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EGP vs TRNO
Which Stock Would AI Choose? EastGroup Properties (EGP) vs. Terreno Realty (TRNO) Stock Comparison
Key Takeaways
- Both EGP and TRNO are industrial real estate investment trusts (REITs) offering similar dividend yields around 3%, with strong leasing momentum in recent market activity.
- EGP has outperformed on a one-year basis with 31.5% returns versus TRNO's 20.5%, recently hitting 52-week highs near $203.
- TRNO trades at a more attractive trailing P/E ratio of 17x compared to EGP's 42x, reflecting superior recent quarterly revenue growth of 33%.
- Year-to-date performance is closely matched, with TRNO at 15.3% and EGP at 15.0%, amid high occupancy rates for both.
- EGP boasts a larger portfolio of 65 million square feet versus TRNO's 20 million, focused on Sunbelt versus coastal markets.
- Analysts maintain Buy ratings on both, with recent price target increases signaling positive sentiment.
Introduction
EastGroup Properties (EGP) and Terreno Realty (TRNO) represent prominent players in the industrial REIT sector, capitalizing on e-commerce and logistics demand. This comparison evaluates their business models, recent performance, and market positioning amid evolving supply chain dynamics. Investors seeking stable dividends, growth potential, and exposure to high-demand warehouse space—particularly in growth regions—may find value in assessing relative strengths. With both stocks demonstrating resilience in recent weeks, understanding contrasts in valuation, momentum, and regional focus aids informed portfolio decisions in the current environment.
EGP Overview and Recent Performance
EastGroup Properties, Inc. (EGP) is a self-administered equity REIT specializing in industrial distribution properties in supply-constrained Sunbelt markets like Texas, Florida, California, Arizona, and North Carolina. Its portfolio spans approximately 65 million square feet, targeting mid-size facilities for location-sensitive tenants. In recent market activity, EGP has benefited from robust same-property net operating income (PNOI) growth of 7% for full-year 2025, high occupancy nearing 97%, and its 185th consecutive quarterly dividend declaration. The stock has surged to 52-week highs around $203, driven by analyst upgrades and anticipation for first-quarter 2026 earnings, reflecting sustained demand and operational efficiency.
TRNO Overview and Recent Performance
Terreno Realty Corporation (TRNO) focuses on industrial real estate in major coastal U.S. markets, including Los Angeles, New York, Miami, and Seattle, with a portfolio of about 20 million square feet plus development land. The company emphasizes infill locations near transportation hubs. Recent weeks have seen strong operational updates, including $102 million in acquisitions, new leasing deals, property completions, and sales, contributing to 24.5% revenue growth over the past year. Trading near $67 with a year-to-date gain of 15%, TRNO sentiment has improved on elevated occupancy and rent trends, underscoring its execution in dense markets.
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Head-to-Head Comparison
Both EGP and TRNO operate as industrial REITs, acquiring and managing warehouses, but differ in geographic focus: EGP leverages Sunbelt population and logistics growth, while TRNO targets premium coastal infill sites. Growth drivers include leasing renewals and developments, with TRNO showing faster recent revenue expansion (33% quarterly) versus EGP's steady NOI gains. Momentum favors EGP over longer horizons, though both exhibit similar betas around 1.1, indicating comparable interest rate sensitivity. Valuation trade-offs highlight TRNO's lower P/E and payout ratio (52% vs. 121%), suggesting dividend growth potential, against EGP's scale advantage. Market sentiment remains bullish for both amid e-commerce tailwinds.
Tickeron AI Verdict
Tickeron’s AI models currently lean toward EGP based on superior one-year trend consistency, recent 52-week high breakthroughs, and analyst price target upside amid Sunbelt catalysts. While TRNO offers compelling valuation and growth metrics, EGP's relative stability and momentum position it as the probabilistic edge in prevailing conditions.
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 TRNO is a Hold.
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 whileTRNO’s FA Score has 1 green FA rating(s).
- EGP’s FA Score: 1 green, 4 red.
- TRNO’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 TRNO’s TA Score has 5 bullish TA indicator(s).
