34
th
Annual Technology Conference
May 31, 2006
EXHIBIT 99.1
| 34 th Annual Technology Conference May 31, 2006 EXHIBIT 99.1 |
 1 Forward Looking Statements The information included in this presentation contains forward-looking statements. Such statements are based on management’s beliefs and assumptions made based on information currently available to management. Such forward looking statements include statements and projections related to 2006 FFO, growth in the e-commerce market, the digital communication and distribution market, and the data storage market, the market effects of regulatory requirements, the disaster recovery market, the replacement cost of our assets, redevelopment costs in our buildings, and time periods to stabilization of our development space, the effect new leases will have on our rental revenues and results of operations, lease expiration rates, the effect of leasing and acquisition on our FFO, and annualized GAAP rent. Such statements are subject to risks, uncertainties and assumptions and are not guarantees of future performance and may be affected by known and unknown risks, trends, uncertainties and factors that are beyond our control that may cause actual results to vary materially. Some of the risks and uncertainties include, among others, the following: adverse economic or real estate developments in our markets or the technology industry; general and local economic conditions; defaults on or non-renewal of leases by tenants; difficulty acquiring or operating properties in foreign jurisdictions, changes in foreign laws and regulations, including those related to taxation and real estate ownership and operation, increased interest rates and operating costs; inability to acquire new properties (including those we are in the process of acquiring); our failure to obtain necessary outside financing; increased construction costs; decreased rental rates or increased vacancy rates; difficulties in identifying properties to acquire and completing acquisitions; our failure to successfully operate acquired properties and operations; our failure to maintain our status as a REIT; possible adverse changes to tax law; environmental uncertainties and risks related to natural disasters; financial market fluctuations; changes in foreign currency exchange rates; and changes in real estate and zoning laws and increases in real property tax rates. The risks described above are not exhaustive, and additional factors could adversely affect our business and financial performance, including those discussed in our annual report on Form 10-K for the year ended December 31, 2005 and other filings with the Securities and Exchange Commission. We expressly disclaim any responsibility to update forward-looking statements, whether as a result of new information, future events or otherwise. |
 2 Digital Realty Trust overview • Tenants consist of leading global companies diversified across various industries • Own 49 properties comprising 10.0 million rentable sq ft which includes 1.2 million sq ft of additional space held for redevelopment (1) • Portfolio occupancy of 93.3% and “same store” occupancy of 94.6% (2) • Assets strategically located in top technology markets in the U.S., Canada and Europe DLR is a leading institutional owner focused on mission critical technology properties in the US and Europe 350 East Cermak Road Chicago, IL (1) Includes property acquisitions announced in our Earnings Release dated May 4, 2006. (2) Occupancy is as of our last reporting period, March 31, 2006 net of redevelopment space. |
 3 DLR investment highlights • Specialized focus in dynamic and growing industries • High quality portfolio that is difficult to replicate • Experienced industry consolidator with proven ability to acquire assets below replacement cost • Acquisition and leasing pace creates potential for strong FFO growth • Uniquely positioned as both a value and growth REIT 2323 Bryan Street Dallas, TX |
 4 DLR properties feature advanced technical systems Power backup/redundancy Power management/conversion Precision air cooling/handling Systems and security controls Between $500 and $1,000 psf typically invested in DLR buildings, creating a barrier to exit for tenants and discouraging speculative new supply |
