Comprehensive Stock Comparison
Compare EastGroup Properties, Inc. (EGP) vs First Industrial Realty Trust, Inc. (FR) Stock
Analyze side-by-side fundamentals, valuation, growth, and profitability to decide which stock is the better buy.
Selected Stocks
Add up to 10 tickers. Use presets or search to get started.
Quick Verdict
| Category | Winner | Why |
|---|---|---|
| Growth | EGP | 12.7% revenue growth vs FR's 8.7% |
| Value | EGP | PEG 2.58 vs 12.55 |
| Quality / Margins | EGP | 35.7% net margin vs FR's 33.2% |
| Stability / Safety | EGP | Beta 0.65 vs FR's 0.78, lower leverage |
| Dividends | EGP | 2.6% yield, 6-year raise streak, vs FR's 2.3% |
| Momentum (1Y) | FR | +13.7% vs EGP's +10.6% |
| Efficiency (ROA) | EGP | 4.6% ROA vs FR's 4.3%, ROIC 7.3% vs 4.6% |
Who Each Stock Is For
Income & stability
Growth exposure
Long-term compounding (10Y)
Sleep-well-at-night portfolio
Valuation efficiency (growth/$)
Defensive / Recession hedge
Business Model
What each company does and how it makes money
EastGroup Properties is a real estate investment trust that develops, acquires, and operates industrial properties—primarily distribution facilities—in major Sunbelt markets across the United States. It generates revenue through rental income from its industrial portfolio, with its entire business model focused on leasing functional business distribution space to location-sensitive customers. The company's competitive advantage lies in its strategic ownership of premier distribution facilities clustered near major transportation features in supply-constrained submarkets, creating a durable portfolio moat.
First Industrial Realty Trust is a real estate investment trust that owns, operates, and develops industrial properties like warehouses and distribution centers across major U.S. markets. It generates revenue primarily through property leasing — collecting rent from tenants — with additional income from property sales and development activities. The company's competitive advantage lies in its strategic portfolio concentrated in high-demand logistics hubs and its integrated platform for development, leasing, and property management.
Financial Metrics Comparison
Side-by-side fundamentals across 2 stocks. BestLagging
Financial Scorecard
EGP leads in 5 of 6 categories — strongest in Financial Metrics and Valuation Metrics. 1 category is tied.
Financial Metrics (TTM)
FR and EGP operate at a comparable scale, with $714M and $696M in trailing revenue. Profitability is closely matched — net margins range from 35.7% (EGP) to 33.2% (FR). On growth, EGP holds the edge at +11.8% YoY revenue growth, suggesting stronger near-term business momentum.
| Metric | EGPEastGroup Propert… | FRFirst Industrial … |
|---|---|---|
| RevenueTrailing 12 months | $696M | $714M |
| EBITDAEarnings before interest/tax | $559M | $455M |
| Net IncomeAfter-tax profit | $248M | $237M |
| Free Cash FlowCash after capex | $397M | $437M |
| Gross MarginGross profit ÷ Revenue | +57.8% | +73.6% |
| Operating MarginEBIT ÷ Revenue | +54.4% | +36.9% |
| Net MarginNet income ÷ Revenue | +35.7% | +33.2% |
| FCF MarginFCF ÷ Revenue | +57.1% | +61.3% |
| Rev. Growth (YoY)Latest quarter vs prior year | +11.8% | +7.9% |
| EPS Growth (YoY)Latest quarter vs prior year | +11.5% | -34.7% |
Valuation Metrics
At 29.1x trailing earnings, FR trades at a 31% valuation discount to EGP's 42.1x P/E. Adjusting for growth (PEG ratio), EGP offers better value at 2.81x vs FR's 10.00x — a lower PEG means you pay less per unit of expected earnings growth.
| Metric | EGPEastGroup Propert… | FRFirst Industrial … |
|---|---|---|
| Market CapShares × price | $10.5B | $8.4B |
| Enterprise ValueMkt cap + debt − cash | $12.0B | $10.5B |
| Trailing P/EPrice ÷ TTM EPS | 42.13x | 29.10x |
| Forward P/EPrice ÷ next-FY EPS est. | 38.56x | 36.53x |
| PEG RatioP/E ÷ EPS growth rate | 2.81x | 10.00x |
| EV / EBITDAEnterprise value multiple | 19.87x | 22.24x |
| Price / SalesMarket cap ÷ Revenue | 16.40x | 12.44x |
| Price / BookPrice ÷ Book value/share | 2.92x | 3.04x |
| Price / FCFMarket cap ÷ FCF | 29.31x | 62.00x |
Profitability & Efficiency
FR delivers a 8.6% return on equity — every $100 of shareholder capital generates $9 in annual profit, vs $7 for EGP. EGP carries lower financial leverage with a 0.47x debt-to-equity ratio, signaling a more conservative balance sheet compared to FR's 0.81x. On the Piotroski fundamental quality scale (0–9), FR scores 7/9 vs EGP's 6/9, reflecting strong financial health.
