What is the 13F Pro Quality Score for PLD?

13F Pro ranks Prologis, Inc. (PLD) on the 13F Pro Quality Score, a 0–100 composite of 32 fundamental signals including return on invested capital, free cash flow consistency, balance-sheet strength, earnings quality, growth durability, and valuation discipline. The score refreshes after each 10-K and 10-Q filing on SEC EDGAR. View PLD's current score at https://13fpro.ai/research/PLD (free sign-up required for the full ranking).

Which hedge funds own the most PLD stock?

Based on the most recent Form 13F-HR filings on SEC EDGAR, the largest reported institutional holders of PLD include BlackRock,, VANGUARD CAPITAL MANAGEMENT, STATE STREET. Holdings are reported quarterly within 45 days of quarter-end and updated on https://13fpro.ai/research/PLD as soon as new 13F filings post.

Where does 13F Pro source PLD data?

All Prologis, Inc. fundamentals and ownership data come directly from SEC EDGAR. Prologis, Inc. files with the SEC under CIK 1045609. 13F Pro ingests XBRL financial facts from 10-K and 10-Q filings, Form 13F-HR institutional holdings, and Form 4 insider transactions, with no third-party rewrites or estimates.

What sector is PLD in?

Prologis, Inc. (PLD) is classified in the Real Estate sector. 13F Pro publishes sector-level fund flow analysis and quality leaders at https://13fpro.ai/research/sector/real-estate.

What drives PLD's revenue?

Per Prologis, Inc.'s latest 10-Q filed with the SEC on 2026-04-30, the biggest revenue drivers are: Rental revenues ($2,125M, +7% YoY); Strategic capital revenues ($161M, +14% YoY); Development management and other revenues ($12M, +5% YoY). Figures are extracted from the filing text and machine-verified against the document. Full breakdown at https://13fpro.ai/research/PLD.

What are PLD's largest expenses?

Prologis, Inc.'s latest 10-Q reports these as the largest expense items: Rental expenses ($520M, +7% YoY); Depreciation and amortization ($732M, +12% YoY); General and administrative ($127M, +11% YoY). Sourced directly from SEC EDGAR filing text for Q1 2026 (three months ended March 31, 2026).

How often is PLD research updated on 13F Pro?

PLD's fundamentals refresh within hours of each new 10-K or 10-Q filing on SEC EDGAR. Institutional ownership updates after each quarterly 13F filing window. Insider transactions update after each Form 4 filing. The 13F Pro Quality Score recalculates after every fundamentals refresh.

Prologis, Inc.(PLD)Stock Analysis

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13F Pro Quality Score

67.5/100

Rank #463 of 2,879 stocksTOP 25%

View Real Estate peers →

Rankings refresh quarterly once 80% of peers have filed (~45 days after quarter-end). Next update: ~Aug 14, 2026.

Revenue Growth

48.9/100

Profitability

89.1/100

Balance Sheet

57.6/100

Earnings Quality

36.2/100

Free Cash Flow

94.1/100

Institutional Flow

10.7/100

Revenue Scale

85.3/100

Dilution Risk

40.4/100

PLD Stock Analysis & AI Quality Score

AI stock analysis and institutional research for Prologis, Inc. (PLD), a Real Estate sector company. 13F Pro's AI-powered ranking engine scores PLD at 67.5/100 on a 32-signal composite quality model, placing it at rank #463 of 2,879 stocks — the top 25% of the AI-ranked universe. PLD scores in the top quartile across free cash flow (94.1), profitability (89.1), revenue scale (85.3). Areas of concern include institutional flow (10.7) and earnings quality (36.2), which score below median versus the broader universe. Shareholder dilution risk is elevated at 40.4/100, reflecting ongoing share issuance or stock-based compensation. Based on the latest XBRL financial filings (Q1 2026), Prologis, Inc. reports quarterly revenue of $2.3B, net income of $982.0M, free cash flow of $1.3B. Top institutional holders of PLD by reported 13-F value include BlackRock,, VANGUARD CAPITAL MANAGEMENT, STATE STREET, based on the most recent SEC filings. PLD trades on the NYSE exchange and files with the SEC under CIK 1045609. 13F Pro's AI research platform runs 10 specialized AI analysts — value, growth, momentum, macro, and activist specialists — that debate PLD daily and publish AI-generated analysis with cited SEC sources. The platform aggregates historical XBRL financial facts, 10-Q and 10-K filings, insider Form 4 transactions, and institutional 13-F holdings for Prologis, Inc. directly from SEC EDGAR. Prologis, Inc.'s 13F Pro composite quality score has ranged between 8 and 81 since 2021, currently 67.5 — a declining long-term trajectory across 56 quarterly and live scoring snapshots.

