Top 10 Industrial REITs to Watch in 2025

Key Takeaways

• The leading industrial REITs for 2025 are positioned at the forefront of U.S. economic growth, especially in logistics, e-commerce, and digital infrastructure.
• Companies like Prologis, Rexford, and American Tower are innovating through technology upgrades, sustainability initiatives, and expansion into emerging sectors.
• These REITs consistently reveal hidden opportunities and offer resilient, stable growth across the country.

Industrial REITs: Driving Forces Behind America’s Supply Chain

If you want to watch the U.S. economy in action, keep an eye on these top industrial REITs for 2025: Prologis, Rexford, Stag Industrial, LXP Industrial, Plymouth, EastGroup, Terreno, Granite, American Tower, and Innovative Industrial Properties.

These companies shape the backbone of America, powering e-commerce, logistics, and even digital infrastructure.

Each one pushes boundaries—whether by upgrading warehouses, going green, or supporting new industries.

Discover how they open up hidden value and steady growth in every corner of the nation.

Prologis Inc. (PLD): Global Logistics Giant

Even as the world changes fast, Prologis Inc. (PLD) stands strong as the leader in U.S. industrial real estate, shaping how goods reach your home or business every day.

You benefit from Prologis’ unmatched scale; the company owns or invests in about 1.3 billion square feet of logistics space across high-demand markets.

When you think of next-day deliveries or the energy powering data centers, Prologis is there, driving both growth in Emerging Markets and Technological Innovation.

Their focus on modern facilities, energy-efficient solutions, and quick adaptation to shifting technology means your supply chain stays reliable.

As e-commerce expansion continues to drive demand, Prologis is strategically positioned near key transportation hubs and population centers, ensuring sustained relevance for a digital-first economy.

With strong leasing activity and a “fortress balance sheet,” Prologis can quickly seize new opportunities, providing you with stability and cutting-edge logistics, no matter how the U.S. economy shifts.

In 2025, Prologis maintained an impressive average occupancy rate of 94.9% across its owned and managed portfolio, reflecting continued robust demand and operational excellence.

Granite Real Estate Investment Trust (GRP.UN): Scalable North American Footprint

Granite Real Estate Investment Trust offers you something special if you’re looking at the U.S. industrial property market: stability combined with smart growth.

With 143 properties and about 63.3 million square feet of leasable area, Granite’s scalable North American footprint sets you up for success.

They focus on sustainable operations, so you’ll see thoughtful development and efficient property management across logistics and warehouse sectors.

Lease optimization is another core strength, helping you maximize returns with flexible, market-responsive strategies. Granite declared a distribution amount of CDN $0.2833 per unit for unitholders of record as of April 30, 2025, with payment scheduled for May 15, 2025.

Here’s a look at what makes Granite stand out:

Plymouth Industrial REIT (PLYM): Secondary Market Specialist

When you’re looking at success stories in the U.S. industrial real estate market, Plymouth Industrial REIT stands out for doing things differently. They focus on industrial innovation and market diversification, targeting secondary cities that many overlook.

Plymouth manages over 204 buildings with 30 million square feet, achieving reliable results like a 94.7% occupancy rate and strong revenue streams. Their disciplined approach makes them a market leader, delivering functional and safe spaces that tenants want.

The company’s expansion strategy in regional markets like Memphis, Atlanta, and Cincinnati has reinforced its footprint as a top owner in key national logistics hubs.

Here’s what paints a clear picture of Plymouth’s approach:

1. They closed four Cincinnati acquisitions, adding 240,578 square feet for $17.9 million.
2. Same-store rental rates jumped by up to 22.1% on new leases.
3. Over 2.4 million square feet leased in Q1 2025 shows ongoing demand.
4. Their deliberate, value-driven expansion cultivates long-term growth.

LXP Industrial Trust (LXP): Single-Tenant Logistics Leader

LXP Industrial Trust stands tall as a driving force in America’s booming warehouse and logistics scene.

If you’re looking for reliability and innovation, LXP’s focus on single-tenant, Class A industrial properties across the Sunbelt and Midwest is tough to beat.

The trust actively acquires, develops, and customizes large, sustainable warehousing facilities, always prioritizing long-term leases with stable tenants.

As an active owner and operator, LXP is able to balance acquisition, ownership, development, and operation efforts to maximize value for its stakeholders.

You’ll find LXP excelling at technology integration, modernizing logistics centers to meet e-commerce demands, and evolving supply chain trends.

Its portfolio stretches over 4.5 million square feet, maintaining high occupancy rates above 97%.

With a robust dividend yield of 7.11%, and a solid 5% net operating income growth in 2024, LXP delivers both income and growth for those who value future-forward, resilient investments.

American Tower Corp. (AMT): Digital Infrastructure Pioneer

While LXP’s warehouses help move goods across the nation, American Tower Corp. (AMT) builds the invisible highways that keep all our devices talking to each other.

