Logistic Properties of the Americas Valuation Multiples

Welltower owns a diversified healthcare portfolio of 2,900 in-place properties spread across the senior housing, medical office, and skilled nursing/postacute care sectors. The portfolio includes over 900 properties in Canada and the United Kingdom as the company looks for additional investment opportunities in countries with mature healthcare systems that operate similarly to that of the United States.

Prologis was formed by the 2011 merger of AMB Property and Prologis Trust. The company develops, acquires, and operates around 1.3 billion square feet of high-quality industrial and logistics facilities across the globe. The company also has a strategic capital business segment that has around $60 billion of third-party assets under management. The company is organized into four global divisions (Americas, Europe, Asia, and other Americas) and operates as a real estate investment trust.

Equinix is one of the leading providers of cloud- and carrier-neutral data centers, offering colocation and interconnection services to hyperscalers and businesses. Equinix operates 270 properties in 77 metropolitan areas across 36 countries, serving over 10,000 customers. About 70% of Equinix’s revenue comes from renting physical space, which allows hyperscalers and other clients to store servers, data storage, and networking equipment. The other 30% of revenue is generated primarily through interconnection services (20%) and other managed services (10%).

As the world's largest parcel delivery company, UPS manages a massive fleet of more than 500 planes and 100,000 vehicles, along with many hundreds of sorting facilities, to deliver an average of about 22 million packages per day to residences and businesses across the globe. UPS' domestic US package operations generate around 65% of total revenue, while international package makes up 20%. Air and ocean freight forwarding and contract logistics make up the remainder.

American Tower owns and operates about 150,000 wireless towers throughout the US, Asia, Latin America, Europe, and Africa. It also owns and/or operates 30 data centers in 11 US markets after acquiring CoreSite. On its towers, the company has a very concentrated customer base, with most revenue in each market generated by the top few mobile carriers. The company operates more than 40,000 towers in the US, which accounted for about half of total revenue in 2024. Outside the US, American Tower operates about 47,000 towers in Latin America (dominated by Brazil), 32,000 towers in Europe, and 27,000 towers in Africa. American Tower operates as a REIT.

Canadian National's railway spans Canada from coast to coast and extends through Chicago to the Gulf of Mexico. In 2024, CN generated CAD 17 billion in revenue by hauling intermodal containers (22% of consolidated revenue), petroleum and chemicals (20%), grain and fertilizers (20%), forest products (11%), metals and minerals (12%), automotive shipments (5%), and coal (5%). Other items constitute the remaining revenue.

Based in Germany, DHL Group ranks among the three dominant integrated Global parcel-shipping providers, along with US-based FedEx and UPS. It's also a leading Global third-party logistics provider in terms of air and ocean forwarding and outsourced contract logistics markets touching Europe. The DHL divisions (Express, Global Forwarding & Freight, eCommerce Solutions, and Supply Chain) generate around 80% of revenue. Roughly 20% comes from the Post & Parcel Germany division, which includes the legacy German postal operations and the faster growing domestic package delivery business in Germany.

Digital Realty is one of the leading providers of cloud- and carrier-neutral data centers, offering colocation and interconnection services to hyperscalers and large businesses. Digital Realty operates 300 properties in 57 metropolitan areas across 31 countries, serving 5,000 customers. Renting physical space accounts for about 90% of Digital Realty’s revenue. The firm enables hyperscalers and other clients to store servers, data, and networking equipment. The other 10% of revenue is generated primarily through interconnection services (8%) and other fee income (2%).

Vingroup JSC is a Vietnam-based company engaged in construction and provides retail outlets, commercial offices for lease, residential units for lease and sale. It also carries out investment activities, to provide the management service and to conduct other businesses. The company operates through the segments of Sale of inventory properties, Leasing investment properties and related services, Hospitality, entertainment and other services, Health care and related services, Education services, Retail services, Manufacturing activities, and Others. The company generates the majority of its revenue from Sale of inventory properties including developing and trading apartments and villas at real estate projects of the group.