| Metric | EGPEastGroup Propert… | FRFirst Industrial … |
|---|---|---|
| ROE (TTM)Return on equity | +7.1% | +8.6% |
| ROA (TTM)Return on assets | +4.6% | +4.3% |
| ROICReturn on invested capital | +7.3% | +4.6% |
| ROCEReturn on capital employed | +9.6% | +5.9% |
| Piotroski ScoreFundamental quality 0–9 | 6 | 7 |
| Debt / EquityFinancial leverage | 0.47x | 0.81x |
| Net DebtTotal debt minus cash | $1.5B | $2.2B |
| Cash & Equiv.Liquid assets | $18M | $45M |
| Total DebtShort + long-term debt | $1.5B | $2.2B |
| Interest CoverageEBIT ÷ Interest expense | 12.29x | 3.59x |
Total Returns (with DRIP)
A $10,000 investment in FR five years ago would be worth $16,273 today (with dividends reinvested), compared to $16,028 for EGP. Over the past 12 months, FR leads with a +13.7% total return vs EGP's +10.6%. The 3-year compound annual growth rate (CAGR) favors EGP at 9.2% vs FR's 8.7% — a key indicator of consistent wealth creation.
| Metric | EGPEastGroup Propert… | FRFirst Industrial … |
|---|---|---|
| YTD ReturnYear-to-date | +9.1% | +9.1% |
| 1-Year ReturnPast 12 months | +10.6% | +13.7% |
| 3-Year ReturnCumulative with dividends | +30.2% | +28.3% |
| 5-Year ReturnCumulative with dividends | +60.3% | +62.7% |
| 10-Year ReturnCumulative with dividends | +332.5% | +245.4% |
| CAGR (3Y)Annualised 3-year return | +9.2% | +8.7% |
Risk & Volatility
EGP is the less volatile stock with a 0.65 beta — it tends to amplify market swings less than FR's 0.78 beta. A beta below 1.0 means the stock typically moves less than the S&P 500.
| Metric | EGPEastGroup Propert… | FRFirst Industrial … |
|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 0.65x | 0.78x |
| 52-Week HighHighest price in past year | $197.95 | $64.00 |
| 52-Week LowLowest price in past year | $137.67 | $40.31 |
| % of 52W HighCurrent price vs 52-week peak | +99.2% | +98.7% |
| RSI (14)Momentum oscillator 0–100 | 65.9 | 72.9 |
| Avg Volume (50D)Average daily shares traded | 301K | 885K |
Analyst Outlook
Wall Street rates EGP as "Hold" and FR as "Buy". Consensus price targets imply 2.1% upside for EGP (target: $200) vs 1.2% for FR (target: $64). For income investors, EGP offers the higher dividend yield at 2.63% vs FR's 2.31%.
| Metric | EGPEastGroup Propert… | FRFirst Industrial … |
|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Hold | Buy |
| Price TargetConsensus 12-month target | $200.38 | $63.89 |
| # AnalystsCovering analysts | 33 | 29 |
| Dividend YieldAnnual dividend ÷ price | +2.6% | +2.3% |
| Dividend StreakConsecutive years of raises | 6 | 13 |
| Dividend / ShareAnnual DPS | $5.17 | $1.46 |
| Buyback YieldShare repurchases ÷ mkt cap | 0.0% | 0.0% |
Historical Charts
Charts are rendered on first load. Hover for details.
Chart 1Total Return — 5 Years (Rebased to 100)
| Stock | Mar 20 | Feb 26 | Change |
|---|---|---|---|
| EastGroup Propertie… (EGP) | 100 | 139.31 | +39.3% |
| First Industrial Re… (FR) | 100 | 143.31 | +43.3% |
First Industrial Re… (FR) returned +63% over 5 years vs EastGroup Propertie… (EGP)'s +60%. A $10,000 investment in FR 5 years ago would be worth $16,273 today (including dividends reinvested).
Chart 2Revenue Growth — 10 Years
| Stock | 2015 | 2024 | Change |
|---|---|---|---|
| EastGroup Propertie… (EGP) | $235M | $639M | +171.7% |
| First Industrial Re… (FR) | $366M | $672M | +83.7% |
EastGroup Properties, Inc.'s revenue grew from $235M (2015) to $639M (2024) — a 11.7% CAGR. First Industrial Realty Trust, Inc.'s revenue grew from $366M (2015) to $672M (2024) — a 7.0% CAGR.
Chart 3Net Margin Trend — 10 Years
| Stock | 2015 | 2024 | Change |
|---|---|---|---|
| EastGroup Propertie… (EGP) | 20.4% | 35.7% | +75.1% |
| First Industrial Re… (FR) | 20.2% | 42.7% | +111.9% |
EastGroup Properties, Inc.'s net margin went from 20% (2015) to 36% (2024). First Industrial Realty Trust, Inc.'s net margin went from 20% (2015) to 43% (2024).