 5 DLR is unique in its focus on technology properties Data Centers (35% (1) ) Internet Gateways (42% (1) ) Financial Health/Insurance Communications Internet Enterprise • Storage/server intensive buildings • Provide a secure 24 x 7 environment for the storage and processing of mission-critical electronic information • Used to house the primary IT operations of leading companies, transaction processing and disaster recovery purposes • Internet and telecom network intensive buildings • Serve as the hub for Internet and data communications within and between major metropolitan areas • Market-dominant position in their respective MSAs • Frequently serve as a super- regional connection point with multiple anchor tenants (1) Calculated based on annualized rents using in place leases as of March 31,
2006. IT Services |
 6 Strong trends drive sustained demand for DLR space Other Growth Drivers Increased federal regulatory and legislative requirements for business continuity and records retention Disaster Recovery initiatives prioritized as a result of Hurricanes Katrina and Rita HIPAA patient records security and retention regulations Significant growth in online advertising; up 30% in 2005 to $12.5 billion (4) 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% E-Commerce (1) Digital Communication & Distribution (2) Data Storage (3) 14% 73% 60% Primary Drivers – Estimated Annual Growth Rates (1) Forrester Research estimate of US online sales growth from 2005 -2010 (2) IDC estimate of US VOIP subscriber growth from 2005 to 2009 (3) Wall Street Journal estimate of corporate data storage capacity growth (4) PriceWaterhouseCoopers |
 7 • Former General Manager of Critical Facilities for EDS • 18+ years of technology infrastructure experience Ted Martin Director of Operations • Former Director of Sales, Nortel Networks • 13+ years of technology business experience Christopher Crosby SVP Sales & Tech Svcs • Former Head of GI Partners real estate acquisitions • 17+ years of real estate experience Scott Peterson SVP Acquisitions • Former President & CFO of TriNet • 24+ years of finance and real estate experience A. William Stein CFO/CIO • Co-founder of Digital Realty Trust • 26+ years of real estate and technology experience Michael Foust CEO • Co-founder of Digital Realty Trust • 23+ years of real estate and technology experience Richard Magnuson Executive Chairman Senior management leads a complete REIT team • Relevant experience • Proven track record • Public markets background DLR is organized and managed to deliver growth Management is supported by a team of over 60 professionals in the US and Europe focused on executing DLR’s core strategy |
 8 8.5% 5.1% 2.7% 77.9% 12.1% 4.9% 0% 20% 40% 60% 80% 100% DLR RMS S&P 500 FY 2005 Total Return 2006 YTD Total Return DLR continues to outperform the RMS and S&P 500 DLR is a top performing REIT Note: YTD 2006 Total Return as of May 25, 2006 assuming dividend reinvestment as per SNL Financial. . |
 9 DLR Presence in 23 Top Markets Boston Boston San Francisco Los Angeles Dallas Chicago NY Metro DLR Regional Office DLR Market Note: Reflects all owned assets as of April 30, 2006. Charlotte St. Paul Philadelphia Phoenix Denver Sacramento Geneva Dublin Austin Toronto Silicon Valley Northern Virginia Atlanta Miami Boston London Amsterdam Houston # of Properties # of Buildings Total Rentable Square Footage Domestic 44 58 9,691,886 International 5 5 338,653 Total 49 63 10,030,539 |
 10 DLR is well diversified by sector Industry Distribution Communications 38% IT Services 30% Other Technology 8% Financial & Professional Services 13% Non-Technology 11% Note: Calculated based on annualized rents using in place leases as of March 31, 2006. |
 11 2005 & YTD 2006 Acquisitions (1) Net rentable square feet figures excludes space held for redevelopment. (2) Savvis Portfolio includes 2401 & 2403 Walsh Street, 4605 & 4700 Old
Ironsides Drive and 200 North Nash Street. (3) Charlotte Portfolio includes
113 & 125 North Meyers and 731 East Trade Street. DLR acquired