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Fun facts about Prologis, Inc.

Quirks, history, and lore behind PLD — the kind of stuff that makes a stock memorable.

1
The Basics
U.S. real estate investment trust · large-cap · listed on the NYSE · headquartered in San Francisco, California.
2
The Numbers
It owns and operates roughly 1 billion square feet of space across 19 countries — making it one of the largest REITs on the planet by total assets.
3
The History
Founded in 1983, it grew through decades of acquisitions and mergers to become the undisputed king of a very specific kind of industrial property.
4
The Secret
Its tenants aren't shoppers or office workers — they're e-commerce giants, third-party logistics firms, and manufacturers who need to move goods fast.
5
The Lore
The pandemic-era e-commerce boom was rocket fuel for this company — demand for its properties surged as the whole world suddenly needed to ship everything to everyone's front door.
6
The Giveaway
If a package arrived at your door today, it almost certainly passed through one of this company's massive logistics warehouses — the world's leading owner of industrial distribution facilities.

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What's Driving PLD's Business? Latest 10-Q Breakdown

✓ 22/22 datapoints verified

AI-extracted from Prologis, Inc.'s 10-Q filed 2026-04-30 — Q1 2026 (three months ended March 31, 2026). Every figure is machine-verified against the filing text on SEC EDGAR.

Prologis reported Q1 2026 net earnings of $982M attributable to common stockholders, with rental revenues of $2.1B (+7% YoY) and strong 31.9% rent growth on lease rollovers despite economic uncertainty.

Biggest Revenue Drivers

Total revenue: $2,298M+7% YoY

Rental revenues$2,125M+7% YoY

From consolidated operating properties at 95.3% occupancy; strong rent change on rollover from lease mark-to-market.

Strategic capital revenues$161M+14% YoY

Recurring asset and property management fees, transactional fees, and promote revenues from unconsolidated co-investment ventures.

Development management and other revenues$12M+5% YoY

Largest Expense Items

Rental expenses$520M+7% YoY

Increased with portfolio and operational activity.

Depreciation and amortization$732M+12% YoY

Increased from timing of acquisitions, development completions, and foreign exchange impacts.

General and administrative$127M+11% YoY

G&A expenses increased while capitalized G&A as percentage of total remained relatively stable at 19.5%.

Strategic capital expenses$82M+34% YoY

Includes property management costs for unconsolidated ventures and Prologis Promote Plan awards.

Margins: Operating income before gains increased modestly to $827M (+1% YoY) on higher rental NOI (+7%) offset by higher depreciation. Operating income jumped to $1.2B with $384M in net gains on real estate dispositions and contributions to co-investment ventures, compared to $64M in prior year.

Watch Items from the Filing

Consolidated occupancy of 95.3% and O&M portfolio occupancy of 95.3% remain healthy; embedded lease mark-to-market of 17% provides organic growth cushion but dependent on no further market rent declines.
Data center development accelerating with $1.3B of $1.6B total Q1 development starts in data centers; requires securing power capacity and long-term energy procurement, introducing execution risk.
Total debt of $34.7B at 3.2% weighted average rate with 8-year remaining term; minimal near-term refinancing pressure but interest expense rose 9.6% YoY to $254M due to 2025 senior note issuances.
Outstanding equity commitments of $909M principally to U.S. co-investment ventures through 2034; additional cash deployment required for strategic capital growth strategy.
Economic and geopolitical uncertainty noted as challenge despite strong current customer demand; future impact on occupancy and rent growth remains difficult to predict.

