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DLR or EGP or EQIX
Which Stock Would AI Choose? Digital Realty Trust (DLR) vs. EastGroup Properties (EGP) vs. Equinix (EQIX) Stock Comparison
Key Takeaways
- DLR has surged around 28-30% YTD, driven by AI leasing demand and strong Q1 core FFO growth of 15.3% year-over-year.
- EGP delivered solid Q1 results with FFO up 8.5% to $2.30 per share, high occupancy at 96%, and raised full-year guidance amid Sunbelt industrial strength.
- EQIX leads YTD performance at over 41%, bolstered by Q1 revenue growth of 10% and AI-related bookings, though trading at a premium valuation.
- All three REITs benefit from infrastructure trends, but data center pure-plays DLR and EQIX show stronger momentum than industrial-focused EGP.
- EQIX commands the highest market cap (~$106B) and P/E (~75), while EGP offers relative value with ~3% dividend yield.
- Recent analyst upgrades reflect positive sentiment across the group, tied to AI and logistics demand in recent market activity.
Introduction
This comparison examines DLR (Digital Realty Trust), EGP (EastGroup Properties), and EQIX (Equinix), three REITs operating in real estate subsectors poised for growth amid AI expansion and e-commerce logistics. DLR and EQIX focus on data centers, while EGP specializes in industrial distribution properties. Investors seeking exposure to digital infrastructure and supply chain resilience, including those tracking relative performance in REITs, will find value in understanding their business models, recent momentum, and market positioning. This analysis draws on Q1 2026 results and broader trends for a balanced stock comparison.
DLR Overview and Recent Performance
Digital Realty Trust (DLR), a leading REIT specializing in data centers, owns and operates over 300 facilities globally, providing colocation and interconnection services to hyperscalers and enterprises. In recent weeks, DLR shares have advanced significantly, with YTD gains near 28-30% and a 15% rise over the past month, outpacing broader REIT indices. This momentum follows robust Q1 2026 results, including core funds from operations (FFO, a key REIT profitability metric) of $2.04 per share, up 15.3% year-over-year, and revenue growth of 16.1% to $1.64 billion. Strong AI-driven leasing, record bookings, and a raised full-year outlook have bolstered sentiment, despite high utility costs representing about a quarter of revenues. The stock trades around $197, with a market cap exceeding $69 billion.
EGP Overview and Recent Performance
EastGroup Properties (EGP), a self-administered equity REIT, develops and operates industrial properties focused on business distribution in high-growth Sunbelt markets like Texas and Florida, totaling about 65 million square feet. Recent market activity has seen EGP shares gain around 12-13% YTD and 6-7% over the past month, reflecting steady performance amid e-commerce and logistics demand. Q1 2026 highlighted FFO excluding gains of $2.30 per share, an 8.5% increase year-over-year, with same-property net operating income up 7.5% on a straight-line basis. Occupancy averaged 96.1%, and management raised full-year FFO guidance to a midpoint of $9.52 per share. Trading near $198-200 with a ~$10.7 billion market cap, EGP maintains a conservative balance sheet with low leverage.
EQIX Overview and Recent Performance
Equinix (EQIX), the world's digital infrastructure company, operates an interconnected network of over 270 data centers, enabling colocation, interconnection, and hybrid cloud solutions across 70+ metros. In recent weeks, EQIX has led peers with YTD returns over 41% and strong multi-month gains, driven by AI ecosystem expansions. Q1 2026 revenues reached $2.44 billion, up 10% year-over-year, with adjusted funds from operations (AFFO, another REIT cash flow measure) supporting a raised outlook. Record bookings, including AI workloads comprising ~60% of large deals, and partnerships in sovereign AI have fueled positive sentiment. The stock hovers around $1,078, with a market cap of ~$106 billion and a dividend yield near 1.8-1.9%.
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Head-to-Head Comparison
DLR, EGP, and EQIX operate in complementary real estate niches: data centers for DLR and EQIX versus industrial warehouses for EGP. Growth drivers differ—AI hyperscale demand propels data center REITs, evident in DLR's 21% AI deal share and EQIX's interconnection moat, while EGP benefits from Sunbelt logistics. Recent momentum favors data centers, with EQIX at 41% YTD versus EGP's 13%. Risk factors include high capex and debt for data REITs (~$19-23B), interest rate sensitivity across all, and supply constraints aiding EGP. Valuation shows EQIX at premium P/E (~75) due to growth, DLR balanced (~52), and EGP value-oriented (~36) with higher yield (~3%). Market sentiment tilts toward AI exposure, but EGP offers stability trade-offs.
