Comprehensive Stock Comparison
Compare Rexford Industrial Realty, Inc. (REXR) vs Prologis, Inc. (PLD) vs EastGroup Properties, Inc. (EGP) vs First Industrial Realty Trust, Inc. (FR) vs STAG Industrial, Inc. (STAG) 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 | REXR | 17.4% revenue growth vs PLD's 2.2% |
| Value | REXR | Lower P/E (33.5x vs 36.5x), PEG 1.62 vs 12.55 |
| Quality / Margins | PLD | 36.7% net margin vs STAG's 29.3% |
| Stability / Safety | EGP | Beta 0.65 vs REXR's 0.89 |
| Dividends | STAG | 3.9% yield, 2-year raise streak, vs PLD's 2.6% |
| Momentum (1Y) | PLD | +18.3% vs REXR's -5.2% |
| Efficiency (ROA) | EGP | 4.6% ROA vs REXR's 2.6%, ROIC 7.3% vs 4.3% |
Who Each Stock Is For
Income & stability
Growth exposure
Long-term compounding (10Y)
Sleep-well-at-night portfolio
Valuation efficiency (growth/$)
Defensive / Recession hedge
Business Model
What each company does and how it makes money
Rexford Industrial Realty is a real estate investment trust that owns and operates industrial properties — primarily warehouses and distribution facilities — in Southern California's supply-constrained infill markets. It generates revenue through property rentals (nearly 100% of income) with long-term leases to logistics, manufacturing, and e-commerce tenants. The company's moat comes from its concentrated portfolio in high-demand Southern California markets where land scarcity creates significant barriers to new competition.
Prologis is a global owner and operator of logistics real estate — primarily warehouses and distribution centers — serving e-commerce and supply chain customers. It generates revenue primarily through rental income from long-term leases to logistics companies, retailers, and manufacturers, with property management and development services providing additional income. The company's competitive advantage lies in its massive scale — owning nearly 1 billion square feet of prime logistics space in key global markets — and its deep relationships with major logistics and e-commerce players.
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.
First Industrial Realty Trust is a real estate investment trust that owns, operates, and develops industrial properties like warehouses and distribution centers across major U.S. markets. It generates revenue primarily through property leasing — collecting rent from tenants — with additional income from property sales and development activities. The company's competitive advantage lies in its strategic portfolio concentrated in high-demand logistics hubs and its integrated platform for development, leasing, and property management.
STAG Industrial is a real estate investment trust that acquires and operates single-tenant industrial properties across the United States. It generates revenue primarily through rental income from its portfolio of warehouses and distribution centers — with nearly all properties leased to single tenants on long-term, triple-net agreements. The company's competitive advantage lies in its specialized focus on secondary markets where it faces less competition and can achieve higher yields than in primary logistics hubs.
Revenue Breakdown by Segment
How each company's revenue is distributed across its business units
Segment breakdown not available.
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Financial Metrics Comparison
Side-by-side fundamentals across 5 stocks. BestLagging
Financial Scorecard
REXR leads in 2 of 6 categories (Financial Metrics, Valuation Metrics). EGP leads in 2 (Profitability & Efficiency, Risk & Volatility). 1 tied.
Financial Metrics (TTM)
PLD is the larger business by revenue, generating $8.7B annually — 12.6x EGP's $696M. PLD is the more profitable business, keeping 36.7% of every revenue dollar as net income compared to STAG's 29.3%. On growth, EGP holds the edge at +11.8% YoY revenue growth, suggesting stronger near-term business momentum.
| Metric | REXRRexford Industria… | PLDPrologis, Inc. | EGPEastGroup Propert… | FRFirst Industrial … | STAGSTAG Industrial, … |
|---|---|---|---|---|---|
| RevenueTrailing 12 months | $998M | $8.7B | $696M | $714M | $824M |
| EBITDAEarnings before interest/tax | $901M | $6.7B | $559M | $455M | $606M |
| Net IncomeAfter-tax profit | $334M | $3.2B | $248M | $237M | $241M |
| Free Cash FlowCash after capex | $207M | $5.2B | $397M | $437M | $425M |
| Gross MarginGross profit ÷ Revenue | +77.5% | +67.7% | +57.8% | +73.6% | +79.8% |
| Operating MarginEBIT ÷ Revenue | +61.2% | +47.0% | +54.4% | +36.9% | +37.3% |
| Net MarginNet income ÷ Revenue | +33.4% | +36.7% | +35.7% | +33.2% | +29.3% |
| FCF MarginFCF ÷ Revenue | +20.7% | +59.3% | +57.1% | +61.3% | +51.6% |
| Rev. Growth (YoY)Latest quarter vs prior year | +4.7% | +8.7% | +11.8% | +7.9% | +10.7% |
| EPS Growth (YoY)Latest quarter vs prior year | +16.7% | -24.1% | +11.5% | -34.7% | +13.0% |
Valuation Metrics
At 26.9x trailing earnings, STAG trades at a 36% valuation discount to EGP's 42.1x P/E. Adjusting for growth (PEG ratio), REXR offers better value at 1.51x vs STAG's 13.19x — a lower PEG means you pay less per unit of expected earnings growth.
