Comprehensive Stock Comparison
Compare Plymouth Industrial REIT, Inc. (PLYM) vs EastGroup Properties, Inc. (EGP) Stock
Analyze side-by-side fundamentals, valuation, growth, and profitability to decide which stock is the better buy.
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Quick Verdict
| Category | Winner | Why |
|---|---|---|
| Growth | EGP | 12.7% revenue growth vs PLYM's -0.7% |
| Value | PLYM | Lower P/E (7.1x vs 38.6x) |
| Quality / Margins | PLYM | 48.5% net margin vs EGP's 35.7% |
| Stability / Safety | PLYM | Beta 0.53 vs EGP's 0.65 |
| Dividends | PLYM | 4.4% yield, 1-year raise streak, vs EGP's 2.6% |
| Momentum (1Y) | PLYM | +30.9% vs EGP's +10.6% |
| Efficiency (ROA) | PLYM | 5.9% ROA vs EGP's 4.6%, ROIC 2.1% vs 7.3% |
Who Each Stock Is For
Income & stability
Growth exposure
Long-term compounding (10Y)
Sleep-well-at-night portfolio
Defensive / Recession hedge
Business Model
What each company does and how it makes money
Plymouth Industrial REIT is a real estate investment trust that acquires and operates industrial properties — primarily warehouses and distribution facilities — in secondary and select primary U.S. markets. It generates revenue primarily through rental income from its industrial portfolio, supplemented by property management fees from its vertically integrated operations. The company's competitive advantage lies in its focus on underserved secondary markets where it can leverage local expertise and its integrated management platform to create value through active asset repositioning.
EastGroup Properties is a real estate investment trust that develops, acquires, and operates industrial properties—primarily distribution facilities—in major Sunbelt markets across the United States. It generates revenue through rental income from its industrial portfolio, with its entire business model focused on leasing functional business distribution space to location-sensitive customers. The company's competitive advantage lies in its strategic ownership of premier distribution facilities clustered near major transportation features in supply-constrained submarkets, creating a durable portfolio moat.
Financial Metrics Comparison
Side-by-side fundamentals across 2 stocks. BestLagging
Financial Scorecard
EGP leads in 2 of 6 categories (Financial Metrics, Total Returns). PLYM leads in 2 (Valuation Metrics, Profitability & Efficiency). 2 tied.
Financial Metrics (TTM)
EGP is the larger business by revenue, generating $696M annually — 3.6x PLYM's $192M. PLYM is the more profitable business, keeping 48.5% of every revenue dollar as net income compared to EGP's 35.7%. On growth, EGP holds the edge at +11.8% YoY revenue growth, suggesting stronger near-term business momentum.
| Metric | PLYMPlymouth Industri… | EGPEastGroup Propert… |
|---|---|---|
| RevenueTrailing 12 months | $192M | $696M |
| EBITDAEarnings before interest/tax | $116M | $559M |
| Net IncomeAfter-tax profit | $93M | $248M |
| Free Cash FlowCash after capex | $95M | $397M |
| Gross MarginGross profit ÷ Revenue | +69.7% | +57.8% |
| Operating MarginEBIT ÷ Revenue | +17.3% | +54.4% |
| Net MarginNet income ÷ Revenue | +48.5% | +35.7% |
| FCF MarginFCF ÷ Revenue | +49.4% | +57.1% |
| Rev. Growth (YoY)Latest quarter vs prior year | -1.4% | +11.8% |
| EPS Growth (YoY)Latest quarter vs prior year | -2.5% | +11.5% |
Valuation Metrics
At 7.1x trailing earnings, PLYM trades at a 83% valuation discount to EGP's 42.1x P/E. On an enterprise value basis, PLYM's 13.3x EV/EBITDA is more attractive than EGP's 19.9x.
| Metric | PLYMPlymouth Industri… | EGPEastGroup Propert… |
|---|---|---|
| Market CapShares × price | $979M | $10.5B |
| Enterprise ValueMkt cap + debt − cash | $1.6B | $12.0B |
| Trailing P/EPrice ÷ TTM EPS | 7.11x | 42.13x |
| Forward P/EPrice ÷ next-FY EPS est. | — | 38.56x |
| PEG RatioP/E ÷ EPS growth rate | — | 2.81x |
| EV / EBITDAEnterprise value multiple | 13.32x | 19.87x |
| Price / SalesMarket cap ÷ Revenue | 4.94x | 16.40x |
| Price / BookPrice ÷ Book value/share | 1.69x | 2.92x |
| Price / FCFMarket cap ÷ FCF | 10.19x | 29.31x |
Profitability & Efficiency
PLYM delivers a 16.8% return on equity — every $100 of shareholder capital generates $17 in annual profit, vs $7 for EGP. EGP carries lower financial leverage with a 0.47x debt-to-equity ratio, signaling a more conservative balance sheet compared to PLYM's 1.10x. On the Piotroski fundamental quality scale (0–9), PLYM scores 7/9 vs EGP's 6/9, reflecting strong financial health.
