MDV vs ILPT vs PLD vs IIPR

For growth investors, Prologis, Inc.

(PLD) is the stronger pick with 2. 2% revenue growth year-over-year, versus -13. 8% for Innovative Industrial Properties, Inc. (IIPR). Innovative Industrial Properties, Inc. (IIPR) offers the better valuation at 14. 4x trailing P/E (13. 5x forward), making it the more compelling value choice. Analysts rate Modiv Industrial, Inc. (MDV) 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.

On trailing P/E, Innovative Industrial Properties, Inc.

(IIPR) is the cheapest at 14. 4x versus Prologis, Inc. at 35. 5x. On forward P/E, Innovative Industrial Properties, Inc. is actually cheaper at 13. 5x. The PEG ratio (P/E divided by earnings growth rate) is the most growth-adjusted single valuation metric: Innovative Industrial Properties, Inc. wins at 3. 60x versus Prologis, Inc. 's 3. 95x.

Over the past 5 years, Prologis, Inc.

(PLD) delivered a total return of +37. 7%, compared to -64. 1% for Modiv Industrial, Inc. (MDV). Over 10 years, the gap is even starker: IIPR returned +439. 9% versus MDV's -63. 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), Modiv Industrial, Inc.

(MDV) is the lower-risk stock at 0. 46β versus Industrial Logistics Properties Trust's 1. 53β — meaning ILPT is approximately 236% more volatile than MDV relative to the S&P 500. On balance sheet safety, Innovative Industrial Properties, Inc. (IIPR) carries a lower debt/equity ratio of 21% versus 5% for Industrial Logistics Properties Trust — giving it more financial flexibility in a downturn.

By revenue growth (latest reported year), Prologis, Inc.

(PLD) is pulling ahead at 2. 2% versus -13. 8% for Innovative Industrial Properties, Inc. (IIPR). On earnings-per-share growth, the picture is similar: Industrial Logistics Properties Trust grew EPS 31. 5% year-over-year, compared to -247. 6% for Modiv Industrial, 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 — IIPR leads at 88. 7%, 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, Innovative Industrial Properties, Inc. (IIPR) is the more undervalued stock at a PEG of 3. 60x versus Prologis, Inc. 's 3. 95x. Both stocks trade at elevated growth-adjusted valuations, so expected growth needs to materialise. On forward earnings alone, Innovative Industrial Properties, Inc. (IIPR) trades at 13. 5x forward P/E versus 211. 4x for Modiv Industrial, Inc. — 197. 9x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for IIPR: 49. 6% to $84. 67.

All stocks in this comparison pay dividends.

Innovative Industrial Properties, Inc. (IIPR) offers the highest yield at 13. 5%, versus 1. 5% for Industrial Logistics Properties Trust (ILPT).

For long-horizon retirement investors, Modiv Industrial, Inc.

(MDV) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0. 46), 1. 6% yield). Industrial Logistics Properties Trust (ILPT) carries a higher beta of 1. 53 — meaning larger drawdowns in market downturns, which matters significantly when you cannot wait years for a recovery. Both have compounded well over 10 years (MDV: -63. 8%, ILPT: -40. 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: MDV is a small-cap quality compounder stock; ILPT is a small-cap quality compounder stock; PLD is a mid-cap quality compounder stock; IIPR is a small-cap deep-value 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.