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EastGroup Properties, Inc.

EGP Real Estate Reit Industrial

EastGroup Properties, Inc.’s revenue for fiscal 2025 (year ended December 2025) was $721.3 million, up 12.7% from fiscal 2024.

Revenue
+9.50%
EPS
+15.9%
Free cash flow
+22.8%
Total debt
+22.1%

Quarter to September 2026, against a year earlier

194.39 6.61 −3.29%
Market cap
$10.4B
P/E
32.9×
Fwd P/E
32.7×
Dividend yield
3.29%
F-score
7/9
Altman Z
n/a
Beneish M
n/a
Dividend safety
n/a
Overview Business Profile Earnings & Analysis
Financials
Income Statement Balance Sheet Cash Flow Metrics & Ratios
Valuation Filings

Insider Decisions last twelve months

Sold, $m 0.42
Trades a month
Jan 26 Apr 26 Jul 26 Oct 26
Buy — — — — — — — — — — — —
Sell — — — — — — 1 — — — 1 —
Insider Ownership 0.87%

Capital & Financial Ratios $m

Size
Market Cap 10,420.00
Revenue ttm 770.49
Net income ttm 316.28
Free cash flow ttm 20.19
Net debt Q 1,806.27
Valuation
P/E 32.89
Forward P/E 32.70
Price / sales 13.54 (above 10: high)
Forward P/S Powerpack
Price / FCF 516.76
Price / book 2.92
Financial health
Current ratio Q 0.00
Debt / equity Q 0.51
Interest coverage Q 8.62
Growth
Revenue growth Q +9.50% (above 0%: growing)
Operating income growth Q +11.75% (above 0%: growing)
EPS, this year +24.03% (at or above 15%: strong)
EPS, next year A −5.21% (below 0%: weak)
Revenue, next year A +9.06%
EPS, past 5 yrs +12.03%
EPS, next 5 yrs A +8.82%

Green and red mark values outside typical ranges; (Q) is the latest quarter, (A) analysts’ estimates. How we judge →

Valuation vs history

EV/Sales, ten years
EV/Sales is 15.9×, against a ten-year median of 16.6×; over the ten years it ranged from 11.7× in 2016 to 25.9× in 2021.
P/E against its own 10 years 18.12%
10-year low 10-year high
P/S against its own 10 years 46.28%
10-year low 10-year high
P/B against its own 10 years 13.24%
10-year low 10-year high
EV/Sales against its own 10 years 39.57%
10-year low 10-year high

Dividends raised every year since 2017

Yield
3.29%
Annual rate
6.40
Payout ratio
108.5%
Growth, 2017–25
+11.2%/yr
  1. 2.52 ’17
  2. 2.72 ’18 +8
  3. 2.94 ’19 +8
  4. 3.08 ’20 +5
  5. 3.58 ’21 +16
  6. 4.70 ’22 +31
  7. 5.04 ’23 +7
  8. 5.34 ’24 +6
  9. 5.90 ’25 +10
  10. 6.53 ’26e +11
paid forecast change on the year, % Powerpack

Assets vs Liabilities $m

2023 2024 2025 Q'26
Cash 40 18 1 0
Receivables — — — —
Inventory — — — —
Other — — — —
40 18 1 0
2023 2024 2025 Q'26
Payables 146 147 170 263
ST’ Debt — — — —
Other — — — —
146 147 170 263

Compound Annual Growth %

10y 5y 3y
Sales 11.87% 14.72% 13.99%
Cash Flow 13.97% 19.62% 14.95%
Earnings 18.32% 18.89% 11.40%
Book Value 20.12% 22.44% 21.42%

Earnings Trends EPS, adjusted, against the consensus

Q3 FY26 Estimate 2.43 Actual 2.45

Earnings per share against the consensus, by quarter
Quarter Estimate Reported Result
Q4 FY25 2.33 2.34 Beat by 0.01
Q1 FY26 2.29 2.34 Beat by 0.05
Q2 FY26 2.37 2.36 Miss by 0.01
Q3 FY26 2.43 2.45 Beat by 0.02
Q4 FY26 2.48 — Reports 3 February 2027

EPS $

Mar Jun Sep Dec Year
’26 1.77 1.40 1.46 — —
’25 1.14 1.20 1.26 1.27 4.87
’24 1.22 1.14 1.13 1.16 4.66
’23 1.02 0.97 1.07 1.35 4.42
’22 1.54 1.09 0.87 0.89 4.36
’21 0.69 0.69 0.76 1.75 3.90
’20 0.60 0.60 0.62 0.94 2.76
Fiscal quarters ending in the months shown.

