PLD vs EGP Stock Comparison: AI Score, Valuation, Performance and Upside
Prologis and EastGroup Properties both operate industrial and logistics real estate portfolios, but Prologis is the largest global industrial REIT with an extensive multi-country footprint, while EastGroup Properties is a smaller, more focused REIT concentrated on Sun Belt industrial markets in the southern United States.
PLD offers unmatched scale and global diversification in industrial real estate, while EGP offers concentrated exposure to the growing Sun Belt logistics market. The decision depends on whether you prefer global diversification or focused regional growth exposure.
PLD holds the edge across 3 of 5 key metrics in this comparison. EGP leads on both 1-year return (+11.36%) and forward P/E quality (35.64x vs 38.85x for PLD), a relatively favorable combination of momentum and valuation. PLD leads on both revenue growth (12.30%) and operating margin (43.03%), suggesting a stronger fundamental setup on both dimensions. Analyst consensus implies meaningfully more upside for PLD (+22.20%) than for EGP (+15.68%).
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 the largest global industrial REIT with unmatched scale
- Value diversification across many geographic markets and tenant industries
- Believe long-term e-commerce and supply chain trends support continued logistics demand
- Prefer a company with a large, visible development pipeline for continued growth
- Want concentrated exposure to Sun Belt industrial and logistics markets
- Believe Sun Belt population and business relocation trends support durable demand
- Prefer a smaller, more focused industrial REIT over a globally diversified giant
- Value concentrated management attention on submarket selection and execution
| Metric | PLD | EGP |
|---|---|---|
| AI scorei | 49.6 | 45.2 |
| AI ranki | #462 | #684 |
| Latest closei | $126.94 | $194.43 |
| 1M returni | -6.55% | -2.09% |
| 3M returni | -15.41% | -12.96% |
| 6M returni | -10.71% | -1.25% |
| 1Y returni | +3.41% | +11.36% |
How much would $10,000 be worth today if invested at the start of each period, with all dividends reinvested?
| Period | PLD | EGP |
|---|---|---|
| 1Y ago | $10.48K (+4.8%) started 2025-10-16 | $11.04K (+10.4%) started 2025-10-16 |
| 5Y ago | $11.1K (+11.0%) started 2021-10-18 | $10.48K (+4.8%) started 2021-10-18 |
| 10Y ago | $40.71K (+307.1%) started 2016-10-17 | $28.02K (+180.2%) started 2016-10-17 |
Hypothetical — past performance does not guarantee future results.
| Metric | PLD | EGP |
|---|---|---|
| Market capi | $125.88B | $10.64B |
| Trailing P/Ei | 28.78 | 34.85 |
| Forward P/Ei | 38.85 | 35.64 |
| Price/Salesi | 11.56 | N/A |
| EV/Revenuei | 16.63 | 16.43 |
| Analyst targeti | $158.23 | $228.95 |
| Target upsidei | +22.20% | +15.68% |
| Metric | PLD | EGP |
|---|---|---|
| Revenue growthi | 12.30% | 9.10% |
| Earnings growthi | 85.30% | 16.70% |
| EPS growthi | +85.30% | +16.70% |
| FCF margini | +55.99% | +50.49% |
| Operating margini | 43.03% | 40.76% |
| Profit margini | 43.58% | 40.57% |
| ROIC proxyi | 7.75% | 8.73% |
| Return on equityi | 7.75% | 8.73% |
| Dividend yieldi | 3.31% | 3.50% |
| Payout ratioi | 92.44% | 108.77% |
| Dividend growth streaki | No increase yet | N/A |
| Betai | 1.32 | 1.04 |
| Debt/equityi | 63.82 | 46.09 |
| Current ratioi | 0.65 | 0.41 |
| Quick ratioi | 0.49 | 0.36 |
Over the past year, PLD and EGP have moved strongly in the same direction (correlation of 0.79), 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 | EGP |
|---|---|---|---|
| 1Y | Growthi | +4.76% | +10.40% |
| CAGRi | +4.77% | +10.41% | |
| Volatilityi | 20.59% | 17.28% | |