AI-extracted and verified against SEC EDGAR filing text. Not investment advice.

Read the full 10-Q on SEC EDGAR →Share on X

Revenue

Q1 2026

$2.3B

Net Income

Q1 2026

$982.0M

Free Cash Flow

Q1 2026

$1.3B

ROIC

Q1 2026

1.4%

D/E Ratio

Q1 2026

0.65

Revenue & Net Income

Earnings Per Share

Key Financials Over Time

Export Financial Table · Pro+

Revenue

+34.3% YoY

$8.02BFY 2023

FY20 $4.44BFY21 $4.76BFY22 $5.97BFY23 $8.02B

Net Income

-9.1% YoY

$3.06BFY 2023

FY20 $1.48BFY21 $2.94BFY22 $3.36BFY23 $3.06B

Operating Income

+6.9% YoY

$3.71BFY 2023

FY20 $2.12BFY21 $3.21BFY22 $3.47BFY23 $3.71B

EPS (Diluted)

-22.6% YoY

$3.29FY 2023

FY20 $2.01FY21 $3.94FY22 $4.25FY23 $3.29

Total Assets

+5.8% YoY

$93.02BFY 2023

FY20 $56.07BFY21 $58.49BFY22 $87.90BFY23 $93.02B

Total Debt

+21.5% YoY

$29.00BFY 2023

FY20 $16.85BFY21 $215.3MFY22 $23.88BFY23 $29.00B

Op. Cash Flow

+30.2% YoY

$5.37BFY 2023

FY20 $2.94BFY21 $3.00BFY22 $4.13BFY23 $5.37B

Metric	FY 2023	FY 2022	FY 2021	FY 2020	FY 2019	FY 2018
Revenue	$8.02B +34.3%	$5.97B +25.5%	$4.76B +7.2%	$4.44B +33.3%	$3.33B +18.8%	$2.80B
Net Income	$3.06B -9.1%	$3.36B +14.5%	$2.94B +98.4%	$1.48B -5.8%	$1.57B -4.6%	$1.65B
Operating Income	$3.71B +6.9%	$3.47B +8.1%	$3.21B +51.3%	$2.12B +14.6%	$1.85B +9.6%	$1.69B
EPS (Diluted)	$3.29 -22.6%	$4.25 +7.9%	$3.94 +96.0%	$2.01 -18.3%	$2.46 -14.3%	$2.87
Total Assets	$93.02B +5.8%	$87.90B +50.3%	$58.49B +4.3%	$56.07B +40.1%	$40.03B +4.2%	$38.42B
Total Debt	$29.00B +21.5%	$23.88B +10989.6%	$215.3M -98.7%	$16.85B +41.5%	$11.91B +7.4%	$11.09B
Operating Cash Flow	$5.37B +30.2%	$4.13B +37.7%	$3.00B +2.0%	$2.94B +29.7%	$2.26B +25.5%	$1.80B

AI Insight: PLD Financial Trends

Revenue grew steadily to $2,298M in Q1 2026, but debt has risen ~16% since Q2 2024 while net income remains volatile quarter-to-quarter.

• Revenue grew consistently from $2,008M in Q2 2024 to $2,298M in Q1 2026, a ~14.4% increase over six quarters.

• Total debt expanded from $29,905M in Q2 2024 to $34,670M in Q1 2026, a ~$4.8B increase, while equity remained nearly flat.

• Operating income surged to $1,626M in Q4 2025 but retreated to $1,211M in Q1 2026, continuing a pattern of sharp quarterly swings.

• Operating cash flow rebounded to $1,448M in Q3 2025 but fell to $1,158M in Q4 2025 and partially recovered to $1,288M in Q1 2026.

⚠ Debt-to-equity ratio has risen from ~0.56x in Q2 2024 to ~0.65x in Q1 2026 — leverage is quietly building.

⚠ Net income swings are extreme — ranging from $571M in Q2 2025 to $1,400M in Q4 2025 — monitor asset-sale timing distortions.

⚠ Equity has declined from $53,345M in Q2 2024 to $53,503M in Q1 2026, essentially flat despite retained earnings — watch capital returns.