Revenue $m

Mar Jun Sep Dec Year
’26 190 193 199 — —
’25 174 177 182 187 721
’24 154 159 163 164 640
’23 135 140 147 149 571
’22 113 119 126 130 487
’21 98 100 105 107 409
’20 89 90 92 93 363
Fiscal quarters ending in the months shown.

Operating Cash Flow $m

Mar Jun Sep Dec Year
’26 142 160 176 — —
’25 134 143 139 65 481
’24 117 123 123 54 417
’23 93 85 121 38 338
’22 82 94 100 40 317
’21 79 63 100 15 256
’20 51 65 63 17 196
Fiscal quarters ending in the months shown.

Free Cash Flow $m

Mar Jun Sep Dec Year
’26 43 92 (66) — —
’25 58 17 (85) (49) (60)
’24 (11) (15) 14 (266) (278)
’23 14 (71) (58) (151) (266)
’22 (55) (76) (21) (69) (220)
’21 70 (71) (79) (228) (307)
’20 (34) 21 30 (99) (81)
Fiscal quarters ending in the months shown.

Valuation

The price implies FFO a share growing 6.0% a year for ten years. It grew 9.6% a year over the last ten.

Implied
6.0%
10 years, reported
9.6%
Open the model

Target Price Range

Analyst price targets

Recommendation Rating

1.7
1Buy 2 3Hold 4 5Sell

Ten years at a glance Fiscal years to December

Ten-year view Analyst estimates Powerpack
Group Line 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 TTM Sep ’26 Trend 10 yrs 2026e 2027e 2028e Next 3/yr
Income, $m
Income, $m Revenue 253 274 300 331 363 409 487 571 640 721 770 +12.3% 787 861 934 +9.0%
Gross margin, % 70.62 70.78 71.24 71.85 71.53 71.90 72.50 73.01 72.79 73.35 73.76 +2.7 pt
EBT 96 84 89 123 108 158 186 201 228 257 316 +11.6%
EBT margin, % 37.97 30.49 29.51 37.22 29.86 38.50 38.25 35.15 35.58 35.69 41.05 (2.3) pt
Net income 96 84 89 123 108 158 186 201 228 257 316 +11.6%
Per share, $
Per share, $ Revenue 7.77 8.06 8.48 8.85 9.26 10.17 11.43 12.62 13.12 13.68 14.35 +6.5%
Earnings 2.93 2.45 2.50 3.25 2.77 3.91 4.37 4.43 4.67 4.88 5.91 +5.8%
Cash flow 4.26 4.56 4.65 5.23 5.01 6.37 7.43 7.48 8.54 9.12 10.11 +8.8%
Capex (7.84) (6.10) (7.40) (13.32) (7.09) (14.00) (12.61) (13.37) (14.23) (10.26) (9.74) +3.0%
Free cash flow (3.57) (1.54) (2.75) (8.09) (2.08) (7.63) (5.18) (5.89) (5.69) (1.14) 0.38 (11.9%)
Book value 19.71 22.09 25.53 32.11 32.42 39.04 45.86 57.68 67.47 66.32 66.56 +14.4%
Shares, m 33 34 35 37 39 40 43 45 49 53 53 +5.5%
Valuation, ×
Valuation, × P/E 25.20 35.93 36.69 40.95 50.02 58.42 33.43 41.79 34.29 36.50 32.89 39.3
P/S 9.53 10.87 10.82 14.99 14.90 22.40 12.84 14.61 12.23 13.02 13.54 13.6
P/B 3.76 3.97 3.59 4.13 4.26 5.84 3.20 3.20 2.38 2.69 2.92 3.7
EV/Sales 13.88 14.92 14.50 18.56 18.51 25.93 16.66 17.47 14.55 15.27 15.89 17.0
EV/FCF (30.19) (77.88) (44.64) (20.31) (82.47) (34.57) (36.80) (37.45) (33.55) (183.25) 606.22 (58.1)
Cash, $m
Cash, $m Operating cash flow 139 155 165 196 196 256 317 338 417 481 543 +14.8%
Capex (255) (208) (262) (499) (278) (564) (537) (604) (694) (541) (523) +8.7%
Free cash flow (116) (53) (98) (303) (81) (307) (220) (266) (278) (60) 20 (7.1%)
Balance, $m
Balance, $m Working capital (52) (65) (86) (92) (70) (105) (137) (106) (130) (169) (262) +13.9%
Net debt 1,101 1,108 1,105 1,182 1,311 1,447 1,862 1,635 1,486 1,626 1,806 +4.4%
Shareholders’ equity 642 751 905 1,202 1,271 1,571 1,953 2,609 3,293 3,497 3,573 +20.7%
Returns, %
Returns, % ROA 5.48 4.40 4.33 5.20 4.11 5.31 5.14 4.69 4.75 4.90 5.68 (0.6) pt
ROIC 3.13 3.20 3.38 3.06 3.10 3.12 2.99 3.36 3.34 3.51 3.65 +0.4 pt
ROE 15.90 11.94 10.69 11.55 8.76 11.09 10.56 8.79 7.72 7.58 8.93 (8.3) pt
People
People Employees 71 71 75 77 80 82 87 96 101 103 — +4.2%
Revenue/emp, $m 3.56 3.86 4.01 4.30 4.54 4.99 5.60 5.94 6.34 7.00 — +7.8%
Negative figures in brackets.
estimates

