LIVE
PLD
Prologis, Inc. · Real Estate
$140.54
-1.33% this month
VERSUS
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COMPARE
REXR
Rexford Industrial Realty, Inc. · Real Estate
$33.12
-5.40% this month
Scoreboard verdict
Across AI score, momentum, valuation, upside, operating margin
PLD
2
REXR
2
Comparison scoreboard
MIXED SETUPAI Score
PLD ✓46.9
REXR 36.3
1Y Return
PLD ✓+33.73%
REXR -5.44%
Fwd P/E
PLD 41.86
REXR ✓35.05
Target Up.
PLD +8.23%
REXR ✓+18.32%
Op. Margin
PLD 38.49%
REXR N/A
Metrics last refreshed: 6/22/2026
Quick take
PLD vs REXR Stock Comparison: AI Score, Valuation, Performance and Upside
Prologis and Rexford are both industrial REITs benefiting from e-commerce logistics demand, but at very different scales and with different strategies. Prologis is the global logistics REIT giant with operations across 20 countries. Rexford is a Southern California specialist with the most supply-constrained industrial market in the US. Both have exceptional rent growth dynamics from embedded below-market in-place rents.
PLD vs REXR is global industrial logistics scale (Prologis) versus infill Southern California supply-constrained industrial specialization (Rexford) — Prologis offers geographic diversification and global tenant relationships; Rexford offers the deepest US market rent growth from structural supply constraints.
Live analysis · updated 6/22/2026
PLD and REXR are closely matched — they split the tracked metrics evenly. PLD has delivered stronger 1-year price return (+33.73% vs -5.44%), though REXR trades at the lower forward P/E (35.05x vs 41.86x). Analyst consensus implies meaningfully more upside for REXR (+18.32%) than for PLD (+8.23%).
Normalized 1Y performance
PLD
REXR
Recent returns
PLD
REXR
Analyst price targets & sentiment
PLD · 20 analysts
STRONG BUYHOLDSTRONG SELL
Buy (2.1/5.0)
Price target range
analyst low$95.00
analyst mean$152.10
current price$140.54
+8.2% upside to analyst mean
REXR · 16 analysts
STRONG BUYHOLDSTRONG SELL
Buy (2.5/5.0)
Price target range
analyst low$35.00
analyst high$44.00
analyst mean$39.19
current price$33.12
+18.3% upside to analyst mean
Who should consider this stock?
PLD may suit investors who:
- →prefer global industrial REIT leadership with 1.2B+ sq ft across 20 countries providing geographic and tenant diversification
- →value Prologis's development pipeline at above-market yields as a value creation engine beyond cap rate compression
- →want the largest industrial REIT dividend as a core income holding in a global logistics and e-commerce growth theme
- →are comfortable with Amazon tenant concentration risk and industrial market normalization from pandemic-era development surge
REXR may suit investors who:
- →prefer a Southern California industrial specialist with the highest US industrial market rents and supply constraints
- →value infill repositioning as a value-add strategy acquiring and upgrading older industrial assets to modern specifications
- →want concentrated exposure to the most supply-constrained US industrial market with structural barriers to new competition
- →are comfortable with California-only geographic concentration without the global diversification of Prologis
Performance & AI score
| Metric | PLD | REXR |
|---|---|---|
| AI score | 46.9 | 36.3 |
| AI rank | #644 | #1512 |
| Latest close | $140.54 | $33.12 |
| 1M return | -1.33% | -5.40% |
| 6M return | +9.74% | -17.63% |
| 1Y return | +33.73% | -5.44% |
$10,000 invested — hypothetical growth (dividends reinvested)
How much would $10,000 be worth today if invested at the start of each period, with all dividends reinvested?
| Period | PLD | REXR |
|---|---|---|
| 1Y ago | $13.37K (+33.7%) started 2025-06-18 | $9.92K (-0.8%) started 2025-06-18 |
| 5Y ago | $14.15K (+41.5%) started 2021-06-21 | $7.98K (-20.2%) started 2021-06-18 |
| 10Y ago | $47.12K (+371.2%) started 2016-06-20 | $27.67K (+176.7%) started 2016-06-20 |
Hypothetical — past performance does not guarantee future results.
Valuation & upside potential
| Metric | PLD | REXR |
|---|---|---|
| Market cap | $131.69B | $7.66B |
| Trailing P/E | 35.31 | 35.23 |
| Forward P/E | 41.86 | 35.05 |
| Price/Sales | 11.56 | 7.69 |
| EV/Revenue | 18.13 | 11.20 |
| Analyst target | $152.10 | $39.19 |
| Target upside | +8.23% | +18.32% |
Growth, profitability & risk
| Metric | PLD | REXR |
|---|---|---|
| Revenue growth | 8.30% | -2.90% |
| Earnings growth | 65.20% | 28.00% |
| EPS growth | +65.20% | +28.00% |
| FCF margin | +51.77% | +21.40% |
| Operating margin | 38.49% | N/A |
| Profit margin | 39.65% | 23.30% |
| ROIC proxy | 6.84% | 2.70% |
| Return on equity | 6.84% | 2.70% |
| Dividend yield | 3.05% | 5.22% |
| Beta | 1.33 | 1.22 |
| Debt/equity | 60.93 | 37.71 |
| Current ratio | 0.53 | 1.58 |
| Quick ratio | 0.32 | 0.97 |
Drawdown & downside risk
Lower drawdown and smaller single-period drops generally indicate a smoother ride, though they do not guarantee lower future risk.