Tickeron AI Verdict
Tickeron’s AI analysis favors EQIX in the current environment, given its superior trend consistency, YTD outperformance, and catalysts like AI bookings growth and global interconnections. Relative positioning shows stronger stability and momentum versus peers, with probabilistic edge in sustained demand. DLR follows closely on leasing backlog, while EGP lags in growth velocity despite solid fundamentals.
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. Disclaimers and Limitations
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).
DLR’s FA Score shows that 0 FA rating(s) are green whileEGP’s FA Score has 1 green FA rating(s), and EQIX’s FA Score reflects 1 green FA rating(s).
- DLR’s FA Score: 0 green, 5 red.
- EGP’s FA Score: 1 green, 4 red.
- EQIX’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.
DLR’s TA Score shows that 4 TA indicator(s) are bullish while EGP’s TA Score has 4 bullish TA indicator(s), and EQIX’s TA Score reflects 3 bullish TA indicator(s).
- DLR’s TA Score: 4 bullish, 4 bearish.
- EGP’s TA Score: 4 bullish, 5 bearish.
- EQIX’s TA Score: 3 bullish, 5 bearish.
Price Growth
DLR (@Specialty Telecommunications) experienced а -3.48% price change this week, while EGP (@Miscellaneous Manufacturing) price change was -2.22% , and EQIX (@Specialty Telecommunications) price fluctuated -1.18% for the same time period.
The average weekly price growth across all stocks in the @Specialty Telecommunications industry was -2.39%. For the same industry, the average monthly price growth was -2.09%, and the average quarterly price growth was +5.77%.
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
DLR is expected to report earnings on Jul 23, 2026.
EGP is expected to report earnings on Jul 28, 2026.
EQIX is expected to report earnings on Jul 29, 2026.
Industries' Descriptions
@Specialty Telecommunications (-2.39% weekly)Companies belonging to the specialty telecommunications sector provide voice and data transmission via a single method, such as fixed lines, digital subscriber lines (DSL), wireless technology, the internet or competitive local exchange carriers. Telefonica, Liberty Broadband Corp., and Zayo Group Holdings, Inc. are some of the big specialty telecom 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.
| DLR | EGP | EQIX | |
| Capitalization | 66.2B | 10.8B | 104B |
| EBITDA | 3.82B | 543M | 4.27B |
| Gain YTD | 22.677 | 13.658 | 39.033 |
| P/E Ratio | 50.00 | 36.50 | 73.27 |
| Revenue | 6.34B | 737M | 9.44B |
| Total Cash | 2.43B | 31.4M | 3.05B |
| Total Debt | 19.2B | 1.65B | 23.3B |
DLR | EGP | EQIX | ||
|---|---|---|---|---|
OUTLOOK RATING 1..100 | 62 | 92 | 72 | |
VALUATION overvalued / fair valued / undervalued 1..100 | 68 Overvalued | 30 Undervalued | 80 Overvalued | |
PROFIT vs RISK RATING 1..100 | 54 | 52 | 42 | |
SMR RATING 1..100 | 81 | 75 | 70 | |
PRICE GROWTH RATING 1..100 | 49 | 47 | 32 | |
P/E GROWTH RATING 1..100 | 98 | 50 | 71 | |
SEASONALITY SCORE 1..100 | 50 | 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.
EGP's Valuation (30) in the Real Estate Investment Trusts industry is somewhat better than the same rating for DLR (68) and is somewhat better than the same rating for EQIX (80). This means that EGP's stock grew somewhat faster than DLR’s and somewhat faster than EQIX’s over the last 12 months.
EQIX's Profit vs Risk Rating (42) in the Real Estate Investment Trusts industry is in the same range as EGP (52) and is in the same range as DLR (54). This means that EQIX's stock grew similarly to EGP’s and similarly to DLR’s over the last 12 months.
