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FR vs PLD
Which Stock Would AI Choose? First Industrial Realty Trust (FR) vs. Prologis (PLD) Stock Comparison
Key Takeaways
- Different scale, same sector: PLD is the world's largest industrial REIT (real estate investment trust) with a global logistics, data center, and energy platform, while FR is a U.S.-focused logistics owner and developer concentrated in roughly 15 target metros.
- Growth catalysts diverge: PLD is scaling a multi-gigawatt data center and energy pipeline, whereas FR is driving internal growth through strong rental-rate spreads and selective development.
- Momentum: Both firms recently raised full-year guidance, but PLD carries a premium valuation, while FR trades at a lower multiple to funds from operations (FFO).
- Risk profiles: FR faced a contested proxy campaign in 2026, while PLD carries concentration in softer coastal logistics markets plus data center execution risk.
- Income: Both are established dividend payers, with PLD offering a higher absolute yield and FR recently raising its payout by double digits.
Introduction
Industrial real estate sits at the intersection of e-commerce, supply-chain logistics, and, increasingly, digital infrastructure. This stock comparison examines two prominent players from opposite ends of the scale spectrum: FR (First Industrial Realty Trust) and PLD (Prologis). While both generate cash flow from logistics properties, their business models, geographic footprints, and growth levers differ meaningfully. Investors weighing relative performance and market positioning—whether seeking a diversified global leader or a focused, development-heavy U.S. operator—may find this comparison useful for understanding how each name behaves in the current market environment.
FR Overview and Recent Performance
FR, or First Industrial Realty Trust, is a U.S.-only owner, operator, developer, and acquirer of logistics properties, managing roughly 72 million square feet concentrated across about 15 target metropolitan areas. The company emphasizes a fully integrated platform serving supply-chain tenants.
In recent quarters, FR delivered strong internal growth metrics. Its second-quarter 2026 results showed funds from operations (FFO), a standard REIT earnings measure that adds back real estate depreciation, of about $0.82 per share, with management raising the midpoint of its full-year FFO guidance. Cash same-store net operating income (NOI) growth reached the mid-single-digit to high-single-digit range, and the company reported cash rental-rate increases near 39% on signed leases. Occupancy improved to roughly 94.9%, and FR raised its common dividend by 12.4% to $0.50 per share. Notably, 2026 also brought a contested proxy campaign, which added roughly $0.04 per share of advisory costs, and a $131 million Phoenix land sale that management said reflected higher-and-better-use value.
PLD Overview and Recent Performance
PLD, or Prologis, is the world's largest industrial REIT, operating logistics and warehouse assets across the U.S. and internationally while expanding into data centers and on-site solar energy. Its scale, global diversification, and strategic capital (third-party fund management) platform distinguish it from most peers.
Recent market activity has favored PLD operationally. Its first-quarter 2026 results featured record lease signings of 64 million square feet, core FFO of $1.50 per share, and cash same-store NOI growth of 8.8%. Management raised full-year guidance across occupancy and same-store growth, citing resilient demand. A key catalyst is the data center build-out: PLD reported roughly 5.6 gigawatts of power secured or in advanced stages and started about $1.3 billion in data center build-to-suits during the quarter. The stock trades near the upper portion of its 52-week range, reflecting investor enthusiasm, but it also carries a premium valuation relative to its FFO multiple.
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Head-to-Head Comparison
Scale and diversification represent the clearest contrast. PLD operates a global portfolio with exposure across the U.S., Europe, Asia, and Latin America, while FR is deliberately concentrated in U.S. logistics markets. This gives PLD geographic resilience but also exposes it to softer coastal markets such as Southern California. FR, by contrast, derives more of its growth from rental-rate mark-to-market on a focused footprint.
