MDV vs PLYM vs STAG vs EGP

For growth investors, EastGroup Properties, Inc.

(EGP) is the stronger pick with 13. 0% revenue growth year-over-year, versus -0. 8% for Modiv Industrial, Inc. (MDV). Plymouth Industrial REIT, Inc. (PLYM) offers the better valuation at 7. 1x trailing P/E, making it the more compelling value choice. Analysts rate Modiv Industrial, Inc. (MDV) a "Buy" — based on 7 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, Plymouth Industrial REIT, Inc.

(PLYM) is the cheapest at 7. 1x versus EastGroup Properties, Inc. at 41. 9x. On forward P/E, EastGroup Properties, Inc. is actually cheaper at 36. 1x — 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: EastGroup Properties, Inc. wins at 3. 00x versus STAG Industrial, Inc. 's 18. 70x.

Over the past 5 years, EastGroup Properties, Inc.

(EGP) delivered a total return of +46. 8%, compared to -64. 1% for Modiv Industrial, Inc. (MDV). Over 10 years, the gap is even starker: EGP returned +283. 1% versus MDV's -64. 1%. 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), Plymouth Industrial REIT, Inc.

(PLYM) is the lower-risk stock at 0. 20β versus Modiv Industrial, Inc. 's 0. 57β — meaning MDV is approximately 180% more volatile than PLYM relative to the S&P 500. On balance sheet safety, EastGroup Properties, Inc. (EGP) carries a lower debt/equity ratio of 50% versus 133% for Modiv Industrial, Inc. — 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 -0. 8% for Modiv Industrial, Inc. (MDV). On earnings-per-share growth, the picture is similar: Plymouth Industrial REIT, Inc. grew EPS 1445% year-over-year, compared to -247. 6% for Modiv Industrial, 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.

Plymouth Industrial REIT, Inc.

(PLYM) is the more profitable company, earning 70. 2% net margin versus 2. 3% for Modiv Industrial, Inc. — meaning it keeps 70. 2% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: EGP leads at 39. 9% versus 18. 2% for PLYM. At the gross margin level — before operating expenses — PLYM leads at 68. 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 3. 00x versus STAG Industrial, Inc. 's 18. 70x. Both stocks trade at elevated growth-adjusted valuations, so expected growth needs to materialise. On forward earnings alone, EastGroup Properties, Inc. (EGP) trades at 36. 1x forward P/E versus 209. 1x for Modiv Industrial, Inc. — 173. 0x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for STAG: 17. 7% to $45. 50.

All stocks in this comparison pay dividends.

Plymouth Industrial REIT, Inc. (PLYM) offers the highest yield at 4. 4%, versus 1. 6% for Modiv Industrial, Inc. (MDV).

For long-horizon retirement investors, Plymouth Industrial REIT, Inc.

(PLYM) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0. 20), 4. 4% yield). Both have compounded well over 10 years (PLYM: +68. 9%, MDV: -64. 1%), 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; PLYM is a small-cap deep-value stock; STAG is a small-cap income-oriented stock; EGP is a mid-cap quality compounder 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.