AI Insight: PLD Ratio Trends

Prologis shows strong Q4 seasonality spikes but mid-year margins remain structurally compressed versus 2024 peaks.

• Operating margin collapsed from 64.6% in Q4 2024 to 41.0%–42.5% across Q1–Q3 2025, a ~23pp year-over-year contraction.

• Q4 2025 operating margin surged to 72.2% and ROIC hit 7.4%, both the highest readings in the dataset.

• Q1 2026 margins (OpMargin 52.7%, NPM 42.7%) are broadly in line with Q1 2024 levels, suggesting stable but unspectacular year-over-year recovery.

• D/E ratio has crept from 0.56 in Q2 2024 to 0.65–0.67 through 2025, indicating modestly rising leverage.

⚠ Mid-year margins (Q1–Q3 2025 averaging ~41.8% OpMargin) are running ~20pp below Q4 2025 — watch whether Q2–Q3 2026 close this gap.

⚠ D/E at 0.65–0.67 in recent quarters versus 0.56 in Q2 2024; continued drift higher would pressure already-thin ROA of 4.0%.

⚠ Q4 seasonality is a powerful earnings driver; any disappointment in Q4 2026 would remove the primary earnings support visible in this dataset.

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Available Research

13F Pro tracks comprehensive data for Prologis, Inc. including:

SEC EDGAR filings (10-K, 10-Q, 8-K)

XBRL financial facts (revenue, EPS, margins)

Insider transactions (Form 4)

Institutional 13F holdings

Quality rankings (32 signals)

AI analyst debates & daily meetings

Historical financial trends

Peer comparison & sector analysis

Top Institutional Holders of PLD

BlackRock, Inc.
$13.3B100,414,059 sh
VANGUARD CAPITAL MANAGEMENT LLC
$8.0B60,308,417 sh
STATE STREET CORP
$7.4B56,033,266 sh
VANGUARD PORTFOLIO MANAGEMENT LLC
$7.1B53,878,755 sh
GEODE CAPITAL MANAGEMENT, LLC
$3.1B23,611,033 sh
APG Asset Management US Inc.
$2.6B19,286,830 sh
Capital Research Global Investors
$2.2B16,940,418 sh
FMR LLC
$2.2B16,554,435 sh
MASSACHUSETTS FINANCIAL SERVICES CO /MA/
$1.9B14,063,332 sh
UBS AM, a distinct business unit of UBS ASSET MANAGEMENT AME
$1.9B14,135,417 sh

Fund	Value	Shares
BlackRock, Inc.	$13.3B	100,414,059
VANGUARD CAPITAL MANAGEMENT LLC	$8.0B	60,308,417
STATE STREET CORP	$7.4B	56,033,266
VANGUARD PORTFOLIO MANAGEMENT LLC	$7.1B	53,878,755
GEODE CAPITAL MANAGEMENT, LLC	$3.1B	23,611,033
APG Asset Management US Inc.	$2.6B	19,286,830
Capital Research Global Investors	$2.2B	16,940,418
FMR LLC	$2.2B	16,554,435
MASSACHUSETTS FINANCIAL SERVICES CO /MA/	$1.9B	14,063,332
UBS AM, a distinct business unit of UBS ASSET MANAGEMENT AME	$1.9B	14,135,417

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Is PLD a good stock to buy?

13F Pro's AI-powered analysis of Prologis, Inc. (PLD) draws on SEC EDGAR-sourced fundamentals, institutional 13F holdings, and insider Form 4 transactions in the Real Estate sector (listed on NYSE). The 32-signal AI Quality Score, current rank, and full bull/bear verdict for PLD are available on the PLD stock profile dashboard — with the same data, AI insights, ratios, and institutional activity refreshed after every 10-K, 10-Q, 13F, and Form 4 filing.

Which hedge funds own PLD?

Institutional investors are required to disclose their holdings quarterly via SEC Form 13F. 13F Pro aggregates these filings to show which hedge funds, mutual funds, and asset managers are buying or selling PLD. Combined with insider transaction data from Form 4 filings and AI-powered analysis from 10 specialized research agents, 13F Pro provides a comprehensive view of Prologis, Inc.'s investment landscape.