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FRT vs PLD
Which Stock Would AI Choose? Federal Realty Investment Trust (FRT) vs. Prologis, Inc. (PLD) Stock Comparison
Key Takeaways
- Federal Realty Investment Trust (FRT) delivered record leasing volumes and raised 2026 Core FFO guidance following strong Q2 results, supported by 15% cash rent growth on comparable space.
- Prologis, Inc. (PLD) reported record leasing of over 67 million square feet in Q2 2026, lifted full-year guidance for the second time, and achieved 95.5% occupancy with robust same-store NOI growth.
- FRT maintains a long dividend growth streak with a current yield near 4.2%, while PLD offers a lower yield around 3.1% alongside larger-scale exposure to logistics and data center development.
- Recent market activity shows both stocks trading below recent highs, with FRT near $111 and PLD near $135 as of mid-September 2026, reflecting broader REIT sector pressures.
- PLD’s larger market capitalization and data center pipeline provide distinct growth drivers compared with FRT’s focus on high-quality retail and mixed-use properties.
- Sector positioning creates clear trade-offs: FRT benefits from consumer-facing retail stability, while PLD capitalizes on e-commerce, supply chain, and digital infrastructure demand.
Introduction
Federal Realty Investment Trust (FRT) and Prologis, Inc. (PLD) represent two established real estate investment trusts (REITs) with distinct property portfolios and growth profiles. FRT specializes in community and neighborhood shopping centers plus mixed-use developments, while PLD focuses on logistics facilities, warehouses, and emerging data center assets. Investors and traders comparing these names often seek exposure to different segments of the real estate market—retail versus industrial and technology-enabled infrastructure. This analysis examines recent performance, operational metrics, and market positioning to highlight relative strengths in the current environment.
FRT Overview and Recent Performance
Federal Realty Investment Trust (FRT) owns or holds interests in approximately 103 retail and mixed-use projects totaling 28.8 million square feet. In recent weeks, the company reported Q2 2026 results featuring revenue of $335.7 million, up 7.8% year-over-year, and Core funds from operations (Core FFO) per share of $1.88, a 6.8% increase. Management raised and tightened full-year 2026 Core FFO guidance to $7.48–$7.56 per share. Record leasing activity included 819,000 square feet of comparable space at 15% cash rent growth. The quarterly dividend rose 3% to $1.16 per share. Shares have traded near $111 amid broader market conditions, with a market capitalization of approximately $9.6 billion.
PLD Overview and Recent Performance
Prologis, Inc. (PLD) operates the largest global logistics real estate platform and is expanding into data centers. Recent market activity highlighted Q2 2026 results with record leasing of over 67 million square feet, owned-and-managed occupancy reaching 95.5%, and same-store net operating income (NOI) growth of 6.4% on a net effective basis. Core FFO per share rose to $1.63. The company raised 2026 guidance for the second time, with Core FFO now projected at $6.22–$6.30 per share. Net earnings per diluted share nearly doubled year-over-year. Shares have recently traded near $135, supported by a market capitalization exceeding $130 billion and ongoing development starts in logistics and data centers.
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Head-to-Head Comparison
Federal Realty Investment Trust (FRT) and Prologis, Inc. (PLD) differ markedly in scale, sector exposure, and growth drivers. FRT’s retail and mixed-use focus benefits from high-income consumer locations and long dividend increase streaks, yet faces potential sensitivity to discretionary spending shifts. PLD’s logistics and data center emphasis aligns with structural demand from e-commerce, supply chains, and digital infrastructure, supported by a substantially larger balance sheet and development pipeline. Recent momentum favors PLD’s record leasing volumes and repeated guidance raises, while FRT shows consistent but smaller-scale operational gains. Risk factors include interest-rate sensitivity for both, with PLD additionally exposed to global trade dynamics and FRT to retail tenant health. Market sentiment reflects these contrasts, with PLD commanding premium valuations tied to its growth runway.
Tickeron AI Verdict
Based on observable factors such as leasing momentum, guidance trajectory, and relative positioning within growth-oriented segments, Tickeron’s AI models currently assign a higher probability of favorable trend consistency to Prologis, Inc. (PLD) over the near term. Stronger same-store NOI expansion and data center catalysts provide measurable support relative to Federal Realty Investment Trust (FRT)’s steady but more contained retail performance. This assessment remains probabilistic and reflects current data patterns rather than guarantees of future results.
