Core Insights - The company achieved record bookings of $177 million in gross new leases for Q2 2025, with $135 million attributed to the company's share, marking an 18% increase over the previous record set two quarters earlier [2][19][24] - Core FFO per share reached a record $1.87, reflecting a 13% year-over-year increase and a 6% increase from the previous quarter [3][40] - The backlog at the company's share stood at $826 million at quarter-end, indicating strong growth visibility for the coming years [3][25] Financial Performance - The company signed renewal leases totaling $177 million at a blended cash increase of 7.3%, exceeding the original guidance of 4%-6% [4][39] - The gross data center development pipeline reached $9 billion, with an expected stabilized yield of 12.2% [4][43] - Liquidity exceeded $7 billion, with leverage at 5.1 times, below the long-term target of 5.5 times [5][45] Growth and Guidance - Full-year 2025 core FFO per share guidance was raised to a range of $7.15–$7.25, with revenue and adjusted EBITDA guidance increased by $100 million and $75 million, respectively [6][49] - The company added 139 new customer logos, indicating expanding wallet share and recurring revenue base [6][30] Sustainability and ESG - The company matched 185 data centers with 100% renewable energy, with 75% of global electricity needs met from renewables, a 9% increase from the prior year [7][33] - A 14% year-over-year reduction in water use intensity was achieved in North America [7][34] Market Dynamics - The demand for data center capacity remains strong, driven by digital transformation, cloud, and AI [26][70] - The company noted that EMEA and APAC regions are trailing the US in AI-driven demand, although both regions saw record participation in interconnection bookings [10][72] Strategic Initiatives - The US Hyperscale Fund received over $3 billion in LP equity commitments, expected to support approximately $10 billion of data center investment [5][28] - The company emphasized a balanced approach between rapid expansion in the zero to one megawatt plus interconnection segment and future contributions from large-scale hyperscale bookings [10][50]