EQIX's SMR Rating (70) in the Real Estate Investment Trusts industry is in the same range as EGP (75) and is in the same range as DLR (81). This means that EQIX's stock grew similarly to EGP’s and similarly to DLR’s over the last 12 months.
EQIX's Price Growth Rating (32) in the Real Estate Investment Trusts industry is in the same range as EGP (47) and is in the same range as DLR (49). This means that EQIX's stock grew similarly to EGP’s and similarly to DLR’s over the last 12 months.
EGP's P/E Growth Rating (50) in the Real Estate Investment Trusts industry is in the same range as EQIX (71) and is somewhat better than the same rating for DLR (98). This means that EGP's stock grew similarly to EQIX’s and somewhat faster than DLR’s over the last 12 months.
| DLR | EGP | EQIX | |
|---|---|---|---|
| RSI ODDS (%) | 3 days ago 53% | 3 days ago 64% | 3 days ago 50% |
| Stochastic ODDS (%) | 3 days ago 65% | 3 days ago 42% | 3 days ago 48% |
| Momentum ODDS (%) | 3 days ago 49% | 3 days ago 59% | 3 days ago 44% |
| MACD ODDS (%) | 3 days ago 55% | 3 days ago 49% | 3 days ago 58% |
| TrendWeek ODDS (%) | 3 days ago 55% | 3 days ago 46% | 3 days ago 50% |
| TrendMonth ODDS (%) | 3 days ago 60% | 3 days ago 58% | 3 days ago 60% |
| Advances ODDS (%) | 7 days ago 65% | 10 days ago 59% | 7 days ago 57% |
| Declines ODDS (%) | 3 days ago 59% | 3 days ago 47% | 5 days ago 54% |
| BollingerBands ODDS (%) | 3 days ago 69% | 3 days ago 47% | 3 days ago 70% |
| Aroon ODDS (%) | 3 days ago 51% | 3 days ago 52% | 3 days ago 49% |
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DLR and
Correlation & Price change
A.I.dvisor indicates that over the last year, DLR has been closely correlated with IRM. These tickers have moved in lockstep 69% of the time. This A.I.-generated data suggests there is a high statistical probability that if DLR jumps, then IRM could also see price increases.
| Ticker / NAME | Correlation To DLR | 1D Price Change % | ||
|---|---|---|---|---|
| DLR | 100% | -2.25% | ||
| IRM - DLR | 69% Closely correlated | -2.10% | ||
| DBRG - DLR | 68% Closely correlated | N/A | ||
| EQIX - DLR | 60% Loosely correlated | -1.87% | ||
| SPG - DLR | 51% Loosely correlated | -1.37% | ||
| MAC - DLR | 47% Loosely correlated | -3.31% | ||
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EGP and
Correlation & Price change
A.I.dvisor indicates that over the last year, EGP 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 EGP jumps, then PLD could also see price increases.
| Ticker / NAME | Correlation To EGP | 1D Price Change % | ||
|---|---|---|---|---|
| EGP | 100% | -0.76% | ||
| PLD - EGP | 88% Closely correlated | -1.49% | ||
| FR - EGP | 86% Closely correlated | -0.82% | ||
| TRNO - EGP | 80% Closely correlated | -1.00% | ||
| STAG - EGP | 80% Closely correlated | -0.71% | ||
| FRT - EGP | 73% Closely correlated | -0.58% | ||
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EQIX and
Correlation & Price change
A.I.dvisor indicates that over the last year, EQIX has been loosely correlated with DBRG. These tickers have moved in lockstep 63% of the time. This A.I.-generated data suggests there is some statistical probability that if EQIX jumps, then DBRG could also see price increases.
| Ticker / NAME | Correlation To EQIX | 1D Price Change % | ||
|---|---|---|---|---|
| EQIX | 100% | -1.87% | ||
| DBRG - EQIX | 63% Loosely correlated | N/A | ||
| ELS - EQIX | 62% Loosely correlated | -1.37% | ||
| EGP - EQIX | 61% Loosely correlated | -0.76% | ||
| DLR - EQIX | 59% Loosely correlated | -2.25% | ||
| PLD - EQIX | 53% Loosely correlated | -1.49% | ||
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