REXR vs FR vs PLD vs EGP

For growth investors, EastGroup Properties, Inc.

(EGP) is the stronger pick with 13. 0% revenue growth year-over-year, versus 2. 2% for Prologis, Inc. (PLD). First Industrial Realty Trust, Inc. (FR) offers the better valuation at 33. 0x trailing P/E (29. 5x forward), making it the more compelling value choice. Analysts rate First Industrial Realty Trust, Inc. (FR) a "Buy" — based on 29 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. 0x versus Rexford Industrial Realty, Inc. at 41. 3x. On forward P/E, First Industrial Realty Trust, Inc. is actually cheaper at 29. 5x. The PEG ratio (P/E divided by earnings growth rate) is the most growth-adjusted single valuation metric: Rexford Industrial Realty, Inc. wins at 2. 76x versus First Industrial Realty Trust, Inc. 's 7. 20x.

Over the past 5 years, EastGroup Properties, Inc.

(EGP) delivered a total return of +48. 2%, compared to -20. 2% for Rexford Industrial Realty, Inc. (REXR). Over 10 years, the gap is even starker: EGP returned +287. 0% versus REXR's +138. 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), EastGroup Properties, Inc.

(EGP) is the lower-risk stock at 0. 52β versus Rexford Industrial Realty, Inc. 's 0. 88β — meaning REXR is approximately 68% more volatile than EGP relative to the S&P 500. On balance sheet safety, Rexford Industrial Realty, Inc. (REXR) carries a lower debt/equity ratio of 40% versus 93% for First Industrial Realty Trust, 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 2. 2% for Prologis, Inc. (PLD). On earnings-per-share growth, the picture is similar: Prologis, Inc. grew EPS 21. 9% year-over-year, compared to -28. 3% for Rexford Industrial Realty, 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 21. 1% for Rexford Industrial Realty, Inc. — 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 37. 9% for REXR. At the gross margin level — before operating expenses — REXR leads at 77. 3%, 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, Rexford Industrial Realty, Inc. (REXR) is the more undervalued stock at a PEG of 2. 76x versus First Industrial Realty Trust, Inc. 's 7. 20x. 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. 5x forward P/E versus 40. 8x for Prologis, Inc. — 11. 3x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for REXR: 19. 5% to $42. 50.

All stocks in this comparison pay dividends.

Rexford Industrial Realty, Inc. (REXR) offers the highest yield at 5. 0%, versus 2. 7% for Prologis, Inc. (PLD).

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, +287. 0% 10Y return). Both have compounded well over 10 years (EGP: +287. 0%, REXR: +138. 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: REXR is a small-cap income-oriented stock; FR is a small-cap quality compounder stock; PLD is a mid-cap quality compounder 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.