PART I. FINANCIAL INFORMATION [ITEM 1. Condensed Consolidated Financial Statements](index=5&type=section&id=ITEM%201.%20Condensed%20Consolidated%20Financial%20Statements) Presents unaudited condensed consolidated financial statements for Digital Realty Trust, Inc. and L.P., detailing financial performance and position [Condensed Consolidated Financial Statements of Digital Realty Trust, Inc.](index=5&type=section&id=Condensed%20Consolidated%20Financial%20Statements%20of%20Digital%20Realty%20Trust%2C%20Inc.) Digital Realty Trust, Inc. reported increased revenues and net income, driven by property dispositions, with growth in total assets and liabilities Digital Realty Trust, Inc. - Key Financial Highlights (Six Months Ended June 30) | Financial Metric | 2025 (in thousands) | 2024 (in thousands) | YoY Change | |---|---|---|---| | Total Operating Revenues | $2,900,787 | $2,687,892 | +7.9% | | Operating Income | $407,447 | $159,256 | +155.9% | | Net Income Available to Common Stockholders | $1,121,768 | $341,366 | +228.5% | | Diluted EPS | $3.21 | $1.01 | +217.8% | Digital Realty Trust, Inc. - Balance Sheet Summary (in thousands) | Account | June 30, 2025 (in thousands) | December 31, 2024 (in thousands) | |---|---|---| | Total Assets | $48,714,995 | $45,283,616 | | Total Liabilities | $23,853,149 | $22,107,836 | | Total Stockholders' Equity | $22,914,527 | $21,340,397 | Digital Realty Trust, Inc. - Cash Flow Summary (Six Months Ended June 30, in thousands) | Cash Flow Activity | 2025 (in thousands) | 2024 (in thousands) | |---|---|---| | Net Cash from Operating Activities | $1,040,322 | $925,487 | | Net Cash used in Investing Activities | ($741,840) | ($275,220) | | Net Cash (used in) provided by Financing Activities | ($462,166) | $47,583 | [Condensed Consolidated Financial Statements of Digital Realty Trust, L.P.](index=13&type=section&id=Condensed%20Consolidated%20Financial%20Statements%20of%20Digital%20Realty%20Trust%2C%20L.P.) Digital Realty Trust, L.P. reported financial results nearly identical to the parent company, with similar revenues, net income, assets, and liabilities Digital Realty Trust, L.P. - Key Financial Highlights (Six Months Ended June 30) | Financial Metric | 2025 (in thousands) | 2024 (in thousands) | YoY Change | |---|---|---|---| | Total Operating Revenues | $2,900,787 | $2,687,892 | +7.9% | | Operating Income | $407,447 | $159,256 | +155.9% | | Net Income Available to Common Unitholders | $1,145,768 | $349,066 | +228.2% | | Diluted EPU | $3.23 | $1.01 | +219.8% | - The Operating Partnership's assets and liabilities mirror the Parent's, with the key financial statement difference being **partners' capital** versus **stockholders' equity**[13](index=13&type=chunk)[15](index=15&type=chunk) [Notes to Condensed Consolidated Financial Statements](index=21&type=section&id=Notes%20to%20Condensed%20Consolidated%20Financial%20Statements) Notes detail accounting policies, significant property contributions to funds and joint ventures, resulting in substantial gains, and the company's debt structure - In H1 2025, the company launched a U.S. Hyperscale Data Center Fund, raising over **$3 billion** in equity and recognizing an **$873 million gain** from asset contributions[76](index=76&type=chunk)[93](index=93&type=chunk) - The company formed or expanded several joint ventures, including with **Blackstone**, **Bersama Digital Infrastructure**, and **Mitsubishi**, as part of its capital recycling and growth strategy[95](index=95&type=chunk)[96](index=96&type=chunk)[97](index=97&type=chunk) Debt of the Operating Partnership as of June 30, 2025 (in thousands) | Debt Type | Amount Outstanding (in thousands) | Weighted-Average Interest Rate | |---|---|---| | Global Revolving Credit Facilities | $590,690 | 2.75% | | Unsecured term loans | $442,013 | 2.88% | | Unsecured senior notes | $16,760,675 | 2.36% | | Secured and other debt | $810,009 | 8.74% | | **Total** | **$18,603,387** | **2.66%** | - The company is cooperating with an SEC investigation into cybersecurity risk disclosures, with management not expecting a material financial impact[174](index=174&type=chunk) [ITEM 2. Management's Discussion and Analysis of Financial Condition and Results of Operations](index=46&type=section&id=ITEM%202.%20Management%27s%20Discussion%20and%20Analysis%20of%20Financial%20Condition%20and%20Results%20of%20Operations) Management discusses financial performance, strategic objectives, and liquidity, highlighting revenue growth, capital recycling, strong leasing, and a conservative capital structure - The company's primary objectives are to maximize sustainable long-term growth in **earnings**, **FFO per share**, **cash flow**, and **return on invested capital**[191](index=191&type=chunk)[192](index=192&type=chunk) Total Operating Revenues (in thousands) | Period | 2025 (in thousands) | 2024 (in thousands) | $ Change (in thousands) | % Change | |---|---|---|---|---| | **Three Months Ended June 30** | $1,493,150 | $1,356,749 | $136,401 | 10.1% | | **Six Months Ended June 30** | $2,900,787 | $2,687,892 | $212,895 | 7.9% | - Significant H1 2025 activities included issuing **€1.7 billion** in Guaranteed Notes, forming an Indonesia JV, and launching a U.S. Hyperscale fund generating **$937 million** in proceeds[199](index=199&type=chunk)[200](index=200&type=chunk) Leasing Renewal Rate Changes (Six Months Ended June 30, 2025) | Lease Size | Rental Rate Change | |---|---| | 0 – 1 MW | +4.6% | | > 1 MW | +19.4% | | Other | +47.3% | Funds From Operations (FFO) Reconciliation (in thousands, except per share data) | | Three Months Ended June 30, 2025 (in thousands) | Three Months Ended June 30, 2024 (in thousands) | |---|---|---| | GAAP Net Income Available to Common Stockholders | $1,021,975 | $70,039 | | **FFO available to common stockholders and unitholders** | **$600,329** | **$510,853** | | **Diluted FFO per share and unit** | **$1.75** | **$1.57** | [ITEM 3. Quantitative and Qualitative Disclosures About Market Risk](index=68&type=section&id=ITEM%203.%20Quantitative%20and%20Qualitative%20Disclosures%20About%20Market%20Risk) The company manages market risks from interest rates and foreign currency, with most debt fixed-rate and hedging strategies in place for currency exposure Debt Composition as of June 30, 2025 (in millions) | Debt Type | Outstanding Balance (in millions) | Percentage of Total | |---|---|---| | Fixed rate (including swapped debt) | $17,498 | 94.1% | | Variable rate | $1,105 | 5.9% | | **Total** | **$18,603** | **100.0%** | - A hypothetical **10% increase** in interest rates would result in a **$3 million** increase in annual interest expense on variable-rate debt not subject to swaps[305](index=305&type=chunk) - The company mitigates foreign currency risk by financing in local currencies and using cross-currency swaps to hedge net investments, primarily exposed to **Euro**, **Japanese yen**, and **British pound sterling**[307](index=307&type=chunk) [ITEM 4. Controls and Procedures](index=69&type=section&id=ITEM%204.%20Controls%20and%20Procedures) Management concluded that disclosure controls and procedures were effective, with no material changes to internal control over financial reporting during the quarter - The CEO and CFO concluded that disclosure controls and procedures for both Digital Realty Trust, Inc. and L.P. were **effective** at a reasonable assurance level[309](index=309&type=chunk)[313](index=313&type=chunk) - No material changes in internal control over financial reporting occurred during the most recent fiscal quarter[310](index=310&type=chunk)[314](index=314&type=chunk) PART II. OTHER INFORMATION [ITEM 1. Legal Proceedings](index=71&type=section&id=ITEM%201.%20Legal%20Proceedings) The company is not a party to any legal proceedings expected to have a material adverse effect on its operations or financial position - The company is not currently a party to any legal proceedings that would have a **material adverse effect** on its financial position or operations[317](index=317&type=chunk) [ITEM 1A. Risk Factors](index=71&type=section&id=ITEM%201A.%20Risk%20Factors) No material changes have occurred to the risk factors previously disclosed in the company's Annual Report on Form 10-K - The risk factors discussed in the Annual Report on Form 10-K for the year ended December 31, 2024, continue to apply[318](index=318&type=chunk) [ITEM 2. Unregistered Sales of Equity Securities and Use of Proceeds](index=71&type=section&id=ITEM%202.%20Unregistered%20Sales%20of%20Equity%20Securities%20and%20Use%20of%20Proceeds) Digital Realty Trust, L.P. issued partnership units in private placements during Q2 2025, including common units to the parent company for restricted stock awards - In Q2 2025, Digital Realty Trust, L.P. issued partnership units in private placements, including **14,714 common units** to the parent company for restricted stock unit awards[320](index=320&type=chunk) [ITEM 5. Other Information](index=72&type=section&id=ITEM%205.%20Other%20Information) This section discloses the CEO's Rule 10b5-1 trading plan for common stock sales and updates to Federal Income Tax Considerations - On May 5, 2025, CEO Andrew P. Power established a Rule 10b5-1 trading plan to sell **58,000 shares** of common stock between August 2025 and February 2026[325](index=325&type=chunk)

