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Research · S&P 500 · Real Estate
PLD · Prologis
The numbers, the scorecard and what analysts say, with the source for each. Information, not advice.
Value Scorecard · REIT version · run 2026-10-19
13 value checks for REITs: 12 scored 1 to 5 where the data allows, plus moat evidence
37/50
moderate value scoreREIT version10 of 12 checks scoredWhy this card is different. REITs must pay out most of their taxable income, and depreciation on their buildings lowers the earnings they report. So this card scores funds from operations (FFO) in place of earnings for five of its checks, and capital allocation uses REIT tests. Compare a REIT’s score with other REITs’ scores, not with other companies’: six of its checks are different.
What’s different
EPS trend→FFO per share trend
ROE trend→FFO payout ratio
ROIC→Debt to total assets
Retained earnings→FFO kept after distributions
Graham value→Price-to-FFO
Capital allocation→Capital allocation, REIT tests
Margin of safety uses the DCF value alone. Everything else is the same as on every card.
What is FFO?
Funds from operations. In short: net income with property depreciation added back, and gains or losses from selling property and property write-downs taken out. It is the standard measure REITs report, defined by Nareit, the REIT industry association.
Valerius uses Nareit FFO. Companies also report adjusted versions (AFFO, “normalized” FFO) under their own definitions, which can be higher or lower, so a figure in the news can differ from the one here.
Scored with the REIT version since Oct 2026. The earlier score, 26 of 45, used the standard version, whose checks don't fit how a REIT works. The two scores are not comparable: the method changed.
10 of the 12 checks that carry a score were scored from the data available. 2 could not be scored (DCF Value, Margin of Safety) and were left out, so the score is out of 50 instead of 60. The label uses the same share of the available points as for a full scorecard. The moat is shown as evidence from the filings, without a score.
Earnings & returns
FFO per Share Trend REIT measure
4/5Nareit FFO per share (FFO from the 10-Ks divided by year-end shares outstanding, yfinance, where the 10-K prints no per-share figure): $5.28 (2022), $6.22 (2023), $6.26 (2024), $6.11 (2025). It rose every year but one and ended above 2022; the framework scores that as 4.
NAREIT defined FFO attributable to common stockholders/unitholders $ 5,680 $ 5,795Found by AI, checked by codeFrom the company’s 10-K for 2025, filed 2026-02-13 · View the filing
How this figure was checked
AI found this line in the 10-K. Valerius then checked in code that the line appears in the filing word for word, that it is the plain FFO line (not an adjusted one), and that FFO per share times the diluted share count matches the reported total, or, where no per-share figure is printed, that it is close to FFO built from the filed figures. The score is a fixed rule applied to that figure. No AI sets a score.
FFO Payout Ratio REIT measure
5/5Distributions paid (yfinance) over Nareit FFO (10-K): 51% (2022), 56% (2023), 62% (2024), 66% (2025). 66% in 2025; the framework scores 70% or less as 5.
NAREIT defined FFO attributable to common stockholders/unitholders $ 5,680 $ 5,795Found by AI, checked by codeFrom the company’s 10-K for 2025, filed 2026-02-13 · View the filing
How this figure was checked
AI found this line in the 10-K. Valerius then checked in code that the line appears in the filing word for word, that it is the plain FFO line (not an adjusted one), and that FFO per share times the diluted share count matches the reported total, or, where no per-share figure is printed, that it is close to FFO built from the filed figures. The score is a fixed rule applied to that figure. No AI sets a score.
Profit Margins
5/5Net margin of 43.1%; the framework scores above 20% as 5; gross margin 75.7%, operating margin 42.9%.
Balance sheet & cash
Debt to Total Assets REIT measure
4/5Total debt over total assets (yfinance balance sheets): 27.9% (2022), 31.8% (2023), 33.0% (2024), 36.1% (2025). 36.1% in 2025; the framework scores 30-40% as 4.
Debt-to-Equity
4/5Debt-to-equity of 0.61; the framework scores 0.3-0.8 as 4 (total debt $36.83B, total cash $2.27B).
Free Cash Flow
4/5Free cash flow (operating cash flow minus capital expenditure): $4.13B (2022), $5.37B (2023), $4.91B (2024), $5.01B (2025). It rose every year but one and ended above 2022; the framework scores that as 4.
FFO Kept after Distributions REIT measure
2/5FFO kept after distributions (Nareit FFO from the 10-Ks minus distributions paid, yfinance): $2.38B (2022), $2.52B (2023), $2.22B (2024), $1.92B (2025). It ended at or below 2022; the framework scores that as 2.
NAREIT defined FFO attributable to common stockholders/unitholders $ 5,680 $ 5,795Found by AI, checked by codeFrom the company’s 10-K for 2025, filed 2026-02-13 · View the filing
How this figure was checked
AI found this line in the 10-K. Valerius then checked in code that the line appears in the filing word for word, that it is the plain FFO line (not an adjusted one), and that FFO per share times the diluted share count matches the reported total, or, where no per-share figure is printed, that it is close to FFO built from the filed figures. The score is a fixed rule applied to that figure. No AI sets a score.
