7% | +7.3% | +6.0% | |
| FCF Growth (YoY) | -229.2% | +106.5% | -7.1% | -4,456.7% | -73.4% | -20.2% | -92.2% | +69.8% | +523.0% | |
| Gross Margin | 64.4% | 63.6% | 64.0% | 62.8% | 61.2% | 59.8% | 57.0% | 52.6% | 54.7% | 55.4% |
| Operating Margin | 23.2% | 18.4% | 18.0% | 18.5% | 14.3% | 15.7% | 12.6% | 9.6% | 8.5% | 10.8% |
| EBITDA Margin | 64.5% | 55.5% | 60.8% | 66.3% | 53.8% | 81.3% | 48.8% | 57.7% | 51.6% | 58.7% |
| Net Margin | 19.9% | 10.1% | 10.9% | 18.1% | 9.1% | 38.6% | 8.0% | 17.3% | 10.8% | 21.4% |
| FCF Margin | 6.4% | -7.2% | 0.4% | 0.3% | -12.1% | -18.5% | -21.0% | -34.5% | -10.3% | 39.5% |
| Effective Tax Rate | 2.3% | 3.0% | 0.6% | 2.0% | 9.5% | 4.0% | 7.7% | 7.4% | 8.5% | 2.4% |
Per-Share Data (10y)
| Year | 2016 | 2017 | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 | 2025 |
|---|---|---|---|---|---|---|---|---|---|---|
| FCF Per Share | $0.92 | $-1.02 | $0.06 | $0.05 | $-1.80 | $-2.89 | $-3.30 | $-6.12 | $-1.72 | $6.86 |
| Dividends Per Share | $4.02 | $4.09 | $4.50 | $4.76 | $4.72 | $4.87 | $4.87 | $4.92 | $4.93 | $4.92 |
| Shares Outstanding (Basic) | $150.0M | $174.1M | $206.0M | $208.3M | $260.1M | $282.5M | $286.3M | $298.6M | $323.3M | $343.5M |
What to look at in Reit companies
- FFO / Share (Positive growth) — REIT 'true EPS' — net income + depreciation.
- Dividend coverage (FFO/div) (>=1.1x) — FFO must cover the dividend with margin.
- Net Debt / EBITDA (<=6x) — NAREIT benchmark. Normalises leverage by cash generation.
- Debt / Assets (40-60%) — REITs use a lot of debt by design. >65% fragile when rates rise.
- FFO Payout (proxy) (<80%) — Dividends / Operating CF. Quality REITs retain >20% to grow.
- P/FFO (15-20x) — REIT P/E equivalent. Healthy typical range.
Profitability
| Return on Equity | 5.71% |
| Return on Invested Capital | 1.30% |
| Return on Assets | 2.65% |
| Gross Margin | 13.77% |
| Operating Margin | 17.87% |
| Net Margin | 11.67% |
Financial Health
| Debt / Equity | 0.67 |
| Current Ratio | 1.07 |
| Piotroski F-Score | 7 |
| Altman Z-Score | 1.37 |
Key Ratios (10y)
| Year | 2016 | 2017 | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 | 2025 |
|---|---|---|---|---|---|---|---|---|---|---|
| P/E | 44.46 | 115.05 | 88.06 | 50.52 | 138.13 | 29.73 | 84.97 | 44.27 | 101.91 | 41.48 |
| P/B | 2.89 | 1.92 | 2.23 | 2.52 | 2.05 | 2.77 | 1.63 | 2.10 | 2.69 | 2.32 |
| P/S | 6.88 | 8.07 | 7.21 | 7.77 | 9.30 | 11.28 | 6.12 | 7.34 | 10.32 | 8.69 |
| Gross Margin | 64.4% | 63.6% | 64.0% | 62.8% | 61.2% | 59.8% | 57.0% | 52.6% | 54.7% | 55.4% |
| Operating Margin | 23.2% | 18.4% | 18.0% | 18.5% | 14.3% | 15.7% | 12.6% | 9.6% | 8.5% | 10.8% |
| Net Margin | 19.9% | 10.1% | 10.9% | 18.1% | 9.1% | 38.6% | 8.0% | 17.3% | 10.8% | 21.4% |
Related companies: AMT · CBRE · CCI · EQIX · O · PSA · SPG
Explore sector: Real Estate · REIT - Specialty
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