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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. In the quarter to June 2026, revenue grew 9.05%, EPS grew 16.5%, free cash flow grew 447.5% and total debt rose 10.7%, each against the same quarter a year earlier. Dividend growth for twenty-five consecutive years, revenue growth for ten, operating cash flow growth for ten.

196.30 1.87 +0.96%
Market cap
$10.5B
P/E
34.4×
Fwd P/E
34.0×
Dividend yield
3.26%
F-score
7/9
Altman Z
n/a
Beneish M
n/a
Dividend safety
n/a
Overview Business Profile Financial Analysis Income Statement Balance Sheet Cash Flow Metrics & Ratios 10-Q 10-K

Insider Decisions trades per month

Total sells 0.45
Totals in millions of $.
Dec 25 Mar 26 Jun 26 Sep 26
Buy — — — — — — — — — — — —
Sell 1 — — — — — — 1 — — — —
Insider Ownership 0.86%

Capital & Financial Ratios $m

Market Cap 10,460.00
Revenue 753.19
Net Income 304.86
Free Cash Flow 0.77
Net Debt 1,576.11
Current Ratio 0.16
Debt/Equity 0.45
P/E ratio 34.38
Fwd P/E 34.00
P/S ratio 13.99 (above 10: high)
P/B ratio 2.95
Past 5Y EPS Growth 12.03%
This Y EPS Growth 22.81% (at or above 15%: strong)
Next Y EPS Growth (2.39%) (below 0%: weak)
Next Y revenue growth 8.77%
Next 5Y EPS Growth 8.68%

Green and red mark values outside typical ranges. How we judge →

Valuation vs history

EV/Sales, ten years
EV/Sales is 16.1×, 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 23.92%
10-year low 10-year high
P/S against its own 10 years 55.14%
10-year low 10-year high
P/B against its own 10 years 14.19%
10-year low 10-year high
EV/Sales against its own 10 years 42.94%
10-year low 10-year high

Dividends

Payout Ratio 1.12
Annual Dividend Rate 6.40
Annual Dividend Yield 3.26%
total individual payouts
2028 Powerpack
2027 Powerpack
2026 6.40
1.55
1.55
1.75
2025 5.90
1.40
1.40
1.55
1.55
2024 5.34
1.27
1.27
1.40
1.40
2023 5.04
1.25
1.25
1.27
1.27
2022 4.70
1.10
1.10
1.25
1.25
2021 3.58
0.79
0.79
0.90
1.10
2020 3.08
0.75
0.75
0.79
0.79
2019 2.94
0.72
0.72
0.75
0.75
2018 2.72
0.64
0.64
0.72
0.72
2017 2.52
0.62
0.62
0.64
0.64
2016 2.44
0.60
0.60
0.62
0.62
predictions special payouts not included in total or ratios

Assets vs Liabilities $m

2023 2024 2025 Q'26
Cash 40 18 1 33
Receivables — — — —
Inventory — — — —
Other — — — —
40 18 1 33
2023 2024 2025 Q'26
Payables 146 147 170 206
ST’ Debt — — — —
Other — — — —
146 147 170 206

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%

Revenue $m

Mar Jun Sep Dec Year
’26 190 193 — — —
’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 — — —
’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 — — —
’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.

EPS $

Mar Jun Sep Dec Year
’26 1.77 1.40 — — —
’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.

Target Price Range

Analyst price targets

Recommendation Rating

1.7
1Buy 2 3Hold 4 5Sell

Ten years at a glance Fiscal years to December

Group Line 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 Trend 2026e 2027e 2028e
Price, $
Price, $ Low 49.31 67.69 77.74 87.94 83.40 131.28 137.47 145.32 155.23 137.67

