PLD vs. REG: Prologis vs. Regency Centers Stock Comparison

November 11, 2026

How do Prologis (PLD) and Regency Centers (REG) 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

Prologis (PLD) and Regency Centers (REG) both fall under the Equity Real Estate Investment Trusts (REITs) industry group, but PLD is classified in Industrial REITs while REG is classified in Retail REITs.

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

Company profile comparison for Prologis (PLD) and Regency Centers (REG)
Profile Item	PLD	REG
Name	Prologis, Inc.	Regency Centers Corporation
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	Industrial REITs	Retail REITs
GICS Sub-Industry	Industrial REITs	Retail REITs
Market Capitalization	123.44 billion USD	13.99 billion USD
Currency	USD	USD
Exchange	NYSE	Nasdaq
Listing Date	November 21, 1997	October 29, 1993
Security Type	REIT	REIT

Price Performance

Cumulative Growth

PLD

REG

GSPC

Prologis (PLD) vs. Regency Centers (REG), 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 Prologis (PLD) and Regency Centers (REG). Returns over one year are annualized.

Calendar-Year Returns

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Calendar-year total returns for Prologis (PLD) and Regency Centers (REG). Each bar is that year's total return, measured year-end to year-end.

Performance Metrics

Price performance metrics for Prologis (PLD) and Regency Centers (REG)
Metric	PLD	REG
Total Return (1Y)	7.42%	12.94%
Total Return (3Y, Annualized)	11.73%	12.85%
Total Return (5Y, Annualized)	0.42%	4.68%

Risk Profile

Drawdown History

PLD

REG

GSPC

Prologis (PLD) vs. Regency Centers (REG), 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 Prologis (PLD) and Regency Centers (REG). Each bar is the share of months whose return fell in that 5% bucket.

Risk Metrics

Risk profile metrics for Prologis (PLD) and Regency Centers (REG)
Metric	PLD	REG
Volatility (1Y, Annualized)	20.90%	16.15%
Beta (5Y)	1.26	0.79
Max Drawdown (5Y)	-43.30%	-30.09%
Avg. Volume (3M)	3.60M	1.24M

Risk-Adjusted Performance

Risk-Return Positioning

PLD and REG 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 Prologis (PLD) and Regency Centers (REG)
Metric	PLD	REG
Sharpe Ratio (1Y)	0.15	0.54
Sortino Ratio (1Y)	0.22	0.82

Profitability

ROE (TTM)

Both Prologis (PLD) at 7.71% and Regency Centers (REG) at 7.67% land near their industries’ usual ROE ranges, so capital efficiency looks broadly in line with peers on both sides.

PLD

Equity Real Estate Investment Trusts (REITs) industry group

7.71%

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

REG

Equity Real Estate Investment Trusts (REITs) industry group

7.67%

Max: 22.74%
Q3: 10.54%
REG: 7.67%
Median: 6.38%
Q1: 1.69%
Min: -10.86%

Prologis (PLD) vs. Regency Centers (REG): A comparison of their ROE against the Equity Real Estate Investment Trusts (REITs) industry group benchmark.

Net Margin (TTM)

Neither Prologis (PLD) in Equity Real Estate Investment Trusts (REITs) nor Regency Centers (REG) 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 Prologis (PLD) in Equity Real Estate Investment Trusts (REITs) and Regency Centers (REG) 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 Prologis (PLD) and Regency Centers (REG)
Metric	PLD	REG
ROE (TTM)	7.71%	7.67%
ROA (TTM)	2.54%	3.28%
Net Margin (TTM)	--	--
Operating Margin (TTM)	--	--
Gross Margin (TTM)	--	--

Growth

Revenue Growth

Both Prologis (PLD) at 7.18% and Regency Centers (REG) at 6.85% land near their industries' usual revenue growth ranges, so top-line momentum looks broadly in line with peers on both sides.

Prologis (PLD) vs. Regency Centers (REG): A comparison of their Revenue Growth across different time periods.

EPS Growth

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

Growth Metrics

Growth metrics for Prologis (PLD) and Regency Centers (REG)
Metric	PLD	REG
Revenue Growth (YoY)	7.18%	6.85%
Revenue Growth (3Y CAGR)	13.74%	8.27%
EPS Growth (YoY)	--	--
EPS Growth (3Y CAGR)	--	--

Financial Strength

Current Ratio (MRQ)

Both Prologis (PLD) at 0.73 and Regency Centers (REG) at 1.03 carry current ratio within their industries’ typical mid-ranges, suggesting balanced short-term liquidity relative to peers.

