DEA
Easterly Government Properties, Inc.
REIT - Office
Market Cap$1.08B
5Y Perf.-62.8%
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Stock Comparison
DEA vs CTRE
Revenue, margins, valuation, and 5-year total return — side by side.
CTRE
CareTrust REIT, Inc.
REIT - Healthcare Facilities
Market Cap$8.79B
5Y Perf.+111.9%
DEA vs CTRE — Key Financials
Market cap, revenue, margins, and valuation side-by-side.
| Company Snapshot | DEA | CTRE |
|---|---|---|
| Industry | REIT - Office | REIT - Healthcare Facilities |
| Market Cap | $1.08B | $8.79B |
| Revenue (TTM) | $344M | $324M |
| Net Income (TTM) | $15M | $261M |
| Gross Margin | 49.7% | 96.6% |
| Operating Margin | 24.9% | 55.7% |
| Forward P/E | 69.5x | 26.6x |
| Total Debt | $1.68B | $0.00 |
| Cash & Equiv. | $23M | $198M |
DEA vs CTRE — Long-Term Stock Performance
Price return indexed to 100 at period start. Dividends excluded.
DEA
CTRE
| Stock | May 20 | May 26 | Return |
|---|---|---|---|
| Easterly Government… (DEA) | 100 | 37.2 | -62.8% |
| CareTrust REIT, Inc. (CTRE) | 100 | 211.9 | +111.9% |
Price return only. Dividends and distributions are not included.
Quick Verdict: DEA vs CTRE
Each card shows where this stock fits in a portfolio — not just who wins on paper.
Bottom line: CTRE leads in 6 of 7 categories, making it the strongest pick for growth and revenue expansion and valuation and capital efficiency. Easterly Government Properties, Inc. is the stronger pick specifically for dividend income and shareholder returns. As sector peers, any of these can serve as alternatives in the same allocation.
DEA
Easterly Government Properties, Inc.
The Real Estate Income Play
DEA is the clearest fit if your priority is dividends.
- 9.0% yield, vs CTRE's 3.2%
Best for: dividends
CTRE
CareTrust REIT, Inc.
The Real Estate Income Play
CTRE carries the broadest edge in this set and is the clearest fit for income & stability and growth exposure.
- Dividend streak 2 yrs, beta 0.14, yield 3.2%
- Rev growth 108.7%, EPS growth 96.3%, 3Y rev CAGR 36.5%
- 270.6% 10Y total return vs DEA's -10.5%
Best for: income & stability and growth exposure
See the full category breakdown
| Category | Winner | Why |
|---|---|---|
| Growth | CTRE | 108.7% FFO/revenue growth vs DEA's 11.3% |
| Value | CTRE | Lower P/E (26.6x vs 69.5x) |
| Quality / Margins | CTRE | 80.6% margin vs DEA's 4.3% |
| Stability / Safety | CTRE | Beta 0.14 vs DEA's 0.51 |
| Dividends | DEA | 9.0% yield, vs CTRE's 3.2% |
| Momentum (1Y) | CTRE | +38.7% vs DEA's +21.4% |
| Efficiency (ROA) | CTRE | 5.1% ROA vs DEA's 0.4%, ROIC 10.1% vs 2.1% |
DEA vs CTRE — Revenue Breakdown by Segment
How each company's revenue is distributed across its business units
FY 2025
FY 2025
DEA vs CTRE — Financial Metrics
Side-by-side numbers across 2 stocks — who leads on profitability, valuation, growth, and risk.
BEST OVERALLCTRELAGGINGDEA
DEAEasterly Government P…
1leads
CTRECareTrust REIT, Inc.
4leads
6 Total Categories
CATEGORYLEADERvs DEAMETRICS WON
Income & Cash FlowRevenue, margins, and cash flow strength
CTRE6/6
Valuation MetricsMultiples, price ratios, and targets
DEA4/6
Profitability & EfficiencyROE, ROIC, leverage, and quality scores
CTRE8/8
Total Returns1Y, 3Y, 5Y total returns with dividends
CTRE5/6
Risk & VolatilityBeta, volatility, and downside exposure
CTRE2/2
Analyst OutlookRatings, price targets, and dividends
Tied
—
Income & Cash Flow (Last 12 Months)
CTRE leads this category, winning 6 of 6 comparable metrics.
Income & Cash Flow (Last 12 Months)
DEA and CTRE operate at a comparable scale, with $344M and $324M in trailing revenue. CTRE is the more profitable business, keeping 80.6% of every revenue dollar as net income compared to DEA's 4.3%. On growth, CTRE holds the edge at +82.4% YoY revenue growth, suggesting stronger near-term business momentum.
| Metric | DEAEasterly Governme… | CTRECareTrust REIT, I… |
|---|---|---|
| RevenueTrailing 12 months | $344M | $324M |
| EBITDAEarnings before interest/tax | $203M | $262M |
| Net IncomeAfter-tax profit | $15M | $261M |
| Free Cash FlowCash after capex | $262M | $334M |
| Gross MarginGross profit ÷ Revenue | +49.7% | +96.6% |
| Operating MarginEBIT ÷ Revenue | +24.9% | +55.7% |
| Net MarginNet income ÷ Revenue | +4.3% | +80.6% |
| FCF MarginFCF ÷ Revenue | +76.2% | +103.2% |
| Rev. Growth (YoY)Latest quarter vs prior year | +10.6% | +82.4% |
| EPS Growth (YoY)Latest quarter vs prior year | -55.4% | +66.7% |
CTRE leads this category, winning 6 of 6 comparable metrics.
