PLD vs DLR Stock Comparison: AI Score, Valuation, Performance and Upside
Prologis and Digital Realty are both large-scale REITs, but Prologis focuses on logistics and industrial warehouse properties tied to e-commerce and supply chain demand, while Digital Realty focuses on data centers tied to cloud computing and digital infrastructure demand.
Prologis offers exposure to global logistics real estate demand tied to e-commerce and supply chains, while Digital Realty offers exposure to data center demand tied to cloud computing and artificial intelligence infrastructure growth. Consider whether you prefer Prologis's logistics real estate exposure or Digital Realty's digital infrastructure growth story.
PLD holds the edge across 4 of 5 key metrics in this comparison. PLD leads on both 1-year return (+0.40%) and forward P/E quality (39.92x vs 64.15x for DLR), a relatively favorable combination of momentum and valuation. On fundamentals, DLR is growing revenue faster (29.90%), while PLD maintains the higher operating margin (42.95%) — a classic growth-versus-profitability split. Analyst consensus implies similar upside for both: +19.92% for PLD and +20.41% for DLR.
Human Wall Street analysts' price targets, typically implying a ~12-month view — a separate signal from this site's own AI Prediction Signal further down the page, which is a 5-/30-day machine-learning forecast based on price history alone.
- Want exposure to global logistics and industrial warehouse real estate
- Believe e-commerce and supply chain demand will continue supporting long-term leasing activity
- Value a development pipeline as a complementary growth avenue
- Are comfortable with new industrial supply moderating rent growth in some markets
- Want exposure to data center real estate tied to cloud computing and AI infrastructure demand
- Believe structural digital infrastructure growth supports long-term leasing demand
- Value long-term customer contracts providing stable recurring income
- Are comfortable with capital-intensive development and power capacity constraints
| Metric | PLD | DLR |
|---|---|---|
| AI scorei | 49.8 | 42.3 |
| AI ranki | #514 | #935 |
| Latest closei | $126.45 | $172.37 |
| 1M returni | -5.61% | -5.00% |
| 3M returni | -14.35% | -13.42% |
| 6M returni | -11.01% | -13.82% |
| 1Y returni | +0.40% | -0.02% |
How much would $10,000 be worth today if invested at the start of each period, with all dividends reinvested?
| Period | PLD | DLR |
|---|---|---|
| 1Y ago | $10.05K (+0.5%) started 2025-10-23 | $9.83K (-1.7%) started 2025-10-23 |
| 5Y ago | $10.65K (+6.5%) started 2021-10-25 | $14.32K (+43.2%) started 2021-10-25 |
| 10Y ago | $39.32K (+293.2%) started 2016-10-24 | $34.21K (+242.1%) started 2016-10-24 |
Hypothetical — past performance does not guarantee future results.
| Metric | PLD | DLR |
|---|---|---|
| Market capi | $122.92B | $70.05B |
| Trailing P/Ei | 28.10 | 93.67 |
| Forward P/Ei | 39.92 | 64.15 |
| Price/Salesi | 11.56 | N/A |
| EV/Revenuei | 16.09 | 13.27 |
| Analyst targeti | $151.64 | $223.32 |
| Target upsidei | +19.92% | +20.41% |
| Metric | PLD | DLR |
|---|---|---|
| Revenue growthi | 10.20% | 29.90% |
| Earnings growthi | 3.10% | -58.70% |
| EPS growthi | +3.10% | -58.70% |
| FCF margini | +54.65% | +55.77% |
| Operating margini | 42.95% | 25.88% |
| Profit margini | 43.07% | 11.82% |
| ROIC proxyi | 7.71% | 2.91% |
| Return on equityi | 7.71% | 2.91% |
| Dividend yieldi | 3.38% | 2.54% |
| Payout ratioi | 92.44% | 236.89% |
| Dividend growth streaki | No increase yet | No increase yet |
| Betai | 1.32 | 1.04 |
| Debt/equityi | 61.04 | 67.94 |
| Current ratioi | 0.36 | 0.89 |
| Quick ratioi | 0.29 | 0.89 |
Over the past year, PLD and DLR have moved weakly in the same direction (correlation of 0.35), based on daily returns.