Growth drivers also differ. PLD is increasingly valued on its data center and energy adjacencies, which offer a longer-duration, high-value growth runway but carry permitting and execution risk. FR leans on logistics fundamentals—rising cash rents, same-store NOI growth, and selective development—alongside a lower valuation multiple to FFO. On risk factors, FR contended with activist-driven proxy costs, while PLD must manage valuation expectations and data center delivery timelines. In terms of market sentiment, PLD enjoys a growth premium, whereas FR offers a comparatively value-oriented entry point with strong internal fundamentals.
Tickeron AI Verdict
Based on observable trend consistency, stability, and catalyst profiles, Tickeron's AI would likely favor PLD for its broader momentum and multi-engine growth story, which includes a rapidly scaling data center pipeline alongside resilient logistics demand. However, FR may appeal to models emphasizing valuation and cash-flow yield, given its lower FFO multiple and robust same-store growth. The probabilistic signal leans toward PLD on trend and catalyst breadth, while FR remains competitive on relative valuation and internal operating momentum. Outcomes will depend on how each company converts recent leasing strength into sustained earnings growth.
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.
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 FR is a Hold and PLD is a Hold.
FR's RSI Indicator ascends from oversold territory
The RSI Indicator for FR moved out of oversold territory on October 08, 2026. This could be a sign that the stock is shifting from a downward trend to an upward trend. Traders may want to buy the stock or call options. The A.I.dvisor looked at 20 similar instances when the indicator left oversold territory. In 14 of the 20 cases the stock moved higher. This puts the odds of a move higher at 70%.
Technical Analysis (Indicators)
Bullish Trend Analysis
The Stochastic Oscillator suggests the stock price trend may be in a reversal from a downward trend to an upward trend. 32 of 60 cases where FR's Stochastic Oscillator exited the oversold zone resulted in an increase in price. Tickeron's analysis proposes that the odds of a continued upward trend are 53%.
The Moving Average Convergence Divergence (MACD) for FR just turned positive on October 12, 2026. Looking at past instances where FR's MACD turned positive, the stock continued to rise in 23 of 50 cases over the following month. The odds of a continued upward trend are 46%.
Following a +1.25% 3-day Advance, the price is estimated to grow further. Considering data from situations where FR advanced for three days, in 166 of 315 cases, the price rose further within the following month. The odds of a continued upward trend are 53%.
FR may jump back above the lower band and head toward the middle band. Traders may consider buying the stock or exploring call options.
Bearish Trend Analysis
The Momentum Indicator moved below the 0 level on September 25, 2026. You may want to consider selling the stock, shorting the stock, or exploring put options on FR as a result. In 37 of 87 cases where the Momentum Indicator fell below 0, the stock fell further within the subsequent month. The odds of a continued downward trend are 43%.
Following a 3-day decline, the stock is projected to fall further. Considering past instances where FR declined for three days, the price rose further in 50 of 62 cases within the following month. The odds of a continued downward trend are 48%.
The Aroon Indicator for FR entered a downward trend on October 08, 2026. This could indicate a strong downward move is ahead for the stock. Traders may want to consider selling the stock or buying put options.
Fundamental Analysis (Ratings)
The Tickeron Valuation Rating of 14 (best 1 - 100 worst) indicates that the company is seriously undervalued in the industry. This rating compares market capitalization estimated by our proprietary formula with the current market capitalization. This rating is based on the following metrics, as compared to industry averages: P/B Ratio (2.926) is normal, around the industry mean (2.500). P/E Ratio (22.276) is within average values for comparable stocks, (50.403). Projected Growth (PEG Ratio) (3.120) is also within normal values, averaging (11.190). Dividend Yield (0.031) settles around the average of (0.050) among similar stocks. P/S Ratio (10.718) is also within normal values, averaging (8.208).
The Tickeron PE Growth Rating for this company is 52 (best 1 - 100 worst), pointing to average earnings growth. The PE Growth rating is based on a comparative analysis of stock PE ratio increase over the last 12 months compared against S&P 500 index constituents.
The Tickeron Price Growth Rating for this company is 52 (best 1 - 100 worst), indicating steady price growth. FR’s price grows at a higher rate over the last 12 months as compared to S&P 500 index constituents.
