BXP vs. EXR: BXP vs. Extra Space Storage Stock Comparison

November 11, 2026

How do BXP (BXP) and Extra Space Storage (EXR) stack up? This page sets them side by side across company profile, performance and risk, profitability, growth, financial strength, dividends, and valuation, with selected fundamentals also measured against each stock's industry-group peers.

Company Profile

BXP (BXP) and Extra Space Storage (EXR) both fall under the Equity Real Estate Investment Trusts (REITs) industry group, but BXP is classified in Office REITs while EXR is classified in Specialized REITs.

Both BXP (BXP) and Extra Space Storage (EXR) are REITs — read their payout ratios and P/E alongside FFO (funds from operations) rather than at face value.

Company profile comparison for BXP (BXP) and Extra Space Storage (EXR)
Profile Item	BXP	EXR
Name	BXP, Inc.	Extra Space Storage Inc.
Country/Region	United States	United States
GICS Sector	Real Estate	Real Estate
GICS Industry Group	Equity Real Estate Investment Trusts (REITs)	Equity Real Estate Investment Trusts (REITs)
GICS Industry	Office REITs	Specialized REITs
GICS Sub-Industry	Office REITs	Self-Storage REITs
Market Capitalization	11.55 billion USD	34.73 billion USD
Currency	USD	USD
Exchange	NYSE	NYSE
Listing Date	June 18, 1997	August 16, 2004
Security Type	REIT	REIT

Price Performance

Cumulative Growth

BXP

EXR

GSPC

BXP (BXP) vs. Extra Space Storage (EXR), with S&P 500 (GSPC) for reference: Growth of a $10,000 investment over the past five years. Adjusted for dividends and splits.

Trailing Returns

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Trailing total returns for BXP (BXP) and Extra Space Storage (EXR). Returns over one year are annualized.

Calendar-Year Returns

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Calendar-year total returns for BXP (BXP) and Extra Space Storage (EXR). Each bar is that year's total return, measured year-end to year-end.

Performance Metrics

Price performance metrics for BXP (BXP) and Extra Space Storage (EXR)
Metric	BXP	EXR
Total Return (1Y)	-3.69%	26.81%
Total Return (3Y, Annualized)	14.23%	15.90%
Total Return (5Y, Annualized)	-5.92%	0.02%

Risk Profile

Drawdown History

BXP

EXR

GSPC

BXP (BXP) vs. Extra Space Storage (EXR), with S&P 500 (GSPC) for reference: Drawdown from the running peak over the past five years. Each line shows the decline from its prior peak; 0% marks a new high.

Return Distribution

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Distribution of monthly total returns for BXP (BXP) and Extra Space Storage (EXR). Each bar is the share of months whose return fell in that 5% bucket.

Risk Metrics

Risk profile metrics for BXP (BXP) and Extra Space Storage (EXR)
Metric	BXP	EXR
Volatility (1Y, Annualized)	28.10%	22.51%
Beta (5Y)	1.00	1.05
Max Drawdown (5Y)	-62.57%	-51.36%
Avg. Volume (3M)	1.37M	1.28M

Risk-Adjusted Performance

Risk-Return Positioning

BXP and EXR are plotted by 1-year volatility (risk) and 1-year return. The dashed Capital Allocation Line runs from the risk-free rate through the shared industry median.

Risk-Adjusted Metrics

Risk-adjusted metrics for BXP (BXP) and Extra Space Storage (EXR)
Metric	BXP	EXR
Sharpe Ratio (1Y)	-0.28	1.00
Sortino Ratio (1Y)	-0.40	1.54

Profitability

ROE (TTM)

Both BXP (BXP) at 8.96% and Extra Space Storage (EXR) at 7.71% land near their industries’ usual ROE ranges, so capital efficiency looks broadly in line with peers on both sides.

