Eastgroup Properties Inc (EGP) is overvalued and Prologis Inc (PLD) is overvalued.
Both trade above our estimate of their intrinsic value. PLD is the closer of the two: -58%, against -110% for EGP.
Values as of the 22 Sept 2026 close.
Discounting its cash flows at 9.4% (average of 3 methods) values the shares at $96.81; the price of $203.44 is 110% above that value, and 75% of that value comes from beyond year five.
Leak Score 0/100 on 2 of 12 signals
Discounting its cash flows at 10.1% (average of 3 methods) values the shares at $85.98; the price of $135.88 is 58% above that value, and 72% of that value comes from beyond year five.
Leak Score 33/100 on 8 of 12 signals
| Metric | EGP | PLD |
|---|---|---|
| Verdict | Overvalued | Overvalued |
| Price | $203.44 | $135.88 |
| Intrinsic value | $96.81 | $85.98 |
| Margin of safety | -110% | -58% |
| Leak Score | 0/100 (2/12) | 33/100 (8/12) |
| Market cap | $10.9B | $131.7B |
| Revenue growth, 5 years | 14.5% | 14.6% |
| Operating margin | 40.5% | 38.6% |
| Net margin | 40.5% | 45.7% |
| Return on equity | 8.7% | 7.9% |
| Debt to equity | 0.47 | 0.69 |
| P/E | 35.7x | 30.3x |
| Forward P/E | 34.9x | 37.1x |
| P/B | 3.1x | 2.4x |
| Dividend yield | 3.1% | 3.1% |