approximately $561M in new properties Total Net Rentable Redevelopment Occupancy Property Location Sq Ft. Sq Ft. (1) Sq Ft. (Net of Redev) 833 Chestnut East Philadelphia 654,778 535,098 119,680 76% 1125 Energy Park Drive St. Paul 112,827 112,827 - 100% 350 East Cermak Road Chicago 1,133,391 870,183 263,208 92% 85374 Concord Center Drive Denver 82,229 82,229 - 100% Savvis Portfolio (2) Santa Clara & Los Angeles 560,000 560,000 - 100% 600-780 South Federal Chicago 161,547 161,547 - 86% Paul van Vlissingenstraat 16 Amsterdam 147,472 112,472 35,000 62% Charlotte Portfolio (3) Charlotte 95,489 71,746 23,743 98% 115 Second Avenue Waltham, MA 68,069 12,500 55,569 N/A Chemin de l'Epinglier 2 Geneva 59,190 59,190 - 100% 251 Exchange Place Herndon, VA 70,982 70,982 - 100% 7500 & 7520 Metro Center Drive Austin 119,962 45,000 74,962 100% 3 Corporate Place Piscataway, NJ 283,124 - 283,124 N/A 2005 Acquisitions 3,549,060 2,693,774 855,286 4025 Midway Road Carrollton, TX 99,947 49,947 50,000 N/A Clonshaugh Industrial Estate Dublin, Ireland 20,000 20,000 - 100% Clonshaugh Development Site Dublin, Ireland 2.6 acres - - N/A 6800 Millcreek Drive Toronto 83,758 83,758 - 100% 101 Aquila Way Atlanta 313,581 313,581 - 100% 12001-12245 North Freeway Houston 300,705 300,705 - 93% YTD 2006 Acquisitions 817,991 767,991 50,000 Total 2005 & YTD 2006 4,367,051 3,461,765 905,286 Redevelopment space has the potential to convert to approx. 540,000 sf of raised floor. |
 12 Source: Independent study by CCG Facilities Integration Inc. based on data center
projects with improvements similar to DLR. (1) Infrastructure only. Does not include electronic equipment. Assumes 60% ratio of data center to total building with all cost allocated to raised floor area. (2) Reflects all owned properties and properties under contract. Replacement Cost Estimate Replacement cost illustrates the value of DLR’s portfolio DLR owns over 4.7M sq ft of improved data center space (2) Cost per Square Foot Cost Components Low High Land $40 $70 Building Shell 60 150 Electrical Systems $297 $396 Mechanical Systems (HVAC) 92 122 Fire Protection 21 29 Other Construction and Fees 130 173 Sub Total $540 $720 Total Development Costs $640 $940 Base Building Data Center Improvements (1) |
 13 DLR’s Value-Add Redevelopment Program Growing demand for data centers Limited supply of existing facilities Existing data centers often do not satisfy electrical and HVAC requirements of current web hosting, data storage and IT applications Robust demand from diverse industry sectors: – Financial services – Internet enterprises – Telecom applications providers – Energy companies – Healthcare Objective: Achieve attractive returns by providing corporate tenants with
custom data center solutions |
 14 DLR’s competitive advantage Inventory totals 1.2 million sf of vacant, redevelopment space: – Primarily located in Internet Gateway income producing properties • Approximately 735,000 sf has the potential to convert to approx. 440,000 sf of raised floor – Stand alone, vacant buildings that possess electrical and structural infrastructure necessary for conversion to data center operations • Approximately 500,000 sf located in Boston, NY Metro, Dallas and Austin has the potential to convert to approx. 300,000 sf of raised floor Redevelopment costs vary by building – Base building power, structural upgrades: $35 - $50 psf – Custom data center: $450 to $650 psf (often funded by tenants) Stabilized income projected within 12 to 24 months DLR’s unmatched sales and technical team offers tenants design, construction management, engineering and facilities management expertise |
 15 1.8% 2.4% 3.0% 6.3% 11.9% 11.7% 1.7% 11.2% 6.8% 16.6% 19.9% 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 Thereafter DLR’s model features long-term, stable leases • The average lease term is 12 years with over 7 years remaining • Leases typically contain 3% annual rent bumps 7.3% in next 3 yrs The stability of our long-term leases complements our growth Note: Excludes vacant square footage of 0.5 million square feet and space held for redevelopment as of March 31, 2006. Lease Expiration as a % of Net Rentable Square Feet |
 16 Digital Realty’s financial results Reported FFO (1) of $21.7 million for 1Q06, up 37% from $15.8 million for 1Q05; or $0.36 per diluted share and unit for 1Q06, up 20% from $0.30 per diluted share and unit for 1Q05 Reported 1Q06 EBIDTA of $36.6 million, or approx. $146.2 million on an annualized basis DLR’s stock generated a total return to common shareholders of 78% in 2005 Increased quarterly common dividend 8.7% on an annualized basis to $1.06 per share in November 2005 Priced follow on offering of 4 million shares of common stock for approximately $95 million of net proceeds on May 23, 2006 (1) FFO and AFFO is a non GAAP financial measure. For a description of FFO and
AFFO see page 23. |
