MAYS vs ILPT vs NNN vs CBRE

For growth investors, CBRE Group, Inc.

(CBRE) is the stronger pick with 13. 4% revenue growth year-over-year, versus 1. 5% for Industrial Logistics Properties Trust (ILPT). NNN REIT, Inc. (NNN) offers the better valuation at 21. 5x trailing P/E (21. 7x 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, NNN REIT, Inc.

(NNN) is the cheapest at 21. 5x versus CBRE Group, Inc. at 38. 1x. On forward P/E, CBRE Group, Inc. is actually cheaper at 19. 2x — 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: CBRE Group, Inc. wins at 1. 65x versus NNN REIT, Inc. 's 1. 94x — a reasonable growth-adjusted valuation.

Over the past 5 years, CBRE Group, Inc.

(CBRE) delivered a total return of +68. 8%, compared to -62. 0% for Industrial Logistics Properties Trust (ILPT). Over 10 years, the gap is even starker: CBRE returned +405. 3% versus ILPT's -41. 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), J.

W. Mays, Inc. (MAYS) is the lower-risk stock at 0. 01β versus Industrial Logistics Properties Trust's 1. 62β — meaning ILPT is approximately 10978% more volatile than MAYS relative to the S&P 500. On balance sheet safety, J. W. Mays, Inc. (MAYS) carries a lower debt/equity ratio of 52% versus 5% for Industrial Logistics Properties Trust — giving it more financial flexibility in a downturn.

By revenue growth (latest reported year), CBRE Group, Inc.

(CBRE) is pulling ahead at 13. 4% versus 1. 5% for Industrial Logistics Properties Trust (ILPT). On earnings-per-share growth, the picture is similar: J. W. Mays, Inc. grew EPS 66. 2% year-over-year, compared to -3. 7% for NNN REIT, Inc.. Over a 3-year CAGR, CBRE leads at 9. 6% 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.

NNN REIT, Inc.

(NNN) is the more profitable company, earning 42. 1% net margin versus -14. 7% for Industrial Logistics Properties Trust — meaning it keeps 42. 1% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: NNN leads at 61. 5% versus -0. 7% for MAYS. At the gross margin level — before operating expenses — NNN leads at 38. 0%, 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, CBRE Group, Inc. (CBRE) is the more undervalued stock at a PEG of 1. 65x versus NNN REIT, Inc. 's 1. 94x. Both stocks trade at elevated growth-adjusted valuations, so expected growth needs to materialise. On forward earnings alone, CBRE Group, Inc. (CBRE) trades at 19. 2x forward P/E versus 21. 7x for NNN REIT, Inc. — 2. 5x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for CBRE: 22. 5% to $179. 75.

In this comparison, NNN (5.

3% yield), ILPT (1. 5% yield) pay a dividend. MAYS, CBRE do not pay a meaningful dividend and should not be held primarily for income.

For long-horizon retirement investors, NNN REIT, Inc.

(NNN) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0. 15), 5. 3% yield). 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 (NNN: +37. 8%, ILPT: -41. 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: MAYS is a small-cap quality compounder stock; ILPT is a small-cap quality compounder stock; NNN is a small-cap income-oriented stock; CBRE is a mid-cap quality compounder stock. ILPT, NNN pay a dividend while MAYS, CBRE do 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.