Comprehensive Stock Comparison
Compare Industrial Logistics Properties Trust (ILPT) vs EastGroup Properties, Inc. (EGP) 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 ILPT's 1.5% |
| Value | ILPT | Better valuation composite |
| Quality / Margins | EGP | 35.7% net margin vs ILPT's -19.9% |
| Stability / Safety | EGP | Beta 0.65 vs ILPT's 1.08 |
| Dividends | EGP | 2.6% yield; 6-year raise streak; ILPT pays no meaningful dividend |
| Momentum (1Y) | ILPT | +52.8% vs EGP's +10.6% |
| Efficiency (ROA) | EGP | 4.6% ROA vs ILPT's -1.7%, ROIC 7.3% vs 8.9% |
Who Each Stock Is For
Income & stability
Growth exposure
Long-term compounding (10Y)
Sleep-well-at-night portfolio
Defensive / Recession hedge
Business Model
What each company does and how it makes money
Industrial Logistics Properties Trust is a REIT that owns and leases industrial warehouses and distribution centers across the United States. It generates revenue primarily through long-term net leases — collecting rental income from tenants like Amazon and FedEx — with nearly all its properties leased to single tenants. Its key advantage is its portfolio of modern logistics facilities in strategic locations near major transportation hubs, which are essential for e-commerce fulfillment and supply chain operations.
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.
Financial Metrics Comparison
Side-by-side fundamentals across 2 stocks. BestLagging
Financial Scorecard
EGP leads in 4 of 6 categories (Financial Metrics, Profitability & Efficiency). ILPT leads in 1 (Valuation Metrics). 1 tied.
Financial Metrics (TTM)
EGP is the larger business by revenue, generating $696M annually — 1.6x ILPT's $445M. EGP is the more profitable business, keeping 35.7% of every revenue dollar as net income compared to ILPT's -19.9%. On growth, EGP holds the edge at +11.8% YoY revenue growth, suggesting stronger near-term business momentum.
| Metric | ILPTIndustrial Logist… | EGPEastGroup Propert… |
|---|---|---|
| RevenueTrailing 12 months | $445M | $696M |
| EBITDAEarnings before interest/tax | $362M | $559M |
| Net IncomeAfter-tax profit | -$89M | $248M |
| Free Cash FlowCash after capex | $39M | $397M |
| Gross MarginGross profit ÷ Revenue | +86.3% | +57.8% |
| Operating MarginEBIT ÷ Revenue | +44.0% | +54.4% |
| Net MarginNet income ÷ Revenue | -19.9% | +35.7% |
| FCF MarginFCF ÷ Revenue | +8.8% | +57.1% |
| Rev. Growth (YoY)Latest quarter vs prior year | +1.8% | +11.8% |
| EPS Growth (YoY)Latest quarter vs prior year | +13.2% | +11.5% |
Valuation Metrics
On an enterprise value basis, ILPT's 0.4x EV/EBITDA is more attractive than EGP's 19.9x.
| Metric | ILPTIndustrial Logist… | EGPEastGroup Propert… |
|---|---|---|
| Market CapShares × price | $391M | $10.5B |
| Enterprise ValueMkt cap + debt − cash | $208M | $12.0B |
| Trailing P/EPrice ÷ TTM EPS | -5.86x | 42.13x |
| Forward P/EPrice ÷ next-FY EPS est. | — | 38.56x |
| PEG RatioP/E ÷ EPS growth rate | — | 2.81x |
| EV / EBITDAEnterprise value multiple | 0.40x | 19.87x |
| Price / SalesMarket cap ÷ Revenue | 0.87x | 16.40x |
| Price / BookPrice ÷ Book value/share | 0.43x | 2.92x |
| Price / FCFMarket cap ÷ FCF | 6.44x | 29.31x |
Profitability & Efficiency
EGP delivers a 7.1% return on equity — every $100 of shareholder capital generates $7 in annual profit, vs $-10 for ILPT. On the Piotroski fundamental quality scale (0–9), EGP scores 6/9 vs ILPT's 5/9, reflecting solid financial health.
| Metric | ILPTIndustrial Logist… | EGPEastGroup Propert… |
|---|---|---|
| ROE (TTM)Return on equity | -9.7% | +7.1% |
| ROA (TTM)Return on assets | -1.7% | +4.6% |
| ROICReturn on invested capital | +8.9% | +7.3% |
| ROCEReturn on capital employed | +6.6% | +9.6% |
| Piotroski ScoreFundamental quality 0–9 | 5 | 6 |
| Debt / EquityFinancial leverage | — | 0.47x |
| Net DebtTotal debt minus cash | -$183M | $1.5B |
| Cash & Equiv.Liquid assets | $183M | $18M |
| Total DebtShort + long-term debt | $0 | $1.5B |
| Interest CoverageEBIT ÷ Interest expense | — | 12.29x |
Total Returns (with DRIP)
A $10,000 investment in EGP five years ago would be worth $16,028 today (with dividends reinvested), compared to $3,580 for ILPT. Over the past 12 months, ILPT leads with a +52.8% total return vs EGP's +10.6%. The 3-year compound annual growth rate (CAGR) favors ILPT at 14.2% vs EGP's 9.2% — a key indicator of consistent wealth creation.
| Metric | ILPTIndustrial Logist… | EGPEastGroup Propert… |
|---|---|---|
| YTD ReturnYear-to-date | +6.9% | +9.1% |
| 1-Year ReturnPast 12 months | +52.8% | +10.6% |
| 3-Year ReturnCumulative with dividends | +48.8% | +30.2% |
| 5-Year ReturnCumulative with dividends | -64.2% | +60.3% |
| 10-Year ReturnCumulative with dividends | -50.0% | +332.5% |
| CAGR (3Y)Annualised 3-year return | +14.2% | +9.2% |
Risk & Volatility
EGP is the less volatile stock with a 0.65 beta — it tends to amplify market swings less than ILPT's 1.08 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 ILPT's 89.2% drawdown — a narrower gap to the peak suggests stronger recent price momentum.