BXP

Equity Real Estate Investment Trusts (REITs) industry group

8.96%

Max: 22.74%
Q3: 10.54%
BXP: 8.96%
Median: 6.38%
Q1: 1.69%
Min: -10.86%

EXR

Equity Real Estate Investment Trusts (REITs) industry group

7.71%

Max: 22.74%
Q3: 10.54%
EXR: 7.71%
Median: 6.38%
Q1: 1.69%
Min: -10.86%

BXP (BXP) vs. Extra Space Storage (EXR): A comparison of their ROE against the Equity Real Estate Investment Trusts (REITs) industry group benchmark.

Net Margin (TTM)

Neither BXP (BXP) in Equity Real Estate Investment Trusts (REITs) nor Extra Space Storage (EXR) in Equity Real Estate Investment Trusts (REITs) is well served by net margin: heavy depreciation makes net income a poor profitability proxy in their businesses, where FFO-based measures are the standard read.

Operating Margin (TTM)

Neither side reports a meaningful operating margin: for BXP (BXP) in Equity Real Estate Investment Trusts (REITs) and Extra Space Storage (EXR) in Equity Real Estate Investment Trusts (REITs), funding costs are part of the core business, so net margin and ROE are the cleaner profitability reads.

Profitability Metrics

Profitability metrics for BXP (BXP) and Extra Space Storage (EXR)
Metric	BXP	EXR
ROE (TTM)	8.96%	7.71%
ROA (TTM)	2.18%	3.39%
Net Margin (TTM)	--	--
Operating Margin (TTM)	--	--
Gross Margin (TTM)	--	--

Growth

Revenue Growth

Both BXP (BXP) at 2.19% and Extra Space Storage (EXR) at 3.70% land near their industries' usual revenue growth ranges, so top-line momentum looks broadly in line with peers on both sides.

BXP (BXP) vs. Extra Space Storage (EXR): A comparison of their Revenue Growth across different time periods.

EPS Growth

EPS growth isn't a meaningful figure for either BXP (BXP) in Equity Real Estate Investment Trusts (REITs) or Extra Space Storage (EXR) in Equity Real Estate Investment Trusts (REITs) under our convention.

Growth Metrics

Growth metrics for BXP (BXP) and Extra Space Storage (EXR)
Metric	BXP	EXR
Revenue Growth (YoY)	2.19%	3.70%
Revenue Growth (3Y CAGR)	3.86%	20.63%
EPS Growth (YoY)	--	--
EPS Growth (3Y CAGR)	--	--

Financial Strength

Current Ratio (MRQ)

Both BXP (BXP) at 0.70 and Extra Space Storage (EXR) at 0.87 carry current ratio within their industries’ typical mid-ranges, suggesting balanced short-term liquidity relative to peers.

BXP

Equity Real Estate Investment Trusts (REITs) industry group

0.70

Max: 4.19
Q3: 2.11
Median: 1.31
BXP: 0.70
Q1: 0.62
Min: 0.06

EXR

Equity Real Estate Investment Trusts (REITs) industry group

0.87

Max: 4.19
Q3: 2.11
Median: 1.31
EXR: 0.87
Q1: 0.62
Min: 0.06

BXP (BXP) vs. Extra Space Storage (EXR): A comparison of their current ratio against the Equity Real Estate Investment Trusts (REITs) industry group benchmark.

Debt / Equity (MRQ)

Extra Space Storage (EXR) at 1.03 carries an industry-typical debt-to-equity mix, while BXP (BXP) at 2.22 uses more debt funding than most peers.

BXP

Equity Real Estate Investment Trusts (REITs) industry group

2.22

Max: 2.72
BXP: 2.22
Q3: 1.59
Median: 0.99
Q1: 0.72
Min: 0.20

EXR

Equity Real Estate Investment Trusts (REITs) industry group

1.03

Max: 2.72
Q3: 1.59
EXR: 1.03
Median: 0.99
Q1: 0.72
Min: 0.20

BXP (BXP) vs. Extra Space Storage (EXR): A comparison of their debt-to-equity ratio against the Equity Real Estate Investment Trusts (REITs) industry group benchmark.