| Sharpe ratioi | 0.11 | 0.40 | |
| Sortino ratioi | 0.16 | 0.59 | |
| Max drawdowni | 15.41% | 14.70% | |
| Current drawdowni | 15.41% | 12.96% | |
| Avg drawdowni | 4.06% | 3.96% | |
| Ulcer Indexi | 5.56% | 5.55% | |
| Max daily dropi | 3.55% | 3.51% | |
| Max wkly dropi | 6.73% | 5.49% | |
| 5Y | Growthi | +0.16% | +4.81% |
| CAGRi | +0.03% | +0.94% | |
| Volatilityi | 27.25% | 23.33% | |
| Sharpe ratioi | -0.03 | -0.04 | |
| Sortino ratioi | -0.04 | -0.05 | |
| Max drawdowni | 43.30% | 39.55% | |
| Current drawdowni | 19.81% | 14.93% | |
| Avg drawdowni | 23.15% | 21.99% | |
| Ulcer Indexi | 25.18% | 23.42% | |
| Max daily dropi | 9.57% | 8.87% | |
| Max wkly dropi | 19.46% | 17.82% | |
| 10Y | Growthi | +213.32% | +180.20% |
| CAGRi | +12.10% | +10.86% | |
| Volatilityi | 27.07% | 26.32% | |
| Sharpe ratioi | 0.39 | 0.35 | |
| Sortino ratioi | 0.55 | 0.50 | |
| Max drawdowni | 43.30% | 39.55% | |
| Current drawdowni | 19.81% | 14.93% | |
| Avg drawdowni | 13.44% | 13.47% | |
| Ulcer Indexi | 18.27% | 17.51% | |
| Max daily dropi | 17.27% | 20.89% | |
| Max wkly dropi | 21.91% | 29.94% |
| Category | PLD | EGP |
|---|---|---|
| Company | Prologis, Inc. | EastGroup Properties, Inc. |
| Sector | Real Estate | Real Estate |
| Industry | REIT - Industrial | REIT - Industrial |
| Core business | The largest industrial real estate investment trust globally, owning and operating logistics and distribution warehouse facilities near major population centers and transportation hubs across many countries. | A real estate investment trust that owns and operates industrial distribution and warehouse properties concentrated in Sun Belt metropolitan markets across the southern United States. |
| Investor focus | Global logistics facility occupancy and rent growth trends, e-commerce and supply chain demand drivers, and development pipeline contribution to portfolio growth. | Sun Belt industrial occupancy and rent growth trends, development and redevelopment pipeline returns, and portfolio concentration in high-growth logistics submarkets. |
- Position as the largest global industrial REIT provides unmatched scale and diversification across geographic markets and tenant industries
- Strategic locations near major population centers and transportation hubs support strong long-term demand from logistics and e-commerce tenants
- Large development pipeline provides a visible avenue for continued portfolio growth beyond acquiring existing properties
- Concentrated focus on Sun Belt industrial markets aligns with a region that has generally benefited from strong population and business relocation trends
- Smaller, more focused portfolio allows for concentrated management attention on submarket selection and property-level performance
- Development and redevelopment activity provides an internal growth avenue tailored to its Sun Belt market focus
- Large global scale means the portfolio is exposed to a broad range of regional economic cycles and currency fluctuations
- E-commerce and logistics demand growth, while a long-term tailwind, can moderate during periods of retail or supply chain normalization
- New industrial supply in certain markets can create periods of softer rent growth or occupancy pressure
- Geographic concentration in Sun Belt markets provides less diversification than globally diversified industrial REIT peers
- Smaller scale relative to the largest industrial REITs provides less purchasing power and market influence
- Sun Belt industrial development activity from competitors can create periods of new supply pressure in key submarkets
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