DLR
Digital Realty Trust Inc. Real Estate - Data Center REITs Investor Relations →
Digital Realty Trust Inc. (DLR) closed at $182.12 as of 2026-09-18, trading 27.4% above its 200-week moving average of $142.97. The stock is currently moving closer to the line, down from 31.4% last week. The 14-week RSI sits at 50, indicating neutral momentum.
Trading volume is running at 1.2x of its 14-week average, which is in the normal range. The balance between buying and selling volume (0.90 ratio) is neutral — neither side is clearly dominating.
Over the past 1094 weeks of data, DLR has crossed below its 200-week moving average 8 times. On average, these episodes lasted 14 weeks. Historically, investors who bought DLR at the start of these episodes saw an average one-year return of +32.3%.
With a market cap of $68.8 billion, DLR is a large-cap stock. The company generates a free cash flow yield of 5.5%, which is healthy. Return on equity stands at 2.9%. The stock trades at 2.5x book value.
Share count has increased 18.0% over three years, indicating dilution.
Over the past 21 years, a hypothetical investment of $100 in DLR would have grown to $2041, compared to $931 for the S&P 500. That represents an annualized return of 15.4% vs 11.2% for the index — confirming DLR as a market-beating investment and the kind of quality company where buying during 200-week moving average touches has historically been rewarded.
Free cash flow has been growing at a 13.3% compound annual rate, with 4 consecutive years of positive cash generation.
Business Health
Annual financials — how the underlying business has performed over the past several years.
Cash Flow Free cash flow & net income ($M)
Revenue Annual revenue ($M) — business growth proxy
Total Debt Balance sheet debt ($M)
ROIC Return on invested capital (%)
FCF Yield Free cash flow / market cap (%) — Yartseva signal
Gross Margin Pricing power & competitive moat (%)
Shares Outstanding Buybacks vs dilution (millions)
Growth of $100: DLR vs S&P 500
Monthly data normalized to $100 at start. Vertical dashed lines mark 200-week MA touches.
What Happens After DLR Crosses Below the Line?
Across 8 historical episodes, buying DLR when it crossed below its 200-week moving average produced an average return of +33.8% after 12 months (median +34.0%), compared to +23.6% for the S&P 500 over the same periods. 75% of those episodes were profitable after one year. After 24 months, the average return was +60.6% vs +47.2% for the index.
Each line shows $100 invested at the moment DLR crossed below its 200-week MA. Bold blue = stock average. Gray dashed = S&P 500 average over same periods.
Bean Score Experimental
The Bean Score measures how far a stock's free cash flow yield has deviated from its own quarterly baseline, normalized by the stock's historical behavior. Between earnings dates, FCF is constant — so the score is purely a function of stock price. The levels below show at what prices DLR would reach each dislocation threshold.
Dislocation Price Levels
Prices where DLR's Bean Score would hit each σ threshold. Valid until next earnings report: 2026-10-22.
| Level | σ | Price | Signal |
|---|---|---|---|
| Deep Value | +2σ | $173.02 | Unusually cheap — analysis point |
| Value | +1σ | $182.21 | Cheap vs. own history |
| Fair Value | +0σ | $192.43 | Historical mean behavior |
| Expensive | -1σ | $203.86 | Expensive vs. own history |
| Deep Expensive | -2σ | $216.74 | Unusually expensive — analysis point |
Quarterly FCF & Yield Trailing twelve-month free cash flow and yield at each quarter end
Recent Earnings
| Date | EPS Est. | EPS Actual | Surprise |
|---|---|---|---|
| 2026-07-23 | $0.73 | $0.62 | -15.0% |
| 2026-04-23 | $0.45 | $0.46 | +2.7% |
| 2026-02-05 | $0.39 | $0.40 | +2.2% |
| 2025-10-23 | $0.23 | $0.34 | +46.5% |
Signal Accuracy Collecting Data
The Bean Score system is accumulating weekly data to validate signal accuracy. After 13+ weeks of history, this section will display win rates and average returns for each σ threshold crossing — answering the question: "When this score says cheap or expensive, does the price subsequently move in the expected direction?"
