ILPT
Industrial Logistics Properties Trust
REIT - Industrial
Market Cap$497M
5Y Perf.-60.3%
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Stock Comparison
ILPT vs EGP
Revenue, margins, valuation, and 5-year total return — side by side.
EGP
EastGroup Properties, Inc.
REIT - Industrial
Market Cap$10.77B
5Y Perf.+72.4%
ILPT vs EGP — Key Financials
Market cap, revenue, margins, and valuation side-by-side.
| Company Snapshot | ILPT | EGP |
|---|---|---|
| Industry | REIT - Industrial | REIT - Industrial |
| Market Cap | $497M | $10.77B |
| Revenue (TTM) | $453M | $737M |
| Net Income (TTM) | $-54M | $293M |
| Gross Margin | 10.9% | 36.1% |
| Operating Margin | 33.1% | 40.3% |
| Forward P/E | — | 35.5x |
| Total Debt | $4.22B | $1.75B |
| Cash & Equiv. | $183M | $1M |
ILPT vs EGP — Long-Term Stock Performance
Price return indexed to 100 at period start. Dividends excluded.
ILPT
EGP
| Stock | May 20 | May 26 | Return |
|---|---|---|---|
| Industrial Logistic… (ILPT) | 100 | 39.7 | -60.3% |
| EastGroup Propertie… (EGP) | 100 | 172.4 | +72.4% |
Price return only. Dividends and distributions are not included.
Quick Verdict: ILPT vs EGP
Each card shows where this stock fits in a portfolio — not just who wins on paper.
Bottom line: EGP leads in 5 of 7 categories, making it the strongest pick for growth and revenue expansion and profitability and margin quality. Industrial Logistics Properties Trust is the stronger pick specifically for valuation and capital efficiency and recent price momentum and sentiment. As sector peers, any of these can serve as alternatives in the same allocation.
ILPT
Industrial Logistics Properties Trust
The Real Estate Income Play
ILPT is the clearest fit if your priority is value and momentum.
- Better valuation composite
- +166.6% vs EGP's +23.8%
Best for: value and momentum
EGP
EastGroup Properties, Inc.
The Real Estate Income Play
EGP carries the broadest edge in this set and is the clearest fit for income & stability and growth exposure.
- Dividend streak 7 yrs, beta 0.52, yield 2.8%
- Rev growth 13.0%, EPS growth 4.5%, 3Y rev CAGR 14.0%
- 287.0% 10Y total return vs ILPT's -43.0%
Best for: income & stability and growth exposure
See the full category breakdown
| Category | Winner | Why |
|---|---|---|
| Growth | EGP | 13.0% FFO/revenue growth vs ILPT's 1.5% |
| Value | ILPT | Better valuation composite |
| Quality / Margins | EGP | 39.7% margin vs ILPT's -11.9% |
| Stability / Safety | EGP | Beta 0.52 vs ILPT's 1.62, lower leverage |
| Dividends | EGP | 2.8% yield, 7-year raise streak, vs ILPT's 1.6% |
| Momentum (1Y) | ILPT | +166.6% vs EGP's +23.8% |
| Efficiency (ROA) | EGP | 5.5% ROA vs ILPT's -1.0%, ROIC 4.3% vs 2.2% |
ILPT vs EGP — Financial Metrics
Side-by-side numbers across 2 stocks — who leads on profitability, valuation, growth, and risk.
BEST OVERALLEGPLAGGINGILPT
ILPTIndustrial Logistics …
2leads
EGPEastGroup Properties,…
4leads
6 Total Categories
CATEGORYLEADERvs ILPTMETRICS WON
Income & Cash FlowRevenue, margins, and cash flow strength
EGP5/6
Valuation MetricsMultiples, price ratios, and targets
ILPT5/5
Profitability & EfficiencyROE, ROIC, leverage, and quality scores
EGP9/9
Total Returns1Y, 3Y, 5Y total returns with dividends
ILPT4/6
Risk & VolatilityBeta, volatility, and downside exposure
EGP2/2
Analyst OutlookRatings, price targets, and dividends
EGP2/2
Income & Cash Flow (Last 12 Months)
EGP leads this category, winning 5 of 6 comparable metrics.
