AI workloads are driving a land-and-power crunch. Here are three
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[Morning Watchlist]

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-------------------------

THREE HOT REITS FOR THE AI DATA CENTER BOOM

Artificial intelligence is no longer a “future trend.” It is a
present-day infrastructure race, one that requires enormous amounts of
compute, storage, networking, electricity, and cooling. And behind all
of it sits a simple, often overlooked bottleneck: physical data center
capacity.

To put the scale in context, there are roughly 3,000 data centers
across the United States. Meanwhile, McKinsey estimates that $5.2
TRILLION of investment into AI infrastructure could be needed by 2030.
Just as important, McKinsey’s analysis suggests demand for AI-READY
data center capacity could rise at an average 33% ANNUALLY FROM 2023
TO 2030, Ba growth rate that implies persistent, compounding pressure
on supply. 

That demand is already showing up in corporate spending plans.

*
Alphabet (Google) has raised its 2025 capital spending outlook to
roughly $91–$93 BILLION.

*
Microsoft has discussed materially higher capex, with spending up
sharply in pursuit of AI and cloud capacity. 

*
Amazon has said it expects 2025 CAPEX AROUND $125 BILLION, reflecting
the sheer scale of infrastructure being built. 

Analysts at UBS, cited by S&P Global, also expect AI-related capex to
keep expanding, reaching about $571 BILLION IN 2026 and $1.3 TRILLION
BY 2030.

-------------------------

WHY DATA CENTERS MAY BE A DURABLE AI TAILWIND

AI workloads are different from prior waves of computing. Training and
running large models can require far higher power density per rack,
new cooling strategies, and more sophisticated networking. This is one
reason the “data center problem” is not solved simply by buying
more chips - space, power delivery, and mechanical systems must scale
in parallel.

In practical terms, that creates three dynamics that often benefit
owners of data center real estate:

*
LONG-DURATION DEMAND: Cloud and AI infrastructure is increasingly
“always on,” not cyclical in the way many enterprise IT budgets
used to be.

*
SCARCITY VALUE (POWER AND LOCATION): The best markets are often
power-constrained, and permitting/transmission timelines can be long.

*
CONTRACTED CASH FLOWS: Many operators lease capacity under multi-year
arrangements, helping support dividends.

For investors, this is where select REITs, and one targeted ETF, come
into focus.

-------------------------

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-------------------------

Company: DIGITAL REALTY TRUST (SYM: DLR)

WHAT IT IS: Digital Realty is one of the largest global owners and
operators of data centers, offering colocation and interconnection
solutions across major markets.

WHY IT MATTERS FOR AI: AI demand is driving both hyperscaler expansion
and enterprise adoption, and Digital Realty has been building capacity
positioned for those customers. In its third quarter 2025 results, the
company reported REVENUE OF ABOUT $1.6 BILLION (up roughly 10% YEAR
OVER YEAR) and CORE FFO OF $1.89 PER SHARE.
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Management highlighted a substantial backlog and visibility into
2026. 

Just as notable, Digital Realty raised its outlook for 2025: it
increased CORE FFO PER SHARE guidance to $7.32–$7.38 and
CONSTANT-CURRENCY CORE FFO to $7.25–$7.30, and lifted expected TOTAL
REVENUE to $6.025–$6.075 BILLION. 

INCOME ANGLE: Digital Realty’s dividend yield has recently been in
the low-3% range (market-dependent).

WHAT TO WATCH: Tenant concentration, cost of capital (rates), and
development execution. Data center REITs can be capital-intensive; the
upside is that strong leasing and backlog can translate into growing
cash flows over time.

-------------------------

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-------------------------
Company: IRON MOUNTAIN (SYM: IRM)

WHAT IT IS: Iron Mountain is best known for physical records storage,
but it has been steadily transforming into a broader information
management and infrastructure REIT with a rapidly growing data center
business.

WHY IT MATTERS FOR AI: AI adoption is increasing demand not only for
compute, but also for data storage, governance, and lifecycle
management. Iron Mountain’s Q3 2025 results underscore momentum in
its “growth businesses.” The company reported RECORD QUARTERLY
REVENUE OF $1.8 BILLION (up 12.6% YEAR OVER YEAR) and noted that DATA
CENTER, DIGITAL, AND ASSET LIFECYCLE MANAGEMENT collectively grew MORE
THAN 30% YEAR OVER YEAR. It also reported RECORD QUARTERLY AFFO OF
$1.32 PER SHARE.

INCOME ANGLE: Iron Mountain increased its quarterly dividend to $0.864
PER SHARE, payable JANUARY 6, 2026 to shareholders of record DECEMBER
15, 2025. Its dividend yield has recently been around the low-4%
range, depending on price.

WHAT TO WATCH: IRM is a transformation story. The market will continue
to focus on execution in data centers (leasing, utilization, buildout
returns) and how effectively the company balances growth capex with
dividend coverage.

ETF: PACER BENCHMARK DATA & INFRASTRUCTURE REAL ESTATE ETF (SYM: SRVR)

WHAT IT IS: If you prefer diversification over single-stock exposure,
SRVR is an ETF designed to provide targeted access to companies tied
to data and infrastructure real estate (including data centers and
connectivity-oriented real estate).

WHY IT MATTERS FOR AI: Instead of betting on one operator, SRVR
spreads exposure across a basket that typically includes data center
REITs and related infrastructure names. The fund’s TOTAL EXPENSES
ARE 0.49%.

INCOME ANGLE: Distributions vary, but the sponsor’s 2025
distribution schedule shows a payable date of JANUARY 5, 2026 for the
year-end cycle (with ex/record date DECEMBER 30, 2025). As always
with ETFs, distribution amounts can fluctuate meaningfully quarter to
quarter.

WHAT TO WATCH: ETF performance will be driven by the underlying
sector—particularly interest rates (REIT sensitivity), data center
leasing fundamentals, and equity market risk appetite. The
diversification helps reduce company-specific risk, but it will not
eliminate sector drawdowns.

-------------------------

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-------------------------

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