Valuation models
Price-to-FFO REIT measure
2/5Price $124.09 over 2025 FFO per share of $6.11 (derived from the 10-K FFO) = 20.3; the framework scores 20-25 as 2.
NAREIT defined FFO attributable to common stockholders/unitholders $ 5,680 $ 5,795Found by AI, checked by codeFrom the company’s 10-K for 2025, filed 2026-02-13 · View the filing
How this figure was checked
AI found this line in the 10-K. Valerius then checked in code that the line appears in the filing word for word, that it is the plain FFO line (not an adjusted one), and that FFO per share times the diluted share count matches the reported total, or, where no per-share figure is printed, that it is close to FFO built from the filed figures. The score is a fixed rule applied to that figure. No AI sets a score.
DCF Value
Not scoredFree cash flow or share count is not available from the data source, so no DCF value is computed.
Margin of Safety
Not scoredNeeds a DCF value; the REIT version reads margin of safety from the DCF value alone.
Price-to-Book
3/5P/B of 2.11; the framework scores 1.5-3.0 as 3.
Business quality
Moat Evidence
Not scoredA moat (a brand, a network, switching costs, patents, scale, a licence) is not a number in the filings, so Valerius doesn’t score it. Below are the figures and the words moat analysis starts from, from the company’s own 10-K filings. The conclusion is yours.
Return on capital, each year
Not available: the 10-K financial data has no standard figures for operating income, total assets and current liabilities in the same years, as is common for banks, insurers and REITs.
Gross margin, each year
Not reported: the filings don’t state a gross profit or cost of revenue figure, as is common for oil and gas companies, banks and insurers.
Competition, in the company’s own words · 10-K filed Feb 13, 2026
Real estate ownership is highly fragmented, and we face competition from many owners and operators. Competitively priced logistics space could impact our occupancy rates and limit the rents we can charge, which in turn could affect our operating results, particularly during periods of economic uncertainty or elevated new supply. We also face competition in our capital deployment business from regional, national and global operators and developers, and in our strategic capital business from investment and asset managers seeking institutional capital.
The opening of the company’s “Competition” section in its 10-K, quoted word for word, not summarized or edited. It is the company’s own description, not Valerius’s view, and may include the company’s expectations. Open the filing.
Return on capital = operating income / (total assets − current liabilities), the ROIC row’s definition; 15% is the framework’s return threshold. Gross margin = gross profit / revenue. Both from each year’s 10-K via SEC EDGAR. Moat analysis commonly looks at whether returns and margins held up over many years. These figures don’t say whether the company has an advantage, what it is, or whether it will last.
Capital Allocation
4/5Capital allocation (REIT), 2022-2025: distributions paid in every year (pass); distributions covered by FFO every year (pass); debt to total assets 27.9% to 36.1% (fail: up more than 5 points); shares outstanding up 0.7% (pass). 3 of 4 tests passed; the framework scores that as 4.
Filings
Company notices to the SEC
Not scoredThree kinds of event the company reported to the SEC in the last 5 years, from its filings on SEC EDGAR.
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These are events the company reported to the SEC. An auditor change or a late filing can have many causes; each date links to the filing, where the company explains it. Valerius does not score these.
How the DCF value was calculated (the Graham value is not used in the REIT version)
Graham Formula:
IV = EPS x (8.5 + 2g) x (4.4 / Y)
EPS = $4.54, g = 4.0%, Y = 4.5
IV = $73.25
Current price $124.09 vs Graham value $73.25 — price is 69.4% above the model value.
DCF:
Free cash flow or share count not available from the data source — no value computed.Data from yfinance summary figures and financial statements, and from the company’s 10-K filings via SEC EDGAR; computed at a price of $124.09. Every score is calculated from the figures by the framework’s fixed rules, and the explanation beside it is generated from the same figures: FFO per share trend, FFO payout ratio, debt to total assets, debt-to-equity, free cash flow, profit margins, FFO kept after distributions, price-to-FFO, DCF value, margin of safety, price-to-book and capital allocation (the REIT version). FFO figures were found in the 10-K filings by AI and checked in code before use; no AI sets a score. The moat is shown as evidence, without a score. Read each score with the figures beside it. A check that cannot be scored from the available data is shown as not scored and left out of the composite score. Intrinsic value calculations are model outputs based on stated assumptions, not predictions.
Recent headlines · third-party publishers · not investment advice
In the news
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The 8 newest headlines whose title names the company, shown automatically and never chosen by Valerius. From third-party publishers via Yahoo Finance, linked to the source. Valerius doesn't write or endorse them. Not investment advice.