If you’ve ever wondered how your phone’s messages reach across cities in seconds, thank AMT’s digital infrastructure.

Their bold $10 billion investment in 5G expansion through 2030 is turbocharging America’s connection speed and coverage. As AMT branches into data centers, you’ll see even faster, more reliable cloud access.

With approximately 42,000 tower sites across the U.S., AMT offers an unmatched foundation for wireless and in-building connectivity.

Imagine America’s digital terrain with:

1. 220,000+ towers ensuring robust wireless signals.
2. A densifying 5G network reducing delays everywhere.
3. Data centers supporting your favorite apps and streaming.
4. Stable, long-term contracts promising dependable service.

AMT isn’t just building towers—they’re making sure your world stays connected, fast, and future-ready.

EastGroup Properties (EGP): Sunbelt Development Focus

Even as the U.S. industrial sector faces new challenges, EastGroup Properties (EGP) shines by building its future in the rapidly growing Sunbelt region.

You’ll notice EGP’s Sunbelt expansion taps into population growth and a strong economy, fueling new demand for industrial spaces.

The company’s moderate debt and flexible strategy let it act fast, targeting smart acquisitions rather than just new buildings, managing risk along the way.

Portfolio leased at 97.1%, demonstrating remarkable occupancy and sustained tenant demand, supports the success of EGP’s approach. What sets EGP apart is its commitment to sustainable development.

They design properties with energy-saving features and efficient operations, appealing to tenants who care about the environment.

Strong leasing results—97% leased and big rental increases—show how well this strategy works. EastGroup not only grows, it grows responsibly in today’s ever-changing real estate world.

Rexford Industrial (REXR): Southern California Powerhouse

Sometimes, a company finds its stride by zeroing in on what it does best—and that’s exactly what Rexford Industrial (REXR) has done in Southern California’s busy industrial hub. If you’re looking for supply chain optimization and sustainability innovations, REXR stands out.

The company’s sharp focus delivers powerful results, growing net income and expanding its 27-million-square-foot portfolio in some of the nation’s highest-demand corridors.

Rexford Industrial achieved Core FFO growth of 14.1% in Q1 2025, showcasing robust financial momentum and reinforcing its leadership among industrial REITs.

Here’s what sets Rexford apart:

1. REXR keeps occupancy at a strong 95.9% while executing leases 23.8% above previous rates.
2. It’s leading in sustainability innovations, pushing energy-efficient standards across properties.
3. The team actively reinvests with impressive redevelopment yields and strategic asset sales.
4. Their market positions them near ports, giving tenants peak logistical advantages.

Terreno Realty (TRNO): Coastal Logistics Advantage

When it comes to logistics, location really is everything—and Terreno Realty shows just how powerful the right address can be.

By focusing their properties in leading coastal port cities near the country’s largest urban hubs, they make it easy for businesses to move goods to millions quickly.

This smart approach gives Terreno a meaningful leg up in the fiercely competitive world of industrial real estate.

But location is just the start—let’s dive into how Terreno’s operations amplify this advantage even further.

With an impressive operating lease occupancy of 96.6%, Terreno demonstrates high tenant demand and consistent utilization across its portfolio.

Strategic Coastal Port Locations

When you picture the beating heart of American commerce, think about the powerful role coastal ports play—and that’s exactly where Terreno Realty finds its edge.

You benefit from their strategic investments in top U.S. port markets—places like Los Angeles, Miami, and New York City—where Port Infrastructure and Maritime Connectivity drive growth.

Terreno targets critical real estate close to the docks and highways, making distribution smoother for businesses and supply chains more resilient.

Their focus on these locations means you’re looking at robust rent growth and lower vacancy rates, all while staying ahead of evolving market needs.

Terreno is known for acquiring properties at discounts to replacement cost, creating an investment safety margin that protects your capital even in volatile markets.]

Here’s what sets Terreno’s port-centric strategy apart:

1. Proximity to major U.S. seaports boosts logistics.
2. Advanced facilities cultivate seamless maritime-truck transfers.
3. Highway access ensures rapid distribution.
4. Resilient supply chain locations support strong occupancy.

High-Demand Urban Access

Ever wonder how companies keep America’s biggest cities running smoothly?

Terreno Realty (TRNO) makes it possible by focusing on high-demand urban access in major coastal markets.

You’ll find their properties right where urban revitalization and infrastructure modernization matter most—near bustling highways, airports, and diverse neighborhoods.

These infill locations give tenants quick connections for moving goods, saving time and money.

Terreno’s modern industrial facilities, like those in Doral, FL, and Santa Ana, CA, offer flexibility to meet changing business needs and support many types of tenants, making income reliable.

Their recent Doral Air Logistics acquisition added three industrial buildings near Miami International Airport to their portfolio, providing approximately 495,000 square feet of strategic logistics space.