     17 Improving overall credit quality of DLR portfolio + = + = Approximately $18 million of base rental income, or over 11% of overall income, has experienced an improvement in credit quality. (1) As a result of a sublease relationship with Microsoft for 300,000 sq ft of space
that is leased directly by Savvis. (1) |
 18 DLR employs a conservative capital structure Reduced ratio of debt to total market capitalization to 30.8% as of 1Q06 from 33.3% at year-end 2005 Improved debt service coverage ratio (2) to 3.6x for 1Q06 versus 3.4x for the same period in 2005 and maintained our fixed charge coverage ratio (3) at 2.4x for 1Q06 consistent with the same period in 2005 Wtd Average Cost of Debt: 5.9%; Approximately 75% fixed rate debt $204M outstanding on the $350M credit facility at March 31, 2006 No debt maturing through 2008 (assuming extensions) Total Market Capitalization (1) $2,511.1M Note: Based on March 31,2006 financial statements. (1) Based on closing price and shares outstanding of DLR common stock ($24.31) at May 25, 2006. (2) Adjusted EBITDA divided by Fixed Charges at March 31, 2006. Fixed Charges include Cash Interest Expense, Scheduled Debt Principal Payments, and Preferred Dividends. See page 24 for a reconciliation of this ratio using cash interest expense and GAAP interest expense. (3) Adjusted EBITDA divided by Cash Interest Expense at March 31, 2006. See page 24 for a reconciliation of cash interest expense to GAAP interest expense.
(4) Excludes $2.1 million of unamortized debt premium for 1125 Energy Park
Drive & 731 East Trade Street. Dividend Yield / Rate: 4.4% / $1.06 Fixed Rate Debt (4) $607.1M Variable Rate Debt $204.4M Preferred Stock $166.8M Equity $1,532.8M 24% 7% 61% 8% |
 19 Definition of Non-GAAP Financial Measures This presentation includes certain non-GAAP financial measures that management believes are helpful in understanding our business, as further described below. Our definition and calculation of non-GAAP financial measures may differ from those of other REITs, and, therefore, may not be comparable. The non-GAAP financial measures should not be considered an alternative to net income or any other GAAP measurement of performance and should not be considered an alternative to cash flows from operating, investing or financing activities as a measure of liquidity. Funds from Operations (FFO) We calculate Funds from Operations, or FFO, in accordance with the standards established by the National Association of Real Estate Investment Trusts, or NAREIT. FFO represents net income (loss) (computed in accordance with GAAP), excluding gains (or losses) from sales of property, real estate related depreciation and amortization (excluding amortization of deferred financing costs) and after adjustments for unconsolidated partnerships and joint ventures. Management uses FFO as a supplemental performance measure because, in excluding real estate related depreciation and amortization and gains and losses from property dispositions, it provides a performance measure that, when compared year over year, captures trends in occupancy rates, rental rates and operating costs. We also believe that, as a widely recognized measure of the performance of REITs, FFO will be used by investors as a basis to compare our operating performance with that of other REITs. However, because FFO excludes depreciation and amortization and captures neither the changes in the value of our properties that result from use or market conditions, nor the level of capital expenditures and leasing commissions necessary to maintain the operating performance of our properties, all of which have real economic effect and could materially impact our results from operations, the utility of FFO as a measure of our performance is limited. Other REITs may not calculate FFO in accordance with the NAREIT definition and, accordingly, our FFO may not be comparable to such other REITs’ FFO. Accordingly, FFO should be considered only as a supplement to net income as a measure of our performance. Adjusted Funds From Operations (AFFO) We present adjusted funds from operations, or AFFO, as a supplemental operating measure because, when compared year over year, it assesses our ability to fund dividend and distribution requirements from our operating activities. We also believe that, as a widely recognized measure of the operations of REITs, AFFO will be used by investors as a basis to assess our ability to fund dividend payments in comparison to other REITs. We