Group 1 - The article focuses on Digital Realty Trust, Inc. (NYSE: DLR), examining its credit rating, financial condition, and characteristics of its preferred shares [1] Group 2 - The article invites active investors to join a free trial and engage in discussions with sophisticated traders and investors [1]

Market Overview - A-shares continued to rise, with the pharmaceutical and communication sectors leading the market[3] - The Hang Seng Index and the National Enterprises Index fell by 0.15% and 0.34%, respectively, but narrowed their losses in the afternoon[12] - European stock markets rose, with the Stoxx 600 index increasing by 0.43%[10] - U.S. stock markets opened high but closed lower, with the Dow Jones down 204 points or 0.46%[10] Currency and Commodities - Concerns over Trump's pressure on Russia and hopes for a tariff agreement boosted oil prices, with WTI crude rising by 3.75% to $69.21 per barrel[27] - The U.S. dollar index increased by 0.26%, reaching a one-month high of 98.886[27] - Gold prices ended a four-day decline, rising by 0.42% to $3,324 per ounce[27] Fixed Income - U.S. Treasury prices rose, with the 7-year note auction attracting strong demand, yielding 4.092%[31] - Asian bond markets showed slow trading but remained firm, with spreads narrowing by 1-3 basis points[31] Corporate Highlights - Intel's quarterly earnings exceeded expectations, but the company faces challenges due to tariffs and restructuring costs, leading to lower profit guidance[9] - Digital Realty's Q2 performance surpassed market expectations, prompting an upward revision of its annual guidance[9] Regulatory Developments - Hong Kong's Monetary Authority announced the implementation of a regulatory framework for stablecoin issuers starting August 1, with the first licenses expected by year-end[6]

Group 1 - Digital Realty Trust, Inc. (NYSE: DLR) operates as a global data center platform with significant computing capacity [1] - The company is positioned to benefit from the increasing demand from businesses leveraging artificial intelligence [1] Group 2 - The article emphasizes the importance of innovation and disruption in the financial research and investment landscape [2] - It highlights the focus on high-tech and early growth companies as key areas for investment opportunities [2]

Core Viewpoint - The article emphasizes the importance of conducting personal in-depth research and due diligence before making investment decisions, highlighting the inherent risks involved in trading [3]. Group 1 - The analysis is intended solely for informational purposes and should not be interpreted as professional investment advice [3]. - Investors are encouraged to reach out for insights and contrasting views on stock portfolios [1]. - The author has a beneficial long position in shares of companies like GOOG and TSM, indicating a personal investment interest [2].

