ILPT vs EGP vs PLD vs FR

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). First Industrial Realty Trust, Inc. (FR) offers the better valuation at 33. 4x trailing P/E (29. 9x 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.

On trailing P/E, First Industrial Realty Trust, Inc.

(FR) is the cheapest at 33. 4x versus EastGroup Properties, Inc. at 41. 7x. On forward P/E, First Industrial Realty Trust, Inc. is actually cheaper at 29. 9x. The PEG ratio (P/E divided by earnings growth rate) is the most growth-adjusted single valuation metric: EastGroup Properties, Inc. wins at 2. 99x versus First Industrial Realty Trust, Inc. 's 7. 29x.

Over the past 5 years, EastGroup Properties, Inc.

(EGP) delivered a total return of +47. 9%, compared to -61. 9% for Industrial Logistics Properties Trust (ILPT). Over 10 years, the gap is even starker: EGP returned +285. 4% versus ILPT's -41. 2%. 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 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.

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 -13. 8% for First Industrial Realty Trust, Inc.. 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 -14. 7% for Industrial Logistics Properties Trust — 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 33. 0% for ILPT. 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 2. 99x versus First Industrial Realty Trust, Inc. 's 7. 29x. Both stocks trade at elevated growth-adjusted valuations, so expected growth needs to materialise. On forward earnings alone, First Industrial Realty Trust, Inc. (FR) trades at 29. 9x forward P/E versus 41. 6x for Prologis, Inc. — 11. 7x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for FR: 4. 0% to $65. 00.

All stocks in this comparison pay dividends.

EastGroup Properties, Inc. (EGP) offers the highest yield at 2. 8%, versus 1. 5% for Industrial Logistics Properties Trust (ILPT).

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). 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: +285. 4%, ILPT: -41. 2%), 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.

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.