Sifting through countless of stocks in the Industrial REITs industry can be tedious, and sometimes two stocks are just too similar to judge which is the better investment. If you’re on the fence about investing in EastGroup Properties, Inc., Prologis or Inc. because you’re not sure how they measure up, it’s important to compare them on a few factors before making your decision.

Read on to learn how EastGroup Properties, Inc., Prologis and Inc. compare based on key financial metrics to determine which better meets your investment needs.

About EastGroup Properties, Inc., Prologis and Inc.

EastGroup Properties, Inc. a member of the S&P Mid-Cap 400 and Russell 2000 Indexes. It is a self-administered equity real estate investment trust focused on the development, acquisition and operation of industrial properties in high-growth markets throughout the United States with an emphasis in the states of Texas, Florida, California, Arizona and North Carolina. The Company's goal is to maximize shareholder value by being a leading provider in its markets of functional, flexible and quality business distribution space for location sensitive customers (primarily in the 20,000 to 100,000 square foot range). The Company's strategy for growth is based on ownership of premier distribution facilities generally clustered near major transportation features in supply-constrained submarkets. East Groups portfolio, including development projects and value-add acquisitions in lease-up and under construction, currently includes approximately 65.7 million square feet. EastGroup Properties, Inc. was incorporated in 1969 and is based in Ridgeland, United States.

Prologis, Inc. is a self-administered and self-managed REIT and is the sole general partner of Prologis, L.P. through which it holds substantially all of its assets. We operate Prologis, Inc. and Prologis, L.P. as one enterprise and, therefore, our discussion and analysis refer to Prologis, Inc. and its consolidated subsidiaries, including Prologis, L.P. We invest in real estate through wholly owned subsidiaries and other entities through which we co-invest with partners and investors (co-investment ventures). We have a significant ownership interest in the co-investment ventures, which are either consolidated or unconsolidated based on our level of control of the entity. Prologis, Inc. began operating as a fully integrated real estate company in 1997 and elected to be taxed as a REIT under the Internal Revenue Code of 1986, as amended (Internal Revenue Code or IRC). We believe the current organization and method of operation enable Prologis, Inc. to maintain its status as a REIT. Prologis, L.P. was also formed in 1997. We operate, manage and measure the operating performance of our properties on an owned and managed (O&M) basis. Our O&M portfolio includes our consolidated properties as well as properties owned by our unconsolidated co investment ventures, which we manage. We make operating decisions based on our total O&M portfolio as we manage the properties without regard to their ownership. Prologis, Inc. was incorporated in 1983 in Maryland and is based in San Francisco, California.

Latest Industrial REITs and EastGroup Properties, Inc., Prologis, Inc. Stock News

As of July 31, 2026, EastGroup Properties, Inc. had a $11.2 billion market capitalization, compared to the Industrial REITs median of $7.4 million. EastGroup Properties, Inc.’s stock is up 17.3% in 2026, down 1.9% in the previous five trading days and up 26.99% in the past year.

Currently, EastGroup Properties, Inc.’s price-earnings ratio is 36.7. EastGroup Properties, Inc.’s trailing 12-month revenue is $751.4 million with a 40.6% net profit margin. Year-over-year quarterly sales growth most recently was 9.0%. Analysts expect adjusted earnings to reach $5.953 per share for the current fiscal year. EastGroup Properties, Inc. currently has a 3.0% dividend yield.

As of July 31, 2026, Prologis, Inc. had a $134.9 billion market cap, putting it in the 98th percentile of all stocks. Prologis, Inc.’s stock is up 13.3% in 2026, down 2% in the previous five trading days and up 33.29% in the past year.

Currently, Prologis, Inc.’s price-earnings ratio is 32.2. Prologis, Inc.’s trailing 12-month revenue is $9.7 billion with a 43.6% net profit margin. Year-over-year quarterly sales growth most recently was 12.3%. Analysts expect adjusted earnings to reach $3.330 per share for the current fiscal year. Prologis, Inc. currently has a 3.0% dividend yield.

How We Compare EastGroup Properties, Inc., Prologis and Inc. Stock Grades

Stock evaluation requires access to huge amounts of data and the knowledge and time to sift through it all, make sense of financial ratios, read income statements and analyze recent stock movements. AAII created A+ Investor, a robust data suite that condenses data research in an actionable and customizable way suitable for investors of all knowledge levels, to help investors streamline and work through such data.

AAII’s proprietary stock grades come with A+ Investor. These offer intuitive A‐F grades for each of five key investing factors: value, growth, momentum, earnings estimate revisions and quality. Here, we’ll take a closer look at EastGroup Properties, Inc., Prologis and Inc.’s stock grades to see how they measure up against one another.

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EastGroup Properties, Inc., Prologis and Inc. Growth Grades

Company	Ticker	Growth
EastGroup Properties, Inc.	EGP	A
Prologis, Inc.	PLD	A

The foundation of growth investing is seeking out stocks of companies exhibiting strong, consistent and prolonged growth that is expected to continue into the future.

In order to compute the growth score and assign it a letter grade, the percentile ranks for each of three components‐consistency of annual sales growth, five-year sales growth rankings adjusted for extreme levels, and consistency of positive annual cash from operations‐must be determined. These three rank figures are added together, and the sum is ranked against the entire stock universe to arrive at a company’s Growth Score to create an equal distribution of grades.

The companies in the bottom 20% of the stock universe receive Growth Grades of F, considered to be very weak, while those in the top 20% receive A grades, which are considered very strong.

EastGroup Properties, Inc. has a Growth Score of 89, which is Very Strong. Prologis, Inc. has a Growth Score of 89, which is Very Strong.

