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EGP vs FR
Which Stock Would AI Choose? EastGroup Properties (EGP) vs. First Industrial Realty Trust (FR) Stock Comparison
Key Takeaways
- Both EGP and FR are industrial real estate investment trusts (REITs) benefiting from logistics demand, with FR showing stronger one-year returns at approximately 40% versus EGP's 31%.
- EGP focuses on high-growth Sunbelt markets with a portfolio of about 65 million square feet, recently achieving a 96.6% lease rate and hitting a 52-week high.
- FR operates around 72 million square feet across 15 major markets, supported by solid funds from operations (FFO) growth amid sector tailwinds.
- Year-to-date, EGP leads slightly at 15% return compared to FR's 13%, with comparable dividend yields near 3%.
- Recent analyst targets suggest modest upside for both, but EGP trades at a premium P/E ratio of 42 versus FR's 34.
- Activist pressure on FR introduces potential volatility, while EGP demonstrates steady leasing momentum.
Introduction
This comparison pits EGP against FR, two prominent industrial REITs capitalizing on e-commerce and supply chain resilience. Investors seeking exposure to logistics real estate may weigh their regional focuses, portfolio scales, and recent momentum. Traders monitoring REIT sector rotation will find value in understanding relative performance amid interest rate dynamics and economic shifts. With both stocks exhibiting strength in recent market activity, this analysis highlights key metrics, growth drivers, and positioning to inform portfolio decisions in a competitive industrial property landscape.
EGP Overview and Recent Performance
EastGroup Properties, Inc. (EGP) is a self-administered equity REIT specializing in industrial distribution properties in supply-constrained, high-growth Sunbelt markets like Texas, Florida, California, Arizona, and North Carolina. Its portfolio spans roughly 65 million square feet, targeting mid-sized facilities for location-sensitive tenants near transportation hubs.
In recent weeks, EGP has shown resilient performance, reaching a 52-week high near $203 amid broader industrial REIT gains. Year-to-date returns stand at about 15%, with one-year gains around 32%. Key influences include robust same-store net operating income (NOI) growth of 7% for full-year 2025 and a 96.6% lease rate, bolstering investor sentiment. Upcoming first-quarter 2026 earnings and a quarterly dividend of $1.55 have further supported stability, though elevated P/E ratios reflect growth premium pricing.
FR Overview and Recent Performance
First Industrial Realty Trust, Inc. (FR) owns, operates, develops, and acquires logistics properties across 15 major U.S. metropolitan statistical areas (MSAs), totaling approximately 72 million square feet. It serves multinational and regional supply chain clients through an integrated platform.
Recent market activity has propelled FR to a 52-week high around $64, with year-to-date returns of 13% and one-year gains exceeding 40%. Momentum stems from strong occupancy and FFO expansion in a favorable industrial environment. However, an activist investor campaign launched late 2025, urging governance changes, has added uncertainty. A consistent dividend yield near 3% and analyst hold ratings with modest targets have tempered volatility, maintaining appeal for income-focused holders.
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Head-to-Head Comparison
Both EGP and FR thrive in the industrial REIT space, driven by e-commerce logistics demand, but differ in geographic emphasis: EGP’s Sunbelt concentration versus FR’s multi-MSA diversification. Growth catalysts include EGP’s development pipeline and leasing strength against FR’s acquisition activity.
Recent momentum favors FR on a one-year basis, though EGP edges YTD with less volatility (similar betas around 1.1). Risk profiles contrast: FR faces activist scrutiny potentially spurring value unlocks, while EGP benefits from operational consistency. Sector exposure aligns on industrial tailwinds, but EGP’s higher market cap signals scale advantages. Sentiment leans positive for both, with comparable yields but FR offering relative value on P/E metrics.
Tickeron AI Verdict
Tickeron’s AI models currently lean toward EGP with higher probability for sustained outperformance. Factors include trend consistency in Sunbelt markets, superior recent leasing metrics, and absence of external pressures like activism, positioning it favorably relative to FR. While FR exhibits stronger long-term momentum, EGP’s stability and catalysts suggest better risk-adjusted positioning in the near term.
Disclaimer
The information on this webpage is provided for general informational and educational purposes only and is not intended as investment advice, a recommendation to purchase or sell any security, or an offer or solicitation related to investments. It does not consider your personal financial situation, goals, or risk profile, and all investing carries inherent risks, including the possibility of losing your entire investment. For more details, please review our full disclaimer. Disclaimers and Limitations
To compare these two companies we present long-term analysis, their fundamental ratings and make comparative short-term technical analysis which are presented below. The conclusion is EGP is a StrongBuy and FR is a StrongBuy.
Long-Term Analysis
It is best to consider a long-term outlook for a ticker by using Fundamental Analysis (FA) ratings. The rating of 1 to 100, where 1 is best and 100 is worst, is divided into thirds. The first third (a green rating of 1-33) indicates that the ticker is undervalued; the second third (a grey number between 34 and 66) means that the ticker is valued fairly; and the last third (red number of 67 to 100) reflects that the ticker is undervalued. We use an FA Score to show how many ratings show the ticker to be undervalued (green) or overvalued (red).
EGP’s FA Score shows that 1 FA rating(s) are green whileFR’s FA Score has 1 green FA rating(s).
- EGP’s FA Score: 1 green, 4 red.
- FR’s FA Score: 1 green, 4 red.
Short-Term Analysis
It is best to consider a short-term outlook for a ticker by using Technical Analysis (TA) indicators. We use Odds of Success as the percentage of outcomes which confirm successful trade signals in the past.
