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FR vs PLD
Which Stock Would AI Choose? First Industrial Realty Trust (FR) vs. Prologis (PLD) Stock Comparison
Key Takeaways
- FR and PLD are both industrial real estate investment trusts (REITs) focused on logistics properties, with PLD significantly larger in scale and global reach.
- Recent quarterly results showed strong leasing momentum for both, though PLD reported record leasing volume exceeding 67 million square feet and multiple guidance increases.
- FR delivered cash same-store net operating income (NOI) growth of 6.7% in its latest reported quarter with occupancy at 94.9%, while maintaining a moderate buy analyst consensus.
- PLD benefits from data center development exposure and a proposed acquisition of SEGRO, supporting raised 2026 core funds from operations (FFO) guidance.
- Relative performance in recent weeks has been mixed for both stocks amid broader market conditions, with PLD showing greater stability tied to its diversified portfolio.
- Sector exposure to e-commerce, supply chain resilience, and emerging data center demand remains a shared growth driver, though risk profiles differ due to market capitalization and geographic concentration.
Introduction
Industrial REITs have drawn sustained investor interest due to structural demand for logistics real estate driven by e-commerce and supply chain optimization. FR (First Industrial Realty Trust) and PLD (Prologis) represent two prominent players in this sector, offering exposure to warehouse and distribution facilities. This comparison examines their recent performance, business models, and market positioning to assist institutional and retail investors evaluating relative value within the industrial REIT space. Traders monitoring sector rotation or seeking diversified real estate holdings may find the analysis relevant for portfolio construction decisions.
FR Overview and Recent Performance
First Industrial Realty Trust owns, operates, and develops logistics real estate primarily in the United States. The company reported second-quarter 2026 results with revenue of $194.94 million, reflecting an 8.2% year-over-year increase, alongside cash same-store NOI growth of 6.7%. Occupancy reached 94.9% at quarter-end, supported by strong rental rate increases of 39% on new and renewal leases. Management raised 2026 FFO guidance following active leasing. In recent market activity, the stock has traded in a range near $61, with a 1-year return of approximately 23% amid institutional accumulation and a quarterly dividend yielding around 3.2%. Sentiment has been influenced by solid operational metrics offset by broader interest rate sensitivity affecting REIT valuations.
PLD Overview and Recent Performance
Prologis is the largest global owner, operator, and developer of logistics real estate, with a portfolio spanning multiple continents and expanding data center capabilities. Second-quarter 2026 results highlighted record leasing of over 67 million square feet, owned-and-managed occupancy of 95.5%, and same-store NOI growth of 8.5% on a cash basis. The company raised 2026 core FFO guidance for the second time, citing robust fundamentals. Recent developments include progress toward a recommended acquisition of SEGRO plc, enhancing European exposure. In recent market activity, shares have traded near $134–135, delivering a 1-year return of approximately 20–21%, with performance supported by leasing momentum and development activity despite periodic market volatility.
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Head-to-Head Comparison
FR operates a more concentrated U.S.-focused portfolio with emphasis on development and leasing in supply-constrained markets, resulting in a smaller market capitalization of roughly $8.2 billion compared to PLD’s approximately $130 billion scale. PLD offers broader geographic diversification and an emerging data center pipeline that provides additional growth catalysts beyond traditional logistics. Recent momentum favors PLD through record leasing volumes and multiple guidance raises, while FR demonstrates competitive rental growth and occupancy gains. Risk factors include FR’s higher sensitivity to domestic economic cycles versus PLD’s exposure to global trade and regulatory considerations in acquisitions. Market sentiment reflects both companies’ resilience in the industrial sector, though valuation multiples and dividend yields present trade-offs for income-oriented versus growth-focused investors.
Tickeron AI Verdict
Based on observable factors including trend consistency, leasing momentum, guidance revisions, and relative positioning, Tickeron’s AI would currently assign a higher probability of favorable near-term performance to PLD. Its scale, record operational metrics, and data center optionality provide a broader set of catalysts compared with FR’s solid but more localized profile. This assessment remains probabilistic and subject to evolving market 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 LimitationsTo 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 FR is a Hold and PLD is a Buy.