Simon Property Group is the largest retail real estate investment trust in the United States. Its portfolio includes an interest in 254 properties: 114 traditional malls, 108 premium outlets, 14 Mills centers (a combination of a traditional mall, outlet center, and big-box retailers), six lifestyle centers, and 12 other retail properties. Simon's portfolio averaged $736 in sales per square foot over the trailing 12 months. The company also owns a 22% interest in Klepierre, a European retail company with investments in shopping centers in 14 countries, and joint-venture interests in 33 premium outlets across 14 countries.

FedEx pioneered overnight delivery in 1973 and remains the world's largest express package provider. In fiscal 2025, the firm's Federal Express segment—which houses the core package delivery operations—made up 86% of total revenue, with 10% coming from FedEx Freight, its asset-based less-than-truckload shipping segment. The remainder came from other services, including FedEx Office, which provides document production/shipping, and FedEx Logistics, which provides global forwarding. FedEx acquired Dutch parcel delivery firm TNT Express in 2016, boosting its presence across Europe. TNT was previously the fourth-largest global parcel delivery provider.

Public Storage is the largest owner of self-storage facilities in the US, with more than 3,300 self-storage facilities in 40 states and approximately 245 million square feet of rentable space. Through equity interests, it also has exposure to the European self-storage market through Shurgard Self Storage. The company also has a merchandise business, a third-party property management business, and an insurance business that offers products to cover losses for the goods in self-storage facilities.

Realty Income owns roughly 15,600 properties, most of which are freestanding, single-tenant, triple-net-leased retail properties. Its properties are located in 49 states and Puerto Rico and are leased to 250 tenants from 47 industries. Recent acquisitions have added industrial, gaming, office, manufacturing, and distribution properties, which make up roughly 20% of revenue.

Denmark-listed A.P. Moller-Maersk operates trade, shipping, logistics, and terminal assets globally. The oceans segment, the largest contributor to group revenue and earnings, has the second-largest oceangoing shipping capacity globally. Maersk has acquired several logistics firms in the past couple of years and plans for the segment to be the company's growth engine. Over the past few years, Maersk has divested noncore operations, including its long-standing stakes in Danske Bank and Dansk Supermarked, as well as its oil and gas operations and ocean towing.

AvalonBay Communities owns a portfolio of 295 apartment communities with almost 90,000 units and is developing 20 additional properties with approximately 7,300 units. The company focuses on owning large, high-quality properties in major metropolitan areas of New England, New York/New Jersey, Washington, D.C., California, and the Pacific Northwest.

Ventas owns a diversified healthcare portfolio of almost 1,400 in-place properties spread across the senior housing, medical office, hospital, life science, and skilled nursing/post-acute care. The portfolio includes almost 100 properties in Canada and the United Kingdom as the company looks for additional investment opportunities in countries with mature healthcare systems that operate similarly to the United States. The firm also owns mortgages and other loans, contributing about 1% of net operating income.

Samsung C&T Corp is a diversified company. It is engaged in construction, trading, fashion, resort, food & beverages, and biopharmaceutical operations. The Construction division handles domestic and overseas construction projects, the Trading division engages in trading activities, and the Fashion division imports and sells apparel. The Resort division operates Everland, Caribbean Bay, and golf courses, while the Food and Beverages division manages specialty catering and food distribution through Samsung Welstory. The Bio division carries out biopharmaceutical contract manufacturing and biosimilar-related business.

Poste Italiane SpA is an Italian diversified financial-services company. The company's reportable segments are Mail, parcels, and distribution; Payments and mobile; Financial services; and Insurance services. The Mail, parcels, and distribution segment includes letter post, express delivery, logistics, parcels, and philately. This Mail, parcels, and distribution segment generates the majority of revenue for Poste Italiane SpA. Geographically, the company has a presence in Italy, but also elsewhere in Europe, the Americas, and Asia.

DSV is a Danish-listed transport and logistics company, offering transport services worldwide by road, air, and sea, with the bulk of its activities coming from airfreight and sea freight forwarding businesses. Since its founding in 1976, the company has experienced rapid growth, primarily through strategic acquisitions. Its most recent acquisition, DB Schenker, occurred in the second quarter of 2025, making DSV the largest sea freight forwarder.

