HPP
Hudson Pacific Properties, Inc.
REIT - Office
Market Cap$638M
5Y Perf.-51.3%
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Stock Comparison
HPP vs DEI vs KRC
Revenue, margins, valuation, and 5-year total return — side by side.
DEI
Douglas Emmett, Inc.
REIT - Office
Market Cap$2.02B
5Y Perf.-59.0%
KRC
Kilroy Realty Corporation
REIT - Office
Market Cap$4.10B
5Y Perf.-39.5%
HPP vs DEI vs KRC — Key Financials
Market cap, revenue, margins, and valuation side-by-side.
| Company Snapshot | HPP | DEI | KRC |
|---|---|---|---|
| Industry | REIT - Office | REIT - Office | REIT - Office |
| Market Cap | $638M | $2.02B | $4.10B |
| Revenue (TTM) | $831M | $1.00B | $1.11B |
| Net Income (TTM) | $-552M | $16M | $276M |
| Gross Margin | -42.1% | 43.8% | 67.0% |
| Operating Margin | -5.7% | 19.0% | 28.4% |
| Forward P/E | — | 123.9x | 83.5x |
| Total Debt | $3.76B | $5.57B | $4.84B |
| Cash & Equiv. | $138M | $341M | $179M |
HPP vs DEI vs KRC — Long-Term Stock Performance
Price return indexed to 100 at period start. Dividends excluded.
HPP
DEI
KRC
| Stock | May 20 | May 26 | Return |
|---|---|---|---|
| Hudson Pacific Prop… (HPP) | 100 | 48.7 | -51.3% |
| Douglas Emmett, Inc. (DEI) | 100 | 41.0 | -59.0% |
| Kilroy Realty Corpo… (KRC) | 100 | 60.5 | -39.5% |
Price return only. Dividends and distributions are not included.
Quick Verdict: HPP vs DEI vs KRC
Each card shows where this stock fits in a portfolio — not just who wins on paper.
Bottom line: KRC leads in 4 of 7 categories, making it the strongest pick for valuation and capital efficiency and profitability and margin quality. Douglas Emmett, Inc. is the stronger pick specifically for growth and revenue expansion and dividend income and shareholder returns. As sector peers, any of these can serve as alternatives in the same allocation.
HPP
Hudson Pacific Properties, Inc.
The Real Estate Income Play
HPP is the clearest fit if your priority is long-term compounding.
- 104.4% 10Y total return vs KRC's -14.3%
- +416.0% vs DEI's -11.7%
Best for: long-term compounding
DEI
Douglas Emmett, Inc.
The Real Estate Income Play
DEI is the clearest fit if your priority is income & stability and growth exposure.
- Dividend streak 1 yrs, beta 0.92, yield 6.3%
- Rev growth 1.8%, EPS growth -25.2%, 3Y rev CAGR 0.3%
- 1.8% FFO/revenue growth vs KRC's -2.0%
Best for: income & stability and growth exposure
KRC
Kilroy Realty Corporation
The Real Estate Income Play
KRC carries the broadest edge in this set and is the clearest fit for sleep-well-at-night and defensive.
- Lower volatility, beta 0.83, Low D/E 85.9%, current ratio 4.24x
- Beta 0.83, yield 6.3%, current ratio 4.24x
- Lower P/E (83.5x vs 123.9x)
Best for: sleep-well-at-night and defensive
See the full category breakdown
| Category | Winner | Why |
|---|---|---|
| Growth | DEI | 1.8% FFO/revenue growth vs KRC's -2.0% |
| Value | KRC | Lower P/E (83.5x vs 123.9x) |
| Quality / Margins | KRC | 24.8% margin vs HPP's -66.4% |
| Stability / Safety | KRC | Beta 0.83 vs HPP's 1.36, lower leverage |
| Dividends | DEI | 6.3% yield, 1-year raise streak, vs KRC's 6.3% |
| Momentum (1Y) | HPP | +416.0% vs DEI's -11.7% |
| Efficiency (ROA) | KRC | 2.5% ROA vs HPP's -7.1%, ROIC 2.3% vs -0.5% |
HPP vs DEI vs KRC — Revenue Breakdown by Segment
How each company's revenue is distributed across its business units
FY 2025
FY 2025
FY 2019
HPP vs DEI vs KRC — Financial Metrics
Side-by-side numbers across 3 stocks — who leads on profitability, valuation, growth, and risk.
BEST OVERALLHPPLAGGINGKRC
KRCKilroy Realty Corpora…
1leads
DEIDouglas Emmett, Inc.