| Metric | REXRRexford Industria… | PLDPrologis, Inc. | EGPEastGroup Propert… | FRFirst Industrial … | STAGSTAG Industrial, … |
|---|---|---|---|---|---|
| Market CapShares × price | $8.7B | $132.4B | $10.5B | $8.4B | $7.3B |
| Enterprise ValueMkt cap + debt − cash | $12.0B | $162.6B | $12.0B | $10.5B | $7.3B |
| Trailing P/EPrice ÷ TTM EPS | 31.23x | 35.55x | 42.13x | 29.10x | 26.86x |
| Forward P/EPrice ÷ next-FY EPS est. | 33.46x | 42.61x | 38.56x | 36.53x | 38.53x |
| PEG RatioP/E ÷ EPS growth rate | 1.51x | 3.29x | 2.81x | 10.00x | 13.19x |
| EV / EBITDAEnterprise value multiple | 13.47x | 23.24x | 19.87x | 22.24x | 23.77x |
| Price / SalesMarket cap ÷ Revenue | 9.32x | 16.14x | 16.40x | 12.44x | 8.67x |
| Price / BookPrice ÷ Book value/share | 0.94x | 2.32x | 2.92x | 3.04x | 2.00x |
| Price / FCFMarket cap ÷ FCF | 82.67x | 26.95x | 29.31x | 62.00x | 15.81x |
Profitability & Efficiency
FR delivers a 8.6% return on equity — every $100 of shareholder capital generates $9 in annual profit, vs $4 for REXR. REXR carries lower financial leverage with a 0.38x debt-to-equity ratio, signaling a more conservative balance sheet compared to FR's 0.81x. On the Piotroski fundamental quality scale (0–9), FR scores 7/9 vs STAG's 5/9, reflecting strong financial health.
| Metric | REXRRexford Industria… | PLDPrologis, Inc. | EGPEastGroup Propert… | FRFirst Industrial … | STAGSTAG Industrial, … |
|---|---|---|---|---|---|
| ROE (TTM)Return on equity | +3.7% | +5.6% | +7.1% | +8.6% | +6.9% |
| ROA (TTM)Return on assets | +2.6% | +3.3% | +4.6% | +4.3% | +3.5% |
| ROICReturn on invested capital | +4.3% | +3.8% | +7.3% | +4.6% | +0.1% |
| ROCEReturn on capital employed | +5.7% | +4.8% | +9.6% | +5.9% | +0.1% |
| Piotroski ScoreFundamental quality 0–9 | 6 | 5 | 6 | 7 | 5 |
| Debt / EquityFinancial leverage | 0.38x | 0.54x | 0.47x | 0.81x | — |
| Net DebtTotal debt minus cash | $3.3B | $30.2B | $1.5B | $2.2B | -$15M |
| Cash & Equiv.Liquid assets | $56M | $1.3B | $18M | $45M | $15M |
| Total DebtShort + long-term debt | $3.3B | $31.5B | $1.5B | $2.2B | $0 |
| Interest CoverageEBIT ÷ Interest expense | 6.53x | 5.27x | 12.29x | 3.59x | — |
Total Returns (with DRIP)
A $10,000 investment in FR five years ago would be worth $16,273 today (with dividends reinvested), compared to $9,265 for REXR. Over the past 12 months, PLD leads with a +18.3% total return vs REXR's -5.2%. The 3-year compound annual growth rate (CAGR) favors EGP at 9.2% vs REXR's -11.2% — a key indicator of consistent wealth creation.
