EGP vs. PLD: EastGroup Properties vs. Prologis Stock Comparison

Company Profile

EastGroup Properties (EGP) and Prologis (PLD) are both classified in the Industrial REITs sub-industry within the broader Industrial REITs industry, placing them in the closest GICS peer bucket.

Both EastGroup Properties (EGP) and Prologis (PLD) are REITs — read their payout ratios and P/E alongside FFO (funds from operations) rather than at face value.

Price Performance

Cumulative Growth

Trailing Returns

Calendar-Year Returns

Performance Metrics

Risk Profile

Drawdown History

Return Distribution

Risk Metrics

Risk-Adjusted Performance

Risk-Return Positioning

Risk-Adjusted Metrics

Profitability

Both EastGroup Properties (EGP) at 8.93% and Prologis (PLD) at 7.71% land near their industries’ usual ROE ranges, so capital efficiency looks broadly in line with peers on both sides.

Neither EastGroup Properties (EGP) in Equity Real Estate Investment Trusts (REITs) nor Prologis (PLD) 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.

Neither side reports a meaningful operating margin: for EastGroup Properties (EGP) in Equity Real Estate Investment Trusts (REITs) and Prologis (PLD) 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

Growth

EastGroup Properties (EGP) at 12.67% sits in the top revenue growth quartile, while Prologis (PLD) at 7.18% is closer to the peer norm — faster top-line expansion for EGP.

EPS growth isn't a meaningful figure for either EastGroup Properties (EGP) in Equity Real Estate Investment Trusts (REITs) or Prologis (PLD) in Equity Real Estate Investment Trusts (REITs) under our convention.

Growth Metrics

Financial Strength

Both EastGroup Properties (EGP) at 0.62 and Prologis (PLD) at 0.73 carry current ratio within their industries’ typical mid-ranges, suggesting balanced short-term liquidity relative to peers.

Both EastGroup Properties (EGP) at 0.52 and Prologis (PLD) at 0.62 keep leverage in the lower quartile of their industries, with less balance-sheet debt relative to equity than most peers.

Financial Strength Metrics

Dividends

Both EastGroup Properties (EGP) at 3.30% and Prologis (PLD) at 3.28% pay solid, industry-typical yields, sitting squarely within their peers’ usual range.

An earnings-based payout ratio fits neither EastGroup Properties (EGP) in Equity Real Estate Investment Trusts (REITs) nor Prologis (PLD) 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

Valuation

P/E ratio is not a meaningful valuation yardstick for either EastGroup Properties (EGP) in Equity Real Estate Investment Trusts (REITs) or Prologis (PLD) in Equity Real Estate Investment Trusts (REITs): depreciation suppresses reported earnings in their businesses, and price-to-FFO is the conventional yardstick instead.

Both EastGroup Properties (EGP) at 13.56 and Prologis (PLD) at 12.48 command a richer price per dollar of sales than most peers, sitting in the upper P/S ratio quartile of their industries.

Prologis (PLD) at 2.16 is valued about in line with its industry on P/B ratio, while EastGroup Properties (EGP) at 2.91 carries an above-peer premium to book — EGP is pricier on assets.

Valuation Metrics