calculate adjusted funds from operations, or AFFO, by adding to or subtracting from FFO (i) non-real estate depreciation, (ii) amortization of deferred financing costs (iii) noncash compensation (iv) loss from early extinguishment of debt (v) straight line rents (vi) fair value of lease revenue amortization (vii) capitalized leasing payroll (viii) recurring tenant improvements and (ix) capitalized leasing commissions. Other equity REITs may not calculate AFFO in a consistent manner. Accordingly, our AFFO may not be comparable to other equity REITs’ AFFO. AFFO should be considered only as a supplement to net income computed in accordance with GAAP as a measure of our operations. EBITDA and Adjusted EBITDA We believe that earnings before interest, income taxes, depreciation and amortization, or EBITDA and Adjusted EBITDA (as defined below), are useful supplemental performance measures because they allow investors to view our performance without the impact of noncash depreciation and amortization or the cost of debt and with respect to Adjusted EBITDA preferred dividends and minority interests. Adjusted EBITDA is EBITDA excluding minority interests and preferred stock dividends. In addition, we believe EBITDA and adjusted EBITDA are frequently used by securities analysts, investors and other interested parties in the evaluation of REITs. Because EBITDA and adjusted EBITDA are calculated before recurring cash charges including interest expense and income taxes, and are not adjusted for capital expenditures or other recurring cash requirements of our business, their utility as a measure of our performance is limited. Accordingly, EBITDA and Adjusted EBITDA should be considered only as supplements to net income (computed in accordance with GAAP) as a measure of our financial performance. Other equity REITs may calculate EBITDA and Adjusted EBITDA differently than we do; accordingly, our EBITDA and Adjusted EBITDA may not comparable to such other REITs’ EBITDA and Adjusted EBITDA. Each of FFO and Adjusted EBITDA exclude items that have real economic effect and could materially impact our results from operations, and therefore the utility of FFO and Adjusted EBTIDA as a measure of our performance is limited. Nothing contained herein is intended to revise the earnings, FFO or acquisition guidance we confirmed on our Earnings Conference Call dated March 2, 2006 and available on our website at www.digitalrealtytrust.com. |
 20 Reconciliation of non GAAP items to their closest GAAP Q106 Q105 FY 2005 Q106 Q105 FY 2005 Interest expense per financial statements 11,388 8,121 39,122 Amortization of deferred financing costs (754) (754) (2,921) Net income available to common stockholders $1,642 $1,468 $6,087 Noncash items (390) 49 (1,145) Cash interest expense $10,244 $7,416 $35,056 Minority interests in operating partnership 1,846 2,159 8,268 Real estate related depreciation and amortization 18,185 12,143 62,171 Funds from operations (FFO) $21,673 $15,770 $76,526 Adjusted EBITDA 36,562 25,159 125,711 Non real estate depreciation 71 - 61 Fixed charges including GAAP interest expense 16,257 11,230 56,397 Amortization of deferred financing costs 795 675 2,965 Fixed charges including cash interest expense 15,113 10,525 52,331 Non cash compensation 431 52 481 Fixed charge coverage ratio including GAAP interest expense 2.2 2.2 2.2 Loss from early extinguishment of debt 57 125 1,021 Fixed charge coverage ratio including cash interest expense 2.4 2.4 2.4 Straight line rents (3,843) (2,553) (13,023) Above and below market rent amortization (433) (439) (1,717) Capitalized leasing compensation (764) - (781) Recurring capital expenditures and tenant improvements (904) (519) (2,897) Capitalized leasing commissions (265) (180) (3,051) Adjusted funds from operations (AFFO) $16,818 $12,931 $59,585 Q106 Q105 FY 2005 Net income available to common stockholders $1,642 $1,468 $6,087 Interest 11,388 8,121 39,122 Depreciation and amortization 18,256 12,143 62,232 Earnings before interest, taxes and depreciation and amortization (EBITDA) $31,286 $21,732 $107,441 Minority interests 1,831 2,156 8,256 Preferred stock dividends 3,445 1,271 10,014 Adjusted Earnings before interest, taxes and depreciation and amortization (Adjusted EBITDA) $36,562 $25,159 $125,711 Funds from operations and Adjusted Funds from Operations Cash interest expense Fixed charge coverage ratio EBITDA and Adjusted EBITDA |