1Y risk snapshot
PLD max drawdown10.31%
REXR max drawdown25.79%
PLD max wkly drop5.63%
REXR max wkly drop9.40%
5Y risk snapshot
PLD max drawdown43.30%
REXR max drawdown58.65%
PLD max wkly drop19.46%
REXR max wkly drop19.34%
10Y risk snapshot
PLD max drawdown43.30%
REXR max drawdown58.65%
PLD max wkly drop21.91%
REXR max wkly drop22.33%
Performance metrics by period
| Period | Metric | PLD | REXR |
|---|---|---|---|
| 1Y | Growth | +33.75% | -5.44% |
| CAGR | +33.80% | -5.45% | |
| Sharpe ratio | 1.24 | -0.29 | |
| Max drawdown | 10.31% | 25.79% | |
| Max daily drop | 3.55% | 6.45% | |
| Max wkly drop | 5.63% | 9.40% | |
| 5Y | Growth | +27.05% | -32.51% |
| CAGR | +4.91% | -7.56% | |
| Sharpe ratio | 0.15 | -0.32 | |
| Max drawdown | 43.30% | 58.65% | |
| Max daily drop | 9.57% | 9.07% | |
| Max wkly drop | 19.46% | 19.34% | |
| 10Y | Growth | +258.92% | +106.18% |
| CAGR | +13.64% | +7.51% | |
| Sharpe ratio | 0.44 | 0.24 | |
| Max drawdown | 43.30% | 58.65% | |
| Max daily drop | 17.27% | 20.34% | |
| Max wkly drop | 21.91% | 22.33% |
Business comparison
| Category | PLD | REXR |
|---|---|---|
| Company | Prologis, Inc. | Rexford Industrial Realty, Inc. |
| Sector | Real Estate | Real Estate |
| Industry | REIT - Industrial | N/A |
| Core business | Prologis is the world's largest industrial real estate company, owning and operating 1.2B+ square feet of logistics warehouses globally across the US, Europe, Asia, and Latin America. Its tenants include Amazon (largest single tenant), FedEx, UPS, and thousands of e-commerce and 3PL customers. Prologis benefits from strong same-store NOI growth as in-place rents mark to market (embedded rent growth) and new development pre-leased to major logistics customers. | Rexford Industrial focuses exclusively on infill industrial real estate in Southern California — Los Angeles, Orange County, the Inland Empire, and San Diego. Southern California is the most supply-constrained major industrial market in the US due to zoning restrictions, geography (ocean, mountains, desert), and intense existing development. Rexford benefits from the highest market rents in the US for industrial property, outsized rent growth, and very low construction competition. |
| Investor focus | Investors track same-store NOI growth, in-place rent vs market rent spread (embedded rent growth), development pipeline completions and yields, occupancy rates, and dividend growth from expanding NOI. | Investors track Southern California market vacancy (often below 2%), same-store NOI growth, repositioning project yields, in-place vs market rent spread, and dividend growth from above-market rent compounding. |
PLD strengths
- →Global scale in industrial logistics real estate creates unmatched development pipeline and tenant relationship advantages
- →Embedded rent growth from below-market in-place rents converting to market rates at lease renewals provides multi-year NOI growth visibility
- →Development capability allows Prologis to build new facilities at yields exceeding cap rates on stabilized assets, creating value for shareholders
REXR strengths
- →Southern California is the most supply-constrained industrial market in the US — land scarcity and zoning create structural barriers to competitive new supply
- →Rexford's infill repositioning strategy acquires older industrial assets, upgrades them to modern specifications, and re-leases at significantly higher market rents
- →In-place to market rent spreads in Southern California are among the highest in the country, providing exceptional NOI growth runway at renewals
Risks to watch — PLD
- →Industrial market has seen vacancy rates rise from historic lows as a wave of pandemic-era supply chain development came online in 2023–2024
- →Amazon (largest tenant) has been rationalizing warehouse space — renewed growth in Amazon leasing is needed for stable demand
- →Interest rate sensitivity affects REIT valuation multiples — rising rates compress cap rate-sensitive real estate valuations
Risks to watch — REXR
- →Southern California market concentration means Rexford has no geographic diversification — any regional economic slowdown disproportionately impacts performance
- →Near-term supply additions in the Inland Empire have raised vacancy from historic lows and moderated rent growth temporarily
- →Smaller market cap and California-only focus can limit institutional investor appeal relative to Prologis's global scale
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