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FRT vs PLD
Which Stock Would AI Choose? Federal Realty Investment Trust (FRT) vs. Prologis (PLD) Stock Comparison
Key Takeaways
- FRT (FRT) reported Q1 2026 core FFO of $1.88 per share, up 10.6% year-over-year, with raised full-year guidance, reflecting robust retail leasing in affluent markets.
- PLD (PLD) delivered Q1 revenue of $2.3 billion and EPS of $1.05, boosted by record leasing and data center expansions, signaling industrial strength.
- Year-to-date, FRT has gained about 17%, while PLD is up around 11%, with both outperforming broader REIT benchmarks amid stabilizing rates.
- Analysts rate both as Moderate Buy, but PLD's higher price target (~$148) implies more upside from current levels compared to FRT (~$113).
- PLD benefits from e-commerce and logistics tailwinds, while FRT leverages grocery-anchored stability and 58-year dividend growth streak.
- Tickeron's AI models favor PLD for superior growth catalysts in recent market activity.
Introduction
This comparison examines FRT (Federal Realty Investment Trust), a premier retail REIT focused on high-quality shopping centers, and PLD (Prologis), the global leader in industrial logistics properties. Both are S&P 500 constituents navigating a REIT sector rebound amid easing interest rates and economic resilience. Investors seeking income through dividends (FFO, or funds from operations, a key REIT metric) or growth from e-commerce and redevelopment will find value in analyzing their relative performance, sector exposures, and momentum in recent market activity. This head-to-head highlights trade-offs for diversified portfolios.
FRT Overview and Recent Performance
Federal Realty Investment Trust (FRT) owns and operates 104 properties totaling 28.8 million square feet of retail space and 2,700 residential units, primarily in affluent coastal markets like Silicon Valley and Washington, D.C. Its grocery-anchored centers drive consistent traffic, supporting 96.1% leased occupancy.
In recent quarters, FRT has shown resilience with Q1 2026 core FFO of $1.88 per share, a 10.6% year-over-year increase, fueled by record leasing and capital recycling from $158.5 million in dispositions like Misora at Santana Row. The company raised full-year core FFO guidance to $7.46–$7.55, reflecting strong same-store NOI growth. Stock performance reflects this, with shares up ~17% YTD and ~27% over 12 months, hitting 52-week highs near $115 amid positive sentiment from operational execution and its unmatched 58-year dividend increase streak, the longest in REITs.
PLD Overview and Recent Performance
Prologis (PLD) is the world's largest industrial REIT, managing over 1.3 billion square feet across 5,881 buildings in 20 countries, serving logistics giants with warehouses near key transport hubs. Its Strategic Capital segment enhances returns via co-investments.
Recent market activity underscores PLD's momentum, with Q1 2026 revenue of $2.3 billion and diluted EPS of $1.05, driven by 64 million square feet in record leasing and expansions into data centers ($1.3 billion started). Occupancy held at 95.3%, with raised FY guidance for core FFO at $6.07–$6.23. Shares have climbed ~11% YTD and ~38% over 12 months, trading around $140, supported by e-commerce demand and joint ventures bolstering its scale advantage.
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Head-to-Head Comparison
Business Model: FRT emphasizes retail/mixed-use in premium demographics, yielding stable NOI from necessities like groceries, versus PLD's industrial focus on scalable logistics with global co-investments for fee income.
Growth Drivers: PLD rides e-commerce, supply chain modernization, and data centers (5.6 GW pipeline), outpacing FRT's redevelopment in affluent retail, though both report strong leasing.
Recent Momentum: FRT edges YTD gains (17% vs. 11%), but PLD's 38% 12-month return and larger scale ($134B market cap vs. $9.9B) signal broader appeal.
Risk Factors: Retail sensitivity to consumer spending weighs on FRT, while PLD faces supply chain volatility; both mitigate via high occupancy (>95%) and liquidity ($1.3B each).
Sector Exposure: Retail stability for FRT contrasts industrial growth for PLD, with REIT sector up ~4% Q1 2026.
Market Sentiment: Analyst targets favor PLD ($148, Moderate Buy) over FRT ($113), reflecting logistics tailwinds.
Tickeron AI Verdict
Tickeron’s AI models currently favor PLD over FRT, driven by superior trend consistency in industrial demand, data center catalysts, and relative positioning with higher analyst upside (~6–7%). While FRT offers dividend reliability, PLD's scale and growth probability (~70% outperformance odds in simulations) align better with recent REIT momentum and economic recovery signals.
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 FRT is a Hold 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).
FRT’s FA Score shows that 0 FA rating(s) are green whilePLD’s FA Score has 1 green FA rating(s).
- FRT’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.
FRT’s TA Score shows that 2 TA indicator(s) are bullish while PLD’s TA Score has 3 bullish TA indicator(s).
- FRT’s TA Score: 2 bullish, 6 bearish.
- PLD’s TA Score: 3 bullish, 6 bearish.
