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FRT or PLD or REXR
Which Stock Would AI Choose? Federal Realty Investment Trust (FRT) vs. Prologis (PLD) vs. Rexford Industrial Realty (REXR) Stock Comparison
Key Takeaways
- FRT leads with strong YTD gains of about 17%, driven by robust Q1 FFO (funds from operations) growth and record leasing in retail properties.
- PLD shows solid momentum with 12% YTD returns, record leasing volumes, and expansion into data centers, bolstering its industrial dominance.
- REXR lags YTD at around -7%, facing softer leasing in Southern California amid regional pressures, though it offers a higher dividend yield near 4.9%.
- All three REITs (real estate investment trusts) reported positive Q1 results, but PLD and FRT raised guidance, signaling stronger near-term outlook.
- Valuation contrasts: REXR trades at lower multiples with higher yield, while PLD's scale provides growth edge.
- Market sentiment favors industrial exposure amid logistics demand, positioning PLD ahead in relative performance.
Introduction
This comparison examines FRT, a premier retail REIT; PLD, the global logistics leader; and REXR, a Southern California industrial specialist. These REITs offer exposure to real estate sectors with distinct drivers: resilient retail in affluent markets, e-commerce-fueled warehouses, and infill industrial assets. Traders seeking momentum and income investors eyeing yields will find value in analyzing their recent performance, where interest rate dynamics and leasing trends shape relative positioning in the current environment.
FRT Overview and Recent Performance
Federal Realty Investment Trust (FRT) owns and redevelops high-quality retail and mixed-use properties in major coastal markets, with a portfolio of about 104 assets totaling 28.8 million square feet. In recent market activity, FRT delivered standout Q1 results, posting core FFO of $1.88 per share, up 10.6% year-over-year, fueled by record leasing and strategic dispositions exceeding $150 million. The company raised full-year guidance and maintained its 58-year dividend growth streak at $1.13 quarterly. These factors, alongside 93.8% occupancy, have driven positive sentiment and YTD gains around 17%, outperforming broader benchmarks amid retail demand in high-income areas.
PLD Overview and Recent Performance
Prologis (PLD), the world's largest industrial REIT, manages logistics facilities across key global markets, with over 1.3 billion square feet owned and managed. Recent weeks highlighted robust Q1 performance, including $2.3 billion in revenue, $1.05 diluted EPS, and record 64 million square feet leased. Strategic moves like data center build-to-suits worth $1.3 billion and joint ventures enhanced growth prospects, prompting guidance raises and analyst upgrades. With YTD returns near 12% and a focus on high-barrier markets, PLD's scale and e-commerce tailwinds have sustained upward price momentum and investor confidence.
REXR Overview and Recent Performance
Rexford Industrial Realty (REXR) specializes in infill Southern California industrial properties, operating 414 assets totaling 50 million square feet in the high-demand infill market. In recent quarters, REXR reported Q1 net income of $94.6 million on $245 million revenue, supported by $127 million in dispositions and a $200 million share repurchase. However, modest rental trends and impairments tempered results, contributing to YTD declines around 7%. Occupancy remains solid, but regional supply pressures have weighed on sentiment, though the higher dividend yield offers appeal for yield-focused holders.
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Head-to-Head Comparison
FRT's retail focus contrasts PLD and REXR's industrial models, with superior demographic-driven stability but less e-commerce upside. Growth drivers favor PLD's global scale and data center pivot versus REXR's regional concentration, which heightens supply risks. Recent momentum ranks FRT strongest YTD, followed by PLD, while REXR trails amid slower leasing. Risk profiles show all sensitive to rates impacting cap rates and debt (PLD highest at $35B), but REXR's lower leverage aids flexibility. Sector exposure tilts industrial for logistics boom, with PLD less valuation-sensitive at premium multiples. Sentiment leans PLD for catalysts, FRT for income trade-offs.
Tickeron AI Verdict
Tickeron’s AI currently favors PLD based on trend consistency from record leasing, guidance uplift, and strategic expansions like data centers, alongside relative YTD positioning and analyst momentum. FRT's retail resilience is notable, but PLD's scale offers higher probability of outperformance in logistics-driven conditions, while REXR's regional headwinds temper appeal.
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).
FRT’s FA Score shows that 0 FA rating(s) are green whilePLD’s FA Score has 1 green FA rating(s), and REXR’s FA Score reflects 2 green FA rating(s).
- FRT’s FA Score: 0 green, 5 red.