Core Insights - Digital Realty Trust (DLR) reported a second-quarter 2025 core funds from operations (FFO) per share of $1.87, exceeding the Zacks Consensus Estimate of $1.74, with a year-over-year increase of 13.3% [1][9] - The company raised its 2025 core FFO guidance range to $7.15-$7.25 from the previous range of $7.05-$7.15, with the Zacks Consensus Estimate of $7.04 below the new guidance [12] Financial Performance - DLR's operating revenues for the second quarter reached $1.49 billion, surpassing the Zacks Consensus Estimate of $1.44 billion, and reflecting a year-over-year increase of 10.1% [2][9] - The company reported "Same-Capital" cash net operating income (NOI) growth of 4.4% [2] - Adjusted EBITDA for the quarter was $823.3 million, marking a 13.3% increase year over year [5] Leasing and Revenue Growth - DLR signed total bookings estimated to generate $135 million of annualized GAAP rental revenues, with significant contributions from the 0-1 megawatt category and interconnection services [4] - Renewal leases signed during the quarter resulted in $177 million of annualized cash rental revenues, with rental rates increasing by 7.3% on a cash basis and 9.9% on a GAAP basis [5] Strategic Partnerships and Initiatives - DLR partnered with Oracle Solution Centers to enhance digital infrastructure offerings, combining data center services with Oracle's deployment-ready frameworks [3] Portfolio Activity - During the quarter, DLR acquired land parcels in Atlanta and Dallas for $120 million and $11 million respectively, expected to support significant IT capacity [6] - Additional land parcels were acquired for around $6 million in the Chicago metro area to expand its Franklin Park campus [7] Capital and Debt Management - As of the end of the second quarter, DLR had cash and cash equivalents of $3.55 billion, up from $2.32 billion at the end of the first quarter [10] - The company had total debt outstanding of $18.5 billion, with a net debt-to-adjusted EBITDA ratio of 5.1X and a fixed charge coverage of 4.7X [10][11] Future Projections - DLR projects total revenues for 2025 in the range of $5.925-$6.025 billion, with adjusted EBITDA expected between $3.200-$3.300 billion [13]

Group 1: AI Investment Landscape - Artificial intelligence (AI) investing has been a key market theme for the past two and a half years and is expected to remain significant in the coming years due to the ongoing need for massive AI infrastructure [1] - Despite many stocks having risen significantly, there is potential for continued substantial returns for certain stocks, which could lead to considerable wealth for investors [2] Group 2: Company-Specific Insights - **Nvidia**: Nvidia has been a leading AI stock due to its graphics processing units (GPUs) that are essential for AI model training and operation. The company may see a revenue growth boost if allowed to export GPUs to China, potentially increasing its growth rate from 50% to 77% [4][5] - **Taiwan Semiconductor**: As the world's leading chip foundry, Taiwan Semiconductor manufactures chips for companies like Nvidia. The company anticipates AI-related revenue growth of 45% starting in 2025, indicating strong future prospects [6][7][9] - **Digital Realty**: Digital Realty is a real estate investment trust (REIT) focused on data centers, which are crucial for supporting AI demand. The company offers a 2.7% dividend yield, providing a balanced investment opportunity for AI investors [10][11] - **Amazon**: Amazon's cloud computing platform, Amazon Web Services (AWS), is a leader in the market and is experiencing rapid growth, with a 17% revenue increase in the latest quarter. AWS accounted for 63% of Amazon's total Q1 profits, highlighting its significance beyond e-commerce [12][13]