Price Growth
FRT (@Real Estate Investment Trusts) experienced а -2.18% price change this week, while PLD (@Miscellaneous Manufacturing) price change was -2.47% for the same time period.
The average weekly price growth across all stocks in the @Real Estate Investment Trusts industry was -1.59%. For the same industry, the average monthly price growth was -1.25%, and the average quarterly price growth was +9.37%.
The average weekly price growth across all stocks in the @Miscellaneous Manufacturing industry was -2.67%. For the same industry, the average monthly price growth was +0.47%, and the average quarterly price growth was +22.17%.
Reported Earning Dates
FRT is expected to report earnings on Aug 05, 2026.
PLD is expected to report earnings on Jul 20, 2026.
Industries' Descriptions
@Real Estate Investment Trusts (-1.59% weekly)A real estate investment trust (REIT) is a company any that owns, and in most cases, operates, income-producing real estate – ranging from office and apartment buildings to warehouses, hospitals, shopping centers, hotels and timberlands. Some REITs are involved in financing real estate. Equity REITs invest in and own properties, while mortgage REITs own and invest in property mortgages. REITs are required by law to pay out at least 90% of their annual taxable income (excluding capital gains) to shareholders in the form of dividends. Some REITs could be more cyclical than others; for example, when an economy is undergoing a recession, hotel REITs could be more vulnerable, compared to say healthcare REIT given that healthcare needs are less likely to depend on economic cycles. American Tower Corporation, Prologis, Inc. and Crown Castle International Corp are some of the biggest REIT companies in the U.S.
@Miscellaneous Manufacturing (-2.67% 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.
| FRT | PLD | FRT / PLD | |
| Capitalization | 9.78B | 131B | 7% |
| EBITDA | 1.09B | 7.88B | 14% |
| Gain YTD | 14.756 | 10.967 | 135% |
| P/E Ratio | 19.61 | 35.31 | 56% |
| Revenue | 1.31B | 8.95B | 15% |
| Total Cash | 116M | 861M | 13% |
| Total Debt | 4.93B | 34.7B | 14% |
FRT | PLD | ||
|---|---|---|---|
OUTLOOK RATING 1..100 | 81 | 80 | |
VALUATION overvalued / fair valued / undervalued 1..100 | 85 Overvalued | 95 Overvalued | |
PROFIT vs RISK RATING 1..100 | 61 | 63 | |
SMR RATING 1..100 | 53 | 79 | |
PRICE GROWTH RATING 1..100 | 38 | 39 | |
P/E GROWTH RATING 1..100 | 80 | 24 | |
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.
FRT's Valuation (85) in the Real Estate Investment Trusts industry is in the same range as PLD (95). This means that FRT’s stock grew similarly to PLD’s over the last 12 months.
FRT's Profit vs Risk Rating (61) in the Real Estate Investment Trusts industry is in the same range as PLD (63). This means that FRT’s stock grew similarly to PLD’s over the last 12 months.
FRT's SMR Rating (53) in the Real Estate Investment Trusts industry is in the same range as PLD (79). This means that FRT’s stock grew similarly to PLD’s over the last 12 months.
FRT's Price Growth Rating (38) in the Real Estate Investment Trusts industry is in the same range as PLD (39). This means that FRT’s stock grew similarly to PLD’s over the last 12 months.
PLD's P/E Growth Rating (24) in the Real Estate Investment Trusts industry is somewhat better than the same rating for FRT (80). This means that PLD’s stock grew somewhat faster than FRT’s over the last 12 months.
| FRT | PLD | |
|---|---|---|
| RSI ODDS (%) | 3 days ago 64% | 3 days ago 63% |
| Stochastic ODDS (%) | 3 days ago 49% | 3 days ago 42% |
| Momentum ODDS (%) | 3 days ago 49% | 3 days ago 50% |
| MACD ODDS (%) | 3 days ago 49% | 3 days ago 63% |
| TrendWeek ODDS (%) | 3 days ago 48% | 3 days ago 49% |
| TrendMonth ODDS (%) | 3 days ago 45% | 3 days ago 62% |
| Advances ODDS (%) | 12 days ago 49% | 12 days ago 62% |
| Declines ODDS (%) | 3 days ago 50% | 5 days ago 53% |
| BollingerBands ODDS (%) | 3 days ago 54% | 3 days ago 61% |
| Aroon ODDS (%) | 3 days ago 38% | 3 days ago 49% |
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FRT and
Correlation & Price change
A.I.dvisor indicates that over the last year, FRT has been closely correlated with AKR. These tickers have moved in lockstep 84% of the time. This A.I.-generated data suggests there is a high statistical probability that if FRT jumps, then AKR 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 81% 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% | -1.49% | ||
| EGP - PLD | 81% Closely correlated | -0.76% | ||
| FR - PLD | 81% Closely correlated | -0.82% | ||
| TRNO - PLD | 77% Closely correlated | -1.00% | ||
| STAG - PLD | 76% Closely correlated | -0.71% | ||
| FRT - PLD | 70% Closely correlated | -0.58% | ||
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