Comprehensive Stock Comparison
Compare EastGroup Properties, Inc. (EGP) vs Prologis, Inc. (PLD) Stock
Analyze side-by-side fundamentals, valuation, growth, and profitability to decide which stock is the better buy.
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Quick Verdict
| Category | Winner | Why |
|---|---|---|
| Growth | EGP | 12.7% revenue growth vs PLD's 2.2% |
| Value | EGP | Lower P/E (38.6x vs 42.6x), PEG 2.58 vs 3.94 |
| Quality / Margins | PLD | 36.7% net margin vs EGP's 35.7% |
| Stability / Safety | EGP | Beta 0.65 vs PLD's 0.85, lower leverage |
| Dividends | EGP | 2.6% yield, 6-year raise streak, vs PLD's 2.6% |
| Momentum (1Y) | PLD | +18.3% vs EGP's +10.6% |
| Efficiency (ROA) | EGP | 4.6% ROA vs PLD's 3.3%, ROIC 7.3% vs 3.8% |
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.
Prologis is a global owner and operator of logistics real estate — primarily warehouses and distribution centers — serving e-commerce and supply chain customers. It generates revenue primarily through rental income from long-term leases to logistics companies, retailers, and manufacturers, with property management and development services providing additional income. The company's competitive advantage lies in its massive scale — owning nearly 1 billion square feet of prime logistics space in key global markets — and its deep relationships with major logistics and e-commerce players.
Revenue Breakdown by Segment
How each company's revenue is distributed across its business units
Segment breakdown not available.
Financial Metrics Comparison
Side-by-side fundamentals across 2 stocks. BestLagging
Financial Scorecard
PLD leads in 2 of 6 categories (Valuation Metrics, Total Returns). EGP leads in 2 (Profitability & Efficiency, Risk & Volatility). 2 tied.
Financial Metrics (TTM)
PLD is the larger business by revenue, generating $8.7B annually — 12.6x EGP's $696M. Profitability is closely matched — net margins range from 36.7% (PLD) to 35.7% (EGP). On growth, EGP holds the edge at +11.8% YoY revenue growth, suggesting stronger near-term business momentum.
| Metric | EGPEastGroup Propert… | PLDPrologis, Inc. |
|---|---|---|
| RevenueTrailing 12 months | $696M | $8.7B |
| EBITDAEarnings before interest/tax | $559M | $6.7B |
| Net IncomeAfter-tax profit | $248M | $3.2B |
| Free Cash FlowCash after capex | $397M | $5.2B |
| Gross MarginGross profit ÷ Revenue | +57.8% | +67.7% |
| Operating MarginEBIT ÷ Revenue | +54.4% | +47.0% |
| Net MarginNet income ÷ Revenue | +35.7% | +36.7% |
| FCF MarginFCF ÷ Revenue | +57.1% | +59.3% |
| Rev. Growth (YoY)Latest quarter vs prior year | +11.8% | +8.7% |
| EPS Growth (YoY)Latest quarter vs prior year | +11.5% | -24.1% |
Valuation Metrics
At 35.6x trailing earnings, PLD trades at a 16% valuation discount to EGP's 42.1x P/E. Adjusting for growth (PEG ratio), EGP offers better value at 2.81x vs PLD's 3.29x — a lower PEG means you pay less per unit of expected earnings growth.
| Metric | EGPEastGroup Propert… | PLDPrologis, Inc. |
|---|---|---|
| Market CapShares × price | $10.5B | $132.4B |
| Enterprise ValueMkt cap + debt − cash | $12.0B | $162.6B |
| Trailing P/EPrice ÷ TTM EPS | 42.13x | 35.55x |
| Forward P/EPrice ÷ next-FY EPS est. | 38.56x | 42.61x |
| PEG RatioP/E ÷ EPS growth rate | 2.81x | 3.29x |
| EV / EBITDAEnterprise value multiple | 19.87x | 23.24x |
| Price / SalesMarket cap ÷ Revenue | 16.40x | 16.14x |
| Price / BookPrice ÷ Book value/share | 2.92x | 2.32x |
| Price / FCFMarket cap ÷ FCF | 29.31x | 26.95x |
Profitability & Efficiency
EGP delivers a 7.1% return on equity — every $100 of shareholder capital generates $7 in annual profit, vs $6 for PLD. EGP carries lower financial leverage with a 0.47x debt-to-equity ratio, signaling a more conservative balance sheet compared to PLD's 0.54x. On the Piotroski fundamental quality scale (0–9), EGP scores 6/9 vs PLD's 5/9, reflecting solid financial health.
