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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

EastGroup Properties, Inc. (EGP) valuation and DCF model

What the price implies · reverse DCF

At $194.39 the price implies FFO a share growing 6.0% a year for ten years.

FFO a share grew 9.6% a year over the last ten years, 12.1% over the last five. The price asks for less than its ten-year rate. The industry’s median company is priced for 4.7%.

In December 2017 the price assumed 6.3% a year; EastGroup Properties, Inc. went on to grow FFO a share 12.0% a year to FY2025.

FFO a share is worked out from EastGroup Properties, Inc.’s 10-Ks and 10-Qs: net income, plus the depreciation of its property and impairments, less gains on property sales.

Price implies
6.0%
Last 5 years, reported
12.1%
Last 10 years, reported
9.6%
Industry median implies
4.7%

The headline discounts the last twelve months’ FFO a share at 9.0% for ten years and grows it 2.5% a year after that, the same for every company, so the figure compares across the market (how a reverse DCF works).

The other way round · DCF
The price needs
6.0% a year for ten years
$194.39
today’s price
Its base case
9.6% a year for five years, then 5.8%
$224.03
15.2% above today’s price

Both are growth in FFO a share, discounted at 9.0%, with 2.5% a year after year ten.

Base case on its own ten-year record EastGroup Properties, Inc.’s own growth, carried forward

Its assumptions

Powerpack lets you start from a scenario and type over any of them.

The base case’s inputs, which Powerpack lets you change
1 · FFO a share
the four quarters to September 2026, from the 10-Q and 10-K filings

Yearly growth in FFO a share. It usually slows as the company matures.

Today’s price implies FFO a share growing 6.0% a year for ten years.

2 · Rates

Cost of equity is the yearly return shareholders require, typically 8–11%. Terminal growth is growth forever after year 10, usually near long-run inflation, 2–3%.

3 · Per share

The model is a share’s own: no debt to take off and no shares to divide among.

Advanced inputs

Against EastGroup Properties, Inc.’s own cost of capital: risk-free 4.3% + beta 0.96 × equity premium 4.5% = 8.6% cost of equity; weighted, 8.6%.

Use 8.6%
Base case value per share $224.03 ten years discounted, and what follows
Current price $194.39 market price per share
Above today’s price 15.2% upside at the base case’s assumptions

How we got there$92.40 10 years of FFO+$131.63 terminal value=$224.03 per share

Valuation against its own history

Today’s multiple against its 5- and 10-year averages and the industry median (Reit Industrial).

Multiple Current 5Y avg 10Y avg vs 10Y avg Industry median vs industry 10Y range
P/E 32.89× 35.78× 40.09× 18% below 29.08× 13% above
P/FCF 516.76× 516.76× 516.76× 0% above 27.37× 1788% above
P/B 2.92× 2.88× 3.62× 19% below 1.88× 56% above
EV/EBITDA 22.61× 22.91× 25.26× 10% below 19.77× 14% above
EV/Sales 15.89× 15.97× 17.23× 8% below 11.83× 34% above
P/FFO 20.57× 21.56× 26.01× 21% below — —
P/E P/B EV/EBITDA EV/Sales P/FFO
33.66×41.57×49.48×57.39×10Y avg 40.09×2017201820192020202120222023202420252026

EGP trades at 32.89× P/E, against a 10-year average of 40.09× (range 32.89×–58.42×). That is cheaper than 100% of the last 9 year-end readings; re-rating to the average implies $236.95 per share.

Every growth rate on this page is the business’s — its cash flow, FFO or dividend — never its share price’s. A discounted-cash-flow model is only as good as its assumptions. Figures from the 10-K and 10-Q filings. Not investment advice.