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DIGITAL REALTY TRUST Plaza Level CHRISTOPHER J cvr_112802 4/1/05 11:31 AM Page 1 SENIOR MANAGEMENT CORPORATE INFORMATION RICHARD A. MAGNUSON CORPORATE OFFICE Executive Chairman 2730 Sand Hill Road, Suite 280 Menlo Park, CA 94025 MICHAEL F. FOUST Phone: (650) 233-3600 Chief Executive Officer Fax: (650) 233-3601 www.digitalrealtytrust.com A. WILLIAM STEIN Chief Financial Officer and Chief Investment Officer TICKER SYMBOL NYSE: Common Stock: DLR JOHN O. WILSON Preferred Stock: DLR Pr A Executive Vice President, Technology Infrastructure STOCK TRANSFER AGENT SCOTT E. PETERSON American Stock Transfer & Trust Company Senior Vice President, Acquisitions 59 Maiden Lane TRUST REALTY DIGITAL Plaza Level CHRISTOPHER J. CROSBY New York, NY 10038 Vice President, Sales Toll Free Phone: (800) 937-5449 www.amstock.com BOARD OF DIRECTORS INVESTOR RELATIONS Investors seeking additional information about DIGITAL REALTY TRUST LAURENCE A. CHAPMAN Digital Realty Trust can visit the Company’s Sr. VP and CFO of Rohr, Inc (1994-2000) website at www.digitalrealtytrust.com (click 2004 Annual Report Audit Committee Chairman on “Investor Relations”) or contact us at: DELIVER KATHLEEN EARLEY REED A. William Stein President & COO of TriZetto Corp. (2004-present) Chief Financial Officer President of AT&T Data & Internet Services (1994-2001) and Chief Investment Officer Independent Director of Vignette Digital Realty Trust, Inc. (415) 508-2849 RUANN F. ERNST Chairperson & CEO of Digital Island (1998-2002) Amy Cozamanis, Investor/Analyst Information General Manager of Hewlett Packard (1988-1998) Laurie Berman, General Information Financial Relations Board DENNIS E. SINGLETON (310) 854-8300 Co-founder and Vice Chairman of Spieker Properties (1993-2001) ANNUAL MEETING The Company’s annual meeting will be held at RICHARD A. MAGNUSON 11AM Pacific time on Friday, May 6, 2005 at: Executive Chairman of Digital Realty Trust, Inc. Stanford Park Hotel MICHAEL F. FOUST 100 El Camino Real Chief Executive Officer of Digital Realty Trust, Inc. Menlo Park, CA 94025 2730 Sand Hill Road, Suite 280 Menlo Park, California 94025 650.233.3600 DIGITAL REALTY TRUST www.digitalrealtytrust.com 2004 Annual Report cvr_112802 4/1/05 11:32 AM Page 2 DLR DELIVERS DESIRABLE, TECHNOLOGY-FOCUSED REAL ESTATE. 100 TECHNOLOGY CENTER DRIVE 1100 SPACE PARK ABOVENET DATA CENTER BREA DATA CENTER CAMPERDOWN HOUSE COMVERSE TECHNOLOGY BUILDING Stoughton, Massachusetts Santa Clara, California San Jose, California Brea, California London, United Kingdom Wakefield, Massachusetts DIGITAL REALTY TRUST SF INTERNET GATEWAY SIEMENS BUILDING UNIVISION TOWER RANCHO CORDOVA DATA CENTER GRANITE TOWER MAXTOR MANUFACTURING FACILITY DELIVERS DESIRABLE, San Francisco, California Dallas, Texas Dallas, Texas Rancho Cordova, California Dallas, Texas Fremont, California TECHNOLOGY-FOCUSED REAL ESTATE. HUDSON CORPORATE CENTER 36 NE 2ND STREET LA INTERNET GATEWAY NTT/VERIO DATA CENTER BURBANK DATA CENTER SAVVIS DATA CENTER Weehawken, New Jersey Miami, Florida Los Angeles, California San Jose, California Burbank, California Santa Clara, California ARDENWOOD CORPORATE PARK ASM LITHOGRAPHY CENTER AT&T WEB HOSTING FACILITY STANFORD PLACE II THE WEBB @ LBJ VARTEC BUILDING Fremont, California Tempe, Arizona Lithia Springs, Georgia Denver, Colorado Dallas, Texas Dallas, Texas large_release.cgR3 4/1/05 11:50 AM Page 1 Digital Realty Trust, Inc. is uniquely focused on the acquisition and management of technology- related properties. The demand for technology real estate is growing as companies across a wide range of industries require more space and increasingly complex infrastructure to support their growth. We target high-quality, strategically located properties containing applications and infrastructure critical to the day-to-day operations of both our technology industry tenants as well as the IT departments of large corporations. We focus on this specialized real estate sector because we believe the growth opportunities are superior to those offered by traditional office and industrial properties. DIGITAL REALTY TRUST large_release.cgR3 4/1/05 11:50 AM Page 3 DLR DELIVERS A STRONG, GROWING PORTFOLIO Digital Realty Trust currently owns 26 properties comprising approximately 6.3 million net rentable square feet. Our properties are located in key markets throughout the United States with one property located in London. At the time of publication, we have two properties under contract that will add an additional 982,000 net rentable square feet to our portfolio. Our portfolio contains state-of-the-art facilities with extensive tenant improvements. Many of these properties are important telecom aggregation points for a large number of major network service providers. This reduces our tenants’ costs as well as operational risks. The strong