If the Odds of Success (the likelihood of the continuation of a trend) for each indicator are greater than 50%, then the generated signal is confirmed. A green percentage from 90% to 51% indicates that the ticker is in a bullish trend. A red percentage from 90% - 51% indicates that the ticker is in a bearish trend. All grey percentages are below 50% and are considered not to confirm the trend signal.
EGP’s TA Score shows that 7 TA indicator(s) are bullish while FR’s TA Score has 5 bullish TA indicator(s).
- EGP’s TA Score: 7 bullish, 3 bearish.
- FR’s TA Score: 5 bullish, 4 bearish.
Price Growth
EGP (@Miscellaneous Manufacturing) experienced а +3.57% price change this week, while FR (@Miscellaneous Manufacturing) price change was +3.23% for the same time period.
The average weekly price growth across all stocks in the @Miscellaneous Manufacturing industry was +3.31%. For the same industry, the average monthly price growth was +4.83%, and the average quarterly price growth was +18.58%.
Reported Earning Dates
EGP is expected to report earnings on Jul 22, 2026.
FR is expected to report earnings on Jul 22, 2026.
Industries' Descriptions
@Miscellaneous Manufacturing (+3.31% weekly)Miscellaneous manufacturing refers to a diverse range of products that cannot readily be categorized into other specific sectors of manufacturing. Major U.S. players in this industry include AMETEK, Inc.( analytical instruments, precision components and specialty materials), Dover Corporation (solutions for efficiency and safety of extracting oil and gas, e.g. rod lifts, progressing cavity pumps, gas lifts etc.; solutions for the transportation/transformation of solid waste; products for safe handling of critical fluids for various industries; systems for commercial-refrigeration, heating and cooling, and food and beverage packaging), and Carlisle Companies Incorporated (niche markets including commercial roofing, energy, lawn and garden, mining and construction equipment, aerospace and electronics, dining and food delivery, and healthcare), among others.
| EGP | FR | EGP / FR | |
| Capitalization | 11B | 8.43B | 131% |
| EBITDA | 543M | 633M | 86% |
| Gain YTD | 16.223 | 11.978 | 135% |
| P/E Ratio | 37.33 | 24.54 | 152% |
| Revenue | 737M | 745M | 99% |
| Total Cash | 31.4M | 37.1M | 85% |
| Total Debt | 1.65B | 2.58B | 64% |
EGP | FR | ||
|---|---|---|---|
OUTLOOK RATING 1..100 | 86 | 79 | |
VALUATION overvalued / fair valued / undervalued 1..100 | 11 Undervalued | 14 Undervalued | |
PROFIT vs RISK RATING 1..100 | 50 | 49 | |
SMR RATING 1..100 | 77 | 64 | |
PRICE GROWTH RATING 1..100 | 48 | 48 | |
P/E GROWTH RATING 1..100 | 52 | 52 | |
SEASONALITY SCORE 1..100 | 31 | 5 |
Tickeron ratings are formulated such that a rating of 1 designates the most successful stocks in a given industry, while a rating of 100 points to the least successful stocks for that industry.
EGP's Valuation (11) in the Real Estate Investment Trusts industry is in the same range as FR (14). This means that EGP’s stock grew similarly to FR’s over the last 12 months.
FR's Profit vs Risk Rating (49) in the Real Estate Investment Trusts industry is in the same range as EGP (50). This means that FR’s stock grew similarly to EGP’s over the last 12 months.
FR's SMR Rating (64) in the Real Estate Investment Trusts industry is in the same range as EGP (77). This means that FR’s stock grew similarly to EGP’s over the last 12 months.
FR's Price Growth Rating (48) in the Real Estate Investment Trusts industry is in the same range as EGP (48). This means that FR’s stock grew similarly to EGP’s over the last 12 months.
FR's P/E Growth Rating (52) in the Real Estate Investment Trusts industry is in the same range as EGP (52). This means that FR’s stock grew similarly to EGP’s over the last 12 months.
| EGP | FR | |
|---|---|---|
| RSI ODDS (%) | 2 days ago 63% | N/A |
| Stochastic ODDS (%) | 2 days ago 41% | 2 days ago 50% |
| Momentum ODDS (%) | 2 days ago 49% | 2 days ago 53% |
| MACD ODDS (%) | 2 days ago 47% | 2 days ago 48% |
| TrendWeek ODDS (%) | 2 days ago 58% | 2 days ago 52% |
| TrendMonth ODDS (%) | 2 days ago 56% | 2 days ago 50% |
| Advances ODDS (%) | 2 days ago 58% | 2 days ago 51% |
| Declines ODDS (%) | 6 days ago 47% | 6 days ago 46% |
| BollingerBands ODDS (%) | 2 days ago 69% | 2 days ago 56% |
| Aroon ODDS (%) | 2 days ago 43% | 2 days ago 38% |
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EGP and
Correlation & Price change
A.I.dvisor indicates that over the last year, EGP has been closely correlated with PLD. These tickers have moved in lockstep 88% of the time. This A.I.-generated data suggests there is a high statistical probability that if EGP jumps, then PLD could also see price increases.
| Ticker / NAME | Correlation To EGP | 1D Price Change % | ||
|---|---|---|---|---|
| EGP | 100% | +1.30% | ||
| PLD - EGP | 88% Closely correlated | +1.05% | ||
| FR - EGP | 86% Closely correlated | +1.24% | ||
| TRNO - EGP | 81% Closely correlated | +0.92% | ||
| STAG - EGP | 79% Closely correlated | +2.05% | ||
| FRT - EGP | 73% Closely correlated | +0.90% | ||
More | ||||
FR and
Correlation & Price change
A.I.dvisor indicates that over the last year, FR has been closely correlated with EGP. These tickers have moved in lockstep 91% of the time. This A.I.-generated data suggests there is a high statistical probability that if FR jumps, then EGP could also see price increases.