Income & Cash Flow (Last 12 Months)
EGP is the larger business by revenue, generating $737M annually — 1.6x ILPT's $453M. EGP is the more profitable business, keeping 39.7% of every revenue dollar as net income compared to ILPT's -11.9%. On growth, EGP holds the edge at +10.2% YoY revenue growth, suggesting stronger near-term business momentum.
| Metric | ILPTIndustrial Logist… | EGPEastGroup Propert… |
|---|---|---|
| RevenueTrailing 12 months | $453M | $737M |
| EBITDAEarnings before interest/tax | $306M | $517M |
| Net IncomeAfter-tax profit | -$54M | $293M |
| Free Cash FlowCash after capex | $65M | $418M |
| Gross MarginGross profit ÷ Revenue | +10.9% | +36.1% |
| Operating MarginEBIT ÷ Revenue | +33.1% | +40.3% |
| Net MarginNet income ÷ Revenue | -11.9% | +39.7% |
| FCF MarginFCF ÷ Revenue | +14.4% | +56.7% |
| Rev. Growth (YoY)Latest quarter vs prior year | +4.0% | +10.2% |
| EPS Growth (YoY)Latest quarter vs prior year | +57.6% | +55.3% |
EGP leads this category, winning 5 of 6 comparable metrics.
Valuation Metrics
ILPT leads this category, winning 5 of 5 comparable metrics.
Valuation Metrics
On an enterprise value basis, ILPT's 14.5x EV/EBITDA is more attractive than EGP's 24.8x.
| Metric | ILPTIndustrial Logist… | EGPEastGroup Propert… |
|---|---|---|
| Market CapShares × price | $497M | $10.8B |
| Enterprise ValueMkt cap + debt − cash | $4.5B | $12.5B |
| Trailing P/EPrice ÷ TTM EPS | -7.45x | 41.15x |
| Forward P/EPrice ÷ next-FY EPS est. | — | 35.48x |
| PEG RatioP/E ÷ EPS growth rate | — | 3.42x |
| EV / EBITDAEnterprise value multiple | 14.49x | 24.83x |
| Price / SalesMarket cap ÷ Revenue | 1.11x | 14.93x |
| Price / BookPrice ÷ Book value/share | 0.55x | 3.06x |
| Price / FCFMarket cap ÷ FCF | 8.19x | 26.61x |
ILPT leads this category, winning 5 of 5 comparable metrics.
Profitability & Efficiency
EGP leads this category, winning 9 of 9 comparable metrics.
Profitability & Efficiency
EGP delivers a 8.4% return on equity — every $100 of shareholder capital generates $8 in annual profit, vs $-6 for ILPT. EGP carries lower financial leverage with a 0.50x debt-to-equity ratio, signaling a more conservative balance sheet compared to ILPT's 4.69x. On the Piotroski fundamental quality scale (0–9), EGP scores 6/9 vs ILPT's 4/9, reflecting solid financial health.
| Metric | ILPTIndustrial Logist… | EGPEastGroup Propert… |
|---|---|---|
| ROE (TTM)Return on equity | -5.9% | +8.4% |
| ROA (TTM)Return on assets | -1.0% | +5.5% |
| ROICReturn on invested capital | +2.2% | +4.3% |
| ROCEReturn on capital employed | +3.3% | +5.6% |
| Piotroski ScoreFundamental quality 0–9 | 4 | 6 |
| Debt / EquityFinancial leverage | 4.69x | 0.50x |
| Net DebtTotal debt minus cash | $4.0B | $1.8B |
| Cash & Equiv.Liquid assets | $183M | $1M |
| Total DebtShort + long-term debt | $4.2B | $1.8B |
| Interest CoverageEBIT ÷ Interest expense | 0.61x | 8.68x |
EGP leads this category, winning 9 of 9 comparable metrics.
Total Returns (Dividends Reinvested)
ILPT leads this category, winning 4 of 6 comparable metrics.
Total Returns (Dividends Reinvested)
A $10,000 investment in EGP five years ago would be worth $14,822 today (with dividends reinvested), compared to $3,709 for ILPT. Over the past 12 months, ILPT leads with a +166.6% total return vs EGP's +23.8%. The 3-year compound annual growth rate (CAGR) favors ILPT at 56.2% vs EGP's 8.1% — a key indicator of consistent wealth creation.
| Metric | ILPTIndustrial Logist… | EGPEastGroup Propert… |
|---|---|---|
| YTD ReturnYear-to-date | +36.5% | +12.3% |
| 1-Year ReturnPast 12 months | +166.6% | +23.8% |
| 3-Year ReturnCumulative with dividends | +280.8% | +26.5% |
| 5-Year ReturnCumulative with dividends | -62.9% | +48.2% |
| 10-Year ReturnCumulative with dividends | -43.0% | +287.0% |
| CAGR (3Y)Annualised 3-year return | +56.2% | +8.1% |
ILPT leads this category, winning 4 of 6 comparable metrics.
Risk & Volatility
EGP leads this category, winning 2 of 2 comparable metrics.
