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FRT or PLD or TRNO
Which Stock Would AI Choose? Federal Realty Investment Trust (FRT) vs. Prologis, Inc. (PLD) vs. Terreno Realty Corporation (TRNO) Stock Comparison
Key Takeaways
- FRT reported Q2 2026 revenue growth of 7.8% year-over-year with a raised dividend to $1.16 per share and tightened full-year guidance, reflecting steady retail leasing momentum.
- PLD achieved record leasing volumes exceeding 67 million square feet in Q2 2026, raised 2026 Core FFO guidance twice, and expanded its data center development pipeline amid strong industrial demand.
- TRNO maintained high occupancy of 97.6% in Q2 2026, completed $172.3 million in acquisitions, and increased its quarterly dividend by 9.6% to $0.57 per share.
- Market capitalization differs significantly, with PLD at approximately $130 billion compared to roughly $9.6 billion for FRT and $7.2 billion for TRNO as of mid-September 2026.
- Recent institutional activity includes notable stake increases in all three names, while stock prices have shown modest fluctuations amid broader REIT sector movements in recent weeks.
- Relative performance highlights trade-offs between FRT's retail focus and the industrial exposure of PLD and TRNO, with varying sensitivities to economic and interest-rate environments.
Introduction
Investors and traders evaluating real estate investment trusts (REITs) often compare names with differing property types and market exposures to assess relative positioning. FRT, PLD, and TRNO represent a mix of retail and industrial REITs, making them relevant for those seeking diversification across commercial real estate subsectors. This comparison examines recent performance, operational metrics, and market dynamics to help portfolio managers and individual investors understand contrasts in scale, growth drivers, and risk profiles within the current environment.
FRT Overview and Recent Performance
Federal Realty Investment Trust owns and operates community and neighborhood shopping centers and mixed-use properties, primarily in high-barrier coastal markets. In recent market activity, the company delivered Q2 2026 revenue of $335.7 million, up 7.8% year-over-year, supported by strong leasing spreads averaging 15% on a cash basis for comparable space. Management raised and tightened 2026 guidance while increasing the quarterly dividend to $1.16 per share. Shares have traded around the $110–$112 range in recent weeks, reflecting a balance between solid fundamentals and broader REIT sector pressures.
PLD Overview and Recent Performance
Prologis, Inc. is the largest owner of industrial logistics real estate globally, with a portfolio spanning warehouses, distribution centers, and growing data center assets. Recent quarters demonstrated robust demand, with Q2 2026 featuring record leasing of over 67 million square feet and same-store net operating income growth of 6.4% on a net effective basis. The company raised 2026 Core FFO guidance for the second time, citing improving occupancy near 95.5% and expansion into data centers. Shares have fluctuated near $134–$135 in recent weeks amid positive operational momentum.
TRNO Overview and Recent Performance
Terreno Realty Corporation acquires, owns, and operates industrial properties in six major coastal U.S. markets. In Q2 2026, the company reported 97.6% portfolio occupancy and completed $172.3 million in acquisitions while achieving cash rent growth of 27.7% on new and renewed leases. Management raised the quarterly dividend 9.6% to $0.57 per share and secured a first-time Baa1 issuer rating from Moody’s. Shares have traded around $65–$66 in recent weeks, supported by disciplined capital deployment and high occupancy levels.
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Head-to-Head Comparison
The three REITs differ markedly in scale and focus: PLD operates at a global industrial scale with significant data center exposure, while TRNO concentrates on coastal industrial assets and FRT emphasizes retail properties. Recent momentum favors industrial names through stronger leasing volumes and guidance raises, whereas FRT benefits from consistent dividend growth and retail tenant stability. Risk factors include interest-rate sensitivity for all, with PLD carrying higher leverage relative to its size and TRNO showing lower debt metrics. Valuation multiples reflect these differences, with industrial REITs often trading at premiums tied to growth prospects in logistics and e-commerce-related demand.
Tickeron AI Verdict
Based on observable factors such as consistent trend strength, multiple guidance raises, and broad leasing momentum in recent periods, Tickeron’s AI would currently assign a probabilistic edge to PLD among the three. Its large-scale industrial platform and data center expansion provide visible catalysts that align with current market positioning, though outcomes remain subject to broader economic variables.