The Tickeron SMR rating for this company is 60 (best 1 - 100 worst), indicating strong sales and a profitable business model. SMR (Sales, Margin, Return on Equity) rating is based on comparative analysis of weighted Sales, Income Margin and Return on Equity values compared against S&P 500 index constituents. The weighted SMR value is a proprietary formula developed by Tickeron and represents an overall profitability measure for a stock.
The Tickeron Profit vs. Risk Rating rating for this company is 63 (best 1 - 100 worst), indicating well-balanced risk and returns. The average Profit vs. Risk Rating rating for the industry is 90, placing this stock slightly better than average.
The Tickeron Seasonality Score of 75 (best 1 - 100 worst) indicates that the company is slightly overvalued in the industry. The Tickeron Seasonality score describes the variance of predictable price changes around the same period every calendar year. These changes can be tied to a specific month, quarter, holiday or vacation period, as well as a meteorological or growing season.
PLD in upward trend: price may jump up because it broke its lower Bollinger Band on September 30, 2026
PLD may jump back above the lower band and head toward the middle band. Traders may consider buying the stock or exploring call options. In 20 of 32 cases where PLD's price broke its lower Bollinger Band, its price rose further in the following month. The odds of a continued upward trend are 62%.
Technical Analysis (Indicators)
Bullish Trend Analysis
The RSI Oscillator points to a transition from a downward trend to an upward trend -- in cases where PLD's RSI Oscillator exited the oversold zone, 10 of 21 resulted in an increase in price. Tickeron's analysis proposes that the odds of a continued upward trend are 48%.
The Stochastic Oscillator suggests the stock price trend may be in a reversal from a downward trend to an upward trend. 34 of 55 cases where PLD's Stochastic Oscillator exited the oversold zone resulted in an increase in price. Tickeron's analysis proposes that the odds of a continued upward trend are 62%.
The Momentum Indicator moved above the 0 level on October 12, 2026. You may want to consider a long position or call options on PLD as a result. In 51 of 91 past instances where the momentum indicator moved above 0, the stock continued to climb. The odds of a continued upward trend are 56%.
The Moving Average Convergence Divergence (MACD) for PLD just turned positive on October 12, 2026. Looking at past instances where PLD's MACD turned positive, the stock continued to rise in 24 of 51 cases over the following month. The odds of a continued upward trend are 47%.
Following a +3.14% 3-day Advance, the price is estimated to grow further. Considering data from situations where PLD advanced for three days, in 188 of 313 cases, the price rose further within the following month. The odds of a continued upward trend are 60%.
Bearish Trend Analysis
The 50-day moving average for PLD moved below the 200-day moving average on October 12, 2026. This could be a long-term bearish signal for the stock as the stock shifts to an downward trend.
Following a 3-day decline, the stock is projected to fall further. Considering past instances where PLD declined for three days, the price rose further in 50 of 62 cases within the following month. The odds of a continued downward trend are 55%.
The Aroon Indicator for PLD entered a downward trend on October 13, 2026. This could indicate a strong downward move is ahead for the stock. Traders may want to consider selling the stock or buying put options.
Fundamental Analysis (Ratings)
The Tickeron PE Growth Rating for this company is 42 (best 1 - 100 worst), pointing to consistent earnings growth. The PE Growth rating is based on a comparative analysis of stock PE ratio increase over the last 12 months compared against S&P 500 index constituents.
The Tickeron Seasonality Score of 50 (best 1 - 100 worst) indicates that the company is fair valued in the industry. The Tickeron Seasonality score describes the variance of predictable price changes around the same period every calendar year. These changes can be tied to a specific month, quarter, holiday or vacation period, as well as a meteorological or growing season.
The Tickeron Price Growth Rating for this company is 52 (best 1 - 100 worst), indicating steady price growth. PLD’s price grows at a higher rate over the last 12 months as compared to S&P 500 index constituents.