1leads
HPPHudson Pacific Proper…
2leads
6 Total Categories
CATEGORYLEADERvs DEIvs KRCMETRICS WON
Income & Cash FlowRevenue, margins, and cash flow strength
Tied
—
Valuation MetricsMultiples, price ratios, and targets
HPP4/5
Profitability & EfficiencyROE, ROIC, leverage, and quality scores
KRC7/9
Total Returns1Y, 3Y, 5Y total returns with dividends
HPP5/6
Risk & VolatilityBeta, volatility, and downside exposure
Tied
—
Analyst OutlookRatings, price targets, and dividends
DEI2/2
Income & Cash Flow (Last 12 Months)
Evenly matched — HPP and KRC each lead in 3 of 6 comparable metrics.
Income & Cash Flow (Last 12 Months)
KRC and HPP operate at a comparable scale, with $1.1B and $831M in trailing revenue. KRC is the more profitable business, keeping 24.8% of every revenue dollar as net income compared to HPP's -66.4%. On growth, HPP holds the edge at +22.1% YoY revenue growth, suggesting stronger near-term business momentum.
| Metric | HPPHudson Pacific Pr… | DEIDouglas Emmett, I… | KRCKilroy Realty Cor… |
|---|---|---|---|
| RevenueTrailing 12 months | $831M | $1.0B | $1.1B |
| EBITDAEarnings before interest/tax | $327M | $589M | $661M |
| Net IncomeAfter-tax profit | -$552M | $16M | $276M |
| Free Cash FlowCash after capex | $99M | $119M | $7M |
| Gross MarginGross profit ÷ Revenue | -42.1% | +43.8% | +67.0% |
| Operating MarginEBIT ÷ Revenue | -5.7% | +19.0% | +28.4% |
| Net MarginNet income ÷ Revenue | -66.4% | +1.6% | +24.8% |
| FCF MarginFCF ÷ Revenue | +11.9% | +11.8% | +0.6% |
| Rev. Growth (YoY)Latest quarter vs prior year | +22.1% | +1.8% | -4.9% |
| EPS Growth (YoY)Latest quarter vs prior year | +47.8% | — | -78.0% |
Evenly matched — HPP and KRC each lead in 3 of 6 comparable metrics.
Valuation Metrics
HPP leads this category, winning 4 of 5 comparable metrics.
Valuation Metrics
At 14.9x trailing earnings, KRC trades at a 88% valuation discount to DEI's 123.9x P/E. On an enterprise value basis, DEI's 12.3x EV/EBITDA is more attractive than KRC's 13.3x.
| Metric | HPPHudson Pacific Pr… | DEIDouglas Emmett, I… | KRCKilroy Realty Cor… |
|---|---|---|---|
| Market CapShares × price | $638M | $2.0B | $4.1B |
| Enterprise ValueMkt cap + debt − cash | $4.3B | $7.2B | $8.8B |
| Trailing P/EPrice ÷ TTM EPS | -0.92x | 123.87x | 14.90x |
| Forward P/EPrice ÷ next-FY EPS est. | — | — | 83.54x |
| PEG RatioP/E ÷ EPS growth rate | — | — | 2.04x |
| EV / EBITDAEnterprise value multiple | 13.02x | 12.29x | 13.27x |
| Price / SalesMarket cap ÷ Revenue | 0.77x | 2.01x | 3.68x |
| Price / BookPrice ÷ Book value/share | 0.16x | 0.58x | 0.73x |
| Price / FCFMarket cap ÷ FCF | 6.45x | 10.37x | — |
HPP leads this category, winning 4 of 5 comparable metrics.
Profitability & Efficiency
KRC leads this category, winning 7 of 9 comparable metrics.
Profitability & Efficiency
KRC delivers a 4.9% return on equity — every $100 of shareholder capital generates $5 in annual profit, vs $-16 for HPP. KRC carries lower financial leverage with a 0.86x debt-to-equity ratio, signaling a more conservative balance sheet compared to DEI's 1.60x. On the Piotroski fundamental quality scale (0–9), HPP scores 5/9 vs DEI's 4/9, reflecting solid financial health.
| Metric | HPPHudson Pacific Pr… | DEIDouglas Emmett, I… | KRCKilroy Realty Cor… |
|---|---|---|---|
| ROE (TTM)Return on equity | -16.4% | +0.5% | +4.9% |
| ROA (TTM)Return on assets | -7.1% | +0.2% | +2.5% |
| ROICReturn on invested capital | -0.5% | +1.6% | +2.3% |
| ROCEReturn on capital employed | -0.7% | +3.0% | +3.0% |
| Piotroski ScoreFundamental quality 0–9 | 5 | 4 | 5 |
| Debt / EquityFinancial leverage | 1.17x | 1.60x | 0.86x |
| Net DebtTotal debt minus cash | $3.6B | $5.2B | $4.7B |
| Cash & Equiv.Liquid assets | $138M | $341M | $179M |
| Total DebtShort + long-term debt | $3.8B | $5.6B | $4.8B |
| Interest CoverageEBIT ÷ Interest expense | -2.44x | 0.96x | 2.51x |
KRC leads this category, winning 7 of 9 comparable metrics.