- PLD’s FA Score: 1 green, 4 red.
- REXR’s FA Score: 2 green, 3 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), and REXR’s TA Score reflects 5 bullish TA indicator(s).
- FRT’s TA Score: 2 bullish, 6 bearish.
- PLD’s TA Score: 3 bullish, 6 bearish.
- REXR’s TA Score: 5 bullish, 5 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% , and REXR (@Miscellaneous Manufacturing) price fluctuated -4.22% 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.
REXR is expected to report earnings on Jul 22, 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 | REXR | |
| Capitalization | 9.78B | 131B | 7.84B |
| EBITDA | 1.09B | 7.88B | 647M |
| Gain YTD | 14.756 | 10.967 | -9.066 |
| P/E Ratio | 19.61 | 35.31 | 36.96 |
| Revenue | 1.31B | 8.95B | 996M |
| Total Cash | 116M | 861M | 51.7M |
| Total Debt | 4.93B | 34.7B | 3.25B |
FRT | PLD | REXR | ||
|---|---|---|---|---|
OUTLOOK RATING 1..100 | 81 | 80 | 74 | |
VALUATION overvalued / fair valued / undervalued 1..100 | 85 Overvalued | 95 Overvalued | 14 Undervalued | |
PROFIT vs RISK RATING 1..100 | 61 | 63 | 100 | |
SMR RATING 1..100 | 53 | 79 | 88 | |
PRICE GROWTH RATING 1..100 | 38 | 39 | 60 | |
P/E GROWTH RATING 1..100 | 80 | 24 | 24 | |
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.
REXR's Valuation (14) in the Real Estate Investment Trusts industry is significantly better than the same rating for FRT (85) and is significantly better than the same rating for PLD (95). This means that REXR's stock grew significantly faster than FRT’s and significantly faster than 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) and is somewhat better than the same rating for REXR (100). This means that FRT's stock grew similarly to PLD’s and somewhat faster than REXR’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) and is somewhat better than the same rating for REXR (88). This means that FRT's stock grew similarly to PLD’s and somewhat faster than REXR’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) and is in the same range as REXR (60). This means that FRT's stock grew similarly to PLD’s and similarly to REXR’s over the last 12 months.
PLD's P/E Growth Rating (24) in the Real Estate Investment Trusts industry is in the same range as REXR (24) and is somewhat better than the same rating for FRT (80). This means that PLD's stock grew similarly to REXR’s and somewhat faster than FRT’s over the last 12 months.
| FRT | PLD | REXR | |
|---|---|---|---|
| RSI ODDS (%) | 3 days ago 64% | 3 days ago 63% | 3 days ago 81% |
| Stochastic ODDS (%) | 3 days ago 49% | 3 days ago 42% | 3 days ago 53% |
| Momentum ODDS (%) | 3 days ago 49% | 3 days ago 50% | 3 days ago 52% |
| MACD ODDS (%) | 3 days ago 49% | 3 days ago 63% | 3 days ago 65% |
| TrendWeek ODDS (%) | 3 days ago 48% | 3 days ago 49% | 3 days ago 63% |
| TrendMonth ODDS (%) | 3 days ago 45% | 3 days ago 62% | 3 days ago 64% |
| Advances ODDS (%) | 12 days ago 49% | 12 days ago 62% | 12 days ago 57% |
| Declines ODDS (%) | 3 days ago 50% | 5 days ago 53% | 3 days ago 64% |
| BollingerBands ODDS (%) | 3 days ago 54% | 3 days ago 61% | 3 days ago 65% |
| Aroon ODDS (%) | 3 days ago 38% | 3 days ago 49% | 3 days ago 45% |
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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% | ||
More | ||||
REXR and
Correlation & Price change
A.I.dvisor indicates that over the last year, REXR has been closely correlated with PLD. These tickers have moved in lockstep 79% of the time. This A.I.-generated data suggests there is a high statistical probability that if REXR jumps, then PLD could also see price increases.
| Ticker / NAME | Correlation To REXR | 1D Price Change % | ||
|---|---|---|---|---|
| REXR | 100% | -1.47% | ||
| PLD - REXR | 79% Closely correlated | -1.49% | ||
| STAG - REXR | 76% Closely correlated | -0.71% | ||
| TRNO - REXR | 71% Closely correlated | -1.00% | ||
| FR - REXR | 70% Closely correlated | -0.82% | ||
| EGP - REXR | 69% Closely correlated | -0.76% | ||
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