| Metric | ILPTIndustrial Logist… | EGPEastGroup Propert… |
|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 1.08x | 0.65x |
| 52-Week HighHighest price in past year | $6.57 | $197.95 |
| 52-Week LowLowest price in past year | $2.45 | $137.67 |
| % of 52W HighCurrent price vs 52-week peak | +89.2% | +99.2% |
| RSI (14)Momentum oscillator 0–100 | 64.7 | 65.9 |
| Avg Volume (50D)Average daily shares traded | 292K | 301K |
Analyst Outlook
Wall Street rates ILPT as "Buy" and EGP as "Hold". Consensus price targets imply 70.6% upside for ILPT (target: $10) vs 2.1% for EGP (target: $200). EGP is the only dividend payer here at 2.63% yield — a key consideration for income-focused portfolios.
| Metric | ILPTIndustrial Logist… | EGPEastGroup Propert… |
|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Buy | Hold |
| Price TargetConsensus 12-month target | $10.00 | $200.38 |
| # AnalystsCovering analysts | 8 | 33 |
| Dividend YieldAnnual dividend ÷ price | — | +2.6% |
| Dividend StreakConsecutive years of raises | 1 | 6 |
| Dividend / ShareAnnual DPS | — | $5.17 |
| Buyback YieldShare repurchases ÷ mkt cap | +0.1% | 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 |
|---|---|---|---|
| Industrial Logistic… (ILPT) | 100 | 25.07 | -74.9% |
| EastGroup Propertie… (EGP) | 100 | 139.31 | +39.3% |
EastGroup Propertie… (EGP) returned +60% over 5 years vs Industrial Logistic… (ILPT)'s -64%. A $10,000 investment in EGP 5 years ago would be worth $16,028 today (including dividends reinvested).
Chart 2Revenue Growth — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| Industrial Logistic… (ILPT) | $153M | $449M | +192.8% |
| EastGroup Propertie… (EGP) | $253M | $639M | +152.3% |
Industrial Logistics Properties Trust's revenue grew from $153M (2016) to $449M (2025) — a 12.7% CAGR.
Chart 3Net Margin Trend — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| Industrial Logistic… (ILPT) | 56.7% | -14.7% | -126.0% |
| EastGroup Propertie… (EGP) | 37.7% | 35.7% | -5.5% |
Industrial Logistics Properties Trust's net margin went from 57% (2016) to -15% (2025).
Chart 4P/E Ratio History — 8 Years
| Stock | 2017 | 2024 | Change |
|---|---|---|---|
| Industrial Logistic… (ILPT) | 17 | 13.7 | -19.4% |
| EastGroup Propertie… (EGP) | 36.2 | 34.4 | -5.0% |
Industrial Logistics Properties Trust has traded in a 14x–28x P/E range over 4 years; current trailing P/E is ~-6x. EastGroup Properties, Inc. has traded in a 34x–58x P/E range over 8 years; current trailing P/E is ~42x.
Chart 5EPS Growth — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| Industrial Logistic… (ILPT) | 1.34 | -1 | -174.6% |
| EastGroup Propertie… (EGP) | 2.93 | 4.66 | +59.0% |
Industrial Logistics Properties Trust's EPS grew from $1.34 (2016) to $-1.00 (2025) — a NaN% CAGR.
Chart 6Free Cash Flow — 5 Years
Industrial Logistics Properties Trust generated $61M FCF in 2025 (-43% vs 2021). EastGroup Properties, Inc. generated $357M FCF in 2024 (+63% vs 2021).
ILPT vs EGP: Frequently Asked Questions
8 questions · data-driven answers · updated daily
01Is ILPT or EGP a better buy right now?
EastGroup Properties, Inc. (EGP) offers the better valuation at 42.1x trailing P/E (38.6x forward), making it the more compelling value choice. Analysts rate Industrial Logistics Properties Trust (ILPT) a "Buy" — based on 8 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 is the better long-term investment — ILPT or EGP?
Over the past 5 years, EastGroup Properties, Inc. (EGP) delivered a total return of +60.3%, compared to -64.2% for Industrial Logistics Properties Trust (ILPT). 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 ILPT's -50.0%. Past returns do not guarantee future results, and the stock with the higher historical return may already have its best growth priced in.
03Which is safer — ILPT or EGP?
By beta (market sensitivity over 5 years), EastGroup Properties, Inc. (EGP) is the lower-risk stock at 0.65β versus Industrial Logistics Properties Trust's 1.08β — meaning ILPT is approximately 67% more volatile than EGP relative to the S&P 500.
04Which has better profit margins — ILPT or EGP?
EastGroup Properties, Inc. (EGP) is the more profitable company, earning 35.7% net margin versus -14.7% for Industrial Logistics Properties Trust — meaning it keeps 35.7% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: ILPT leads at 78.0% versus 69.4% for EGP. At the gross margin level — before operating expenses — ILPT leads at 86.3%, 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.
05Is ILPT or EGP more undervalued right now?
Analyst consensus price targets imply the most upside for ILPT: 70.6% to $10.00.
06Which pays a better dividend — ILPT or EGP?
In this comparison, EGP (2.6% yield) pays a dividend. ILPT does not pay a meaningful dividend and should not be held primarily for income.
07Is ILPT or EGP 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%, ILPT: -50.0%), 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.
08What are the main differences between ILPT and EGP?
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 ILPT 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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