PLD

Equity Real Estate Investment Trusts (REITs) industry group

0.73

Max: 4.19
Q3: 2.11
Median: 1.31
PLD: 0.73
Q1: 0.62
Min: 0.06

REG

Equity Real Estate Investment Trusts (REITs) industry group

1.03

Max: 4.19
Q3: 2.11
Median: 1.31
REG: 1.03
Q1: 0.62
Min: 0.06

Prologis (PLD) vs. Regency Centers (REG): A comparison of their current ratio against the Equity Real Estate Investment Trusts (REITs) industry group benchmark.

Debt / Equity (MRQ)

Prologis (PLD) at 0.62 keeps leverage in the lower industry quartile, while Regency Centers (REG) at 0.72 runs a more typical debt-to-equity mix.

PLD

Equity Real Estate Investment Trusts (REITs) industry group

0.62

Max: 2.72
Q3: 1.59
Median: 0.99
Q1: 0.72
PLD: 0.62
Min: 0.20

REG

Equity Real Estate Investment Trusts (REITs) industry group

0.72

Max: 2.72
Q3: 1.59
Median: 0.99
REG: 0.72
Q1: 0.72
Min: 0.20

Prologis (PLD) vs. Regency Centers (REG): 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 Prologis (PLD) and Regency Centers (REG)
Metric	PLD	REG
Current Ratio (MRQ)	0.73	1.03
Debt / Equity (MRQ)	0.62	0.72
Net Debt / EBITDA	5.10	4.54

Dividends

Dividend Yield (TTM)

Both Prologis (PLD) at 3.28% and Regency Centers (REG) at 3.96% pay solid, industry-typical yields, sitting squarely within their peers’ usual range.

PLD

Equity Real Estate Investment Trusts (REITs) industry group

3.28%

Max: 8.62%
Q3: 5.95%
Median: 4.34%
PLD: 3.28%
Q1: 3.26%
Min: 0.00%

REG

Equity Real Estate Investment Trusts (REITs) industry group

3.96%

Max: 8.62%
Q3: 5.95%
Median: 4.34%
REG: 3.96%
Q1: 3.26%
Min: 0.00%

Prologis (PLD) vs. Regency Centers (REG): 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 Prologis (PLD) in Equity Real Estate Investment Trusts (REITs) nor Regency Centers (REG) 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 Prologis (PLD) and Regency Centers (REG)
Metric	PLD	REG
Dividend Yield (TTM)	3.28%	3.96%
Dividend Payout Ratio (TTM)	--	--

Valuation

P/E Ratio (TTM)

P/E ratio is not a meaningful valuation yardstick for either Prologis (PLD) in Equity Real Estate Investment Trusts (REITs) or Regency Centers (REG) 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)

Both Prologis (PLD) at 12.48 and Regency Centers (REG) at 8.15 command a richer price per dollar of sales than most peers, sitting in the upper P/S ratio quartile of their industries.

PLD

Equity Real Estate Investment Trusts (REITs) industry group

12.48

Max: 14.47
PLD: 12.48
Q3: 8.02
Median: 5.98
Q1: 3.27
Min: 0.43

REG

Equity Real Estate Investment Trusts (REITs) industry group

8.15

Max: 14.47
REG: 8.15
Q3: 8.02
Median: 5.98
Q1: 3.27
Min: 0.43

Prologis (PLD) vs. Regency Centers (REG): A comparison of their P/S ratio against the Equity Real Estate Investment Trusts (REITs) industry group benchmark.

P/B Ratio (MRQ)

On P/B ratio, both Prologis (PLD) at 2.16 and Regency Centers (REG) at 2.08 are valued close to their industries’ norm against book — neither stands out from peers.

PLD

Equity Real Estate Investment Trusts (REITs) industry group

2.16

Max: 4.06
Q3: 2.53
PLD: 2.16
Median: 1.64
Q1: 1.06
Min: 0.21

REG

Equity Real Estate Investment Trusts (REITs) industry group

2.08

Max: 4.06
Q3: 2.53
REG: 2.08
Median: 1.64
Q1: 1.06
Min: 0.21

Prologis (PLD) vs. Regency Centers (REG): A comparison of their P/B ratio against the Equity Real Estate Investment Trusts (REITs) industry group benchmark.

Valuation Metrics

Valuation metrics for Prologis (PLD) and Regency Centers (REG)
Metric	PLD	REG
P/E Ratio (TTM)	--	--
P/S Ratio (TTM)	12.48	8.15
P/B Ratio (MRQ)	2.16	2.08
Free Cash Flow Yield (TTM)	--	--