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FR vs PLD
Which Stock Would AI Choose? First Industrial Realty Trust (FR) vs. Prologis (PLD) Stock Comparison
Key Takeaways
- Both FR and PLD are leading industrial REITs (real estate investment trusts), benefiting from e-commerce and logistics demand, with high occupancy rates above 94%.
- PLD boasts a significantly larger market cap (~$131B vs. FR's ~$8.4B) and global portfolio, while FR focuses on U.S.-only logistics properties totaling ~71.6M sq ft.
- Recent quarters show strong leasing: FR achieved 41% cash rental rate growth; PLD reported Q1 core FFO (funds from operations) beat and raised full-year guidance.
- YTD returns favor PLD at ~10.8% over FR's ~8%, with both outperforming the S&P 500; dividend yields are comparable (~3%).
- Analyst sentiment leans positive for both, with price target upside; PLD shows stronger momentum from scale and joint ventures.
Introduction
Industrial REITs like FR (First Industrial Realty Trust) and PLD (Prologis) own and manage logistics warehouses critical to supply chains, e-commerce, and global trade. This stock comparison analyzes their business models, recent performance, and market positioning amid stabilizing industrial fundamentals such as 6.7% vacancy rates and disciplined new supply. Traders seeking momentum in high-demand sectors and long-term investors focused on dividend growth and relative performance will find value in evaluating these peers, especially as interest rate shifts influence REIT valuations and sector relative performance.
FR Overview and Recent Performance
First Industrial Realty Trust (FR) is a U.S.-focused owner, operator, developer, and acquirer of logistics properties, with approximately 71.6 million square feet across 15 major markets as of early 2026. In recent market activity, FR shares have traded around $61, reflecting YTD gains of about 8% and 1-year returns near 30%, outpacing the S&P 500. Q1 2026 results showed revenue of $194.8M (beating estimates) but core FFO slightly missing at $0.68/share, offset by 41% cash rental rate increases on new/renewal leasing and same-store NOI growth. Guidance held steady at $3.09-$3.19 FFO/share for 2026. Sentiment has been influenced by activist pressure for board changes, leading to a new director addition, alongside a ~12% dividend hike to $1.89 annual (3% yield). Trading near 52-week highs (~$64), FR benefits from stabilizing vacancy and low construction starts, though faces dilution risks from land sales.
PLD Overview and Recent Performance
Prologis (PLD), the world's largest industrial REIT, manages a vast owned-and-managed portfolio focused on logistics real estate across key global markets, operating as a self-administered entity with significant co-investment ventures. Shares recently hovered near $140, with YTD returns of ~10.8% and 1-year gains around 38%, demonstrating robust momentum. Q1 2026 delivered core FFO of $1.50/share (beating consensus), $2.3B revenue, and record leasing, prompting raised 2026 guidance to $6.07-$6.23/share and analyst upgrades. Strategic expansions include joint ventures for build-to-suit facilities and data centers. Dividend remains steady at $4.28 annual (~3% yield), supported by strong balance sheet. Recent weeks saw price target hikes amid positive sentiment on e-commerce tailwinds and supply constraints, though higher beta (~1.35) reflects greater volatility versus peers.
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Head-to-Head Comparison
Both FR and PLD thrive in industrial logistics, but PLD's massive scale ($131B market cap, global reach) contrasts FR's mid-cap U.S. focus ($8.4B), offering diversification trade-offs. Growth drivers include e-commerce for both, with PLD advancing via JVs (e.g., $1.6B data centers) and FR via targeted developments. Recent momentum favors PLD (higher YTD/1-yr returns, FFO beats), while FR edges on dividend yield (~3.0-3.2%). Risk factors: PLD's higher beta (1.35 vs. 1.09) amplifies volatility; FR navigates activist scrutiny. Sector exposure is pure industrial, but PLD shows superior analyst upgrades and NOI stability, positioning it stronger amid cooling supply.
Tickeron AI Verdict
Tickeron’s AI currently favors PLD due to greater trend consistency from Q1 beats, raised guidance, and scale-driven catalysts like JVs, alongside superior relative YTD momentum and market positioning in logistics/data centers. FR offers value via U.S. focus and rental growth, but PLD exhibits higher probability of outperformance in the near term based on observable stability and analyst trends.
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 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 FR is a Buy and PLD 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).
FR’s FA Score shows that 0 FA rating(s) are green whilePLD’s FA Score has 1 green FA rating(s).