| Metric | EGPEastGroup Propert… | PLDPrologis, Inc. |
|---|---|---|
| ROE (TTM)Return on equity | +7.1% | +5.6% |
| ROA (TTM)Return on assets | +4.6% | +3.3% |
| ROICReturn on invested capital | +7.3% | +3.8% |
| ROCEReturn on capital employed | +9.6% | +4.8% |
| Piotroski ScoreFundamental quality 0–9 | 6 | 5 |
| Debt / EquityFinancial leverage | 0.47x | 0.54x |
| Net DebtTotal debt minus cash | $1.5B | $30.2B |
| Cash & Equiv.Liquid assets | $18M | $1.3B |
| Total DebtShort + long-term debt | $1.5B | $31.5B |
| Interest CoverageEBIT ÷ Interest expense | 12.29x | 5.27x |
Total Returns (with DRIP)
A $10,000 investment in PLD five years ago would be worth $16,053 today (with dividends reinvested), compared to $16,028 for EGP. Over the past 12 months, PLD leads with a +18.3% total return vs EGP's +10.6%. The 3-year compound annual growth rate (CAGR) favors EGP at 9.2% vs PLD's 7.6% — a key indicator of consistent wealth creation.
| Metric | EGPEastGroup Propert… | PLDPrologis, Inc. |
|---|---|---|
| YTD ReturnYear-to-date | +9.1% | +10.5% |
| 1-Year ReturnPast 12 months | +10.6% | +18.3% |
| 3-Year ReturnCumulative with dividends | +30.2% | +24.7% |
| 5-Year ReturnCumulative with dividends | +60.3% | +60.5% |
| 10-Year ReturnCumulative with dividends | +332.5% | +340.5% |
| CAGR (3Y)Annualised 3-year return | +9.2% | +7.6% |
Risk & Volatility
EGP is the less volatile stock with a 0.65 beta — it tends to amplify market swings less than PLD's 0.85 beta. A beta below 1.0 means the stock typically moves less than the S&P 500.
| Metric | EGPEastGroup Propert… | PLDPrologis, Inc. |
|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 0.65x | 0.85x |
| 52-Week HighHighest price in past year | $197.95 | $143.95 |
| 52-Week LowLowest price in past year | $137.67 | $85.35 |
| % of 52W HighCurrent price vs 52-week peak | +99.2% | +99.0% |
| RSI (14)Momentum oscillator 0–100 | 65.9 | 67.9 |
| Avg Volume (50D)Average daily shares traded | 301K | 2.8M |
Analyst Outlook
Wall Street rates EGP as "Hold" and PLD as "Buy". Consensus price targets imply 2.1% upside for EGP (target: $200) vs -4.6% for PLD (target: $136). For income investors, EGP offers the higher dividend yield at 2.63% vs PLD's 2.63%.
| Metric | EGPEastGroup Propert… | PLDPrologis, Inc. |
|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Hold | Buy |
| Price TargetConsensus 12-month target | $200.38 | $136.00 |
| # AnalystsCovering analysts | 33 | 41 |
| Dividend YieldAnnual dividend ÷ price | +2.6% | +2.6% |
| Dividend StreakConsecutive years of raises | 6 | 11 |
| Dividend / ShareAnnual DPS | $5.17 | $3.74 |
| Buyback YieldShare repurchases ÷ mkt cap | 0.0% | +0.0% |
Historical Charts
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Chart 1Total Return — 5 Years (Rebased to 100)
| Stock | Mar 20 | Feb 26 | Change |
|---|---|---|---|
| EastGroup Propertie… (EGP) | 100 | 139.31 | +39.3% |
| Prologis, Inc. (PLD) | 100 | 146.91 | +46.9% |
Prologis, Inc. (PLD) returned +61% over 5 years vs EastGroup Propertie… (EGP)'s +60%. A $10,000 investment in PLD 5 years ago would be worth $16,053 today (including dividends reinvested).
Chart 2Revenue Growth — 10 Years
| Stock | 2015 | 2024 | Change |
|---|---|---|---|
| EastGroup Propertie… (EGP) | $235M | $639M | +171.7% |
| Prologis, Inc. (PLD) | $2.2B | $8.2B | +273.3% |
EastGroup Properties, Inc.'s revenue grew from $235M (2015) to $639M (2024) — a 11.7% CAGR. Prologis, Inc.'s revenue grew from $2.2B (2015) to $8.2B (2024) — a 15.8% CAGR.
