Comprehensive Stock Comparison
Compare EastGroup Properties, Inc. (EGP) vs Rexford Industrial Realty, Inc. (REXR) 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 | REXR | 17.4% revenue growth vs EGP's 12.7% |
| Value | REXR | Lower P/E (33.5x vs 38.6x), PEG 1.62 vs 2.58 |
| Quality / Margins | EGP | 35.7% net margin vs REXR's 33.4% |
| Stability / Safety | EGP | Beta 0.65 vs REXR's 0.89 |
| Dividends | EGP | 2.6% yield, 6-year raise streak, vs REXR's 0.1% |
| Momentum (1Y) | EGP | +10.6% vs REXR's -5.2% |
| Efficiency (ROA) | EGP | 4.6% ROA vs REXR's 2.6%, ROIC 7.3% vs 4.3% |
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.
Rexford Industrial Realty is a real estate investment trust that owns and operates industrial properties — primarily warehouses and distribution facilities — in Southern California's supply-constrained infill markets. It generates revenue through property rentals (nearly 100% of income) with long-term leases to logistics, manufacturing, and e-commerce tenants. The company's moat comes from its concentrated portfolio in high-demand Southern California markets where land scarcity creates significant barriers to new competition.
Financial Metrics Comparison
Side-by-side fundamentals across 2 stocks. BestLagging
Financial Scorecard
EGP leads in 4 of 6 categories (Profitability & Efficiency, Total Returns). REXR leads in 1 (Valuation Metrics). 1 tied.
Financial Metrics (TTM)
REXR and EGP operate at a comparable scale, with $998M and $696M in trailing revenue. Profitability is closely matched — net margins range from 35.7% (EGP) to 33.4% (REXR). On growth, EGP holds the edge at +11.8% YoY revenue growth, suggesting stronger near-term business momentum.
| Metric | EGPEastGroup Propert… | REXRRexford Industria… |
|---|---|---|
| RevenueTrailing 12 months | $696M | $998M |
| EBITDAEarnings before interest/tax | $559M | $901M |
| Net IncomeAfter-tax profit | $248M | $334M |
| Free Cash FlowCash after capex | $397M | $207M |
| Gross MarginGross profit ÷ Revenue | +57.8% | +77.5% |
| Operating MarginEBIT ÷ Revenue | +54.4% | +61.2% |
| Net MarginNet income ÷ Revenue | +35.7% | +33.4% |
| FCF MarginFCF ÷ Revenue | +57.1% | +20.7% |
| Rev. Growth (YoY)Latest quarter vs prior year | +11.8% | +4.7% |
| EPS Growth (YoY)Latest quarter vs prior year | +11.5% | +16.7% |
Valuation Metrics
At 31.2x trailing earnings, REXR trades at a 26% valuation discount to EGP's 42.1x P/E. Adjusting for growth (PEG ratio), REXR offers better value at 1.51x vs EGP's 2.81x — a lower PEG means you pay less per unit of expected earnings growth.
| Metric | EGPEastGroup Propert… | REXRRexford Industria… |
|---|---|---|
| Market CapShares × price | $10.5B | $8.7B |
| Enterprise ValueMkt cap + debt − cash | $12.0B | $12.0B |
| Trailing P/EPrice ÷ TTM EPS | 42.13x | 31.23x |
| Forward P/EPrice ÷ next-FY EPS est. | 38.56x | 33.46x |
| PEG RatioP/E ÷ EPS growth rate | 2.81x | 1.51x |
| EV / EBITDAEnterprise value multiple | 19.87x | 13.47x |
| Price / SalesMarket cap ÷ Revenue | 16.40x | 9.32x |
| Price / BookPrice ÷ Book value/share | 2.92x | 0.94x |
| Price / FCFMarket cap ÷ FCF | 29.31x | 82.67x |
Profitability & Efficiency
EGP delivers a 7.1% return on equity — every $100 of shareholder capital generates $7 in annual profit, vs $4 for REXR. REXR carries lower financial leverage with a 0.38x debt-to-equity ratio, signaling a more conservative balance sheet compared to EGP's 0.47x.