The Growth Grade Winner: It’s a Tie!

Looking at the Growth Grade breakdown above, both EastGroup Properties, Inc., Prologis and Inc. have a grade of A. For investors who focus solely on a company’s upward growth, further research should be conducted into both companies’ other financial metrics before deciding whether to invest.

EastGroup Properties, Inc., Prologis and Inc.’s Quality Grades

Company	Ticker	Quality
EastGroup Properties, Inc.	EGP	C
Prologis, Inc.	PLD	D

Like the Value Grade, AAII’s A+ Investor Quality Grade comes from the percentile rank of key metrics. Specifically, the Quality Score is the percentile rank of the average of the percentile ranks of return on assets (ROA), return on invested capital (ROIC), gross profit relative to assets, buyback yield, change in total liabilities to assets, accruals, Z double prime bankruptcy risk (Z) score and the F-Score.

The score is variable, meaning it can consider all eight measures or, should any of the eight measures not be valid, the remaining measures that are valid. To be assigned a Quality Score, stocks must have a valid (non-null) measure and corresponding ranking for at least four of the eight quality measures.

The Quality Score is used to assess the underlying “quality” of a particular stock. A higher-quality stock possesses traits associated with upside potential and reduced downside risk. Backtesting of the Quality Grade shows that stocks with higher grades, on average, outperformed stocks with lower grades over the period of 1998 through 2019.

Stocks receive better grades (higher scores) for having higher scores for the quality subcomponents and worse grades (lower scores) for lower scores for the subcomponents.

EastGroup Properties, Inc. has a Quality Score of 54, which is Average. Prologis, Inc. has a Quality Score of 39, which is Weak.

The Quality Stock Winner: No Clear Winner

Neither EastGroup Properties, Inc., Prologis or Inc. has a high enough Quality Grade to be considered a “winner.” Investors who are considering these companies should do additional due diligence and research to see if either could be a good addition to their portfolios. It’s important to look at a wide range of financial metrics in order to determine if EastGroup Properties, Inc., Prologis or Inc. is the better investment when it comes to quality.

EastGroup Properties, Inc., Prologis and Inc.’s Momentum Grades

Company	Ticker	Momentum
EastGroup Properties, Inc.	EGP	C
Prologis, Inc.	PLD	B

Momentum grades help to uncover stocks experiencing anomalously high rates of return; research finds that stocks with high relative levels of momentum tend to outperform, whereas those with low levels of momentum tend to continue underperforming. Momentum is based on the price change of a stock over a specified period relative to all other stocks.

Typically, AAII looks at the weighted relative strength over the trailing four quarters. The weighted four-quarter relative strength rank is the relative price change for each of the past four quarters. The most recent quarterly price change is given a weight of 40% and each of the three previous quarters are given a weighting of 20%.

EastGroup Properties, Inc. has a Momentum Score of 60, which is Average. Prologis, Inc. has a Momentum Score of 62, which is Strong.

The Momentum Grade Winner: Prologis, Inc.

As you can clearly see from the Momentum Grade breakdown above, Prologis, Inc. is considered to have stronger momentum compared to EastGroup Properties, Inc.. For those specifically looking for companies that have stronger momentum compared to other companies in the same industry, Prologis, Inc. could be a good stock to invest in. However, it’s important for investors to analyze multiple factors based on a wide range of metrics before deciding whether to buy.

Other EastGroup Properties, Inc., Prologis and Inc. Grades

In addition to Growth, Momentum and Quality, A+ Investor also provides grades for Value and Estimate Revisions.

Earnings estimate revisions scores take into account the magnitude of a company’s earnings surprise in its last two reported fiscal quarters. Often, surprises beget further surprises‐or at least continued sales growth (the exact opposite is generally true, too).

Successful stock investing involves buying low and selling high, so stock valuation is an important consideration for stock selection. Buying stocks that are going to go up typically means buying stocks that are undervalued in the first place, although momentum investors may argue that point.

These 2 key factors, when combined with the above, provide a holistic view into a particular stock. Further, by joining A+ Investor you can see whether EastGroup Properties, Inc., Prologis and Inc. pass any of our 60+ stock screens that have outperformed the market since their creation.

So, Which Is the Better Investment, EastGroup Properties, Inc., Prologis or Inc. Stock?

Overall, EastGroup Properties, Inc. stock has a Growth Score of 89, Momentum Score of 60 and Quality Score of 54.

Prologis, Inc. stock has a Growth Score of 89, Momentum Score of 62 and Quality Score of 39.

Comparing EastGroup Properties, Inc., Prologis and Inc.’s grades, scores and metrics can act as a solid basis to determine whether they may be a good investment or not. You’ll also want to look at your portfolio’s asset allocation as well as your risk tolerance and financial goals to see if either of these stocks would make a good fit for you. AAII can help you figure out which investments align with your individual needs and preferences.

Investors are encouraged to do their own due diligence and research. In this way, individuals can effectively become managers of their own assets‐without having to rely on others for financial independence. You can count on AAII for timeless articles on financial planning and stock-picking, unbiased research and actionable analysis.

A+ Investor adds to our qualitative teaching with a powerful data suite to help you whittle down investment choices to find stocks, exchange-traded funds (ETFs) or mutual funds that meet your needs.

AAII Disclaimer

We make no representations or warranties that any investor will, or is likely to, achieve profits similar to those shown, because past, hypothetical or simulated performance is not necessarily indicative of future results. Before making an investment decision, you should consider your circumstances and whether the information on our content is applicable to your situation. This information was prepared in good faith, and we accept no liability for any errors or omissions. The full disclaimer can be read here.