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FR vs PLD
Which Stock Would AI Choose? First Industrial Realty Trust (FR) vs. Prologis (PLD) Stock Comparison
Key Takeaways
- Scale gap: PLD is the world's largest industrial REIT (real estate investment trust) with a global platform, while FR is a U.S.-only logistics specialist with roughly 72 million square feet concentrated in 15 markets.
- Growth drivers differ: PLD is layering a multi-gigawatt data center pipeline and the SEGRO acquisition onto its logistics core, whereas FR's growth is anchored in domestic rent growth and development leasing.
- Fundamentals are firming: Both companies report rising occupancy and strong cash same-store NOI (net operating income) growth, reflecting an industrial sector where supply is moderating.
- Valuation and yield: PLD carries a materially larger market capitalization and lower relative valuation complexity, while FR has been raising its dividend and added a share buyback program.
- Momentum nuance: FR has outperformed the broader market year-to-date, while PLD shares have traded below their 52-week highs despite record leasing.
Introduction
Industrial real estate has been one of the more resilient corners of the property market in recent quarters, and two of its most-watched names are First Industrial Realty Trust and Prologis. This stock comparison is relevant for investors weighing a concentrated, U.S.-focused logistics landlord against a diversified global platform that is expanding into adjacent growth areas such as data centers. While both operate in the same sector, their market positioning, growth levers, and risk profiles are distinct. Traders seeking relative performance signals, and long-term investors evaluating how scale versus focus translates into returns, may find this head-to-head useful in the current market environment.
FR Overview and Recent Performance
FR, or First Industrial Realty Trust, is a leading U.S.-only owner, operator, developer, and acquirer of logistics properties, with about 72.1 million square feet concentrated across 15 target metropolitan areas. Recent market activity has reflected steady operational improvement. In-service occupancy reached 94.9%, up from 94.3% in the prior quarter, while cash rental rates on new and renewal leasing increased by roughly 39%. Cash same-store NOI (net operating income, a key profitability measure for landlords) grew about 6.7% in the most recent quarter. Management raised the midpoint of its full-year FFO (funds from operations, a standard earnings gauge for REITs) guidance and lifted its dividend by 12.4%, while also authorizing a $250 million share repurchase program. A contested proxy campaign added one-time advisory costs, but analysts have noted solid fundamentals despite limited guidance revisions.
PLD Overview and Recent Performance
PLD, or Prologis, is the world's largest industrial REIT, combining a global logistics real estate platform with a strategic capital business and an expanding digital infrastructure franchise. Recent market activity has been defined by record leasing volumes, with quarterly lease signings exceeding 60 million square feet, and average occupancy of about 95.1%. Core FFO (funds from operations) has beaten consensus estimates in successive quarters, and cash same-store NOI growth has remained strong, in the high-single-digit range. Two structural initiatives dominate the narrative: a rapidly scaling data center platform with a multi-gigawatt pipeline, and the pending $18.8 billion acquisition of SEGRO, which would expand its European footprint by roughly 47%. Shares have nonetheless traded well below their 52-week high, reflecting investor caution around valuation and higher interest rates despite otherwise firm operating results.
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Head-to-Head Comparison
The most striking contrast between FR and PLD is scale and scope. FR offers a focused, single-country exposure to U.S. logistics fundamentals, which makes its relative performance more sensitive to domestic supply-demand dynamics, interest rates, and regional leasing momentum. PLD, by comparison, derives the large majority of its NOI from the U.S. but adds international diversification, a fee-generating strategic capital arm, and an emerging data center growth vector that smaller peers cannot replicate.
On growth drivers, FR's upside leans on rental-rate mark-to-market across an aging lease base and disciplined development leasing. PLD's growth is more multi-faceted, spanning data center build-to-suits and the SEGRO combination, but also introduces execution and integration risk. From a risk standpoint, FR carries a smaller balance sheet and a recent proxy contest, while PLD faces capital-markets sensitivity and the complexity of a large cross-border transaction. Sector exposure is shared, but PLD's digital infrastructure tilt broadens its risk-reward profile relative to FR's purer industrial positioning.