| Metric | EGPEastGroup Propert… | REXRRexford Industria… |
|---|---|---|
| ROE (TTM)Return on equity | +7.1% | +3.7% |
| ROA (TTM)Return on assets | +4.6% | +2.6% |
| ROICReturn on invested capital | +7.3% | +4.3% |
| ROCEReturn on capital employed | +9.6% | +5.7% |
| Piotroski ScoreFundamental quality 0–9 | 6 | 6 |
| Debt / EquityFinancial leverage | 0.47x | 0.38x |
| Net DebtTotal debt minus cash | $1.5B | $3.3B |
| Cash & Equiv.Liquid assets | $18M | $56M |
| Total DebtShort + long-term debt | $1.5B | $3.3B |
| Interest CoverageEBIT ÷ Interest expense | 12.29x | 6.53x |
Total Returns (with DRIP)
A $10,000 investment in EGP five years ago would be worth $16,028 today (with dividends reinvested), compared to $9,265 for REXR. Over the past 12 months, EGP leads with a +10.6% total return vs REXR's -5.2%. The 3-year compound annual growth rate (CAGR) favors EGP at 9.2% vs REXR's -11.2% — a key indicator of consistent wealth creation.
| Metric | EGPEastGroup Propert… | REXRRexford Industria… |
|---|---|---|
| YTD ReturnYear-to-date | +9.1% | -4.0% |
| 1-Year ReturnPast 12 months | +10.6% | -5.2% |
| 3-Year ReturnCumulative with dividends | +30.2% | -29.9% |
| 5-Year ReturnCumulative with dividends | +60.3% | -7.4% |
| 10-Year ReturnCumulative with dividends | +332.5% | +184.6% |
| CAGR (3Y)Annualised 3-year return | +9.2% | -11.2% |
Risk & Volatility
EGP is the less volatile stock with a 0.65 beta — it tends to amplify market swings less than REXR's 0.89 beta. A beta below 1.0 means the stock typically moves less than the S&P 500. EGP currently trades 99.2% from its 52-week high vs REXR's 84.4% drawdown — a narrower gap to the peak suggests stronger recent price momentum.
| Metric | EGPEastGroup Propert… | REXRRexford Industria… |
|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 0.65x | 0.89x |
| 52-Week HighHighest price in past year | $197.95 | $44.38 |
| 52-Week LowLowest price in past year | $137.67 | $29.68 |
| % of 52W HighCurrent price vs 52-week peak | +99.2% | +84.4% |
| RSI (14)Momentum oscillator 0–100 | 65.9 | 45.2 |
| Avg Volume (50D)Average daily shares traded | 301K | 2.1M |
Analyst Outlook
Wall Street rates EGP as "Hold" and REXR as "Hold". Consensus price targets imply 14.2% upside for REXR (target: $43) vs 2.1% for EGP (target: $200). For income investors, EGP offers the higher dividend yield at 2.63% vs REXR's 0.11%.
| Metric | EGPEastGroup Propert… | REXRRexford Industria… |
|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Hold | Hold |
| Price TargetConsensus 12-month target | $200.38 | $42.80 |
| # AnalystsCovering analysts | 33 | 21 |
| Dividend YieldAnnual dividend ÷ price | +2.6% | +0.1% |
| Dividend StreakConsecutive years of raises | 6 | 0 |
| Dividend / ShareAnnual DPS | $5.17 | $0.04 |
| 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% |
| Rexford Industrial … (REXR) | 100 | 83.95 | -16.0% |
EastGroup Propertie… (EGP) returned +60% over 5 years vs Rexford Industrial … (REXR)'s -7%. A $10,000 investment in EGP 5 years ago would be worth $16,028 today (including dividends reinvested).
Chart 2Revenue Growth — 10 Years
| Stock | 2015 | 2024 | Change |
|---|---|---|---|
| EastGroup Propertie… (EGP) | $235M | $639M | +171.7% |
| Rexford Industrial … (REXR) | $94M | $936M | +897.2% |
EastGroup Properties, Inc.'s revenue grew from $235M (2015) to $639M (2024) — a 11.7% CAGR. Rexford Industrial Realty, Inc.'s revenue grew from $94M (2015) to $936M (2024) — a 29.1% CAGR.
Chart 3Net Margin Trend — 10 Years
| Stock | 2015 | 2024 | Change |
|---|---|---|---|
| EastGroup Propertie… (EGP) | 20.4% | 35.7% | +75.1% |
| Rexford Industrial … (REXR) | 2.0% | 29.2% | +1365.1% |
EastGroup Properties, Inc.'s net margin went from 20% (2015) to 36% (2024). Rexford Industrial Realty, Inc.'s net margin went from 2% (2015) to 29% (2024).
