Short answer: Prologis (PLD) yields 3.37% and EastGroup Properties (EGP) yields 3.61% as of the November 6, 2026 close. EastGroup Properties has the lower liabilities to assets, 38.2% against 41.9%. EastGroup Properties is ahead on price this year, +8.8% against -0.6%.
Data as of the November 6, 2026 close. Every figure on this page is checked against at least two independent sources, or two separate SEC filings, before it is published. How we verify data.
Prologis (PLD) and EastGroup Properties (EGP) are both industrial REITs, with Prologis classed as Logistics and EastGroup Properties as Sunbelt Shallow-Bay. Here is how they compare on verified numbers as of the November 6, 2026 close, from dividends and debt to rate sensitivity and returns this year.
| Measure | Prologis (PLD) | EastGroup Properties (EGP) |
|---|---|---|
| Share price | $126.96 | $193.81 |
| Market cap | $118.4B | $10.4B |
| Dividend yield | 3.37% | 3.61% |
| Annual dividend per share | $4.28 | $7.00 |
| Pays | Quarterly | Quarterly |
| Consecutive years of dividend increases | 12 | 14 |
| Dividend growth per year, 2020 to 2025 | 11.7% | 13.9% |
| Dividend increase in 2026 (confirmed in filings) | +5.9% | +12.9% |
| Liabilities to assets | 41.9% (September 30) | 38.2% (September 30) |
| Revenue growth, latest quarter vs a year earlier | +7.8% | +9.5% |
| Price change year to date | -0.6% | +8.8% |
| Price change since Sept. 15 | -6.5% | -2.4% |
| 52-week range (closing) | $122.40 to $150.06 | $175.72 to $223.38 |
| Typical move per 0.25-point rise in the 10-year yield | -2.4% | -2.4% |
| REIT Rankings grade | A 86 | B 80 |
| Third-quarter 2026 results | Filed; figures above reflect the quarter ended September 30 | Filed; figures above reflect the quarter ended September 30 |
Who Leads on Each Measure
| Measure | Leader |
|---|---|
| Higher dividend yield | EastGroup Properties |
| Longer dividend growth streak | EastGroup Properties |
| Faster five-year dividend growth | EastGroup Properties |
| Lower leverage | EastGroup Properties |
| Less sensitive to rising rates | EastGroup Properties |
| Better price change this year | EastGroup Properties |
| Higher REIT Rankings grade | Prologis |
Where They Differ
EastGroup Properties pays the higher yield, 3.61% against 3.37% for Prologis. EastGroup Properties has the longer record of raising its dividend, 14 straight years against 12. Prologis carries more leverage, with liabilities equal to 41.9% of assets against 38.2%. This year Prologis shares have moved -0.6% and EastGroup Properties shares +8.8%.
Read the full profiles for portfolio, tenant and balance sheet detail: Prologis and EastGroup Properties.
How These Numbers Are Checked
Prices, returns and 52-week ranges are computed separately from Nasdaq and Cboe records and must agree. Dividend rates are checked against the per-share dividends in each company’s latest 10-Q, growth streaks against their 10-K filings, and leverage and revenue come from the balance sheets and income statements filed with the SEC. Third-quarter results replace the latest-quarter figures as soon as each company files. How we verify data.
Frequently Asked Questions
Which pays a higher dividend, PLD or EGP?
Prologis yields 3.37% and pays $4.28 a share a year (quarterly); EastGroup Properties yields 3.61% and pays $7.00 (quarterly), as of November 6, 2026.
Which has raised its dividend longer, PLD or EGP?
Prologis: 12 consecutive years of increases; EastGroup Properties: 14 consecutive years of increases. Five-year dividend growth: 11.7% for Prologis and 13.9% for EastGroup Properties.
Which has more debt, PLD or EGP?
On the latest balance sheets, Prologis’s liabilities equal 41.9% of total assets and EastGroup Properties’s equal 38.2%. Book leverage is one measure; debt maturities and interest coverage matter too.
Which is more sensitive to interest rates, PLD or EGP?
Over the past year, Prologis has typically moved -2.4% and EastGroup Properties -2.4% for each 0.25-point rise in the 10-year Treasury yield. Since September 15, 2026, Prologis has moved -6.5% and EastGroup Properties -2.4%.
Is PLD or EGP the better investment?
REIT Rankings does not make buy, sell or hold calls. On our grades, which measure dividend safety, balance sheet, portfolio, growth and valuation, Prologis scores 86 and EastGroup Properties scores 80, so Prologis rates higher on business quality. Which suits you depends on whether you value current yield, dividend growth or lower rate risk more.
Related Pages
Best Industrial REITs · Prologis vs. Rexford Industrial · Rexford Industrial vs. EastGroup Properties · All REIT comparisons
REIT Rankings publishes data and grades, not investment advice. Nothing on this page is a recommendation to buy, sell or hold any security. Do your own research or consult a licensed advisor.