| Metric | PLYMPlymouth Industri… | EGPEastGroup Propert… |
|---|---|---|
| ROE (TTM)Return on equity | +16.8% | +7.1% |
| ROA (TTM)Return on assets | +5.9% | +4.6% |
| ROICReturn on invested capital | +2.1% | +7.3% |
| ROCEReturn on capital employed | +2.8% | +9.6% |
| Piotroski ScoreFundamental quality 0–9 | 7 | 6 |
| Debt / EquityFinancial leverage | 1.10x | 0.47x |
| Net DebtTotal debt minus cash | $628M | $1.5B |
| Cash & Equiv.Liquid assets | $18M | $18M |
| Total DebtShort + long-term debt | $646M | $1.5B |
| Interest CoverageEBIT ÷ Interest expense | 0.97x | 12.29x |
Total Returns (with DRIP)
A $10,000 investment in PLYM five years ago would be worth $17,070 today (with dividends reinvested), compared to $16,028 for EGP. Over the past 12 months, PLYM leads with a +30.9% total return vs EGP's +10.6%. The 3-year compound annual growth rate (CAGR) favors EGP at 9.2% vs PLYM's 4.3% — a key indicator of consistent wealth creation.
| Metric | PLYMPlymouth Industri… | EGPEastGroup Propert… |
|---|---|---|
| YTD ReturnYear-to-date | +0.5% | +9.1% |
| 1-Year ReturnPast 12 months | +30.9% | +10.6% |
| 3-Year ReturnCumulative with dividends | +13.5% | +30.2% |
| 5-Year ReturnCumulative with dividends | +70.7% | +60.3% |
| 10-Year ReturnCumulative with dividends | +68.9% | +332.5% |
| CAGR (3Y)Annualised 3-year return | +4.3% | +9.2% |
Risk & Volatility
PLYM is the less volatile stock with a 0.53 beta — it tends to amplify market swings less than EGP's 0.65 beta. A beta below 1.0 means the stock typically moves less than the S&P 500.
| Metric | PLYMPlymouth Industri… | EGPEastGroup Propert… |
|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 0.53x | 0.65x |
| 52-Week HighHighest price in past year | $22.74 | $197.95 |
| 52-Week LowLowest price in past year | $12.70 | $137.67 |
| % of 52W HighCurrent price vs 52-week peak | +96.7% | +99.2% |
| RSI (14)Momentum oscillator 0–100 | 56.8 | 65.9 |
| Avg Volume (50D)Average daily shares traded | 1.3M | 301K |
Analyst Outlook
Wall Street rates PLYM as "Hold" and EGP as "Hold". Consensus price targets imply 2.1% upside for EGP (target: $200) vs 0.1% for PLYM (target: $22). For income investors, PLYM offers the higher dividend yield at 4.40% vs EGP's 2.63%.
| Metric | PLYMPlymouth Industri… | EGPEastGroup Propert… |
|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Hold | Hold |
| Price TargetConsensus 12-month target | $22.00 | $200.38 |
| # AnalystsCovering analysts | 16 | 33 |
| Dividend YieldAnnual dividend ÷ price | +4.4% | +2.6% |
| Dividend StreakConsecutive years of raises | 1 | 6 |
| Dividend / ShareAnnual DPS | $0.97 | $5.17 |
| Buyback YieldShare repurchases ÷ mkt cap | +0.1% | 0.0% |
Historical Charts
Charts are rendered on first load. Hover for details.
Chart 1Total Return — 5 Years (Rebased to 100)
| Stock | Mar 20 | Jan 26 | Change |
|---|---|---|---|
| Plymouth Industrial… (PLYM) | 100 | 112.9 | +12.9% |
| EastGroup Propertie… (EGP) | 100 | 138.9 | +38.9% |
Plymouth Industrial… (PLYM) returned +71% over 5 years vs EastGroup Propertie… (EGP)'s +60%. A $10,000 investment in PLYM 5 years ago would be worth $17,070 today (including dividends reinvested).