Financial Strength Metrics

Financial strength metrics for BXP (BXP) and Extra Space Storage (EXR)
Metric	BXP	EXR
Current Ratio (MRQ)	0.70	0.87
Debt / Equity (MRQ)	2.22	1.03
Net Debt / EBITDA	8.55	6.07

Dividends

Dividend Yield (TTM)

Both BXP (BXP) at 4.29% and Extra Space Storage (EXR) at 4.05% pay solid, industry-typical yields, sitting squarely within their peers’ usual range.

BXP

Equity Real Estate Investment Trusts (REITs) industry group

4.29%

Max: 8.62%
Q3: 5.95%
Median: 4.34%
BXP: 4.29%
Q1: 3.26%
Min: 0.00%

EXR

Equity Real Estate Investment Trusts (REITs) industry group

4.05%

Max: 8.62%
Q3: 5.95%
Median: 4.34%
EXR: 4.05%
Q1: 3.26%
Min: 0.00%

BXP (BXP) vs. Extra Space Storage (EXR): A comparison of their dividend yield against the Equity Real Estate Investment Trusts (REITs) industry group benchmark.

Dividend Payout Ratio (TTM)

An earnings-based payout ratio fits neither BXP (BXP) in Equity Real Estate Investment Trusts (REITs) nor Extra Space Storage (EXR) in Equity Real Estate Investment Trusts (REITs): their distributions are mandated and conventionally measured against FFO, so the accounting-earnings ratio overstates both.

Dividend Metrics

Dividend metrics for BXP (BXP) and Extra Space Storage (EXR)
Metric	BXP	EXR
Dividend Yield (TTM)	4.29%	4.05%
Dividend Payout Ratio (TTM)	--	--

Valuation

P/E Ratio (TTM)

P/E ratio is not a meaningful valuation yardstick for either BXP (BXP) in Equity Real Estate Investment Trusts (REITs) or Extra Space Storage (EXR) in Equity Real Estate Investment Trusts (REITs): depreciation suppresses reported earnings in their businesses, and price-to-FFO is the conventional yardstick instead.

P/S Ratio (TTM)

BXP (BXP) at 3.38 is priced about in line with its industry on P/S ratio, while Extra Space Storage (EXR) at 9.86 sits in the pricier quartile — EXR costs more per dollar of sales.

BXP

Equity Real Estate Investment Trusts (REITs) industry group

3.38

Max: 14.47
Q3: 8.02
Median: 5.98
BXP: 3.38
Q1: 3.27
Min: 0.43

EXR

Equity Real Estate Investment Trusts (REITs) industry group

9.86

Max: 14.47
EXR: 9.86
Q3: 8.02
Median: 5.98
Q1: 3.27
Min: 0.43

BXP (BXP) vs. Extra Space Storage (EXR): A comparison of their P/S ratio against the Equity Real Estate Investment Trusts (REITs) industry group benchmark.

P/B Ratio (MRQ)

BXP (BXP) at 2.00 is valued about in line with its industry on P/B ratio, while Extra Space Storage (EXR) at 2.59 carries an above-peer premium to book — EXR is pricier on assets.

BXP

Equity Real Estate Investment Trusts (REITs) industry group

2.00

Max: 4.06
Q3: 2.53
BXP: 2.00
Median: 1.64
Q1: 1.06
Min: 0.21

EXR

Equity Real Estate Investment Trusts (REITs) industry group

2.59

Max: 4.06
EXR: 2.59
Q3: 2.53
Median: 1.64
Q1: 1.06
Min: 0.21

BXP (BXP) vs. Extra Space Storage (EXR): A comparison of their P/B ratio against the Equity Real Estate Investment Trusts (REITs) industry group benchmark.

Valuation Metrics

Valuation metrics for BXP (BXP) and Extra Space Storage (EXR)
Metric	BXP	EXR
P/E Ratio (TTM)	--	--
P/S Ratio (TTM)	3.38	9.86
P/B Ratio (MRQ)	2.00	2.59
Free Cash Flow Yield (TTM)	--	--