Total Returns (Dividends Reinvested)
HPP leads this category, winning 5 of 6 comparable metrics.
Total Returns (Dividends Reinvested)
A $10,000 investment in HPP five years ago would be worth $9,881 today (with dividends reinvested), compared to $5,049 for DEI. Over the past 12 months, HPP leads with a +416.0% total return vs DEI's -11.7%. The 3-year compound annual growth rate (CAGR) favors HPP at 37.2% vs DEI's 7.5% — a key indicator of consistent wealth creation.
| Metric | HPPHudson Pacific Pr… | DEIDouglas Emmett, I… | KRCKilroy Realty Cor… |
|---|---|---|---|
| YTD ReturnYear-to-date | +4.7% | +10.5% | -7.7% |
| 1-Year ReturnPast 12 months | +416.0% | -11.7% | +19.1% |
| 3-Year ReturnCumulative with dividends | +158.0% | +24.2% | +46.3% |
| 5-Year ReturnCumulative with dividends | -1.2% | -49.5% | -33.2% |
| 10-Year ReturnCumulative with dividends | +104.4% | -36.4% | -14.3% |
| CAGR (3Y)Annualised 3-year return | +37.2% | +7.5% | +13.5% |
HPP leads this category, winning 5 of 6 comparable metrics.
Risk & Volatility
Evenly matched — HPP and KRC each lead in 1 of 2 comparable metrics.
Risk & Volatility
KRC is the less volatile stock with a 0.83 beta — it tends to amplify market swings less than HPP's 1.36 beta. A beta below 1.0 means the stock typically moves less than the S&P 500. HPP currently trades 78.7% from its 52-week high vs DEI's 70.9% drawdown — a narrower gap to the peak suggests stronger recent price momentum.
| Metric | HPPHudson Pacific Pr… | DEIDouglas Emmett, I… | KRCKilroy Realty Cor… |
|---|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 1.36x | 0.92x | 0.83x |
| 52-Week HighHighest price in past year | $14.95 | $16.99 | $45.03 |
| 52-Week LowLowest price in past year | $1.67 | $9.04 | $27.36 |
| % of 52W HighCurrent price vs 52-week peak | +78.7% | +70.9% | +76.8% |
| RSI (14)Momentum oscillator 0–100 | 74.5 | 78.0 | 70.3 |
| Avg Volume (50D)Average daily shares traded | 1.2M | 2.3M | 2.1M |
Evenly matched — HPP and KRC each lead in 1 of 2 comparable metrics.
Analyst Outlook
DEI leads this category, winning 2 of 2 comparable metrics.
Analyst Outlook
Analyst consensus: HPP as "Hold", DEI as "Hold", KRC as "Hold". Consensus price targets imply 9.1% upside for KRC (target: $38) vs 2.2% for DEI (target: $12). For income investors, DEI offers the higher dividend yield at 6.31% vs KRC's 6.27%.
| Metric | HPPHudson Pacific Pr… | DEIDouglas Emmett, I… | KRCKilroy Realty Cor… |
|---|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Hold | Hold | Hold |
| Price TargetConsensus 12-month target | $12.71 | $12.30 | $37.71 |
| # AnalystsCovering analysts | 23 | 33 | 28 |
| Dividend YieldAnnual dividend ÷ price | +0.1% | +6.3% | +6.3% |
| Dividend StreakConsecutive years of raises | 0 | 1 | 0 |
| Dividend / ShareAnnual DPS | $0.01 | $0.76 | $2.17 |
| Buyback YieldShare repurchases ÷ mkt cap | +1.1% | +0.0% | +0.2% |
DEI leads this category, winning 2 of 2 comparable metrics.
Key Takeaway
HPP leads in 2 of 6 categories (Valuation Metrics, Total Returns). KRC leads in 1 (Profitability & Efficiency). 2 tied.