| Metric | REXRRexford Industria… | PLDPrologis, Inc. | EGPEastGroup Propert… | FRFirst Industrial … | STAGSTAG Industrial, … |
|---|---|---|---|---|---|
| YTD ReturnYear-to-date | -4.0% | +10.5% | +9.1% | +9.1% | +6.2% |
| 1-Year ReturnPast 12 months | -5.2% | +18.3% | +10.6% | +13.7% | +12.8% |
| 3-Year ReturnCumulative with dividends | -29.9% | +24.7% | +30.2% | +28.3% | +29.1% |
| 5-Year ReturnCumulative with dividends | -7.4% | +60.5% | +60.3% | +62.7% | +44.6% |
| 10-Year ReturnCumulative with dividends | +184.6% | +340.5% | +332.5% | +245.4% | +204.2% |
| CAGR (3Y)Annualised 3-year return | -11.2% | +7.6% | +9.2% | +8.7% | +8.9% |
Risk & Volatility
EGP is the less volatile stock with a 0.65 beta — it tends to amplify market swings less than REXR's 0.89 beta. A beta below 1.0 means the stock typically moves less than the S&P 500. EGP currently trades 99.2% from its 52-week high vs REXR's 84.4% drawdown — a narrower gap to the peak suggests stronger recent price momentum.
| Metric | REXRRexford Industria… | PLDPrologis, Inc. | EGPEastGroup Propert… | FRFirst Industrial … | STAGSTAG Industrial, … |
|---|---|---|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 0.89x | 0.85x | 0.65x | 0.78x | 0.66x |
| 52-Week HighHighest price in past year | $44.38 | $143.95 | $197.95 | $64.00 | $39.97 |
| 52-Week LowLowest price in past year | $29.68 | $85.35 | $137.67 | $40.31 | $28.61 |
| % of 52W HighCurrent price vs 52-week peak | +84.4% | +99.0% | +99.2% | +98.7% | +98.1% |
| RSI (14)Momentum oscillator 0–100 | 45.2 | 67.9 | 65.9 | 72.9 | 57.7 |
| Avg Volume (50D)Average daily shares traded | 2.1M | 2.8M | 301K | 885K | 1.3M |
Analyst Outlook
Analyst consensus: REXR as "Hold", PLD as "Buy", EGP as "Hold", FR as "Buy", STAG as "Buy". Consensus price targets imply 14.7% upside for STAG (target: $45) vs -4.6% for PLD (target: $136). For income investors, STAG offers the higher dividend yield at 3.87% vs REXR's 0.11%.
| Metric | REXRRexford Industria… | PLDPrologis, Inc. | EGPEastGroup Propert… | FRFirst Industrial … | STAGSTAG Industrial, … |
|---|---|---|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Hold | Buy | Hold | Buy | Buy |
| Price TargetConsensus 12-month target | $42.80 | $136.00 | $200.38 | $63.89 | $45.00 |
| # AnalystsCovering analysts | 21 | 41 | 33 | 29 | 21 |
| Dividend YieldAnnual dividend ÷ price | +0.1% | +2.6% | +2.6% | +2.3% | +3.9% |
| Dividend StreakConsecutive years of raises | 0 | 11 | 6 | 13 | 2 |
| Dividend / ShareAnnual DPS | $0.04 | $3.74 | $5.17 | $1.46 | $1.52 |
| Buyback YieldShare repurchases ÷ mkt cap | +0.0% | +0.0% | 0.0% | 0.0% | 0.0% |
Historical Charts
Charts are rendered on first load. Hover for details.
Chart 1Total Return — 5 Years (Rebased to 100)
| Stock | Mar 20 | Feb 26 | Change |
|---|---|---|---|
| Rexford Industrial … (REXR) | 100 | 83.95 | -16.0% |
| Prologis, Inc. (PLD) | 100 | 146.91 | +46.9% |
| EastGroup Propertie… (EGP) | 100 | 139.31 | +39.3% |
| First Industrial Re… (FR) | 100 | 143.31 | +43.3% |
| STAG Industrial, In… (STAG) | 100 | 130.14 | +30.1% |
First Industrial Re… (FR) returned +63% over 5 years vs Rexford Industrial … (REXR)'s -7%. A $10,000 investment in FR 5 years ago would be worth $16,273 today (including dividends reinvested).
Chart 2Revenue Growth — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| Rexford Industrial … (REXR) | $126M | $936M | +642.0% |
| Prologis, Inc. (PLD) | $2.5B | $8.2B | +223.8% |
| EastGroup Propertie… (EGP) | $253M | $639M | +152.3% |
| First Industrial Re… (FR) | $378M | $672M | +77.8% |
| STAG Industrial, In… (STAG) | $250M | $845M | +237.7% |
Chart 3Net Margin Trend — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| Rexford Industrial … (REXR) | 19.9% | 29.2% | +46.9% |
| Prologis, Inc. (PLD) | 47.8% | 45.5% | -4.7% |
| EastGroup Propertie… (EGP) | 37.7% | 35.7% | -5.5% |
| First Industrial Re… (FR) | 32.1% | 42.7% | +33.3% |
| STAG Industrial, In… (STAG) | 13.8% | 32.3% | +134.5% |
Chart 4P/E Ratio History — 9 Years
| Stock | 2017 | 2025 | Change |
|---|---|---|---|
| Rexford Industrial … (REXR) | 60.8 | 32.2 | -47.0% |
| Prologis, Inc. (PLD) | 21.1 | 26.4 | +25.1% |
| EastGroup Propertie… (EGP) | 36.2 | 34.4 | -5.0% |
| First Industrial Re… (FR) | 18.6 | 23.1 | +24.2% |
| STAG Industrial, In… (STAG) | 118.8 | 25.2 | -78.8% |
Rexford Industrial Realty, Inc. has traded in a 32x–101x P/E range over 8 years; current trailing P/E is ~31x. Prologis, Inc. has traded in a 21x–51x P/E range over 8 years; current trailing P/E is ~36x.