Chart 4P/E Ratio History — 8 Years
| Stock | 2017 | 2024 | Change |
|---|---|---|---|
| EastGroup Propertie… (EGP) | 36.2 | 34.4 | -5.0% |
| First Industrial Re… (FR) | 18.6 | 23.1 | +24.2% |
EastGroup Properties, Inc. has traded in a 34x–58x P/E range over 8 years; current trailing P/E is ~42x. First Industrial Realty Trust, Inc. has traded in a 18x–32x P/E range over 8 years; current trailing P/E is ~29x.
Chart 5EPS Growth — 10 Years
| Stock | 2015 | 2024 | Change |
|---|---|---|---|
| EastGroup Propertie… (EGP) | 1.49 | 4.66 | +212.8% |
| First Industrial Re… (FR) | 0.66 | 2.17 | +228.8% |
EastGroup Properties, Inc.'s EPS grew from $1.49 (2015) to $4.66 (2024) — a 14% CAGR. First Industrial Realty Trust, Inc.'s EPS grew from $0.66 (2015) to $2.17 (2024) — a 14% CAGR.
Chart 6Free Cash Flow — 5 Years
EastGroup Properties, Inc. generated $357M FCF in 2024 (+63% vs 2021). First Industrial Realty Trust, Inc. generated $135M FCF in 2024 (+298% vs 2021).
EGP vs FR: Frequently Asked Questions
9 questions · data-driven answers · updated daily
01Is EGP or FR a better buy right now?
First Industrial Realty Trust, Inc. (FR) offers the better valuation at 29.1x trailing P/E (36.5x forward), making it the more compelling value choice. Analysts rate First Industrial Realty Trust, Inc. (FR) a "Buy" — based on 29 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 — EGP or FR?
On trailing P/E, First Industrial Realty Trust, Inc. (FR) is the cheapest at 29.1x versus EastGroup Properties, Inc. at 42.1x. On forward P/E, First Industrial Realty Trust, Inc. is actually cheaper at 36.5x. The PEG ratio (P/E divided by earnings growth rate) is the most growth-adjusted single valuation metric: EastGroup Properties, Inc. wins at 2.58x versus First Industrial Realty Trust, Inc.'s 12.55x.
03Which is the better long-term investment — EGP or FR?
Over the past 5 years, First Industrial Realty Trust, Inc. (FR) delivered a total return of +62.7%, compared to +60.3% for EastGroup Properties, Inc. (EGP). A $10,000 investment in FR five years ago would be worth approximately $16K today (assuming dividends reinvested). Over 10 years, the gap is even starker: EGP returned +332.5% versus FR's +245.4%. 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 — EGP or FR?
By beta (market sensitivity over 5 years), EastGroup Properties, Inc. (EGP) is the lower-risk stock at 0.65β versus First Industrial Realty Trust, Inc.'s 0.78β — meaning FR is approximately 21% more volatile than EGP relative to the S&P 500. On balance sheet safety, EastGroup Properties, Inc. (EGP) carries a lower debt/equity ratio of 47% versus 81% for First Industrial Realty Trust, Inc. — giving it more financial flexibility in a downturn.
05Which has better profit margins — EGP or FR?
First Industrial Realty Trust, Inc. (FR) is the more profitable company, earning 42.7% net margin versus 35.7% for EastGroup Properties, Inc. — meaning it keeps 42.7% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: EGP leads at 69.4% versus 44.3% for FR. At the gross margin level — before operating expenses — EGP leads at 72.7%, 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.
06Is EGP or FR more undervalued right now?
The PEG ratio (forward P/E divided by expected earnings growth rate) is the most precise measure of undervaluation relative to growth potential. By this metric, EastGroup Properties, Inc. (EGP) is the more undervalued stock at a PEG of 2.58x versus First Industrial Realty Trust, Inc.'s 12.55x. Both stocks trade at elevated growth-adjusted valuations, so expected growth needs to materialise. On forward earnings alone, First Industrial Realty Trust, Inc. (FR) trades at 36.5x forward P/E versus 38.6x for EastGroup Properties, Inc. — 2.0x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for EGP: 2.1% to $200.38.
07Which pays a better dividend — EGP or FR?
All stocks in this comparison pay dividends. EastGroup Properties, Inc. (EGP) offers the highest yield at 2.6%, versus 2.3% for First Industrial Realty Trust, Inc. (FR).
08Is EGP or FR better for a retirement portfolio?
For long-horizon retirement investors, EastGroup Properties, Inc. (EGP) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0.65), 2.6% yield, +332.5% 10Y return). Both have compounded well over 10 years (EGP: +332.5%, FR: +245.4%), 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.
09What are the main differences between EGP and FR?
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. 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.
Find Stocks Like These
Explore pre-built screens for each stock's profile, or build a custom screen to find stocks that beat both.