Valuation Metrics
DEA leads this category, winning 4 of 6 comparable metrics.
Valuation Metrics
At 25.1x trailing earnings, CTRE trades at a 69% valuation discount to DEA's 80.3x P/E. On an enterprise value basis, DEA's 13.9x EV/EBITDA is more attractive than CTRE's 15.3x.
| Metric | DEAEasterly Governme… | CTRECareTrust REIT, I… |
|---|---|---|
| Market CapShares × price | $1.1B | $8.8B |
| Enterprise ValueMkt cap + debt − cash | $2.7B | $8.6B |
| Trailing P/EPrice ÷ TTM EPS | 80.31x | 25.15x |
| Forward P/EPrice ÷ next-FY EPS est. | 69.52x | 26.56x |
| PEG RatioP/E ÷ EPS growth rate | — | 1.19x |
| EV / EBITDAEnterprise value multiple | 13.85x | 15.27x |
| Price / SalesMarket cap ÷ Revenue | 3.21x | 18.46x |
| Price / BookPrice ÷ Book value/share | 0.77x | 1.99x |
| Price / FCFMarket cap ÷ FCF | 4.16x | 22.32x |
DEA leads this category, winning 4 of 6 comparable metrics.
Profitability & Efficiency
CTRE leads this category, winning 8 of 8 comparable metrics.
Profitability & Efficiency
CTRE delivers a 6.5% return on equity — every $100 of shareholder capital generates $7 in annual profit, vs $1 for DEA. On the Piotroski fundamental quality scale (0–9), CTRE scores 6/9 vs DEA's 4/9, reflecting solid financial health.
| Metric | DEAEasterly Governme… | CTRECareTrust REIT, I… |
|---|---|---|
| ROE (TTM)Return on equity | +1.1% | +6.5% |
| ROA (TTM)Return on assets | +0.4% | +5.1% |
| ROICReturn on invested capital | +2.1% | +10.1% |
| ROCEReturn on capital employed | +3.6% | +11.0% |
| Piotroski ScoreFundamental quality 0–9 | 4 | 6 |
| Debt / EquityFinancial leverage | 1.23x | — |
| Net DebtTotal debt minus cash | $1.7B | -$198M |
| Cash & Equiv.Liquid assets | $23M | $198M |
| Total DebtShort + long-term debt | $1.7B | $0 |
| Interest CoverageEBIT ÷ Interest expense | 1.18x | 10.76x |
CTRE leads this category, winning 8 of 8 comparable metrics.
Total Returns (Dividends Reinvested)
CTRE leads this category, winning 5 of 6 comparable metrics.
Total Returns (Dividends Reinvested)
A $10,000 investment in CTRE five years ago would be worth $19,914 today (with dividends reinvested), compared to $6,215 for DEA. Over the past 12 months, CTRE leads with a +38.7% total return vs DEA's +21.4%. The 3-year compound annual growth rate (CAGR) favors CTRE at 29.6% vs DEA's -6.2% — a key indicator of consistent wealth creation.
| Metric | DEAEasterly Governme… | CTRECareTrust REIT, I… |
|---|---|---|
| YTD ReturnYear-to-date | +11.4% | +9.8% |
| 1-Year ReturnPast 12 months | +21.4% | +38.7% |
| 3-Year ReturnCumulative with dividends | -17.4% | +117.7% |
| 5-Year ReturnCumulative with dividends | -37.9% | +99.1% |
| 10-Year ReturnCumulative with dividends | -10.5% | +270.6% |
| CAGR (3Y)Annualised 3-year return | -6.2% | +29.6% |
CTRE leads this category, winning 5 of 6 comparable metrics.
Risk & Volatility
CTRE leads this category, winning 2 of 2 comparable metrics.
Risk & Volatility
CTRE is the less volatile stock with a 0.14 beta — it tends to amplify market swings less than DEA's 0.51 beta. A beta below 1.0 means the stock typically moves less than the S&P 500.
| Metric | DEAEasterly Governme… | CTRECareTrust REIT, I… |
|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 0.51x | 0.14x |
| 52-Week HighHighest price in past year | $24.94 | $41.72 |
| 52-Week LowLowest price in past year | $19.82 | $27.72 |
| % of 52W HighCurrent price vs 52-week peak | +93.4% | +94.6% |
| RSI (14)Momentum oscillator 0–100 | 53.5 | 53.5 |
| Avg Volume (50D)Average daily shares traded | 386K | 2.5M |
CTRE leads this category, winning 2 of 2 comparable metrics.