Analyst estimates 2026–2028

Powerpack
High 76.00 95.03 102.05 138.15 153.26 229.84 228.64 188.85 192.61 188.89
People
People Employees 71 71 75 77 80 82 87 96 101 103
Revenue/emp, $m 3.56 3.86 4.01 4.30 4.54 4.99 5.60 5.94 6.34 7.00
Income, $m
Income, $m Revenue 253 274 300 331 363 409 487 571 640 721
Gross margin, % 70.62 70.78 71.24 71.85 71.53 71.90 72.50 73.01 72.79 73.35
EBT 96 84 89 123 108 158 186 201 228 257
EBT margin, % 37.97 30.49 29.51 37.22 29.86 38.50 38.25 35.15 35.58 35.69
Net income 96 84 89 123 108 158 186 201 228 257
Depreciation 78 84 92 105 116 127 154 171 189 217
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
Earnings 2.93 2.45 2.50 3.25 2.77 3.91 4.37 4.43 4.67 4.88
Cash flow 4.26 4.56 4.65 5.23 5.01 6.37 7.43 7.48 8.54 9.12
Capex (7.84) (6.10) (7.40) (13.32) (7.09) (14.00) (12.61) (13.37) (14.23) (10.26)
Free cash flow (3.57) (1.54) (2.75) (8.09) (2.08) (7.63) (5.18) (5.89) (5.69) (1.14)
Book value 19.71 22.09 25.53 32.11 32.42 39.04 45.86 57.68 67.47 66.32
Shares, m 33 34 35 37 39 40 43 45 49 53
Valuation, ×
Valuation, × P/E 25.20 35.93 36.69 40.95 50.02 58.42 33.43 41.79 34.29 36.50
P/S 9.53 10.87 10.82 14.99 14.90 22.40 12.84 14.61 12.23 13.02
P/B 3.76 3.97 3.59 4.13 4.26 5.84 3.20 3.20 2.38 2.69
EV/Sales 13.88 14.92 14.50 18.56 18.51 25.93 16.66 17.47 14.55 15.27
EV/FCF (30.19) (77.88) (44.64) (20.31) (82.47) (34.57) (36.80) (37.45) (33.55) (183.25)
Cash, $m
Cash, $m Operating cash flow 139 155 165 196 196 256 317 338 417 481
Capex (255) (208) (262) (499) (278) (564) (537) (604) (694) (541)
Free cash flow (116) (53) (98) (303) (81) (307) (220) (266) (278) (60)
Balance, $m
Balance, $m Working capital (52) (65) (86) (92) (70) (105) (137) (106) (130) (169)
Total debt 1,101 1,108 1,106 1,183 1,311 1,452 1,862 1,675 1,504 1,627
Net debt 1,101 1,108 1,105 1,182 1,311 1,447 1,862 1,635 1,486 1,626
Shareholders’ equity 642 751 905 1,202 1,271 1,571 1,953 2,609 3,293 3,497
Returns, %
Returns, % ROA 5.48 4.40 4.33 5.20 4.11 5.31 5.14 4.69 4.75 4.90
ROIC 3.13 3.20 3.38 3.06 3.10 3.12 2.99 3.36 3.34 3.51
ROE 15.90 11.94 10.69 11.55 8.76 11.09 10.56 8.79 7.72 7.58
Negative figures in brackets.

All 10 years →

Fiscal years to Dec 2025 · latest quarter Jun 2026

Charts ten years each

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 $30.4B 30.8× 31.3× +3.87% (above 0%: growing) +5.93% (above 0%: growing) +60.40% (above 0%: growing) 71.51% 44.86% Compare
EGP EastGroup Properties, Inc. $10.5B 34.4× 34.0× +9.05% (above 0%: growing) +16.53% (above 0%: growing) +447.46% (above 0%: growing) 73.78% 40.76%
CUBE CubeSmart $8.7B 26.7× 28.0× +1.48% (above 0%: growing) +11.11% (above 0%: growing) −5.25% (below 0%: shrinking) 66.48% 40.97% Compare
REXR Rexford Industrial Realty, Inc. $8.2B — (loss-making) 27.3× −1.60% (below 0%: shrinking) n/m +30.62% (above 0%: growing) 77.10% 41.60% Compare
FR First Industrial Realty Trust, Inc. $8.1B 21.4× 26.9× +8.20% (above 0%: growing) +38.10% (above 0%: growing) +183.07% (above 0%: growing) 75.40% 45.08% Compare
LINE Lineage, Inc. $7.8B — (loss-making) — (loss-making) +0.81% (above 0%: growing) n/m +91.92% (above 0%: growing) 31.23% 3.97% Compare
TRNO Terreno Realty Corporation $7.0B 17.2× 32.9× +11.12% (above 0%: growing) −40.00% (below 0%: shrinking) −173.91% (below 0%: shrinking) 76.25% 41.77% Compare
STAG Stag Industrial, Inc. $6.9B 27.6× 33.3× +8.08% (above 0%: growing) +3.70% (above 0%: growing) −536.34% (below 0%: shrinking) 79.93% 37.04% Compare
COLD Americold Realty Trust Inc. $4.0B — (loss-making) — (loss-making) +1.87% (above 0%: growing) n/m +63.81% (above 0%: growing) 32.08% (43.42%) Compare
Median of peers $7.9B 26.7× 29.7× +2.87% +5.93% +45.51% 73.46% 41.29%

All 15 Reit Industrial stocks →

EastGroup Properties, Inc. (EGP) key facts

  • Strength: EastGroup Properties, Inc.’s revenue for fiscal 2025 (year ended December 2025) was $721.3 million, up 12.7% from fiscal 2024.
  • Strength: Net income was $257.5 million, or $4.88 per share (basic), a net margin of 35.7%.
  • EastGroup Properties, Inc. (EGP) is a Reit Industrial company in the Real Estate sector, listed on the New York Stock Exchange.
  • As of October 16, 2026, EGP traded at $196.30, a market capitalization of $10.5 billion.
  • At that price the stock trades at 34.4× trailing-twelve-month earnings and 14.0× sales; its P/E is higher than 24% of its own readings over the past ten years.
  • EastGroup Properties, Inc. pays an annual dividend of $6.40 per share, a yield of 3.26%, with a payout ratio of 112.3%.
  • Return on equity was 7.58% and debt-to-equity 0.45.
  • Its Piotroski F-score is 7 out of 9 for fiscal 2025.

Source: company filings (standardised) and stockrow calculations.

EastGroup Properties, Inc. (EGP) Latest News

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stockrow.com/EGP · Data as of Jun 30, 2026 · For information only; not investment advice. · © 2026 stockrow.com