Duke Realty's Competitiveness
A competitive positioning analysis and financial ratio benchmarking of Duke Realty (DRE) against its publicly traded competitors: sales growth, net income, profitability, valuation and market share, plus each peer's market capitalization, revenue, income and employees. Free below: the top 5 peers. Subscriber access adds the full competitor list and CSV downloads.
Key Findings: Duke Realty vs Its Competitors
- TTM: Trailing 12-month revenue of 1,108M vs 21,658M combined for its competitors (4.9% combined share).
- Trending: Latest-quarter revenue run-rate is accelerating (+3.0% annualized vs trailing 12 months), vs decelerating (-27.4%) for its tracked peer group.
- Growth: Duke Realty generated 5.0% revenue growth year over year in Q2 2022, vs 12.2% for its competitors combined.
- Profitability: Its 36.4% net margin compares with 28.9% for the peer group.
- Peer revenue share: Duke Realty accounted for 6.8% of combined revenue among its tracked peer group, down from 7.2% a year earlier.
Every figure above is sourced and cited in detail further down this page (Market Structure, Profitability & Cost Structure, Productivity vs Peers).
DRE Sales vs. its Competitors, Q2 2022
Duke Realty reported revenue growth of 5.00 % year on year in Q2 2022, below its competitors' combined revenue growth of 12.22 %.
With a net margin of 36.35 %, Duke Realty achieved higher profitability than its competitors (28.88 %).
Duke Realty generated 6.77 % of the combined sales of its peer group, down from 7.20 % a year earlier.
API endpoints for this dataset
Duke Realty vs. its Competitors, Q2 2022
Revenue growth, year on year
Net income growth, year on year
Net margin
Revenue run-rate vs trailing 12 months
TTM net margin
TTM = trailing twelve months. Run-rate annualizes the latest quarter (×4) and compares it to TTM. In millions of $. High-Confidence Competitors are named as a competitor directly in Duke Realty reports; Similar-Size Competitors are the closest peers by market-cap rank within the same industry; Similar Growth & Profitability Competitors are the closest peers by combined revenue growth, operating margin and ROIC, all independent of the competitor list.
TTM revenue, latest-quarter run-rate and net income/margin benchmarked across Duke Realty and its 4 competitor groupings. Available under Commercial License.
| Entity | TTM Revenue | Rev Run-rate vs TTM |
|---|---|---|
| Duke Realty Corporation | $12,345M | +12.3% · Accelerating |
| Competitors combined | $12,345M | +12.3% · Accelerating |
| High-Confidence Competitors (1) | $12,345M | +12.3% · Accelerating |
| Similar Growth & Profitability (5) | $12,345M | +12.3% · Accelerating |
TTM revenue, run-rate and net margin benchmarking across Duke Realty's competitor groups requires a Commercial License.
For context: the Real Estate Investment Trusts industry grew revenue -1.2% year over year, combined, vs 5.0% for Duke Realty. Duke Realty's share of combined industry revenue moved from 0.36% to 0.38%, a gain of 0.02 percentage points.
Duke Realty's Competitor Quality Breadth
Group definitions: see Methodology: Performance Group Definitions.
| Entity | Profitable | Expanding | Above Industry Growth | Distressed |
|---|---|---|---|---|
| Duke Realty Corporation | Yes | Yes | No | No |
| Competitors combined (24) | ||||
| High-Confidence Competitors (1) | - | - | - | |
| Similar Growth & Profitability (8) | 75.00 % (6 of 8) | 62.50 % (5 of 8) | 50.00 % (4 of 8) | 25.00 % (2 of 8) |
Source: CSIMarket API, trailing 12 months. Altman Z-Score is not shown here: it is not populated in the underlying data for any company. Percentages are of companies in each group that report the relevant metric, not of the full group size.
DRE Stock Performance relative to its Competitors
DRE Stock Performance relative to High-Confidence Competitors
DRE Stock Performance relative to Similar Growth & Profitability Competitors
5 Best-Performing Tracked Competitors, Trailing 12 Months
| # | Competitor | TTM Share Price Return | vs U.S.A. 500 |
|---|---|---|---|
| 1 | Americold Realty Trust Inc | 282.9% | Outperformed |
| 2 | City Office Reit Inc | 282.9% | Outperformed |
| 3 | Plymouth Industrial Reit Inc | 282.9% | Outperformed |
| 4 | Modiv Industrial Inc | 282.9% | Outperformed |
| 5 | Alexander and Baldwin Inc | 282.9% | Outperformed |
TTM share price return and U.S.A. 500 outperformance for Duke Realty's best-performing competitors requires a Commercial License.