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 FRT is a Buy and PLD is a Buy.
FRT | PLD | ||
|---|---|---|---|
OUTLOOK RATING 1..100 | 55 | 70 | |
VALUATION overvalued / fair valued / undervalued 1..100 | 69 Overvalued | 86 Overvalued | |
PROFIT vs RISK RATING 1..100 | 84 | 88 | |
SMR RATING 1..100 | 59 | 76 | |
PRICE GROWTH RATING 1..100 | 57 | 55 | |
P/E GROWTH RATING 1..100 | 53 | 42 | |
SEASONALITY SCORE 1..100 | 65 | 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 (69) in the Real Estate Investment Trusts industry is in the same range as PLD (86). This means that FRT’s stock grew similarly to PLD’s over the last 12 months.
FRT's Profit vs Risk Rating (84) in the Real Estate Investment Trusts industry is in the same range as PLD (88). This means that FRT’s stock grew similarly to PLD’s over the last 12 months.
FRT's SMR Rating (59) in the Real Estate Investment Trusts industry is in the same range as PLD (76). This means that FRT’s stock grew similarly to PLD’s over the last 12 months.
PLD's Price Growth Rating (55) in the Real Estate Investment Trusts industry is in the same range as FRT (57). This means that PLD’s stock grew similarly to FRT’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 FRT (53). This means that PLD’s stock grew similarly to FRT’s over the last 12 months.
| FRT | PLD | |
|---|---|---|
| RSI ODDS (%) | 2 days ago 67% | 2 days ago 55% |
| Stochastic ODDS (%) | 2 days ago 54% | 2 days ago 58% |
| Momentum ODDS (%) | 2 days ago 53% | 2 days ago 53% |
| MACD ODDS (%) | 2 days ago 46% | 2 days ago 64% |
| TrendWeek ODDS (%) | 2 days ago 47% | 2 days ago 50% |
| TrendMonth ODDS (%) | 2 days ago 48% | 2 days ago 50% |
| Advances ODDS (%) | 8 days ago 50% | 11 days ago 61% |
| Declines ODDS (%) | 2 days ago 50% | 2 days ago 55% |
| BollingerBands ODDS (%) | 2 days ago 65% | 2 days ago 59% |
| Aroon ODDS (%) | 2 days ago 40% | 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).
FRT’s FA Score shows that 0 FA rating(s) are green while PLD’s FA Score has 0 green FA rating(s).
- FRT’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.
FRT’s TA Score shows that 4 TA indicator(s) are bullish while PLD’s TA Score has 4 bullish TA indicator(s).
- FRT’s TA Score: 4 bullish, 4 bearish.
- PLD’s TA Score: 4 bullish, 5 bearish.
Price Growth
FRT (@Real Estate Investment Trusts) experienced а -2.10% price change this week, while PLD (@Miscellaneous Manufacturing) price change was -4.21% for the same time period.
The average weekly price growth across all stocks in the @Real Estate Investment Trusts industry was -1.55%. For the same industry, the average monthly price growth was -7.06%, and the average quarterly price growth was -2.71%.
The average weekly price growth across all stocks in the @Miscellaneous Manufacturing industry was -1.65%. For the same industry, the average monthly price growth was -3.68%, and the average quarterly price growth was +9.97%.
Reported Earning Dates
FRT is expected to report earnings on Oct 29, 2026.
PLD is expected to report earnings on Oct 15, 2026.
Industries' Descriptions
@Real Estate Investment Trusts (-1.55% 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 (-1.65% 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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FRT and
Correlation & Price change
A.I.dvisor indicates that over the last year, FRT has been closely correlated with REG. These tickers have moved in lockstep 79% of the time. This A.I.-generated data suggests there is a high statistical probability that if FRT jumps, then REG 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 80% 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% | -1.28% | ||
| EGP - PLD | 80% Closely correlated | -1.32% | ||
| FR - PLD | 79% Closely correlated | -1.13% | ||
| TRNO - PLD | 75% Closely correlated | -0.88% | ||
| STAG - PLD | 70% Closely correlated | -0.25% | ||
| FRT - PLD | 70% Closely correlated | -0.24% | ||
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