Their projects target LEED environmental standards, lowering costs while helping the cities stay green. If you value strategic urban access and innovative logistics solutions, Terreno Realty’s focus stands out in today’s industrial real estate scene.

Stag Industrial (STAG): Opportunistic Single-Tenant Acquisitions

With Stag Industrial, you’re looking at a REIT that knows how to spot opportunities in America’s up-and-coming secondary markets.

Their approach—favoring long-term leases and staying flexible in their deals—means investors get the best of both worlds: reliable income and the benefits that come from recycling capital.

It’s a smart play if you’re after steady growth in a rapidly evolving industrial landscape.

In the first quarter of 2025, Stag achieved a Core Funds From Operations (Core FFO) growth of 3.4% to $0.61 per diluted share, signaling its operational strength in a competitive environment.

Now, let’s take a look at how this compares to other strategies in the sector.

Focus on Secondary Markets

Although big cities often steal the spotlight, STAG Industrial proves that real opportunity shines in America’s secondary markets.

By leaning into diversification strategies, you can watch STAG’s chosen path pay off. The company’s focus isn’t spread thin—it’s sharp and purposeful, meant to capture regional market resilience.

STAG’s success story comes from *exploring* markets many overlook, allowing for lower entry costs and fresh growth potential.

The company portfolio features 117.6 million square feet of industrial space, showing just how significant its presence has become nationwide.

Here’s what you gain from STAG’s approach:

1. Diverse holdings in 41 U.S. states strengthen your investment’s stability.
2. Nearly 600 buildings offer reliable cash flow thanks to focused asset management.
3. Single-tenant industrial properties, like warehouses and distribution sites, make up a robust foundation.
4. Opportunistic acquisitions in thriving regional markets lower risk and position you for long-term gains.

Long-Term Lease Strategy

When you look at how STAG Industrial operates, you’ll see that its long-term lease strategy gives investors steady ground to stand on.

STAG focuses on locking in tenants through lengthy leases, often with built-in rent escalators, like a 3.75% bump each year. This approach means predictable cash flow and protection from inflation’s bite.

You’ll notice that their lease renewal process starts early, reducing empty space and keeping occupancy high.

Market selection is key. STAG targets high-demand regions across the U.S., so their properties are desirable for tenants seeking stability.

Their focus on single-tenant assets helps simplify management and keeps things running smoothly.

As a result, you get a diversified, well-balanced portfolio with lease maturities set up like rungs on a ladder—steady and secure.

Capital Recycling Advantages

Because opportunity often knocks where others see uncertainty, STAG Industrial makes capital recycling a true advantage in the U.S. market.

You can witness how STAG turns market valuation shifts into profits by quickly reallocating capital from maturing assets into new, higher-yielding properties.

Their nimble strategy lets you benefit from growth in both primary and secondary markets, even as conditions change.

With a sharp eye for single-tenant deals, STAG masters market timing and flexibility:

1. STAG’s sale-leaseback expertise gives you reliable, long-term tenants and instant cash flow.
2. Aggressive 2024 capital deployment lays the groundwork for steady growth in 2025.
3. Portfolio rebalancing catches emerging trends in e-commerce and nearshoring.
4. Their discount to NAV means you’re investing below the market, with real upside potential.

In fact, STAG distinguishes itself by evaluating all markets and credit profiles when pursuing new acquisitions, ensuring no promising opportunity is overlooked, regardless of location or tenant financial strength.

Innovative Industrial Properties (IIPR): Cannabis Facility Trailblazer

If you’re looking for a true pioneer among U.S. industrial real estate investment trusts, Innovative Industrial Properties (IIPR) stands out as a game-changer in the fast-growing cannabis sector.

As an industry pioneer in cannabis real estate, IIPR partners with licensed cultivators and processors, offering unique sale-leaseback options so they can focus on growth, not property ownership.

IIPR abides by strict state-specific cannabis licensing regulations, ensuring its portfolio supports only licensed and reputable tenants.

You’ll find IIPR listed on the NYSE, proof of its leadership since 2016. Its business model fuels expansion for operators through reliable capital, despite a volatile market and shifting laws.

With over 82,000 rentable square feet under management, IIPR consistently provides stability and generous dividends. For those seeking steady income and exposure to the evolving cannabis industry, IIPR’s innovative approach deserves your careful consideration.

Assessment

Make Your Move in the Industrial REIT Space

It’s interesting how the future can show up when you’re least expecting it. As you explore the top industrial REITs to watch in 2025, these stand-out options place you at the crossroads of innovation and opportunity.

The market isn’t just something to follow—you play a part in where it goes next by making informed decisions.

Each warehouse, data center, and logistics hub carries the story of tomorrow’s growth.

So, why continue to sit on the sidelines and miss out on the opportunities of industrial REITs?

Take a closer look at these top 10 industrial REITs and position yourself for the next big opportunity in the sector.