NEW YORK, January 10, 2026, 13:20 EST — Market closed
Digital Realty Trust (DLR) climbed 3.7% to close at $158.55 on Friday, bouncing back from an intraday low of $152.93. The stock hit a high of $159.44 during the session, ending close to that peak.
The late-week rebound unfolded amid a familiar divide in data center stocks: steady rent-and-dividend plays on one side, and AI infrastructure “growth” bets on the other. That split has regained significance as funding costs rise and build timelines re-enter the picture.
Rate sensitivity plays a role here. Friday’s weaker U.S. jobs report sparked fresh questions about how long the Federal Reserve can maintain tight policy without choking off growth—a dynamic that often hits REITs and other high-yield stocks. 1
Bank of America’s research team downgraded Digital Realty to “neutral” from “buy” on Thursday, slashing its price target to $170 from $210. The firm said Digital Realty “hasn’t participated in AI-related demand at the level we anticipated.” The note also pointed out that major 2025 development deals favored emerging data center markets outside Digital Realty’s reach. Still, LSEG data shows most analysts maintain a buy rating, with a median target price near $195. 2
BofA Securities analyst Michael Funk highlighted customers racing for “speed to market” on projects that can top a gigawatt, cautioning that Digital Realty’s scale and development timeline might tighten near-term leasing prospects. Funk raised his earnings forecasts for 2025 through 2027 but cut the price target, according to the report. 3
Risk appetite was stronger. The S&P 500 hit a record closing high on Friday, led by chipmakers as the jobs report failed to shake expectations for rate cuts this year. Peer Equinix (EQIX) also finished higher. 4
Digital Realty operates as a REIT, or real estate investment trust, meaning it usually distributes most of its taxable income to shareholders. Because of this, it often behaves like a bond proxy — investors watch its dividend alongside Treasury yields, causing its shares to shift when interest rates fluctuate.
The danger is that this week’s quiet won’t last. If yields rise again, valuation pressure will hit quickly. Plus, any sign that major AI leases continue shifting to newer markets might strengthen the belief that Digital Realty is falling behind on the most aggressive expansions.
Investors will be paying close attention to the company’s comments on capital spending — the cash flow directed toward new sites and expansions — and how it matches up with leasing and renewal activity. Traders rely on funds from operations, or FFO, as the REIT’s go-to metric for operating earnings.
Coming up, the U.S. consumer price index for December is set for release Tuesday, January 13, at 8:30 a.m. ET. The Federal Reserve will hold its meeting on January 27-28. Digital Realty plans to report Q4 earnings after the market closes on Thursday, February 5. 5