Lower drawdown and smaller single-period drops generally indicate a smoother ride, though they do not guarantee lower future risk.
| Period | Metric | PLD | DLR |
|---|---|---|---|
| 1Y | Growthi | +0.54% | -1.72% |
| CAGRi | +0.54% | -1.72% | |
| Volatilityi | 20.53% | 27.51% | |
| Sharpe ratioi | -0.09 | -0.09 | |
| Sortino ratioi | -0.13 | -0.13 | |
| Max drawdowni | 17.31% | 17.49% | |
| Current drawdowni | 15.73% | 15.47% | |
| Avg drawdowni | 4.36% | 7.59% | |
| Ulcer Indexi | 6.00% | 8.92% | |
| Max daily dropi | 3.55% | 5.77% | |
| Max wkly dropi | 6.73% | 10.00% | |
| 5Y | Growthi | -3.88% | +24.98% |
| CAGRi | -0.79% | +4.56% | |
| Volatilityi | 27.25% | 29.39% | |
| Sharpe ratioi | -0.06 | 0.15 | |
| Sortino ratioi | -0.08 | 0.21 | |
| Max drawdowni | 43.30% | 48.52% | |
| Current drawdowni | 20.12% | 15.47% | |
| Avg drawdowni | 23.23% | 17.67% | |
| Ulcer Indexi | 25.21% | 21.52% | |
| Max daily dropi | 9.57% | 8.73% | |
| Max wkly dropi | 19.46% | 12.32% | |
| 10Y | Growthi | +202.59% | +141.98% |
| CAGRi | +11.71% | +9.24% | |
| Volatilityi | 27.08% | 28.56% | |
| Sharpe ratioi | 0.38 | 0.30 | |
| Sortino ratioi | 0.53 | 0.42 | |
| Max drawdowni | 43.30% | 48.52% | |
| Current drawdowni | 20.12% | 15.47% | |
| Avg drawdowni | 13.48% | 12.24% | |
| Ulcer Indexi | 18.29% | 16.36% | |
| Max daily dropi | 17.27% | 10.97% | |
| Max wkly dropi | 21.91% | 15.91% |
| Category | PLD | DLR |
|---|---|---|
| Company | Prologis, Inc. | Digital Realty Trust, Inc. |
| Sector | Real Estate | Real Estate |
| Industry | REIT - Industrial | REIT - Specialty |
| Core business | A real estate investment trust that owns and operates logistics and industrial warehouse properties leased to e-commerce, retail, and manufacturing customers across major global markets. | A real estate investment trust that owns and operates data centers leased to cloud computing, enterprise, and connectivity customers across global markets. |
| Investor focus | Same-store rent growth and occupancy trends, e-commerce and supply chain demand for logistics space, and development pipeline contribution to earnings. | Data center leasing activity and pricing trends, power capacity availability in key markets, and demand growth tied to cloud computing and artificial intelligence infrastructure needs. |
- Global scale in logistics real estate provides exposure to supply chain and e-commerce fulfillment demand across major markets
- Well-located properties near population centers and transportation hubs support strong tenant demand
- Development pipeline provides a complementary growth avenue beyond same-store rent increases
- Data center portfolio benefits from structural demand growth tied to cloud computing and data-intensive workloads
- Global footprint of interconnected data centers supports network effects for enterprise and connectivity customers
- Long-term customer contracts provide relatively stable, recurring lease income
- Logistics real estate demand can moderate following periods of elevated e-commerce-driven leasing activity
- New industrial supply in some markets has increased competition and moderated rent growth
- Interest rate movements affect both financing costs and REIT valuation multiples
- Power availability and grid capacity constraints in key markets can limit near-term development capacity
- Data center development is capital intensive and requires substantial ongoing investment to meet customer demand
- Faces competition from other data center REITs and hyperscale cloud providers building their own facilities
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