Adani Ports & Special Economic Zone Ltd is a port infrastructure company domiciled in India. The company owns, operates, develops, and maintains port terminals and port infrastructure in India, including operating and developing infrastructure at the Special Economic Zone in Mundra. Adani Ports & Special Economic Zone also owns and operates a private railway to transport container cargo, and provides storage, handling, and other logistics services. It has one business segment, namely developing, operating, and maintaining the ports services, ports-related Infrastructure development activities, and development of infrastructure at the contiguous Special Economic Zone at Mundra. The company generates the vast majority of its revenue domestically.

Sun Hung Kai Properties Ltd s is a diversified real estate developer in Hong Kong with a core focus on the residential, office, and retail real estate segment. Most of its business is based in Hong Kong where it is a leading private housing developer and holds a portfolio of high-quality retail and office assets for rental income. The company also invests in other listed entities, including telecommunication company, SmarTone and data center provider, SUNeVision. The Kwok family is the controlling shareholder, with a stake of more than 40%.

With operations in 126 markets across 36 states, D.R. Horton is the leading homebuilder in the United States. It mainly builds single-family detached homes (87% of home sales revenue) and offers products to entry-level, move-up, luxury buyers, and active adults. The company offers homebuyers mortgage financing and title agency services through its financial services segment. D.R. Horton's headquarters are in Arlington, Texas, and it manages six regional segments across the United States.

Goodman Group owns, manages, and develops industrial properties in 13 countries, historically in Australia but increasingly worldwide. Around half of its operating earnings come from development, a third from management, and the rest from property investment. Most developments are undertaken on behalf of third parties or fund investors. Goodman earns fees in return for development management services. Completed projects are either sold or reside in one of Goodman’s funds or partnerships. Goodman typically retains ownership stakes in the investment vehicles and continues to manage the sites after completion, collecting investment management base fees, performance fees, property services fees, and a share of rental income.

Old Dominion Freight Line is the second-largest less-than-truckload carrier in the United States (following FedEx Freight), with more than 250 service centers and 11,000-plus tractors. It is one of the most disciplined and efficient providers in the trucking industry, and its profitability and capital returns are well above those of its peers. Strategic initiatives focus on increasing network density through market-share gains and on maintaining industry-leading service (including ultralow cargo claims) through steadfast infrastructure investment.

COSCO SHIPPING Holdings Co Ltd is an investment holding company. The company's operating segments include the Container shipping business, Terminal business, and Corporate and other operations. It generates maximum revenue from the Container shipping business segment. Its geographical segments include America, Europe, Asia Pacific, Mainland China, and Other international markets.

Iron Mountain Inc is an information management services provider organized and operated as a real estate investment trust. The company offers solutions to its clients to address their information management, digital transformation, information security, data center, and asset lifecycle management (ALM) needs. Its customers come from various industries, including commercial, legal, financial, healthcare, technology, etc. The company has two reportable segments: Global Records and Information Management (Global RIM) and Global Data Center. Maximum revenue is generated from the Global RIM segment, which offers data and records management, secure shredding, consumer storage, and other related services. Geographically, the company generates maximum revenue from the United States.

Kuehne+Nagel is a global transportation and logistics company founded in Switzerland in 1890. Following DSV's acquisition of DB Schenker, Kuehne+Nagel will be the second-largest seafreight forwarder globally and hold a minimum of the top three spots in airfreight. Seafreight has traditionally accounted for the largest part of the business, contributing 40% of the group's revenue in 2024. The company aims to become a more balanced, fully integrated freight forwarder, continually improving its end-to-end offering to clients.

Crown Castle owns or manages roughly 40,000 wireless towers in the United States. It leases space on its towers to wireless service providers, which install equipment to support their wireless networks. The company has a very concentrated customer base, with about 75% of its revenue from the Big Three US mobile carriers: Verizon, T-Mobile, and AT&T. Crown Castle has plans to divest its fiber business, which is expected to be finalized in the first half of 2026. After that, it will be a stand-alone tower operator. Crown Castle operates as a real estate investment trust.

International Container Terminal Services Inc is a container-handling and terminal company. The company operates, manages, develops, and acquires container terminals to handle import and export cargo shipped in containers. Besides, the firm provides storage, container stripping and stuffing, and maintenance services. The company organises itself into three geographical segments: Asia; Europe, Middle East, and Africa; and Americas. The company derives the majority portion of revenue from the Asia segment, followed by the Americas and EMEA.

