REALTY INCOME CORP vs Prologis, Inc., two REIT stocks. A side-by-side on valuation, growth, margins, returns, and what each price is betting.
Realty Income leases single-tenant retail on long triple-net terms; Prologis leases the logistics warehouses that move e-commerce, and both are blue-chip landlords with very different tenants. Realty Income is the income name, yielding 5.10% monthly and converting 6.92% of its price to free cash, trading near book at 1.43; Prologis yields 2.89% and trades at 2.31 times book, priced for warehouse demand growth. Prologis is the larger at $134B against Realty Income's $59B, and nets a fat 42.5% margin on its industrial rents. Both carry moderate leverage and REIT-distorted P/Es. The comparison sets a yield-first retail landlord against a growth-tilted logistics one: Realty Income pays you more to wait, Prologis offers more of the secular tailwind from supply chains reshaping around fast delivery.
Comparison updated 2026-07-11.
| Metric | O | PLD |
|---|---|---|
| Price | $63.09 | $139.85 |
| Market cap | $59.0B | $133.9B |
| Sector | REIT | REIT |
| Stage | Mature | Mature |
| P/E | 51.7 | 35.2 |
| P/B | 1.43 | 2.31 |
| P/S | 9.96 | 14.97 |
| EV/EBITDA | 23.2 | 22.7 |
| Revenue growth | +9.8% | +6.8% |
| Operating margin | — | 52.7% |
| Net margin | 19.1% | 42.5% |
| Return on equity | 2.7% | 6.6% |
| Return on assets | 1.5% | 3.9% |
| Return on invested capital | — | 4.8% |
| FCF yield | 6.9% | 3.8% |
| Dividend yield | 5.1% | 2.9% |
| Debt / equity | 0.01 | 0.60 |
| Altman Z (solvency) | 1.14 | 2.12 |
| Piotroski F (quality) | 8 / 9 | 8 / 9 |
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The stronger value is highlighted per metric where one is strictly better on that single number; it is not an overall verdict on either company. For informational and research purposes only. Not investment advice. Not a recommendation to buy, sell, or hold any security. boothcheck is not a registered investment adviser. Past performance does not guarantee future results.