Source: CSIMarket API, trailing 12 months.
Publicly Traded Peers of Duke Realty Corporation
Revenue and income for trailing 12 months, in millions of $, except employees| Company | Market Cap | Revenues |
|---|---|---|
 Duke Realty Corporation |
18,759.39 | 1,108.39 |
 Prologis Inc |
124,534.50 | 9,189.77 |
 Eastgroup Properties Inc |
10,657.88 | 770.49 |
 Rexford Industrial Realty Inc |
8,341.88 | 977.78 |
 First Industrial Realty Trust Inc |
7,329.69 | 744.83 |
 Terreno Realty Corporation |
7,180.11 | 502.88 |
| SUBTOTAL | 208,786.15 | 23,182.31 |
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Sources: see Methodology: Peer & Competitor Identification, Sourcing.
Updated on:
Focus of this report: publicly traded companies. Ten additional tables on Duke Realty Corporation versus competitors, including market share analysis, are in the navigation menu under Competition. To download the tables, please subscribe.
Duke Realty's Competitors Named by the Company
Competitive relationships identified from Duke Realty reports and corroborating sources, each with a basis and confidence.| Competitor | Basis | Confidence |
|---|---|---|
| Duke Robotics Corp | Company report | 85% |
| Eastgroup Properties Inc | Company report | 85% |
| Rexford Industrial Realty Inc | Company report | 85% |
| Prologis Inc | Company report | 85% |
| Industrial Logistics Properties Trust | Company report | 85% |
| First Industrial Realty Trust Inc | Company report | 85% |
| Stag Industrial inc | Company report | 85% |
| Lxp Industrial Trust | Company report | 85% |
| Terreno Realty Corporation | Company report | 85% |
| Modiv Industrial Inc | Company report | 85% |
| Granite Real Estate Investment Trust | Company report | 85% |
Company report basis, confidence, active dates and source counts for Duke Realty's named competitors require a Commercial License.
Methodology: see Methodology: Peer & Competitor Identification, Sourcing.
Duke Realty's Business Segment Mix vs Peers
Revenue by operating segment or division, as named and reported by each company. Segment names are the filer's own and are not standardized across companies. Do not assume a same-named or similarly-named segment is defined identically between two companies. Shares are of each company's own total revenue and are not required to sum to 100% (intersegment revenue, unallocated items).| Company | Largest Segment |
|---|---|
| Prologis Inc | Real Estate Operations Segment 93.21 % |
| Americold Realty Trust Inc | Warehouse 89.12 % |
| Highwoods Properties Inc | Total Reportable 93.94 % |
| Douglas Emmett Inc | Office 80.61 % |
| Alexander and Baldwin Inc | Commercial Real Estate 98.16 % |
Source: operating segment revenue as reported in each company's reports (10-K/10-Q), via the CSIMarket API, leaf-level reportable segments only (parent roll-up segments are excluded where sub-segments are separately disclosed).
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Duke Realty's Productivity vs Peers Comparison
Revenue and income per employee, trailing 12 months, in $; market cap in millions of $| Company | Market Cap | Revenue / Employee | Income / Employee |
|---|---|---|---|
| Duke Realty Corporation | 18,759 | - | - |
| Prologis Inc | 124,534 | 3,279,717 | 1,574,047 |
| Eastgroup Properties Inc | 10,658 | 7,408,548 | 3,041,135 |
| Rexford Industrial Realty Inc | 8,342 | 3,819,469 | -1,873,434 |
| First Industrial Realty Trust Inc | 7,330 | 4,900,191 | 2,362,586 |
| Terreno Realty Corporation | 7,180 | 10,699,574 | 8,230,234 |
| PEERS TOTAL | 190,027 | 1,155,763 | 239,795 |
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Duke Realty's Geographic Revenue Exposure vs Peers
Revenue by country/region as reported in each company's most recent report. Disclosure granularity varies by filer (some report by country, others by broad region) and is shown as disclosed.| Company | Largest Market |
|---|---|
| Americold Realty Trust Inc | North America 75.88 % |
Source: revenue geography as reported in each company's reports (10-K/10-Q), via the CSIMarket API. Percentages are of that company's own total consolidated revenue for its most recent reported period.