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.
FRT's RSI Indicator ascending out of oversold territory
The RSI Oscillator for FRT moved out of oversold territory on October 15, 2026. This could be a sign that the stock is shifting from a downward trend to an upward trend. Traders may want to buy the stock or call options. The A.I.dvisor looked at 28 similar instances when the indicator left oversold territory. In 16 of the 28 cases the stock moved higher. This puts the odds of a move higher at 57%.
Technical Analysis (Indicators)
Bullish Trend Analysis
The Stochastic Oscillator demonstrated that the ticker has stayed in the oversold zone for 1 day, which means it's wise to expect a price bounce in the near future.
The Moving Average Convergence Divergence (MACD) for FRT just turned positive on October 12, 2026. Looking at past instances where FRT's MACD turned positive, the stock continued to rise in 24 of 49 cases over the following month. The odds of a continued upward trend are 49%.
Following a +0.91% 3-day Advance, the price is estimated to grow further. Considering data from situations where FRT advanced for three days, in 150 of 306 cases, the price rose further within the following month. The odds of a continued upward trend are 49%.
FRT may jump back above the lower band and head toward the middle band. Traders may consider buying the stock or exploring call options.
Bearish Trend Analysis
Following a 3-day decline, the stock is projected to fall further. Considering past instances where FRT 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 51%.
The Aroon Indicator for FRT entered a downward trend on October 15, 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 PE Growth Rating for this company is 53 (best 1 - 100 worst), pointing to consistent 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 Price Growth Rating for this company is 59 (best 1 - 100 worst), indicating steady price growth. FRT’s price grows at a higher rate over the last 12 months as compared to S&P 500 index constituents.
The Tickeron SMR rating for this company is 59 (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 Seasonality Score of 75 (best 1 - 100 worst) indicates that the company is slightly 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 78 (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 (2.978) is normal, around the industry mean (2.656). P/E Ratio (22.188) is within average values for comparable stocks, (39.045). Projected Growth (PEG Ratio) (3.591) is also within normal values, averaging (12.808). Dividend Yield (0.041) settles around the average of (0.048) among similar stocks. P/S Ratio (7.289) is also within normal values, averaging (6.739).
The Tickeron Profit vs. Risk Rating rating for this company is 82 (best 1 - 100 worst), indicating that the returns do not compensate for the risks. FRT’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 63, placing this stock worse than average.
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 Indicator exited the oversold zone, 9 of 21 resulted in an increase in price. Tickeron's analysis proposes that the odds of a continued upward trend are 43%.
The Stochastic Oscillator suggests the stock price trend may be in a reversal from a downward trend to an upward trend. 32 of 55 cases where PLD's Stochastic Oscillator exited the oversold zone resulted in an increase in price. Tickeron's analysis proposes that the odds of a continued upward trend are 58%.
The Moving Average Convergence Divergence (MACD) for PLD just turned positive on October 12, 2026. Looking at past instances where PLD's MACD turned positive, the stock continued to rise in 29 of 51 cases over the following month. The odds of a continued upward trend are 57%.
Following a +3.14% 3-day Advance, the price is estimated to grow further. Considering data from situations where PLD advanced for three days, in 188 of 313 cases, the price rose further within the following month. The odds of a continued upward trend are 60%.
Bearish Trend Analysis
The Momentum Indicator moved below the 0 level on October 15, 2026. You may want to consider selling the stock, shorting the stock, or exploring put options on PLD as a result. In 46 of 92 cases where the Momentum Indicator fell below 0, the stock fell further within the subsequent month. The odds of a continued downward trend are 50%.
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 15, 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 PE Growth Rating for this company is 42 (best 1 - 100 worst), pointing to consistent 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 50 (best 1 - 100 worst) indicates that the company is fair valued 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 Price Growth Rating for this company is 57 (best 1 - 100 worst), indicating steady price growth. PLD’s price grows at a higher rate over the last 12 months as compared to 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 83 (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 90, placing this stock better than average.