Financial Performance - Digital Realty Trust (DLR) reported quarterly funds from operations (FFO) of $1.87 per share, exceeding the Zacks Consensus Estimate of $1.74 per share, and up from $1.65 per share a year ago, representing an FFO surprise of +7.47% [1] - The company posted revenues of $1.49 billion for the quarter ended June 2025, surpassing the Zacks Consensus Estimate by 3.45%, compared to revenues of $1.36 billion in the same quarter last year [2] Market Performance - Digital Realty Trust shares have increased by approximately 1.1% since the beginning of the year, while the S&P 500 has gained 8.1% [3] - The company has surpassed consensus FFO estimates three times over the last four quarters, but has only topped consensus revenue estimates once in the same period [2] Future Outlook - The current consensus FFO estimate for the upcoming quarter is $1.77 on $1.5 billion in revenues, and for the current fiscal year, it is $7.04 on $5.88 billion in revenues [7] - The estimate revisions trend for Digital Realty Trust was favorable ahead of the earnings release, resulting in a Zacks Rank 2 (Buy) for the stock, indicating expected outperformance in the near future [6] Industry Context - The REIT and Equity Trust - Other industry, to which Digital Realty Trust belongs, is currently ranked in the bottom 37% of over 250 Zacks industries, suggesting that the industry outlook can significantly impact stock performance [8]

Financial Data and Key Metrics Changes - Digital Realty reported $177 million in new bookings for the quarter, with $135 million attributed to Digital Realty's share, marking a record performance in the zero to one megawatt plus interconnection product set with $90 million in bookings [5][9] - Core FFO reached a record $1.87 per share, a 13% increase year-over-year and 6% higher than the previous quarter, contributing to an increase in revenue, adjusted EBITDA, and core FFO per share guidance for the full year 2025 [6][10][26] - The backlog at the end of the quarter stood at $826 million, providing strong visibility through 2025 and beyond [10][24] Business Line Data and Key Metrics Changes - The zero to one megawatt plus interconnection category saw bookings of $90 million, an 18% increase over the previous record set two quarters ago, with over $300 million booked in the past four quarters, up from approximately $200 million in 2023 [9][10] - Leasing results included $45 million in the greater than one megawatt category, with average pricing skewed lower due to an expansion option exercised by a large enterprise customer [24][26] - Total churn declined to just 1%, with negligible churn in the greater than one megawatt category [26] Market Data and Key Metrics Changes - Demand for data center capacity remains strong across all regions, with significant contributions from EMEA, The Americas, and APAC [9][12] - In North America, near-term capacity blocks are in high demand, with discussions focused on late 2026 and early 2027 deliveries [12] - AI deployments are growing in EMEA and APAC but still lag behind the U.S., with larger capacity blocks in these regions being smaller than those in the U.S. [13] Company Strategy and Development Direction - Digital Realty is focused on enhancing interconnection capabilities and services, with a strategy to double colocation bookings [8][16] - The company is positioning its large capacity blocks to support the growing needs of hyperscale customers, aligning development deliveries with power availability [12][16] - The U.S. Hyperscale data center fund has received over $3 billion in LP equity commitments, enabling the company to meet the diverse needs of hyperscale customers without overtaxing its balance sheet [15][29] Management's Comments on Operating Environment and Future Outlook - Management highlighted the acceleration of enterprise digital transformation, cloud computing, and AI adoption as key drivers for growth [7][11] - The company expects continued strength in the zero to one megawatt category and substantial hyperscale capacity to bolster its backlog and extend core FFO growth into 2027 and beyond [16][35] - Management expressed confidence in the company's ability to capture market share and drive sustainable growth, with a focus on maintaining a robust backlog of signed but not yet commenced leases [35][90] Other Important Information - Digital Realty was recognized as one of the world's most sustainable companies of 2025, reflecting its commitment to clean energy and resource conservation [18][19] - The company reported a 9% increase in renewable energy usage, with 185 data centers matched with 100% renewable energy [19] Q&A Session Summary Question: What is driving the growth in the zero to one megawatt category? - Management indicated that the growth is due to a combination of a growing market and Digital Realty capturing market share through strategic enhancements in its global footprint and go-to-market strategy [38][39][40] Question: Can you comment on interconnection bookings and pricing? - Management noted record interconnection bookings driven by sustained demand and global pricing standardization, with a positive outlook for the second half of the year [44][45][47] Question: What is the impact of large capacity block market dynamics? - Management highlighted strong demand for large capacity blocks, particularly in North America, with ongoing discussions about future capacity coming online [55][60] Question: How will the U.S. Hyperscale fund impact the financial model? - The fund is expected to ramp up contributions over the next few years, with asset management fees providing near-term benefits and development returns aligning with current balance sheet performance [92][97][98]