EGP vs TRNO vs PLD vs FR vs REXR

For growth investors, Terreno Realty Corporation (TRNO) is the stronger pick with 24.

5% revenue growth year-over-year, versus 2. 2% for Prologis, Inc. (PLD). Terreno Realty Corporation (TRNO) offers the better valuation at 17. 0x trailing P/E (51. 2x forward), making it the more compelling value choice. Analysts rate Terreno Realty Corporation (TRNO) a "Buy" — based on 32 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.

On trailing P/E, Terreno Realty Corporation (TRNO) is the cheapest at 17.

0x versus Rexford Industrial Realty, Inc. at 42. 0x. On forward P/E, First Industrial Realty Trust, Inc. is actually cheaper at 30. 0x — 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: Terreno Realty Corporation wins at 1. 44x versus First Industrial Realty Trust, Inc. 's 7. 32x — a reasonable growth-adjusted valuation.

Over the past 5 years, EastGroup Properties, Inc.

(EGP) delivered a total return of +46. 8%, compared to -21. 1% for Rexford Industrial Realty, Inc. (REXR). Over 10 years, the gap is even starker: EGP returned +285. 4% versus REXR's +139. 0%. Past returns do not guarantee future results, and the stock with the higher historical return may already have its best growth priced in.

By beta (market sensitivity over 5 years), EastGroup Properties, Inc.

(EGP) is the lower-risk stock at 0. 52β versus Rexford Industrial Realty, Inc. 's 0. 86β — meaning REXR is approximately 68% more volatile than EGP relative to the S&P 500. On balance sheet safety, Terreno Realty Corporation (TRNO) carries a lower debt/equity ratio of 23% versus 93% for First Industrial Realty Trust, Inc. — giving it more financial flexibility in a downturn.

By revenue growth (latest reported year), Terreno Realty Corporation (TRNO) is pulling ahead at 24.

5% versus 2. 2% for Prologis, Inc. (PLD). On earnings-per-share growth, the picture is similar: Terreno Realty Corporation grew EPS 104. 2% year-over-year, compared to -28. 3% for Rexford Industrial Realty, Inc.. Over a 3-year CAGR, TRNO leads at 19. 9% 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.

Terreno Realty Corporation (TRNO) is the more profitable company, earning 84.

6% net margin versus 21. 1% for Rexford Industrial Realty, Inc. — meaning it keeps 84. 6% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: PLD leads at 53. 8% versus 37. 9% for REXR. At the gross margin level — before operating expenses — REXR leads at 77. 3%, 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.

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, Terreno Realty Corporation (TRNO) is the more undervalued stock at a PEG of 1. 44x versus First Industrial Realty Trust, Inc. 's 7. 32x. A PEG below 1. 5 suggests fair-to-attractive pricing relative to expected growth. On forward earnings alone, First Industrial Realty Trust, Inc. (FR) trades at 30. 0x forward P/E versus 51. 2x for Terreno Realty Corporation — 21. 2x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for REXR: 17. 8% to $42. 50.

All stocks in this comparison pay dividends.

Rexford Industrial Realty, Inc. (REXR) offers the highest yield at 4. 9%, versus 2. 6% for Prologis, Inc. (PLD).

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. 52), 2. 8% yield, +285. 4% 10Y return). Both have compounded well over 10 years (EGP: +285. 4%, REXR: +139. 0%), 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.

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: EGP is a mid-cap quality compounder stock; TRNO is a small-cap high-growth stock; PLD is a mid-cap quality compounder stock; FR is a small-cap quality compounder stock; REXR is a small-cap income-oriented 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.