EXR vs PLD vs PSA vs EGP

For growth investors, EastGroup Properties, Inc.

(EGP) is the stronger pick with 13. 0% revenue growth year-over-year, versus 1. 2% for Extra Space Storage Inc. (EXR). Extra Space Storage Inc. (EXR) offers the better valuation at 31. 2x trailing P/E (30. 8x forward), making it the more compelling value choice. Analysts rate Prologis, Inc. (PLD) a "Buy" — based on 42 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, Extra Space Storage Inc.

(EXR) is the cheapest at 31. 2x versus EastGroup Properties, Inc. at 41. 9x. On forward P/E, Extra Space Storage Inc. is actually cheaper at 30. 8x. The PEG ratio (P/E divided by earnings growth rate) is the most growth-adjusted single valuation metric: EastGroup Properties, Inc. wins at 3. 00x versus Extra Space Storage Inc. 's 7. 09x.

Over the past 5 years, EastGroup Properties, Inc.

(EGP) delivered a total return of +46. 8%, compared to +18. 1% for Extra Space Storage Inc. (EXR). Over 10 years, the gap is even starker: EGP returned +283. 1% versus PSA's +56. 8%. 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), Public Storage (PSA) is the lower-risk stock at 0.

51β versus Prologis, Inc. 's 0. 73β — meaning PLD is approximately 43% more volatile than PSA relative to the S&P 500. On balance sheet safety, EastGroup Properties, Inc. (EGP) carries a lower debt/equity ratio of 50% versus 110% for Public Storage — giving it more financial flexibility in a downturn.

By revenue growth (latest reported year), EastGroup Properties, Inc.

(EGP) is pulling ahead at 13. 0% versus 1. 2% for Extra Space Storage Inc. (EXR). On earnings-per-share growth, the picture is similar: Prologis, Inc. grew EPS 21. 9% year-over-year, compared to -15. 3% for Public Storage. Over a 3-year CAGR, PLD 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.

Prologis, Inc.

(PLD) is the more profitable company, earning 45. 5% net margin versus 28. 8% for Extra Space Storage Inc. — meaning it keeps 45. 5% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: PLD leads at 53. 8% versus 39. 9% for EGP. 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.

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 3. 00x versus Extra Space Storage Inc. 's 7. 09x. Both stocks trade at elevated growth-adjusted valuations, so expected growth needs to materialise. On forward earnings alone, Extra Space Storage Inc. (EXR) trades at 30. 8x forward P/E versus 41. 4x for Prologis, Inc. — 10. 6x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for EXR: 4. 1% to $149. 13.

All stocks in this comparison pay dividends.

Extra Space Storage Inc. (EXR) offers the highest yield at 4. 5%, 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, +283. 1% 10Y return). Both have compounded well over 10 years (EGP: +283. 1%, PLD: +259. 1%), 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: EXR is a mid-cap income-oriented stock; PLD is a mid-cap quality compounder stock; PSA is a mid-cap income-oriented stock; EGP is a mid-cap quality compounder 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.