Chart 3Net Margin Trend — 10 Years
| Stock | 2015 | 2024 | Change |
|---|---|---|---|
| EastGroup Propertie… (EGP) | 20.4% | 35.7% | +75.1% |
| Prologis, Inc. (PLD) | 39.6% | 45.5% | +15.0% |
EastGroup Properties, Inc.'s net margin went from 20% (2015) to 36% (2024). Prologis, Inc.'s net margin went from 40% (2015) to 45% (2024).
Chart 4P/E Ratio History — 8 Years
| Stock | 2017 | 2024 | Change |
|---|---|---|---|
| EastGroup Propertie… (EGP) | 36.2 | 34.4 | -5.0% |
| Prologis, Inc. (PLD) | 21.1 | 26.4 | +25.1% |
EastGroup Properties, Inc. has traded in a 34x–58x P/E range over 8 years; current trailing P/E is ~42x. Prologis, Inc. has traded in a 21x–51x P/E range over 8 years; current trailing P/E is ~36x.
Chart 5EPS Growth — 10 Years
| Stock | 2015 | 2024 | Change |
|---|---|---|---|
| EastGroup Propertie… (EGP) | 1.49 | 4.66 | +212.8% |
| Prologis, Inc. (PLD) | 1.64 | 4.01 | +144.5% |
EastGroup Properties, Inc.'s EPS grew from $1.49 (2015) to $4.66 (2024) — a 14% CAGR. Prologis, Inc.'s EPS grew from $1.64 (2015) to $4.01 (2024) — a 10% CAGR.
Chart 6Free Cash Flow — 5 Years
EastGroup Properties, Inc. generated $357M FCF in 2024 (+63% vs 2021). Prologis, Inc. generated $5B FCF in 2024 (+97% vs 2021).
EGP vs PLD: Frequently Asked Questions
9 questions · data-driven answers · updated daily
01Is EGP or PLD a better buy right now?
Prologis, Inc. (PLD) offers the better valuation at 35.6x trailing P/E (42.6x forward), making it the more compelling value choice. Analysts rate Prologis, Inc. (PLD) a "Buy" — based on 41 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 PLD?
On trailing P/E, Prologis, Inc. (PLD) is the cheapest at 35.6x versus EastGroup Properties, Inc. at 42.1x. On forward P/E, EastGroup Properties, Inc. is actually cheaper at 38.6x — notably different from the trailing picture, reflecting expected earnings growth. 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 Prologis, Inc.'s 3.94x.
03Which is the better long-term investment — EGP or PLD?
Over the past 5 years, Prologis, Inc. (PLD) delivered a total return of +60.5%, compared to +60.3% for EastGroup Properties, Inc. (EGP). A $10,000 investment in PLD five years ago would be worth approximately $16K today (assuming dividends reinvested). Over 10 years, the gap is even starker: PLD returned +340.5% versus EGP's +332.5%. 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 — EGP or PLD?
By beta (market sensitivity over 5 years), EastGroup Properties, Inc. (EGP) is the lower-risk stock at 0.65β versus Prologis, Inc.'s 0.85β — meaning PLD is approximately 31% 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 54% for Prologis, Inc. — giving it more financial flexibility in a downturn.
05Which has better profit margins — EGP or PLD?
Prologis, Inc. (PLD) is the more profitable company, earning 45.5% net margin versus 35.7% for EastGroup Properties, Inc. — meaning it keeps 45.5% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: EGP leads at 69.4% versus 53.8% for PLD. At the gross margin level — before operating expenses — PLD leads at 74.9%, 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.
06Is EGP or PLD 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 Prologis, Inc.'s 3.94x. Both stocks trade at elevated growth-adjusted valuations, so expected growth needs to materialise. On forward earnings alone, EastGroup Properties, Inc. (EGP) trades at 38.6x forward P/E versus 42.6x for Prologis, Inc. — 4.1x 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 PLD?
All stocks in this comparison pay dividends. EastGroup Properties, Inc. (EGP) offers the highest yield at 2.6%, versus 2.6% for Prologis, Inc. (PLD).
08Is EGP or PLD 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%, PLD: +340.5%), 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.
09What are the main differences between EGP and PLD?
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.
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