All 10 years →

Fiscal years to Dec 2025 · latest quarter Sep 2026 · fundamentals updated 2 Nov 2026

Business profile

Updated

EastGroup Properties is an internally managed real estate investment trust, or REIT, that develops, buys and operates industrial properties. Its business is providing distribution space to companies that need to be near particular locations, often close to transportation infrastructure. Its target customers primarily need between 20,000 and 100,000 square feet.

The company’s properties include business distribution, bulk distribution and business service buildings. As of December 31, 2025, it owned 550 industrial properties in 12 states. Its portfolio, including projects being built or prepared for leasing, contained approximately 65,000,000 square feet. Most of its buildings are clustered near major transportation features in markets where the supply of space is constrained.

EastGroup Properties, Inc. vs peers in Reit Industrial (Q) = latest quarter vs a year earlier

Company Market cap P/E Fwd P/E Revenue growth (Q) EPS growth (Q) FCF growth (Q) Gross margin (Q) EBIT margin (Q) Compare
EXR Extra Space Storage Inc $34.9B 32.5× 32.6× +3.65% (above 0%: growing) +50.00% (above 0%: growing) −27.72% (below 0%: shrinking) 71.14% 44.04% Compare
EGP EastGroup Properties, Inc. $10.4B 32.9× 32.7× +9.50% (above 0%: growing) +15.87% (above 0%: growing) +22.82% (above 0%: growing) 74.02% 41.57%
CUBE CubeSmart $10.2B 29.8× 27.9× +3.12% (above 0%: growing) +16.11% (above 0%: growing) −5.37% (below 0%: shrinking) 67.42% 42.77% Compare
LINE Lineage, Inc. $9.0B — (loss-making) — (loss-making) +0.81% (above 0%: growing) n/m +91.92% (above 0%: growing) 31.23% 3.97% Compare
REXR Rexford Industrial Realty, Inc. $8.1B — (loss-making) — (loss-making) −5.58% (below 0%: shrinking) −81.08% (below 0%: shrinking) +58.30% (above 0%: growing) 76.16% 39.41% Compare
FR First Industrial Realty Trust, Inc. $7.4B 20.1× 21.7× +8.65% (above 0%: growing) −10.20% (below 0%: shrinking) −240.72% (below 0%: shrinking) 74.45% 44.21% Compare
TRNO Terreno Realty Corporation $7.3B 19.9× 33.2× +13.74% (above 0%: growing) −38.00% (below 0%: shrinking) +118.95% (above 0%: growing) 75.26% 42.18% Compare
STAG Stag Industrial, Inc. $7.1B 26.1× 33.6× +9.44% (above 0%: growing) +44.00% (above 0%: growing) +2,111.22% (above 0%: growing) 79.99% 38.36% Compare
COLD Americold Realty Trust Inc. $4.5B 19.0× — (loss-making) +4.20% (above 0%: growing) n/m +237.07% (above 0%: growing) 32.79% 107.39% Compare
Median of peers $7.7B 23.1× 32.6× +3.93% +2.96% +75.11% 72.80% 42.48%