Chart 4P/E Ratio History — 8 Years
| Stock | 2017 | 2024 | Change |
|---|---|---|---|
| EastGroup Propertie… (EGP) | 36.2 | 34.4 | -5.0% |
| Rexford Industrial … (REXR) | 60.8 | 32.2 | -47.0% |
EastGroup Properties, Inc. has traded in a 34x–58x P/E range over 8 years; current trailing P/E is ~42x. Rexford Industrial Realty, Inc. has traded in a 32x–101x P/E range over 8 years; current trailing P/E is ~31x.
Chart 5EPS Growth — 10 Years
| Stock | 2015 | 2024 | Change |
|---|---|---|---|
| EastGroup Propertie… (EGP) | 1.49 | 4.66 | +212.8% |
| Rexford Industrial … (REXR) | 0.03 | 1.2 | +3900.0% |
EastGroup Properties, Inc.'s EPS grew from $1.49 (2015) to $4.66 (2024) — a 14% CAGR. Rexford Industrial Realty, Inc.'s EPS grew from $0.03 (2015) to $1.20 (2024) — a 51% CAGR.
Chart 6Free Cash Flow — 5 Years
EastGroup Properties, Inc. generated $357M FCF in 2024 (+63% vs 2021). Rexford Industrial Realty, Inc. generated $106M FCF in 2024 (-18% vs 2021).
EGP vs REXR: Frequently Asked Questions
9 questions · data-driven answers · updated daily
01Is EGP or REXR a better buy right now?
Rexford Industrial Realty, Inc. (REXR) offers the better valuation at 31.2x trailing P/E (33.5x forward), making it the more compelling value choice. Analysts rate EastGroup Properties, Inc. (EGP) a "Hold" — based on 33 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 REXR?
On trailing P/E, Rexford Industrial Realty, Inc. (REXR) is the cheapest at 31.2x versus EastGroup Properties, Inc. at 42.1x. On forward P/E, Rexford Industrial Realty, Inc. is actually cheaper at 33.5x. The PEG ratio (P/E divided by earnings growth rate) is the most growth-adjusted single valuation metric: Rexford Industrial Realty, Inc. wins at 1.62x versus EastGroup Properties, Inc.'s 2.58x — a reasonable growth-adjusted valuation.
03Which is the better long-term investment — EGP or REXR?
Over the past 5 years, EastGroup Properties, Inc. (EGP) delivered a total return of +60.3%, compared to -7.4% for Rexford Industrial Realty, Inc. (REXR). A $10,000 investment in EGP 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 REXR's +184.6%. 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 REXR?
By beta (market sensitivity over 5 years), EastGroup Properties, Inc. (EGP) is the lower-risk stock at 0.65β versus Rexford Industrial Realty, Inc.'s 0.89β — meaning REXR is approximately 38% more volatile than EGP relative to the S&P 500. On balance sheet safety, Rexford Industrial Realty, Inc. (REXR) carries a lower debt/equity ratio of 38% versus 47% for EastGroup Properties, Inc. — giving it more financial flexibility in a downturn.
05Which has better profit margins — EGP or REXR?
EastGroup Properties, Inc. (EGP) is the more profitable company, earning 35.7% net margin versus 29.2% for Rexford Industrial Realty, Inc. — meaning it keeps 35.7% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: EGP leads at 69.4% versus 68.8% for REXR. At the gross margin level — before operating expenses — REXR leads at 77.5%, 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 REXR 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, Rexford Industrial Realty, Inc. (REXR) is the more undervalued stock at a PEG of 1.62x versus EastGroup Properties, Inc.'s 2.58x. Both stocks trade at elevated growth-adjusted valuations, so expected growth needs to materialise. On forward earnings alone, Rexford Industrial Realty, Inc. (REXR) trades at 33.5x forward P/E versus 38.6x for EastGroup Properties, Inc. — 5.1x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for REXR: 14.2% to $42.80.
07Which pays a better dividend — EGP or REXR?
All stocks in this comparison pay dividends. EastGroup Properties, Inc. (EGP) offers the highest yield at 2.6%, versus 0.1% for Rexford Industrial Realty, Inc. (REXR).
08Is EGP or REXR 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%, REXR: +184.6%), 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 REXR?
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. EGP pays a dividend while REXR 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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