Chart 5EPS Growth — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| Rexford Industrial … (REXR) | 0.36 | 1.2 | +233.3% |
| Prologis, Inc. (PLD) | 2.27 | 4.01 | +76.7% |
| EastGroup Propertie… (EGP) | 2.93 | 4.66 | +59.0% |
| First Industrial Re… (FR) | 1.05 | 2.17 | +106.7% |
| STAG Industrial, In… (STAG) | 0.29 | 1.46 | +403.4% |
Chart 6Free Cash Flow — 5 Years
Rexford Industrial Realty, Inc. generated $106M FCF in 2024 (-18% vs 2021). Prologis, Inc. generated $5B FCF in 2024 (+97% vs 2021).
REXR vs PLD vs EGP vs FR vs STAG: Key Questions Answered
9 questions · data-driven answers · updated daily
01Is REXR or PLD or EGP or FR or STAG a better buy right now?
STAG Industrial, Inc. (STAG) offers the better valuation at 26.9x trailing P/E (38.5x forward), making it the more compelling value choice. Analysts rate Prologis, Inc. (PLD) a "Buy" — based on 41 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 — REXR or PLD or EGP or FR or STAG?
On trailing P/E, STAG Industrial, Inc. (STAG) is the cheapest at 26.9x versus EastGroup Properties, Inc. at 42.1x. On forward P/E, Rexford Industrial Realty, Inc. is actually cheaper at 33.5x — 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 1.62x versus STAG Industrial, Inc.'s 18.92x — a reasonable growth-adjusted valuation.
03Which is the better long-term investment — REXR or PLD or EGP or FR or STAG?
Over the past 5 years, First Industrial Realty Trust, Inc. (FR) delivered a total return of +62.7%, compared to -7.4% for Rexford Industrial Realty, Inc. (REXR). A $10,000 investment in FR five years ago would be worth approximately $16K today (assuming dividends reinvested). Over 10 years, the gap is even starker: PLD returned +340.5% versus REXR's +184.6%. 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 — REXR or PLD or EGP or FR or STAG?
By beta (market sensitivity over 5 years), EastGroup Properties, Inc. (EGP) is the lower-risk stock at 0.65β versus Rexford Industrial Realty, Inc.'s 0.89β — meaning REXR is approximately 38% 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 38% versus 81% for First Industrial Realty Trust, Inc. — giving it more financial flexibility in a downturn.
05Which has better profit margins — REXR or PLD or EGP or FR or STAG?
Prologis, Inc. (PLD) is the more profitable company, earning 45.5% net margin versus 29.2% for Rexford Industrial Realty, Inc. — meaning it keeps 45.5% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: EGP leads at 69.4% versus 0.7% for STAG. At the gross margin level — before operating expenses — STAG leads at 79.8%, 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 REXR or PLD or EGP or FR or STAG more undervalued right now?
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 1.62x versus STAG Industrial, Inc.'s 18.92x. 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 33.5x forward P/E versus 42.6x for Prologis, Inc. — 9.1x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for STAG: 14.7% to $45.00.
07Which pays a better dividend — REXR or PLD or EGP or FR or STAG?
All stocks in this comparison pay dividends. STAG Industrial, Inc. (STAG) offers the highest yield at 3.9%, versus 0.1% for Rexford Industrial Realty, Inc. (REXR).
08Is REXR or PLD or EGP or FR or STAG 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%, REXR: +184.6%), 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 REXR and PLD and EGP and FR and STAG?
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 quality compounder stock; PLD is a mid-cap quality compounder stock; EGP is a mid-cap quality compounder stock; FR is a small-cap quality compounder stock; STAG is a small-cap income-oriented stock. PLD, EGP, FR, STAG pay a dividend while REXR does not, making them suitable for different income and tax situations. 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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