- EGP’s TA Score: 7 bullish, 3 bearish.
- TRNO’s TA Score: 5 bullish, 4 bearish.
Price Growth
EGP (@Miscellaneous Manufacturing) experienced а +3.57% price change this week, while TRNO (@Miscellaneous Manufacturing) price change was +4.57% 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.
TRNO is expected to report earnings on Aug 05, 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 | TRNO | EGP / TRNO | |
| Capitalization | 11B | 7.11B | 155% |
| EBITDA | 543M | 582M | 93% |
| Gain YTD | 16.223 | 15.553 | 104% |
| P/E Ratio | 37.33 | 16.41 | 227% |
| Revenue | 737M | 490M | 150% |
| Total Cash | 31.4M | 87.9M | 36% |
| Total Debt | 1.65B | 942M | 175% |
EGP | TRNO | ||
|---|---|---|---|
OUTLOOK RATING 1..100 | 86 | 85 | |
VALUATION overvalued / fair valued / undervalued 1..100 | 11 Undervalued | 8 Undervalued | |
PROFIT vs RISK RATING 1..100 | 50 | 73 | |
SMR RATING 1..100 | 77 | 71 | |
PRICE GROWTH RATING 1..100 | 48 | 49 | |
P/E GROWTH RATING 1..100 | 52 | 91 | |
SEASONALITY SCORE 1..100 | 31 | 50 |
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.
TRNO's Valuation (8) in the Real Estate Investment Trusts industry is in the same range as EGP (11). This means that TRNO’s stock grew similarly to EGP’s over the last 12 months.
EGP's Profit vs Risk Rating (50) in the Real Estate Investment Trusts industry is in the same range as TRNO (73). This means that EGP’s stock grew similarly to TRNO’s over the last 12 months.
TRNO's SMR Rating (71) in the Real Estate Investment Trusts industry is in the same range as EGP (77). This means that TRNO’s stock grew similarly to EGP’s over the last 12 months.
EGP's Price Growth Rating (48) in the Real Estate Investment Trusts industry is in the same range as TRNO (49). This means that EGP’s stock grew similarly to TRNO’s over the last 12 months.
EGP's P/E Growth Rating (52) in the Real Estate Investment Trusts industry is somewhat better than the same rating for TRNO (91). This means that EGP’s stock grew somewhat faster than TRNO’s over the last 12 months.
| EGP | TRNO | |
|---|---|---|
| RSI ODDS (%) | 2 days ago 63% | N/A |
| Stochastic ODDS (%) | 2 days ago 41% | 2 days ago 61% |
| Momentum ODDS (%) | 2 days ago 49% | 2 days ago 60% |
| MACD ODDS (%) | 2 days ago 47% | 2 days ago 44% |
| TrendWeek ODDS (%) | 2 days ago 58% | 2 days ago 54% |
| TrendMonth ODDS (%) | 2 days ago 56% | 2 days ago 49% |
| Advances ODDS (%) | 2 days ago 58% | 2 days ago 54% |
| Declines ODDS (%) | 6 days ago 47% | 6 days ago 51% |
| BollingerBands ODDS (%) | 2 days ago 69% | 2 days ago 62% |
| Aroon ODDS (%) | 2 days ago 43% | 2 days ago 48% |
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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% | ||
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TRNO and
Correlation & Price change
A.I.dvisor indicates that over the last year, TRNO has been closely correlated with EGP. These tickers have moved in lockstep 80% of the time. This A.I.-generated data suggests there is a high statistical probability that if TRNO jumps, then EGP could also see price increases.
| Ticker / NAME | Correlation To TRNO | 1D Price Change % | ||
|---|---|---|---|---|
| TRNO | 100% | +0.92% | ||
| EGP - TRNO | 80% Closely correlated | +1.30% | ||
| FR - TRNO | 78% Closely correlated | +1.24% | ||
| PLD - TRNO | 76% Closely correlated | +1.05% | ||
| STAG - TRNO | 74% Closely correlated | +2.05% | ||
| REXR - TRNO | 71% Closely correlated | +1.09% | ||
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