FR | PLD | ||
|---|---|---|---|
OUTLOOK RATING 1..100 | 13 | 4 | |
VALUATION overvalued / fair valued / undervalued 1..100 | 14 Undervalued | 86 Overvalued | |
PROFIT vs RISK RATING 1..100 | 60 | 77 | |
SMR RATING 1..100 | 60 | 76 | |
PRICE GROWTH RATING 1..100 | 49 | 50 | |
P/E GROWTH RATING 1..100 | 54 | 41 | |
SEASONALITY SCORE 1..100 | 65 | 75 |
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.
FR's Valuation (14) in the Real Estate Investment Trusts industry is significantly better than the same rating for PLD (86). This means that FR’s stock grew significantly faster than PLD’s over the last 12 months.
FR's Profit vs Risk Rating (60) in the Real Estate Investment Trusts industry is in the same range as PLD (77). This means that FR’s stock grew similarly to PLD’s over the last 12 months.
FR's SMR Rating (60) in the Real Estate Investment Trusts industry is in the same range as PLD (76). This means that FR’s stock grew similarly to PLD’s over the last 12 months.
FR's Price Growth Rating (49) in the Real Estate Investment Trusts industry is in the same range as PLD (50). This means that FR’s stock grew similarly to PLD’s over the last 12 months.
PLD's P/E Growth Rating (41) in the Real Estate Investment Trusts industry is in the same range as FR (54). This means that PLD’s stock grew similarly to FR’s over the last 12 months.
| FR | PLD | |
|---|---|---|
| RSI ODDS (%) | 2 days ago 63% | 2 days ago 55% |
| Stochastic ODDS (%) | 2 days ago 47% | 2 days ago 65% |
| Momentum ODDS (%) | 2 days ago 53% | 2 days ago 46% |
| MACD ODDS (%) | 2 days ago 53% | 2 days ago 50% |
| TrendWeek ODDS (%) | 2 days ago 43% | 2 days ago 60% |
| TrendMonth ODDS (%) | 2 days ago 47% | 2 days ago 49% |
| Advances ODDS (%) | 8 days ago 54% | 3 days ago 61% |
| Declines ODDS (%) | 2 days ago 48% | 15 days ago 53% |
| BollingerBands ODDS (%) | 2 days ago 69% | 2 days ago 61% |
| Aroon ODDS (%) | 2 days ago 47% | 2 days ago 32% |
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 overvalued. We use an FA Score to show how many ratings show the ticker to be undervalued (green) or overvalued (red).
FR’s FA Score shows that 1 FA rating(s) are green while PLD’s FA Score has 0 green FA rating(s).
- FR’s FA Score: 1 green, 4 red.
- PLD’s FA Score: 0 green, 5 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.
FR’s TA Score shows that 5 TA indicator(s) are bullish while PLD’s TA Score has 5 bullish TA indicator(s).
- FR’s TA Score: 5 bullish, 3 bearish.
- PLD’s TA Score: 5 bullish, 4 bearish.
Price Growth
FR (@Miscellaneous Manufacturing) experienced а -0.55% price change this week, while PLD (@Miscellaneous Manufacturing) price change was +0.16% for the same time period.
The average weekly price growth across all stocks in the @Miscellaneous Manufacturing industry was -2.13%. For the same industry, the average monthly price growth was -4.90%, and the average quarterly price growth was +15.80%.
Reported Earning Dates
FR is expected to report earnings on Oct 21, 2026.
PLD is expected to report earnings on Oct 15, 2026.
Industries' Descriptions
@Miscellaneous Manufacturing (-2.13% 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.
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FR and
Correlation & Price change
A.I.dvisor indicates that over the last year, FR 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 FR jumps, then PLD could also see price increases.