All 14 Reit Industrial stocks →

From the latest earnings call

Updated

  • Staci Tyler said new and renewal leases drove most of the quarter’s occupancy outperformance, while some tenants stayed beyond their lease terms.
  • Marshall Loeb said acquisition yields had risen in some transactions and the buyer pool appeared thinner, giving EastGroup opportunities alongside development.

Largest institutional holders 13F, quarter to 30 June 2026

Held by institutions 102.21%
Held by the ten largest 58.29%
Holder Shares Stake Change
BlackRock 7.67m 14.26% +414.57k
Vanguard 7.55m 14.04% +110.73k
COHEN & STEERS, INC. 3.75m 6.97% +82.50k
State Street 2.61m 4.85% −1.64k
T. Rowe Price 2.36m 4.40% +36.25k
Principal Financial 2.31m 4.30% −18.43k
Norges Bank 1.49m 2.78% +1.49m
Boston Partners 1.34m 2.49% +40.39k
Geode Capital Management 1.14m 2.12% +18.21k
Morgan Stanley 1.11m 2.07% −28.80k
13F filings for the quarter to 30 June 2026: long positions in US-listed shares reported by managers with $100m or more, ~45 days after the quarter.

Pay and ownership Proxy statement filed 10 April 2026

Chief executive’s pay

Year Total pay Actually paid $100 invested
2025 9.44m 12.19m 148.98
2024 7.12m 3.20m 138.42
2023 6.89m 11.32m 153.53
2022 5.47m (36.47k) 120.29
2021 5.40m 14.23m 179.73

Ownership

Directors and executive officers, together 1.00%
The Vanguard Group Inc. 12.40%
BlackRock, Inc. 10.70%
Cohen & Steers, Inc. 5.30%
Total pay is as the Summary Compensation Table states it; actually paid revalues the year’s share awards at its end, as the SEC’s pay-versus-performance rule asks. $100 invested is what $100 in the company’s shares at the start of the earliest year shown was worth at each year’s end. Ownership is the proxy’s own table: the directors and officers as a group, and every holder of 5% or more. Read the proxy statement

EastGroup Properties, Inc. (EGP) Latest News

30 Oct

Impact 3 · · The Motley Fool

23 Oct

Impact 3 · · Simply Wall St.

22 Oct

Impact 4 · · The Motley Fool transcript
Impact 4 · · MarketBeat
Impact 4 · · Moby transcript

21 Oct

Impact 4 · · PR Newswire
Impact 3 · · Zacks
Impact 3 · · Associated Press earnings

1 Oct

Impact 3 · · PR Newswire

23 Jul

Impact 4 · transcript
Impact 3 · · MarketBeat
Impact 3 · · Moby transcript

22 Jul

Impact 3 ·
Impact 3 ·

18 Jun

Impact 4 ·

13 Jun

Impact 3 ·

7 May

Impact 4 · · Simply Wall St.

4 May

Impact 3 · · Zacks

24 Apr

Impact 4 · · GuruFocus.com

23 Apr

Impact 4 · · Simply Wall St.
Impact 4 · · MarketBeat
Impact 4 · · The Motley Fool transcript
Impact 3 · · Moby

22 Apr

Impact 3 ·
Impact 3 · · PR Newswire

21 Apr

Impact 4 · · The Motley Fool transcript

11 Mar

Impact 3 · · MoneyShow

12 Feb

Impact 3 · · Zacks

8 Feb

Impact 4 · · Simply Wall St.
Impact 4 · · Simply Wall St.

EGP metrics, ten years each

stockrow.com/EGP · Data as of Nov 2, 2026 · For information only; not investment advice. · © 2026 stockrow.com