- FR’s FA Score: 0 green, 5 red.
- PLD’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.
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, 5 bearish.
- PLD’s TA Score: 6 bullish, 4 bearish.
Price Growth
FR (@Miscellaneous Manufacturing) experienced а +2.16% price change this week, while PLD (@Miscellaneous Manufacturing) price change was +3.83% for the same time period.
The average weekly price growth across all stocks in the @Miscellaneous Manufacturing industry was +1.90%. For the same industry, the average monthly price growth was +5.22%, and the average quarterly price growth was +27.43%.
Reported Earning Dates
FR is expected to report earnings on Jul 22, 2026.
PLD is expected to report earnings on Jul 20, 2026.
Industries' Descriptions
@Miscellaneous Manufacturing (+1.90% 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.
| FR | PLD | FR / PLD | |
| Capitalization | 8.27B | 134B | 6% |
| EBITDA | 633M | 7.88B | 8% |
| Gain YTD | 9.882 | 13.762 | 72% |
| P/E Ratio | 24.08 | 36.20 | 67% |
| Revenue | 745M | 8.95B | 8% |
| Total Cash | 37.1M | 861M | 4% |
| Total Debt | 2.58B | 34.7B | 7% |
FR | PLD | ||
|---|---|---|---|
OUTLOOK RATING 1..100 | 21 | 76 | |
VALUATION overvalued / fair valued / undervalued 1..100 | 38 Fair valued | 94 Overvalued | |
PROFIT vs RISK RATING 1..100 | 49 | 59 | |
SMR RATING 1..100 | 62 | 79 | |
PRICE GROWTH RATING 1..100 | 47 | 34 | |
P/E GROWTH RATING 1..100 | 56 | 23 | |
SEASONALITY SCORE 1..100 | 50 | 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 (38) in the Real Estate Investment Trusts industry is somewhat better than the same rating for PLD (94). This means that FR’s stock grew somewhat faster than PLD’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 PLD (59). This means that FR’s stock grew similarly to PLD’s over the last 12 months.
FR's SMR Rating (62) 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.
PLD's Price Growth Rating (34) in the Real Estate Investment Trusts industry is in the same range as FR (47). This means that PLD’s stock grew similarly to FR’s over the last 12 months.
PLD's P/E Growth Rating (23) in the Real Estate Investment Trusts industry is somewhat better than the same rating for FR (56). This means that PLD’s stock grew somewhat faster than FR’s over the last 12 months.
| FR | PLD | |
|---|---|---|
| RSI ODDS (%) | 2 days ago 59% | 2 days ago 66% |
| Stochastic ODDS (%) | 2 days ago 48% | 2 days ago 52% |
| Momentum ODDS (%) | 2 days ago 53% | 2 days ago 58% |
| MACD ODDS (%) | 2 days ago 47% | 2 days ago 42% |
| TrendWeek ODDS (%) | 2 days ago 52% | 2 days ago 63% |
| TrendMonth ODDS (%) | 2 days ago 51% | 2 days ago 61% |
| Advances ODDS (%) | 7 days ago 52% | 7 days ago 62% |
| Declines ODDS (%) | 19 days ago 46% | 9 days ago 53% |
| BollingerBands ODDS (%) | 2 days ago 42% | 2 days ago 58% |
| Aroon ODDS (%) | 2 days ago 50% | 2 days ago 51% |
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| AIO | 25.97 | 0.30 | +1.17% |
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| XIDE | 30.28 | N/A | N/A |
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| TMNL | 50.31 | N/A | N/A |
| T. Rowe Price Long Municipal Income ETF | |||
| IEUS | 73.00 | -0.59 | -0.80% |
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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.
PLD and
Correlation & Price change
A.I.dvisor indicates that over the last year, PLD has been closely correlated with EGP. These tickers have moved in lockstep 82% of the time. This A.I.-generated data suggests there is a high statistical probability that if PLD jumps, then EGP could also see price increases.
| Ticker / NAME | Correlation To PLD | 1D Price Change % | ||
|---|---|---|---|---|
| PLD | 100% | -0.01% | ||
| EGP - PLD | 82% Closely correlated | -0.65% | ||
| FR - PLD | 81% Closely correlated | -0.59% | ||
| TRNO - PLD | 78% Closely correlated | -0.76% | ||
| STAG - PLD | 76% Closely correlated | -1.00% | ||
| FRT - PLD | 70% Closely correlated | -0.22% | ||
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