The Tickeron Valuation Rating of 86 (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 (2.345) is normal, around the industry mean (2.500). P/E Ratio (29.497) is within average values for comparable stocks, (50.403). PLD's Projected Growth (PEG Ratio) (115.290) is very high in comparison to the industry average of (11.190). Dividend Yield (0.032) 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).
TRNO in -2.94% downward trend, falling for three consecutive days on October 15, 2026
Moving lower for three straight days is viewed as a bearish sign. Keep an eye on this stock for future declines. Considering data from situations where TRNO declined for three days, in 147 of 274 cases, the price declined further within the following month. The odds of a continued downward trend are 54%.
Technical Analysis (Indicators)
Bearish Trend Analysis
The Momentum Indicator moved below the 0 level on October 15, 2026. You may want to consider selling the stock, shorting the stock, or exploring put options on TRNO as a result. In 49 of 98 cases where the Momentum Indicator fell below 0, the stock fell further within the subsequent month. The odds of a continued downward trend are 50%.
The Aroon Indicator for TRNO entered a downward trend on September 24, 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.
Bullish Trend Analysis
The RSI Oscillator points to a transition from a downward trend to an upward trend -- in cases where TRNO's RSI Indicator exited the oversold zone, 17 of 22 resulted in an increase in price. Tickeron's analysis proposes that the odds of a continued upward trend are 77%.
The Stochastic Oscillator suggests the stock price trend may be in a reversal from a downward trend to an upward trend. 33 of 59 cases where TRNO's Stochastic Oscillator exited the oversold zone resulted in an increase in price. Tickeron's analysis proposes that the odds of a continued upward trend are 56%.
The Moving Average Convergence Divergence (MACD) for TRNO just turned positive on October 09, 2026. Looking at past instances where TRNO's MACD turned positive, the stock continued to rise in 21 of 39 cases over the following month. The odds of a continued upward trend are 54%.
Following a +2.51% 3-day Advance, the price is estimated to grow further. Considering data from situations where TRNO advanced for three days, in 171 of 308 cases, the price rose further within the following month. The odds of a continued upward trend are 56%.
TRNO may jump back above the lower band and head toward the middle band. Traders may consider buying the stock or exploring call options.
Fundamental Analysis (Ratings)
The Tickeron Valuation Rating of 8 (best 1 - 100 worst) indicates that the company is seriously undervalued 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 (1.637) is normal, around the industry mean (2.500). P/E Ratio (17.895) is within average values for comparable stocks, (50.403). Projected Growth (PEG Ratio) (0.910) is also within normal values, averaging (11.190). Dividend Yield (0.031) settles around the average of (0.050) among similar stocks. TRNO's P/S Ratio (13.661) is slightly higher than the industry average of (8.208).
The Tickeron Price Growth Rating for this company is 55 (best 1 - 100 worst), indicating steady price growth. TRNO’s price grows at a higher rate over the last 12 months as compared to S&P 500 index constituents.
The Tickeron PE Growth Rating for this company is 63 (best 1 - 100 worst), pointing to 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 65 (best 1 - 100 worst) indicates that the company is fair valued 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 SMR rating for this company is 74 (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 80 (best 1 - 100 worst), indicating that the returns do not compensate for the risks. TRNO’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 90, placing this stock better than average.
FRT | PLD | TRNO | ||
|---|---|---|---|---|
OUTLOOK RATING 1..100 | 4 | 6 | 68 | |
VALUATION overvalued / fair valued / undervalued 1..100 | 78 Overvalued | 86 Overvalued | 8 Undervalued | |
PROFIT vs RISK RATING 1..100 | 82 | 83 | 80 | |
SMR RATING 1..100 | 59 | 76 | 74 | |
PRICE GROWTH RATING 1..100 | 59 | 57 | 55 | |
P/E GROWTH RATING 1..100 | 53 | 42 | 63 | |
SEASONALITY SCORE 1..100 | 75 | 50 | 65 |
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.
TRNO's Valuation (8) in the Real Estate Investment Trusts industry is significantly better than the same rating for FRT (78) and is significantly better than the same rating for PLD (86). This means that TRNO's stock grew significantly faster than FRT’s and significantly faster than PLD’s over the last 12 months.