Best OverallHudson Pacific Properties, … (HPP)Leads 2 of 6 categories
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HPP vs DEI vs KRC: Key Questions Answered
10 questions · data-driven answers · updated daily
01Is HPP or DEI or KRC a better buy right now?
For growth investors, Douglas Emmett, Inc.
(DEI) is the stronger pick with 1. 8% revenue growth year-over-year, versus -2. 0% for Kilroy Realty Corporation (KRC). Kilroy Realty Corporation (KRC) offers the better valuation at 14. 9x trailing P/E (83. 5x forward), making it the more compelling value choice. Analysts rate Hudson Pacific Properties, Inc. (HPP) a "Hold" — based on 23 analyst ratings — the highest consensus in this comparison. The "better buy" depends entirely on your goals: growth investors should weight revenue trajectory, value investors should weight P/E and PEG, and income investors should weight dividend yield and streak.
02Which has the better valuation — HPP or DEI or KRC?
On trailing P/E, Kilroy Realty Corporation (KRC) is the cheapest at 14.
9x versus Douglas Emmett, Inc. at 123. 9x.
03Which is the better long-term investment — HPP or DEI or KRC?
Over the past 5 years, Hudson Pacific Properties, Inc.
(HPP) delivered a total return of -1. 2%, compared to -49. 5% for Douglas Emmett, Inc. (DEI). Over 10 years, the gap is even starker: HPP returned +104. 4% versus DEI's -36. 4%. Past returns do not guarantee future results, and the stock with the higher historical return may already have its best growth priced in.
04Which is safer — HPP or DEI or KRC?
By beta (market sensitivity over 5 years), Kilroy Realty Corporation (KRC) is the lower-risk stock at 0.
83β versus Hudson Pacific Properties, Inc. 's 1. 36β — meaning HPP is approximately 64% more volatile than KRC relative to the S&P 500. On balance sheet safety, Kilroy Realty Corporation (KRC) carries a lower debt/equity ratio of 86% versus 160% for Douglas Emmett, Inc. — giving it more financial flexibility in a downturn.
05Which is growing faster — HPP or DEI or KRC?
By revenue growth (latest reported year), Douglas Emmett, Inc.
(DEI) is pulling ahead at 1. 8% versus -2. 0% for Kilroy Realty Corporation (KRC). On earnings-per-share growth, the picture is similar: Kilroy Realty Corporation grew EPS 31. 1% year-over-year, compared to -25. 2% for Douglas Emmett, Inc.. Over a 3-year CAGR, KRC leads at 0. 5% annualised revenue growth. Higher growth typically commands a higher valuation multiple — check whether the premium P/E or P/S is justified by the growth rate using the PEG ratio.
06Which has better profit margins — HPP or DEI or KRC?
Kilroy Realty Corporation (KRC) is the more profitable company, earning 24.
8% net margin versus -66. 4% for Hudson Pacific Properties, Inc. — meaning it keeps 24. 8% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: KRC leads at 28. 4% versus -5. 7% for HPP. At the gross margin level — before operating expenses — KRC leads at 67. 0%, reflecting greater pricing power or product mix advantage. Stronger margins indicate durable pricing power, lower cost of revenue, or higher mix of software/services. They are one of the clearest signs of business quality.
07Is HPP or DEI or KRC more undervalued right now?
Analyst consensus price targets imply the most upside for KRC: 9.
1% to $37. 71.
08Which pays a better dividend — HPP or DEI or KRC?
In this comparison, DEI (6.
3% yield), KRC (6. 3% yield) pay a dividend. HPP does not pay a meaningful dividend and should not be held primarily for income.
09Is HPP or DEI or KRC better for a retirement portfolio?
For long-horizon retirement investors, Kilroy Realty Corporation (KRC) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0.
83), 6. 3% yield). Both have compounded well over 10 years (KRC: -14. 3%, HPP: +104. 4%), confirming both are viable long-term holds — but the lower-volatility option typically results in less emotional selling during corrections. Retirement portfolios generally favour predictability over maximum returns. Consult a financial advisor before making allocation decisions.
10What are the main differences between HPP and DEI and KRC?
Both stocks operate in the Real Estate sector, making this a peer-level intra-sector comparison — the same macro tailwinds and headwinds will affect both.
In terms of investment character: HPP is a small-cap quality compounder stock; DEI is a small-cap income-oriented stock; KRC is a small-cap deep-value stock. DEI, KRC pay a dividend while HPP does not, making them suitable for different income and tax situations. These fundamental differences mean investors should not choose between them on a single metric — the "better stock" depends entirely on which of these characteristics aligns with your investment strategy.
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