relationships we have cultivated with our tenants and the investment community provide us with proprietary access to potential acquisitions, often enabling us to avoid competitive bidding. This situation creates an opportunity for us to obtain better risk-adjusted returns on our invested capital. DLR DELIVERS VALUE We provide our tenants with critical infrastructure required to conduct their business. This results in a secure, reliable, and highly connective environment in which to store and transfer their data. We aggressively manage and lease our assets to increase cash flow. We often acquire properties with some vacancy, which enables us to create additional value through lease-up. We are converting extensively improved data center space to multi-tenant colocation space. Multi-tenant colocation is an effective solution for smaller scale information system requirements that do not necessitate large stand-alone data centers. Because we can provide these tenants with a cost-effective solution for their infrastructure and security requirements, we are able to lease the colocation space at a significant premium. DLR DELIVERS KNOW-HOW Our senior management team has an average of 23 years of experience as investors in, and advisors to, companies and institutions in both the technology and real estate sectors. Our leasing and operations personnel are seasoned professionals in both the real estate and technology industries who develop complex facility solutions while meeting even the most demanding specifications. We use our strong relationships with technology-intensive companies to identify and respond to their specific real estate requirements. large_release.cgR3 4/1/05 11:50 AM Page 4 DLR DELIVERS “Our unique focus on technology-related properties attracts the IT departments of large corporations and technology industry tenants that require our expertise and ability to provide the state-of-the-art facilities they seek. We provide our tenants with the infrastructure critical for their business: a secure, reliable, and highly connected environment.” large_release.cgR3 4/1/05 11:50 AM Page 5 DEAR SHAREHOLDERS 2004 WAS A MOMENTOUS YEAR FOR DIGITAL REALTY TRUST. We completed an initial public offering in November 2004, and since that time, Digital Realty Trust’s common stock has outperformed both the Morgan Stanley REIT Index (“RMS”) and our peers. It is with great pleasure and enthusiasm that we welcome you to our Company. We look forward to a mutually rewarding and productive long-term relationship. Our people define the success of Digital Realty Trust. First and foremost, we are a team of seasoned and knowledgeable real estate investors. Second, and of vital importance, is our strong understanding of, and experience in, the technology industry. Our senior management team has an average of 23 years of experience as both investors in, and advisors to, companies and institutions in the real estate and technology sectors. Our proficiency in both industries often enables us to identify acquisition targets before they are broadly marketed, and subsequently optimize their success through our operations and management expertise. Our entire team is pro-active and dedicated – committed to fulfilling our mission to become the first call for existing and prospective tenants seeking technology-related real estate. OUR UNIQUE FOCUS on technology-intensive companies attracts technology industry and corporate enterprise data center tenants that require our expertise to provide the state-of-the-art facilities they seek. We supply our tenants with infrastructure critical to conduct their business in a secure, reliable, and highly connective environment. The growth drivers of our business include: Financial firms that demand continuous access to critical information even when faced with power outages, natural disasters and other systemic disruptions. As a result, requirements are increasing for multiple data center locations. High power computing applications, coupled with large bandwidth requirements, drive the growth of Internet enterprises. Microsoft, for example, powers its search and content delivery business through one of our Northern California facilities. eBay processes millions of transactions in our Sacramento area data center. The HIPAA Act has impacted the healthcare industry by requiring that patient records be maintained on-line and in secure data center locations. Homeland Security and other governmental agencies have developed new requirements for electronic data retention. We concentrate our investments in properties benefiting from sustained secular growth in the following areas: primary data center applications, business continuance/disaster recovery, electronic commerce, and IT outsourcing. Approximately 75% of our assets provide
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