Analyst Outlook
Evenly matched — DEA and CTRE each lead in 1 of 2 comparable metrics.
Analyst Outlook
Wall Street rates DEA as "Hold" and CTRE as "Buy". Consensus price targets imply 7.6% upside for CTRE (target: $43) vs -29.5% for DEA (target: $16). For income investors, DEA offers the higher dividend yield at 9.01% vs CTRE's 3.22%.
| Metric | DEAEasterly Governme… | CTRECareTrust REIT, I… |
|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Hold | Buy |
| Price TargetConsensus 12-month target | $16.41 | $42.50 |
| # AnalystsCovering analysts | 8 | 19 |
| Dividend YieldAnnual dividend ÷ price | +9.0% | +3.2% |
| Dividend StreakConsecutive years of raises | 0 | 2 |
| Dividend / ShareAnnual DPS | $2.10 | $1.27 |
| Buyback YieldShare repurchases ÷ mkt cap | 0.0% | 0.0% |
Evenly matched — DEA and CTRE each lead in 1 of 2 comparable metrics.
Key Takeaway
CTRE leads in 4 of 6 categories (Income & Cash Flow, Profitability & Efficiency). DEA leads in 1 (Valuation Metrics). 1 tied.
Best OverallCareTrust REIT, Inc. (CTRE)Leads 4 of 6 categories
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DEA vs CTRE: Frequently Asked Questions
10 questions · data-driven answers · updated daily
01Is DEA or CTRE a better buy right now?
For growth investors, CareTrust REIT, Inc.
(CTRE) is the stronger pick with 108. 7% revenue growth year-over-year, versus 11. 3% for Easterly Government Properties, Inc. (DEA). CareTrust REIT, Inc. (CTRE) offers the better valuation at 25. 1x trailing P/E (26. 6x forward), making it the more compelling value choice. Analysts rate CareTrust REIT, Inc. (CTRE) a "Buy" — based on 19 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 — DEA or CTRE?
On trailing P/E, CareTrust REIT, Inc.
(CTRE) is the cheapest at 25. 1x versus Easterly Government Properties, Inc. at 80. 3x. On forward P/E, CareTrust REIT, Inc. is actually cheaper at 26. 6x.
03Which is the better long-term investment — DEA or CTRE?
Over the past 5 years, CareTrust REIT, Inc.
(CTRE) delivered a total return of +99. 1%, compared to -37. 9% for Easterly Government Properties, Inc. (DEA). Over 10 years, the gap is even starker: CTRE returned +270. 6% versus DEA's -10. 5%. 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 — DEA or CTRE?
By beta (market sensitivity over 5 years), CareTrust REIT, Inc.
(CTRE) is the lower-risk stock at 0. 14β versus Easterly Government Properties, Inc. 's 0. 51β — meaning DEA is approximately 274% more volatile than CTRE relative to the S&P 500.
05Which is growing faster — DEA or CTRE?
By revenue growth (latest reported year), CareTrust REIT, Inc.
(CTRE) is pulling ahead at 108. 7% versus 11. 3% for Easterly Government Properties, Inc. (DEA). On earnings-per-share growth, the picture is similar: CareTrust REIT, Inc. grew EPS 96. 3% year-over-year, compared to -37. 0% for Easterly Government Properties, Inc.. Over a 3-year CAGR, CTRE leads at 36. 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 — DEA or CTRE?
CareTrust REIT, Inc.
(CTRE) is the more profitable company, earning 67. 3% net margin versus 3. 9% for Easterly Government Properties, Inc. — meaning it keeps 67. 3% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: CTRE leads at 98. 7% versus 24. 9% for DEA. At the gross margin level — before operating expenses — CTRE leads at 98. 9%, 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 DEA or CTRE more undervalued right now?
On forward earnings alone, CareTrust REIT, Inc.
(CTRE) trades at 26. 6x forward P/E versus 69. 5x for Easterly Government Properties, Inc. — 43. 0x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for CTRE: 7. 6% to $42. 50.
08Which pays a better dividend — DEA or CTRE?
All stocks in this comparison pay dividends.
Easterly Government Properties, Inc. (DEA) offers the highest yield at 9. 0%, versus 3. 2% for CareTrust REIT, Inc. (CTRE).
09Is DEA or CTRE better for a retirement portfolio?
For long-horizon retirement investors, CareTrust REIT, Inc.
(CTRE) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0. 14), 3. 2% yield, +270. 6% 10Y return). Both have compounded well over 10 years (CTRE: +270. 6%, DEA: -10. 5%), 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 DEA and CTRE?
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: DEA is a small-cap income-oriented stock; CTRE is a small-cap high-growth stock. 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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Revenue Growth>
%
(DEA: 10.6% · CTRE: 82.4%)Net Margin>
%
(DEA: 4.3% · CTRE: 80.6%)P/E Ratio<
x
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