Tickeron AI Verdict
Based on observable factors, Tickeron's AI would likely lean toward PLD for its breadth and diversification of catalysts, though the signal is probabilistic rather than definitive. PLD's combination of record leasing, a defined data center pipeline, and a scale-enhancing acquisition offers multiple, partly independent growth drivers that can support trend consistency through uneven markets. FR's relative strength and domestic focus are attractive, but its concentrated U.S. exposure and narrower catalyst set may leave its trend more dependent on a single regional cycle. Under a framework weighting stability, catalyst breadth, and relative positioning, PLD presently appears better situated, while FR remains a credible focused alternative for investors specifically seeking pure U.S. industrial exposure.
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 Buy and PLD is a Buy.
FR in upward trend: price expected to rise as it breaks its lower Bollinger Band on October 22, 2026
FR may jump back above the lower band and head toward the middle band. Traders may consider buying the stock or exploring call options. In 17 of 27 cases where FR's price broke its lower Bollinger Band, its price rose further in the following month. The odds of a continued upward trend are 63%.
Technical Analysis (Indicators)
Bullish Trend Analysis
The RSI Indicator points to a transition from a downward trend to an upward trend -- in cases where FR's RSI Oscillator exited the oversold zone, 12 of 21 resulted in an increase in price. Tickeron's analysis proposes that the odds of a continued upward trend are 57%.
The Stochastic Oscillator shows that the ticker has stayed in the oversold zone for 6 days. The price of this ticker is presumed to bounce back soon, since the longer the ticker stays in the oversold zone, the more promptly an upward trend is expected.
Following a +2.08% 3-day Advance, the price is estimated to grow further. Considering data from situations where FR advanced for three days, in 163 of 313 cases, the price rose further within the following month. The odds of a continued upward trend are 52%.
Bearish Trend Analysis
The Momentum Indicator moved below the 0 level on October 22, 2026. You may want to consider selling the stock, shorting the stock, or exploring put options on FR as a result. In 38 of 89 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%.
The Moving Average Convergence Divergence Histogram (MACD) for FR turned negative on October 22, 2026. This could be a sign that the stock is set to turn lower in the coming weeks. Traders may want to sell the stock or buy put options. Tickeron's A.I.dvisor looked at 49 similar instances when the indicator turned negative. In 23 of the 49 cases the stock turned lower in the days that followed. This puts the odds of success at 47%.
The 50-day moving average for FR moved below the 200-day moving average on October 22, 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 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 49%.
The Aroon Indicator for FR entered a downward trend on November 02, 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 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 Price Growth Rating for this company is 71 (best 1 - 100 worst), indicating slightly worse than average price growth. FR’s price grows at a lower rate over the last 12 months as compared to S&P 500 index constituents.
The Tickeron Profit vs. Risk Rating rating for this company is 74 (best 1 - 100 worst), indicating that the returns do not compensate for the risks. FR’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 85, placing this stock better than average.
The Tickeron Valuation Rating of 76 (best 1 - 100 worst) indicates that the company is slightly 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 (2.618) is normal, around the industry mean (2.634). P/E Ratio (19.927) is within average values for comparable stocks, (17.672). Projected Growth (PEG Ratio) (3.120) is also within normal values, averaging (11.190). Dividend Yield (0.036) 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 83 (best 1 - 100 worst), pointing to worse than 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 Seasonality Score of 85 (best 1 - 100 worst) indicates that the company is significantly 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 expected to rise as it breaks 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, 13 of 22 resulted in an increase in price. Tickeron's analysis proposes that the odds of a continued upward trend are 59%.
The Momentum Indicator moved above the 0 level on October 29, 2026. You may want to consider a long position or call options on PLD as a result. In 52 of 92 past instances where the momentum indicator moved above 0, the stock continued to climb. The odds of a continued upward trend are 57%.
The Moving Average Convergence Divergence (MACD) for PLD just turned positive on October 26, 2026. Looking at past instances where PLD's MACD turned positive, the stock continued to rise in 31 of 50 cases over the following month. The odds of a continued upward trend are 62%.
Following a +2.83% 3-day Advance, the price is estimated to grow further. Considering data from situations where PLD advanced for three days, in 185 of 310 cases, the price rose further within the following month. The odds of a continued upward trend are 60%.
Bearish Trend Analysis
The Stochastic Oscillator entered the overbought zone. Expect a price pull-back in the foreseeable future.
