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  • Alex Pettee, CFA

Data Center REITs: Tech Trouble

  • Data Center REITs - in synchrony with the broader technology sector - have woefully underperformed their more cyclical and value-oriented counterparts since late 2020 amid an ongoing "Reopening Rotation."

  • Fundamentals were remarkably unaffected by the pandemic, but that's precisely the issue. The worst-performing major REIT sector this year, these REITs are 10-20% below their recent highs set last summer.

  • Earnings reports came with few surprises in Q1. Leasing activity - the most closely-watched earnings metric - was better than expected, but "same-store" renewal pricing remains weak amid stiff "hyperscale" competition.

  • While cloud spending continues to boom, it is increasingly concentrated in a smaller number of providers - Amazon, Microsoft, and Google. With muted pricing power, REITs must rely on development and M&A to fuel growth.

  • While still trading at premium multiples, pullbacks in these REITs have historically been a buying opportunity. We see M&A as a potential catalyst this year and expect DLR and EQIX - which have plentiful access to capital - to make major moves.

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Disclosure: A complete list of holdings and Real Estate and Housing Index definitions and holdings are available at HoyaCapital.com. Hoya Capital Real Estate advises an Exchange Traded Fund listed on the NYSE. Hoya Capital is long all components in the Hoya Capital Housing 100 Index.

Additional Disclosure: It is not possible to invest directly in an index. Index performance cited in this commentary does not reflect the performance of any fund or other account managed or serviced by Hoya Capital Real Estate. Data quoted represents past performance, which is no guarantee of future results. Information presented is believed to be factual and up-to-date, but we do not guarantee its accuracy.

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Hoya Capital Research & Index Innovations is an affiliated index provider and research firm that builds custom indexes tracking U.S. commercial and residential real estate sectors, including indexes tracked by exchange-traded funds (ETFs). 

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