Emaar Properties PJSC is engaged in property investment, development, and development management, shopping malls and retail, hospitality, property management, utility services, and investments in providers of financial services. Its segments are, namely, real estate (develop, sell, and manage condominiums, villas, commercial units and plots of land), leasing, retail and related activities (develop, lease and manage malls, retail, commercial, and residential spaces), and hospitality (develop, own, and/or manage hotels, serviced apartments and leisure activities). It earns revenue from sources other than property sales, leasing, retail and related activities, and hospitality, and this revenue is included in other operating income. The majority of revenue comes from real estate.

Extra Space Storage is a fully integrated real estate investment trust that owns, operates, and manages almost 4,000 self-storage properties in 42 states, with over 300 million net rentable square feet of storage space. Of these properties, approximately one half is wholly owned, while some facilities are owned through joint ventures and others are owned by third parties and managed by Extra Space Storage in exchange for a management fee.

Mitsubishi Estate is one of the three big Japanese real estate companies. Around two thirds of its operating profit comes from leasing office space in Japan, where half of its portfolio is concentrated in the prime Marunouchi/Otemachi district between Tokyo station and the Imperial Palace. Mitsubishi Estate’s predecessor originally bought this land from the government in 1890, and the company sees itself as steward of the showcase area’s long-term development, rarely if ever selling any properties there.

German-listed Hapag-Lloyd AG operates global trade, shipping, inland services, and terminal assets globally. Hapag-Lloyd liner shipping, the largest contributor to group revenue and earnings, has the fifth-largest shipping capacity globally. Hapag also provides a range of services, including e-business solutions, inland services, and terminal operations.

China Resources Land, or CR Land, is a leading real estate developer with nationwide coverage in China. Aside from the core development business, CR Land differentiates itself from peers with a significant investment property portfolio with luxury focused MixC malls, and it holds a 74% stake in listed property management company China Resources Mixc Lifestyle Services. CR Land is a subsidiary of China Resources Holdings, or CR Holdings, a sizable state-owned conglomerate with a diverse presence in the utilities, consumer goods, medical, and property sectors. CR Holdings holds about a 60% stake in CR Land.

China State Construction Engineering Corp Ltd is a construction and real estate conglomerate. The company conducts its operations through five segments: Housing Construction segment, Infrastructure Construction and Investment segment, Real Estate Development and Investment segment, Design & Survey segment, and Others segment. It derives the majority of its revenue from the Housing Construction segment. The company's services include product technology research and development, survey and design, real estate development, engineering contracting, equipment manufacturing, asset operation, and property management.

VICI Properties Inc is a real estate investment trust based in the United States. It engaged in the business of owning and acquiring gaming, hospitality, wellness, entertainment and leisure destinations, subject to long-term triple net leases. It own nearly 93 experiential assets across a geographically portfolio consisting of nearly 54 gaming properties and nearly 39 other experiential properties across the United States and Canada, including Caesars Palace Las Vegas, MGM Grand and the Venetian Resort Las Vegas.

Mitsui Fudosan Co Ltd is a real estate development and management company. The company operates through five segments. The Condominiums segment sells housing to individuals and rental properties to investors. The Rental segment leases office buildings and commercial facilities. The Facility Operations segment covers hotels, resorts, sports, and entertainment. The Management segment handles property management, brokerage, and asset management. The Others segment engages in new construction contracting. It generates the majority of its revenue from the Rental segment.

Based in the US, Expeditors International of Washington is a non-asset-based third-party logistics provider, mainly focused on international freight forwarding. Its offers freight consolidation and forwarding, customs brokerage, warehousing and distribution, purchase order management, vendor consolidation, and numerous other value-added logistics services. It employs sophisticated IT systems and contracts with airlines and ocean carriers to move customers' freight across the globe. The firm operates more than 200 full-service office locations worldwide, in addition to numerous satellite locations. Expeditors derives around 35% of consolidated gross revenue from airfreight, 30% from ocean freight, and 36% from customs brokerage and other services.