Duke Realty's Profitability & Cost Structure
Trailing 12-month margins from SEC-filed financials. Operating margin is compared to the Real Estate Investment Trusts industry median; gross margin, EBITDA margin and capital intensity are compared to the live industry average (283 companies). See the full Real Estate Investment Trusts industry profitability benchmarks.| Metric | Company | Industry | Difference |
|---|---|---|---|
| Gross Margin | 92.72 % | 41.70 % (avg) | +51.0 pp |
| Operating Margin | 98.09 % | industry median | +77.0 pp |
| EBITDA Margin | - | 38.23 % (avg) | - |
| Capital Intensity (Capex / Revenue) | 161.19 % | 28.37 % (avg) | +132.8 pp |
Source: CSIMarket API, trailing 12 months. SG&A and R&D as a share of revenue have limited coverage as this data is backfilled and appear only where reported. Higher capital intensity is not inherently negative; it reflects the industry's asset requirements.
Duke Realty's Valuation vs Competitive Position
Valuation multiples vs the Real Estate Investment Trusts industry average (283 companies, excluding loss-making/negative-equity outliers), alongside returns on capital for context on whether a premium or discount lines up with measurably stronger or weaker returns. See the full Real Estate Investment Trusts industry valuation benchmarks.| Metric | Company | Industry Average | Difference |
|---|---|---|---|
| P/E | 22.0x | 30.0x | -8.0x |
| EV / EBITDA | 16.4x | 17.5x | -1.1x |
| P/B | 3.4x | 1.9x | +1.6x |
| Return on Equity | 15.39 % | industry aggregate | 7.83 % |
| Return on Invested Capital | 4.78 % | 2.09 % (avg) | 2.69 % |
Source: CSIMarket API, trailing 12 months. A valuation premium or discount is not, by itself, a judgment of over- or under-valuation. Compare it against the return and growth context shown elsewhere on this page.
Duke Realty's Multi-Year Financial Trajectory
Fiscal-year revenue growth, operating margin, return on invested capital and P/E, as reported in company reports.| Metric | 2014 | 2015 | 2016 | 2017 | 2018 | 2019 | 2020 | 2021 |
|---|---|---|---|---|---|---|---|---|
| Revenue Growth | 11.52 % | -18.48 % | -4.97 % | -13.35 % | 21.64 % | 2.73 % | 2.00 % | 11.35 % |
| Operating Margin | 38.20 % | 47.23 % | 52.87 % | 42.70 % | 48.57 % | 53.89 % | 42.07 % | 88.18 % |
| Return on Invested Capital | 3.24 % | 3.36 % | 4.63 % | 2.21 % | 2.74 % | 2.96 % | 2.23 % | 4.61 % |
| P/E | - | 11.4x | 29.1x | 6.3x | 26.1x | 29.3x | 48.9x | 25.7x |
Source: CSIMarket API, fiscal-year figures. P/E is this company's own historical ratio at each fiscal year end and can swing sharply around an earnings trough: that is real, not a data error.
Duke Realty's Strategic Group Map
Duke Realty is shown in red; its closest peers by combined growth, margin and ROIC are labeled. See Methodology: Strategic Group Map for how this chart is built.
Duke Realty's trailing-12-month revenue growth of 1.8% and operating margin of 98.1% compares with an average of 1.6% growth and 80.1% margin across its 8 closest peers by combined growth, margin and ROIC -- Duke Realty sits above that peer average on growth and above it on margin.
Source: CSIMarket API, trailing 12 months. Extreme outlier values (from near-zero-revenue companies) are excluded from the plotted cloud but never from the highlighted company or its labeled peers.
Duke Realty's Competitive Forces (Porter's Five Forces)
Only the forces this data can support honestly are shown; the other three are marked as such rather than guessed.| Force | Assessment | Basis |
|---|---|---|
| Barriers to Entry | High (capital intensive) | Capital intensity (capex / revenue) of 161.19 % vs industry average 28.37 % (see Profitability & Cost Structure above) |
Note: see Methodology: Porter's Five Forces. Supplier power and buyer power are covered on Duke Realty's dedicated Suppliers and Customers pages, not here.
Duke Realty's Industry Attractiveness & Competitive Strength
See Methodology: GE/McKinsey Matrix for how the two axes are built.
Duke Realty falls in the Medium attractiveness / Medium strength cell: Selective.
Source: CSIMarket API, trailing 12 months. Each axis score is a simple 1(low)/2(medium)/3(high) average across its three inputs -- a transparent, disclosed simplification, not a validated academic scoring model.
Duke Realty's SWOT
Every point below is a fixed rule applied to a metric already shown elsewhere on this page (Market Structure, Profitability, Valuation, Run-Rate, Stock Performance, Quality Breadth) not an independent strategic assessment. A blank quadrant means no rule was met, not that none apply.Strengths
- Operating margin 77.0 points above the industry median.
- Return on equity 7.8 points above the industry aggregate.
- Latest-quarter revenue run-rate is accelerating (+3.0% annualized vs trailing 12 months).
