REXR vs LXP 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. 3% for LXP Industrial Trust (LXP). LXP Industrial Trust (LXP) offers the better valuation at 28. 4x trailing P/E (742. 6x forward), making it the more compelling value choice. Analysts rate LXP Industrial Trust (LXP) a "Buy" — based on 15 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, LXP Industrial Trust (LXP) is the cheapest at 28.

4x versus Rexford Industrial Realty, Inc. at 42. 0x. On forward P/E, Rexford Industrial Realty, Inc. is actually cheaper at 30. 8x — 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: Rexford Industrial Realty, Inc. wins at 2. 80x versus Prologis, Inc. 's 3. 83x.

Over the past 5 years, EastGroup Properties, Inc.

(EGP) delivered a total return of +46. 8%, compared to -21. 1% for Rexford Industrial Realty, Inc. (REXR). Over 10 years, the gap is even starker: EGP returned +283. 1% versus LXP's +70. 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), 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 67% for LXP Industrial Trust — 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. 3% for LXP Industrial Trust (LXP). On earnings-per-share growth, the picture is similar: LXP Industrial Trust grew EPS 180. 0% 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 14. 0% for LXP. 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. 80x versus Prologis, Inc. 's 3. 83x. Both stocks trade at elevated growth-adjusted valuations, so expected growth needs to materialise. On forward earnings alone, Rexford Industrial Realty, Inc. (REXR) trades at 30. 8x forward P/E versus 742. 6x for LXP Industrial Trust — 711. 8x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for REXR: 17. 8% to $42. 50.

All stocks in this comparison pay dividends.

LXP Industrial Trust (LXP) offers the highest yield at 5. 4%, versus 2. 6% 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, +283. 1% 10Y return). Both have compounded well over 10 years (EGP: +283. 1%, REXR: +138. 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: REXR is a small-cap income-oriented stock; LXP is a small-cap income-oriented 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.