TRNO's Profit vs Risk Rating (80) in the Real Estate Investment Trusts industry is in the same range as FRT (82) and is in the same range as PLD (83). This means that TRNO's stock grew similarly to FRT’s and 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 TRNO (74) and is in the same range as PLD (76). This means that FRT's stock grew similarly to TRNO’s and similarly to PLD’s over the last 12 months.
TRNO's Price Growth Rating (55) in the Real Estate Investment Trusts industry is in the same range as PLD (57) and is in the same range as FRT (59). This means that TRNO's stock grew similarly to PLD’s and 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) and is in the same range as TRNO (63). This means that PLD's stock grew similarly to FRT’s and similarly to TRNO’s over the last 12 months.
| FRT | PLD | TRNO | |
|---|---|---|---|
| RSI ODDS (%) | 1 day ago 57% | 1 day ago 43% | 1 day ago 77% |
| Stochastic ODDS (%) | 1 day ago 42% | 1 day ago 58% | 1 day ago 56% |
| Momentum ODDS (%) | N/A | 1 day ago 50% | 1 day ago 50% |
| MACD ODDS (%) | 1 day ago 49% | 1 day ago 57% | 1 day ago 54% |
| TrendWeek ODDS (%) | 1 day ago 46% | 1 day ago 51% | 1 day ago 52% |
| TrendMonth ODDS (%) | 1 day ago 49% | 1 day ago 51% | 1 day ago 50% |
| Advances ODDS (%) | 4 days ago 49% | 3 days ago 60% | 4 days ago 56% |
| Declines ODDS (%) | 2 days ago 51% | 1 day ago 55% | 1 day ago 54% |
| BollingerBands ODDS (%) | 1 day ago 51% | 1 day ago 63% | 1 day ago 50% |
| Aroon ODDS (%) | 1 day ago 46% | 1 day ago 61% | 1 day ago 31% |
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), and TRNO’s FA Score reflects 1 green FA rating(s).
- FRT’s FA Score: 0 green, 5 red.
- PLD’s FA Score: 0 green, 5 red.
- TRNO’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 5 TA indicator(s) are bullish while PLD’s TA Score has 5 bullish TA indicator(s), and TRNO’s TA Score reflects 5 bullish TA indicator(s).
- FRT’s TA Score: 5 bullish, 2 bearish.
- PLD’s TA Score: 5 bullish, 4 bearish.
- TRNO’s TA Score: 5 bullish, 3 bearish.
Price Growth
FRT (@Real Estate Investment Trusts) experienced а +0.21% price change this week, while PLD (@Miscellaneous Manufacturing) price change was -1.82% , and TRNO (@Miscellaneous Manufacturing) price fluctuated -0.85% for the same time period.
The average weekly price growth across all stocks in the @Real Estate Investment Trusts industry was -0.69%. For the same industry, the average monthly price growth was -5.13%, and the average quarterly price growth was -8.51%.
The average weekly price growth across all stocks in the @Miscellaneous Manufacturing industry was +0.42%. For the same industry, the average monthly price growth was -2.86%, and the average quarterly price growth was +0.71%.
Reported Earning Dates
FRT is expected to report earnings on Oct 30, 2026.
PLD is expected to report earnings on Jan 27, 2027.
TRNO is expected to report earnings on Nov 04, 2026.
Industries' Descriptions
@Real Estate Investment Trusts (-0.69% 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 (+0.42% 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.
TRNO and
Correlation & Price change
A.I.dvisor indicates that over the last year, TRNO 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 TRNO jumps, then EGP could also see price increases.
| Ticker / NAME | Correlation To TRNO | 1D Price Change % | ||
|---|---|---|---|---|
| TRNO | 100% | -1.36% | ||
| EGP - TRNO | 81% Closely correlated | +0.41% | ||
| FR - TRNO | 78% Closely correlated | -0.03% | ||
| PLD - TRNO | 75% Closely correlated | -2.70% | ||
| STAG - TRNO | 73% Closely correlated | -0.53% | ||
| FRT - TRNO | 71% Closely correlated | +0.71% | ||
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