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 26, 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 Price Growth Rating for this company is 58 (best 1 - 100 worst), indicating fairly steady price growth. PLD’s price grows at a lower rate over the last 12 months as compared to S&P 500 index constituents.
The Tickeron PE Growth Rating for this company is 73 (best 1 - 100 worst), pointing to worse than 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 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 78 (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 85, placing this stock better than average.
The Tickeron Seasonality Score of 95 (best 1 - 100 worst) indicates that the company is significantly 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.
The Tickeron Valuation Rating of 98 (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 (2.296) is normal, around the industry mean (2.634). P/E Ratio (28.684) is within average values for comparable stocks, (17.672). PLD's Projected Growth (PEG Ratio) (115.290) is very high in comparison to the industry average of (11.190). Dividend Yield (0.033) 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 | 62 | 83 | |
VALUATION overvalued / fair valued / undervalued 1..100 | 76 Overvalued | 98 Overvalued | |
PROFIT vs RISK RATING 1..100 | 74 | 78 | |
SMR RATING 1..100 | 60 | 76 | |
PRICE GROWTH RATING 1..100 | 71 | 58 | |
P/E GROWTH RATING 1..100 | 83 | 73 | |
SEASONALITY SCORE 1..100 | 85 | 90 |
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 (76) in the Real Estate Investment Trusts industry is in the same range as PLD (98). This means that FR’s stock grew similarly to PLD’s over the last 12 months.
FR's Profit vs Risk Rating (74) in the Real Estate Investment Trusts industry is in the same range as PLD (78). 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.
PLD's Price Growth Rating (58) in the Real Estate Investment Trusts industry is in the same range as FR (71). This means that PLD’s stock grew similarly to FR’s over the last 12 months.
PLD's P/E Growth Rating (73) in the Real Estate Investment Trusts industry is in the same range as FR (83). This means that PLD’s stock grew similarly to FR’s over the last 12 months.
| FR | PLD | |
|---|---|---|
| RSI ODDS (%) | 2 days ago 57% | 2 days ago 59% |
| Stochastic ODDS (%) | 2 days ago 51% | 2 days ago 57% |
| Momentum ODDS (%) | 2 days ago 43% | 2 days ago 57% |
| MACD ODDS (%) | 2 days ago 47% | 2 days ago 62% |
| TrendWeek ODDS (%) | 2 days ago 45% | 2 days ago 58% |
| TrendMonth ODDS (%) | 2 days ago 49% | 2 days ago 56% |
| Advances ODDS (%) | 14 days ago 52% | 14 days ago 60% |
| Declines ODDS (%) | 7 days ago 49% | 9 days ago 55% |
| BollingerBands ODDS (%) | 2 days ago 63% | 5 days ago 63% |
| Aroon ODDS (%) | 2 days ago 58% | 2 days ago 51% |
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 0 FA rating(s) are green while PLD’s FA Score has 0 green FA rating(s).
- FR’s FA Score: 0 green, 5 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 4 TA indicator(s) are bullish while PLD’s TA Score has 5 bullish TA indicator(s).
- FR’s TA Score: 4 bullish, 5 bearish.
- PLD’s TA Score: 5 bullish, 4 bearish.
Price Growth
FR (@Miscellaneous Manufacturing) experienced а -0.71% price change this week, while PLD (@Miscellaneous Manufacturing) price change was +2.64% for the same time period.
The average weekly price growth across all stocks in the @Miscellaneous Manufacturing industry was +2.16%. For the same industry, the average monthly price growth was +5.60%, and the average quarterly price growth was +2.53%.
Reported Earning Dates
FR is expected to report earnings on Feb 10, 2027.
PLD is expected to report earnings on Jan 27, 2027.
Industries' Descriptions
@Miscellaneous Manufacturing (+2.16% 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.
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 78% 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% | -0.44% | ||
| EGP - PLD | 78% Closely correlated | -0.31% | ||
| FR - PLD | 75% Closely correlated | +0.18% | ||
| TRNO - PLD | 74% Closely correlated | -0.15% | ||
| STAG - PLD | 70% Closely correlated | -0.29% | ||
| FRT - PLD | 70% Closely correlated | +0.24% | ||
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