Digital Realty Trust (DLR) DCF Valuation
Digital Realty DCF: $1.9B TTM FFO, $19B net debt, 300+ data centers, 7% AI growth.
REIT valuation methodology
FFO (Funds From Operations) as cash-flow proxy. AI-driven growth justifies elevated near-term growth assumption.
Real Estate · Founded 2004 · Beta 1.10
Digital Realty Trust
Current price: $158.20 · Market cap ≈ $50.6B
Digital Realty's $1.9B TTM FFO is fueled by AI/cloud data-center demand. The $19B net debt is heavy. Higher beta reflects AI-rally sensitivity. Long-term thesis depends on AI inference workloads + hyperscaler expansion.
DCF Valuation Inputs
High-growth phase
Decay/growth normalization
Perpetual (≤ WACC)
Must be > terminal growth
in millions
Enterprise Value
$38M
Equity Value
$19M
Per Share
$0
Upside / (Downside)
-100.0%
PV of explicit FCF
$9M
Terminal value
$44M
PV of terminal
$29M
Terminal % of EV
76.5%
| Year | Growth | FCF ($M) | Discount Factor | PV ($M) |
|---|---|---|---|---|
| 0 | base | $2 | 1.000 | — |
| 1 | 7.0% | $2 | 0.922 | $2 |
| 2 | 6.0% | $2 | 0.849 | $2 |
| 3 | 6.0% | $2 | 0.783 | $2 |
| 4 | 6.0% | $2 | 0.722 | $2 |
| 5 | 6.0% | $3 | 0.665 | $2 |
| Terminal | perpetual | — | — | $29 |
Discount factor = 1 / (1 + WACC)ⁿ. Terminal value computed using the Gordon Growth Model: TV = FCF_N × (1 + g) / (WACC − g), then discounted back to present.
| g ＼ WACC | 6.5% | 7.5% | 8.5% | 9.5% | 10.5% |
|---|---|---|---|---|---|
| 1.5% | $0 | $0 | $0 | $0 | $0 |
| 2.0% | $0 | $0 | $0 | $0 | $0 |
| 2.5% | $0 | $0 | $0 | $0 | $0 |
| 3.0% | $0 | $0 | $0 | $0 | $0 |
| 3.5% | $0 | $0 | $0 | $0 | $0 |
Highlighted cell is your current WACC × terminal-growth assumption. Cells beyond WACC ≤ g are undefined (Gordon Growth fails).
DLR DCF: At Default Assumptions
| Item | Value | Notes |
|---|---|---|
| Current price | $158.20 | Market |
| Intrinsic value (per share) | $0.06 | DCF model output |
| Upside / (Downside) | -100.0% | vs current price |
| Enterprise value | $$38M | PV of explicit FCF + terminal |
| Equity value | $$19M | EV − net debt |
| Key fact | 300+ data centers globally — AI/cloud infrastructure backbone | |
Numbers reflect TTM fundamentals + default DCF assumptions (8.5% WACC, 2.5% terminal growth, 7% Year-1 growth, 6% Years 2+). Use the calculator above to run your own scenario.
DLR Sources & References
- SEC EDGAR: latest 10-K filing, 10-Q filings, and proxy statement for Digital Realty Trust (DLR).
- Yahoo Finance: real-time price snapshot, analyst consensus growth estimates, and 52-week range.
- S&P Capital IQ: WACC build (cost of equity via CAPM + after-tax cost of debt).
- Federal Reserve Economic Data (FRED): risk-free rate for CAPM, sector beta benchmarks.
- Damodaran Online (NYU): Real Estate sector WACC and beta benchmarks for cross-validation.
DCF models for other large-caps
Editorial standards
Every CalcCentral calculator is authored by a credentialed subject-matter expert and independently reviewed before publication. Our editorial policy follows the same E-E-A-T guidelines used by Google to evaluate YMYL (your-money-or-your-life) pages.
Author
Maya Chen, CFA
Chartered Financial Analyst
Independently reviewed
Dr. Aaron Pak, PhD
Doctor of Kinesiology & Public Health
Last reviewed: August 12, 2026 · Next scheduled review: quarterly
Verified accuracy
Cross-checked against authoritative formulas (IRS, NIST, ACM) and updated for 2025/2026 tax years and rates.
Instant results
No server roundtrip. All math runs in your browser so results appear the moment you finish typing.
Your data stays private
We never collect, store, or transmit your inputs. Every calculation runs locally in your browser.
Learn as you calculate
Each calculator includes the formula, plain-English explanation, and FAQs so you understand the result.
Estimates only. Calculator results are for educational and planning purposes — not professional advice. For binding decisions on taxes, investments, health, or legal matters, consult a qualified professional.
Related Articles
DCF Valuation Calculator
Generic DCF model — adjust any assumption and run sensitivity analysis.
Investment Calculator
Compound returns, recurring contributions, and time-weighted growth on any lump-sum.
Dividend Reinvestment Calculator
Project year-by-year portfolio growth from monthly contributions and reinvested dividends.