SF Holding was the largest logistics integrated service provider in China and Asia, and the fourth largest globally in 2025 by revenue, according to Frost & Sullivan. It is the only large integrated logistics service provider in Asia that has direct control of its operations with minimal reliance on network partners. It is also independent of any e-commerce platforms. The company is equipped with full-product service capabilities in time-definite express delivery, economic express delivery, freight, cold chain and pharmaceutical, intracity on-demand delivery, international express delivery, international freight and forwarding, and supply chain.

PulteGroup Inc is a homebuilder in the United States. The company mainly builds single-family detached homes and offers products to entry-level, move-up, and active-adult buyers. It also offers homebuyers mortgage financing, title, and insurance agency services through its financial services segment.

J.B. Hunt Transport Services ranks among the top surface transportation companies in North America by revenue. Its primary operating segments are intermodal delivery, which uses the Class I rail carriers for the underlying line-haul movement of its owned containers (48% of sales), dedicated trucking services that provide customer-specific fleet needs (27%), for-hire truckload (6%), heavy goods final-mile delivery (7%), and asset-light truck brokerage (12%).

Following the spinoff of its contract logistics division (GXO) in 2021 and freight brokerage operations (RXO) in 2022, XPO is moving closer to becoming a pure-play asset-based less-than-truckload carrier. We estimate LTL shipping makes up 60% of total revenue, with XPO's European truckload and LTL operations making up 40%. However, XPO's LTL segment EBITDA mix is much higher than 60%. We believe XPO intends to divest its European trucking division once it finds the right buyer.

CK Asset Holdings was the property business arm of the Cheung Kong Group before the spinoff in 2015. It was subsequently renamed CK Asset Holdings from CK Property in 2017. Li Ka-shing and his family remain the largest shareholders of CK Asset over the years, with about a 48% equity stake. The company mainly engages in property development, property investment, and hotel management in Hong Kong and mainland China, while diversifying into social housing, pub operations, and infrastructure management overseas in recent years.

Lennar is one of the largest public homebuilders in the United States. The company’s homebuilding operations target first-time, move-up, active adult, and luxury homebuyers mainly under the Lennar brand name. Lennar’s financial-services segment provides mortgage financing and related services to its homebuyers. Miami-based Lennar is also involved in multifamily and single-family for-rent construction and has invested in numerous housing-related technology startups.

Shanghai International Port (Group) Co Ltd is the world's largest container port in terms of throughput volume, and a major trans-shipment hub in China. It engages in handling port containers and bulk cargo along with other container-related services in the Yangtze River Delta. The gross profit in core port operation is approximately 72% in containers, 2% in bulk cargo, and 26% in port logistics and services. The Shanghai state-owned Asset Supervision and Administration Commission holds approximately a 44% stake in SIPG.

Nippon Yusen Kabushiki Kaisha is a Japan-based shipping and transportation company. The company operates through seven segments. The Automotive Business covers ocean-going cargo shipping and automobile logistics. Dry Bulk Cargo Business focuses on bulk cargo transport and ship chartering. Energy Business handles shipping and chartering related to energy transport. Liner & Logistics Business includes Air Transport, Liner Shipping with agency, container terminal, port, and tugboat operations, and Logistics covering warehousing, freight forwarding, and coastal freight. Other Business involves real estate leasing and sales, passenger ship services, machinery and equipment wholesale, transportation support, information processing, and petroleum product sales.

Swire Properties is a Hong Kong-based property investor and Hong Kong's largest office landlord. Its Hong Kong portfolio provides more than 13 million square feet of gross floor area, with its portfolio of grade A office contributing over 9 million square feet. The firm also holds investment properties and development projects in China, the United States, and Southeast Asia. Rental income accounts for over 60% of its total revenue, with property development and hotel operations contributing the balance. The company was listed in 2012. Parent company Swire Pacific holds an 83% stake.

Daiwa House Industry Co Ltd is engaged in the business of housing, commercial facilities, and urban development. The company operates through seven segments. The Apartment segment develops, sells, and manages condominiums, while the Business Facilities segment handles logistics, manufacturing, medical, and nursing care facilities. The Commercial Facility segment focuses on the development, construction, and management of retail spaces. The Detached Houses segment contracts and sells individual homes. The Environment Energy segment develops renewable power plants and electricity retail. The Rental Housing segment covers development, operation, and brokerage of rental housing, while Others include the resort hotel business.