Risk & Volatility
EGP is the less volatile stock with a 0.52 beta — it tends to amplify market swings less than ILPT's 1.62 beta. A beta below 1.0 means the stock typically moves less than the S&P 500. EGP currently trades 98.4% from its 52-week high vs ILPT's 91.0% drawdown — a narrower gap to the peak suggests stronger recent price momentum.
| Metric | ILPTIndustrial Logist… | EGPEastGroup Propert… |
|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 1.62x | 0.52x |
| 52-Week HighHighest price in past year | $8.19 | $203.63 |
| 52-Week LowLowest price in past year | $2.77 | $159.37 |
| % of 52W HighCurrent price vs 52-week peak | +91.0% | +98.4% |
| RSI (14)Momentum oscillator 0–100 | 68.4 | 54.6 |
| Avg Volume (50D)Average daily shares traded | 305K | 339K |
EGP leads this category, winning 2 of 2 comparable metrics.
Analyst Outlook
EGP leads this category, winning 2 of 2 comparable metrics.
Analyst Outlook
Wall Street rates ILPT as "Buy" and EGP as "Hold". Consensus price targets imply 2.2% upside for EGP (target: $205) vs -0.7% for ILPT (target: $7). For income investors, EGP offers the higher dividend yield at 2.83% vs ILPT's 1.62%.
| Metric | ILPTIndustrial Logist… | EGPEastGroup Propert… |
|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Buy | Hold |
| Price TargetConsensus 12-month target | $7.40 | $204.73 |
| # AnalystsCovering analysts | 9 | 33 |
| Dividend YieldAnnual dividend ÷ price | +1.6% | +2.8% |
| Dividend StreakConsecutive years of raises | 2 | 7 |
| Dividend / ShareAnnual DPS | $0.12 | $5.67 |
| Buyback YieldShare repurchases ÷ mkt cap | +0.1% | 0.0% |
EGP leads this category, winning 2 of 2 comparable metrics.
Key Takeaway
EGP leads in 4 of 6 categories (Income & Cash Flow, Profitability & Efficiency). ILPT leads in 2 (Valuation Metrics, Total Returns).
Best OverallEastGroup Properties, Inc. (EGP)Leads 4 of 6 categories
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ILPT vs EGP: Frequently Asked Questions
9 questions · data-driven answers · updated daily
01Is ILPT or EGP a better buy right now?
For growth investors, EastGroup Properties, Inc.
(EGP) is the stronger pick with 13. 0% revenue growth year-over-year, versus 1. 5% for Industrial Logistics Properties Trust (ILPT). EastGroup Properties, Inc. (EGP) offers the better valuation at 41. 1x trailing P/E (35. 5x forward), making it the more compelling value choice. Analysts rate Industrial Logistics Properties Trust (ILPT) a "Buy" — based on 9 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 +48. 2%, compared to -62. 9% for Industrial Logistics Properties Trust (ILPT). Over 10 years, the gap is even starker: EGP returned +287. 0% versus ILPT's -43. 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. 52β versus Industrial Logistics Properties Trust's 1. 62β — meaning ILPT is approximately 210% 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 50% versus 5% for Industrial Logistics Properties Trust — giving it more financial flexibility in a downturn.
04Which is growing faster — ILPT or EGP?
By revenue growth (latest reported year), EastGroup Properties, Inc.
(EGP) is pulling ahead at 13. 0% versus 1. 5% for Industrial Logistics Properties Trust (ILPT). On earnings-per-share growth, the picture is similar: Industrial Logistics Properties Trust grew EPS 31. 5% year-over-year, compared to 4. 5% for EastGroup Properties, Inc.. Over a 3-year CAGR, EGP leads at 14. 0% 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.
05Which 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: EGP leads at 39. 9% versus 33. 0% for ILPT. At the gross margin level — before operating expenses — EGP leads at 43. 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.
06Is ILPT or EGP more undervalued right now?
Analyst consensus price targets imply the most upside for EGP: 2.
2% to $204. 73.
07Which pays a better dividend — ILPT or EGP?
All stocks in this comparison pay dividends.
EastGroup Properties, Inc. (EGP) offers the highest yield at 2. 8%, versus 1. 6% for Industrial Logistics Properties Trust (ILPT).
08Is 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. 52), 2. 8% yield, +287. 0% 10Y return). Industrial Logistics Properties Trust (ILPT) carries a higher beta of 1. 62 — meaning larger drawdowns in market downturns, which matters significantly when you cannot wait years for a recovery. Both have compounded well over 10 years (EGP: +287. 0%, ILPT: -43. 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.
09What 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.
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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