The Tickeron SMR rating for this company is 76 (best 1 - 100 worst), indicating slightly better than average sales and a considerably profitable business model. SMR (Sales, Margin, Return on Equity) rating is based on comparative analysis of weighted Sales, Income Margin and Return on Equity values compared against S&P 500 index constituents. The weighted SMR value is a proprietary formula developed by Tickeron and represents an overall profitability measure for a stock.
The Tickeron Profit vs. Risk Rating rating for this company is 79 (best 1 - 100 worst), indicating that the returns do not compensate for the risks. PLD’s unstable profits reported over time resulted in significant Drawdowns within these last five years. A stable profit reduces stock drawdown and volatility. The average Profit vs. Risk Rating rating for the industry is 90, placing this stock better than average.
The Tickeron Valuation Rating of 86 (best 1 - 100 worst) indicates that the company is significantly overvalued in the industry. This rating compares market capitalization estimated by our proprietary formula with the current market capitalization. This rating is based on the following metrics, as compared to industry averages: P/B Ratio (2.345) is normal, around the industry mean (2.500). P/E Ratio (29.497) is within average values for comparable stocks, (50.403). PLD's Projected Growth (PEG Ratio) (115.290) is very high in comparison to the industry average of (11.190). Dividend Yield (0.032) settles around the average of (0.050) among similar stocks. PLD's P/S Ratio (13.947) is slightly higher than the industry average of (8.208).
FR | PLD | ||
|---|---|---|---|
OUTLOOK RATING 1..100 | 17 | 12 | |
VALUATION overvalued / fair valued / undervalued 1..100 | 14 Undervalued | 86 Overvalued | |
PROFIT vs RISK RATING 1..100 | 63 | 79 | |
SMR RATING 1..100 | 60 | 76 | |
PRICE GROWTH RATING 1..100 | 52 | 52 | |
P/E GROWTH RATING 1..100 | 52 | 42 | |
SEASONALITY SCORE 1..100 | 75 | 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.
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 (63) in the Real Estate Investment Trusts industry is in the same range as PLD (79). 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 (52) in the Real Estate Investment Trusts industry is in the same range as PLD (52). This means that FR’s stock grew similarly to PLD’s over the last 12 months.
PLD's P/E Growth Rating (42) in the Real Estate Investment Trusts industry is in the same range as FR (52). This means that PLD’s stock grew similarly to FR’s over the last 12 months.
| FR | PLD | |
|---|---|---|
| RSI ODDS (%) | 2 days ago 70% | 2 days ago 48% |
| Stochastic ODDS (%) | 2 days ago 53% | 2 days ago 62% |
| Momentum ODDS (%) | 2 days ago 43% | 2 days ago 56% |
| MACD ODDS (%) | 2 days ago 46% | 2 days ago 47% |
| TrendWeek ODDS (%) | 2 days ago 53% | 2 days ago 59% |
| TrendMonth ODDS (%) | 2 days ago 47% | 2 days ago 51% |
| Advances ODDS (%) | 3 days ago 53% | 2 days ago 60% |
| Declines ODDS (%) | 14 days ago 48% | 14 days ago 55% |
| BollingerBands ODDS (%) | 2 days ago 56% | 2 days ago 63% |
| Aroon ODDS (%) | 2 days ago 50% | 2 days ago 61% |
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 6 bullish TA indicator(s).
- FR’s TA Score: 5 bullish, 3 bearish.
- PLD’s TA Score: 6 bullish, 3 bearish.
Price Growth
FR (@Miscellaneous Manufacturing) experienced а +1.01% price change this week, while PLD (@Miscellaneous Manufacturing) price change was +3.78% for the same time period.
The average weekly price growth across all stocks in the @Miscellaneous Manufacturing industry was +0.92%. For the same industry, the average monthly price growth was -3.36%, and the average quarterly price growth was -0.05%.
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 (+0.92% 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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