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Theoretical framework — not backtested or forward-tested. The Bean Score uses trailing twelve-month free cash flow yield as a dislocation identifier. It measures whether the market has pushed a stock's yield unusually far from its own baseline behavior. These levels are analysis points: prices at which the yield deviation becomes unusual enough to justify the work. FCF values update quarterly with earnings; between reports, all movement is price-driven.
Dislocation Scores Experimental
Each score measures deviation from DLR's own historical baseline — the same idea as the Bean Score, applied to different fundamentals. Positive means cheaper or more dislocated than this stock's norm. Scores marked σ are normalized by the stock's own variability; pp values are simple deltas from its recent baseline.
Theoretical framework — not backtested. These scores describe how unusual today's readings are for this specific company. Each one is an analysis point, a reason to open the filings. Annual-statement scores (buyback, accruals, FCF vs history) rest on only ~4 yearly data points and are deltas, not sigmas.
Historical Touches
DLR has crossed below its 200-week MA 8 times with an average 1-year return of +32.3% after recovery.
| Crossed Below | Recovered | Weeks | Max Depth | 1-Year Return | Return Since Touch |
|---|---|---|---|---|---|
| Oct 2008 | Oct 2008 | 1 | 0.6% | +64.2% | +1174.5% |
| Nov 2008 | Dec 2008 | 5 | 27.5% | +71.5% | +1167.9% |
| Feb 2009 | Mar 2009 | 5 | 13.5% | +73.5% | +1113.5% |
| Jul 2013 | May 2014 | 40 | 20.7% | +25.5% | +456.7% |
| Jun 2022 | Jun 2022 | 1 | 0.1% | -13.5% | +65.5% |
| Jul 2022 | Jul 2022 | 3 | 5.3% | -5.8% | +66.6% |
| Aug 2022 | Aug 2023 | 52 | 28.8% | +5.1% | +68.0% |
| Sep 2023 | Oct 2023 | 5 | 6.2% | +37.7% | +64.7% |
| Average | 14 | — | +32.3% | — |
Frequently Asked Questions
Is DLR below its 200-week moving average?
No. Digital Realty Trust Inc. (DLR) is currently 27.4% above its 200-week moving average of $142.97. It would need to fall to $142.97 to cross below the line.
What is DLR's 200-week moving average price?
Digital Realty Trust Inc.'s 200-week moving average is $142.97 as of 2026-09-18. This is the average weekly closing price over roughly the last 4 years, and it acts as a long-term trend line. When a stock drops below this level, it can signal that the price has fallen far enough from the long-term trend to attract value-oriented investors.
What happens when DLR drops below its 200-week moving average?
DLR has crossed below its 200-week moving average 8 times in our data. On average, buying at that moment produced a one-year return of +32.3%. These dips have historically been decent entry points. These episodes lasted 14 weeks on average.
Is DLR a good value right now?
Here's what our data says about DLR as of 2026-09-18: The stock is above its 200-week moving average, so it doesn't currently meet our primary signal. The 14-week RSI is 50. Free cash flow yield is 5.5%. Return on equity is 2.9%. Price-to-book is 2.5x. This is not a buy or sell recommendation — always do your own research.
How does DLR compare to the S&P 500?
Over the past 21 years, $100 invested in DLR would have grown to $2041, compared to $931 for the S&P 500. That's 15.4% annualized vs 11.2% for the index. DLR has outperformed the broader market over this period.
Does DLR pay a dividend?
Yes. Digital Realty Trust Inc. currently pays a dividend yield of 268.00%.
Not financial advice. This is an educational tool. Past performance does not guarantee future results. Do your own research before making investment decisions.
Data as of week of 2026-09-18