Chart 2Revenue Growth — 10 Years
| Stock | 2015 | 2024 | Change |
|---|---|---|---|
| Plymouth Industrial… (PLYM) | $19M | $198M | +928.3% |
| EastGroup Propertie… (EGP) | $235M | $639M | +171.7% |
Plymouth Industrial REIT, Inc.'s revenue grew from $19M (2015) to $198M (2024) — a 29.6% CAGR. EastGroup Properties, Inc.'s revenue grew from $235M (2015) to $639M (2024) — a 11.7% CAGR.
Chart 3Net Margin Trend — 10 Years
| Stock | 2015 | 2024 | Change |
|---|---|---|---|
| Plymouth Industrial… (PLYM) | -2.5% | 70.2% | +2884.6% |
| EastGroup Propertie… (EGP) | 20.4% | 35.7% | +75.1% |
Plymouth Industrial REIT, Inc.'s net margin went from -3% (2015) to 70% (2024). EastGroup Properties, Inc.'s net margin went from 20% (2015) to 36% (2024).
Chart 4P/E Ratio History — 8 Years
| Stock | 2017 | 2024 | Change |
|---|---|---|---|
| EastGroup Propertie… (EGP) | 36.2 | 34.4 | -5.0% |
EastGroup Properties, Inc. has traded in a 34x–58x P/E range over 8 years; current trailing P/E is ~42x.
Chart 5EPS Growth — 10 Years
| Stock | 2015 | 2024 | Change |
|---|---|---|---|
| Plymouth Industrial… (PLYM) | -13.42 | 3.09 | +123.0% |
| EastGroup Propertie… (EGP) | 1.49 | 4.66 | +212.8% |
Plymouth Industrial REIT, Inc.'s EPS grew from $-13.42 (2015) to $3.09 (2024). EastGroup Properties, Inc.'s EPS grew from $1.49 (2015) to $4.66 (2024) — a 14% CAGR.
Chart 6Free Cash Flow — 5 Years
Plymouth Industrial REIT, Inc. generated $96M FCF in 2024 (+194% vs 2021). EastGroup Properties, Inc. generated $357M FCF in 2024 (+63% vs 2021).
PLYM vs EGP: Frequently Asked Questions
9 questions · data-driven answers · updated daily
01Is PLYM or EGP a better buy right now?
Plymouth Industrial REIT, Inc. (PLYM) offers the better valuation at 7.1x trailing P/E, making it the more compelling value choice. Analysts rate Plymouth Industrial REIT, Inc. (PLYM) a "Hold" — based on 16 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 has the better valuation — PLYM or EGP?
On trailing P/E, Plymouth Industrial REIT, Inc. (PLYM) is the cheapest at 7.1x versus EastGroup Properties, Inc. at 42.1x.
03Which is the better long-term investment — PLYM or EGP?
Over the past 5 years, Plymouth Industrial REIT, Inc. (PLYM) delivered a total return of +70.7%, compared to +60.3% for EastGroup Properties, Inc. (EGP). A $10,000 investment in PLYM five years ago would be worth approximately $17K today (assuming dividends reinvested). Over 10 years, the gap is even starker: EGP returned +332.5% versus PLYM's +68.9%. Past returns do not guarantee future results, and the stock with the higher historical return may already have its best growth priced in.
04Which is safer — PLYM or EGP?
By beta (market sensitivity over 5 years), Plymouth Industrial REIT, Inc. (PLYM) is the lower-risk stock at 0.53β versus EastGroup Properties, Inc.'s 0.65β — meaning EGP is approximately 23% 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 47% versus 110% for Plymouth Industrial REIT, Inc. — giving it more financial flexibility in a downturn.
05Which has better profit margins — PLYM or EGP?
Plymouth Industrial REIT, Inc. (PLYM) is the more profitable company, earning 70.2% net margin versus 35.7% for EastGroup Properties, Inc. — meaning it keeps 70.2% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: EGP leads at 69.4% versus 18.2% for PLYM. At the gross margin level — before operating expenses — EGP leads at 72.7%, 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.
06Is PLYM or EGP more undervalued right now?
Analyst consensus price targets imply the most upside for EGP: 2.1% to $200.38.
07Which pays a better dividend — PLYM or EGP?
All stocks in this comparison pay dividends. Plymouth Industrial REIT, Inc. (PLYM) offers the highest yield at 4.4%, versus 2.6% for EastGroup Properties, Inc. (EGP).
08Is PLYM 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 0.65), 2.6% yield, +332.5% 10Y return). Both have compounded well over 10 years (EGP: +332.5%, PLYM: +68.9%), 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 PLYM 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. In terms of investment character: PLYM is a small-cap deep-value 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.
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