Weaknesses
No rule matched.
Opportunities
- Trades at a lower P/E than the industry average (22.0x vs 30.0x) despite a higher return on invested capital -- a possible re-rating opportunity.
Threats
- Tracked peer group's revenue run-rate is broadly decelerating (-27.4% annualized).
- High capital intensity requires continuous reinvestment just to keep pace with the industry.
Methodology: see Methodology: SWOT Analysis.
Duke Realty's Financial Strength vs Peers Comparison
Quick ratio, working capital, debt to equity and asset turnover, trailing 12 months| Company | Quick Ratio | Working Capital | Debt / Equity |
|---|---|---|---|
| Duke Realty Corporation | 0.14 | 42.22 | 0.59 |
| Prologis Inc | 0.62 | 0.62 | 0.61 |
| Eastgroup Properties Inc | 0.07 | 0.16 | 0.45 |
| Rexford Industrial Realty Inc | 1.39 | 2.63 | 0.38 |
| First Industrial Realty Trust Inc | 0.28 | 0.34 | 0.49 |
| Terreno Realty Corporation | 0.44 | 0.44 | 0.12 |
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Quick ratio = cash / current liabilities; working capital ratio = current assets / current liabilities; asset turnover = revenue / total assets. Peers in the Blank Checks industry are excluded.
Duke Realty's Revenue and Income Growth vs Peers
Quarterly revenue and net income growth, year over year and quarter over quarter| Company | Period | Revenue Y/Y | Income Y/Y |
|---|---|---|---|
| Duke Realty Corporation | Q2 2022 | +5.0 % | -41.6 % |
| Prologis Inc | Q2 2026 | +11.1 % | +70.7 % |
| Eastgroup Properties Inc | Q3 2026 | +9.5 % | +17.1 % |
| Rexford Industrial Realty Inc | Q3 2026 | -5.6 % | -81.3 % |
| First Industrial Realty Trust Inc | Q1 2026 | +10.0 % | +179.7 % |
| Terreno Realty Corporation | Q2 2026 | +11.1 % | -38.3 % |
| PEERS TOTAL | +5.3 % | +15.3 % |
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Growth is shown only where both periods are positive. Peers in the Blank Checks industry are excluded.
Duke Realty's Peers' Costs of Sales and Capital Expenditures
Context for revenue growth: peer costs and capex, year over year and quarter over quarter| Company | Period | Costs Y/Y | Capex Y/Y |
|---|---|---|---|
| Duke Realty Corporation | Q2 2022 | +14.7 % | -33.8 % |
| Prologis Inc | Q2 2026 | +717.8 % | +88.4 % |
| Eastgroup Properties Inc | Q3 2026 | +26,065.3 % | +7.9 % |
| Rexford Industrial Realty Inc | Q3 2026 | -1.5 % | -37.2 % |
| First Industrial Realty Trust Inc | Q1 2026 | +11.0 % | - |
| Terreno Realty Corporation | Q2 2026 | - | +44.1 % |
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Duke Realty's Returns and Turnover vs Peers
ROA, ROI and ROE (trailing 12 months), receivables and inventory turnover| Company | ROA | ROI | ROE |
|---|---|---|---|
| Duke Realty Corporation | 9.12% | 5.81% | 15.39% |
| Prologis Inc | 4.45% | 3.12% | 7.64% |
| Eastgroup Properties Inc | 5.69% | 5.95% | 8.90% |
| Rexford Industrial Realty Inc | - | - | - |
| First Industrial Realty Trust Inc | 6.41% | 4.16% | 12.96% |
| Terreno Realty Corporation | 7.04% | 7.02% | 9.17% |
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ROA = net income / total assets; ROI = net income / investments; ROE = net income / equity; turnover ratios use trailing 12 month revenue (receivables) and cost of sales (inventory).
Duke Realty's Valuation vs Peers
P/E, price to sales, PEG, price to cash flow and price to book| Company | P/E | Price / Sales |
|---|---|---|
| Duke Realty Corporation | 19.36 | 16.92 |
| Prologis Inc | 29.15 | 13.55 |
| Eastgroup Properties Inc | 33.49 | 13.83 |
| Rexford Industrial Realty Inc | - | 8.53 |
| First Industrial Realty Trust Inc | 21.38 | 9.84 |
| Terreno Realty Corporation | 18.05 | 14.28 |
| PEERS AVERAGE | 37.70 | 9.01 |
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P/E = price / diluted EPS (trailing 12 months); PEG = P/E divided by EPS growth; the average row divides the peers' combined market cap by their combined income, sales, cash flow and equity.