EastGroup Properties Inc.

Real Estate Investment Trusts

EGPStrained8 of 11 basics passed

$195.98

+0.44%

Market cap $10.5B

$195.98

+0.44%

Market cap $10.5B

EastGroup Properties Inc is an equity real estate investment trust. It is engaged in the development, acquisition, and operation of industrial properties in Sunbelt markets throughout the United States, predominantly in the states of Florida, Texas, Arizona, California, and North Carolina.

It is a $10.5B real estate company. Revenue shrank 9.6% over the last year, it keeps 40¢ of every dollar of sales as profit, and its net debt equals ~3.8 years of free cash flow. It trades at 34.6× earnings — near the lowest of its own history.

Website: eastgroup.net
Location: Ridgeland, MS
Employees: 103
Sector: Real Estate

Share price · 3 years

$169.87 → $195.98+15.4%

price only — dividends excluded

Key facts · TTM

Revenue: total sales; $753M
Profit: keeps 40¢ of every $1 sold; $305M
Free cash flow: cash left after running the business; $445M
Net debt: debt minus cash on hand; $1.68B
P/E: years of profit in the price; 34.6
EPS: earnings per share, TTM; $5.77
Dividend: pays out 106% of profit · 73% of FCF; 3.07%
Shares: up 62% since 2016 — dilution; 52.8M
Volatility: beta vs the market — under 1 swings less; 0.97

Revenue, last 10 years

52-week range

Low $166.12$195.98High $223.38

Today's price is 52% of the way from the year's low to its high.

P/E vs its history5y

34.6×median 40.8×

Higher than 8% of past days — near the lowest of its own history.

Valuation vs own history

P/E

34.6×

92%

P/S

14.0×

72%

EV/EBITDA

42.3×

52%

P/B

2.9×

71%

FCF yield

4.1%

88%

Share of the last ~5 years that was pricier than today (cheaper than usual). Based on the daily valuation record.

Standing in Real Estate

Size$10.5Btop 78%
Revenue growth+14%top 16%
Net margin40%top 18%
Return on equity9%top 42%
P/E34.6×top 73%
Dividend yield3.07%top 84%

Ranked against 46 Real Estate companies with a full CV — for P/E, lower ranks higher.

Skills

Six independent scores, 0–100, built from reported numbers and valuation history. Click a row to see how it was scored.

Strong quality; Health lags behind.

Valuation54

P/E vs own history8th pct · 25/25
FCF yield4.2% · 12/25
P/S14.0x · 5/25
EV/EBITDA22.9x · 12/25

Growth60

Revenue CAGR15.2% · 20/25
Net income CAGR13.1% · 20/25
EPS CAGR ~5Y12.1% · 20/25
Fwd implied growth-3.3% · 0/25

Profitability67

ROIC5.5% · 5/25
ROE8.6% · 12/25
Net margin40.5% · 25/25
Operating margin40.5% · 25/25

Health26

Altman Z0.16 · 3/25
Current ratio0.36 · 0/25
Interest coverage9.0x · 18/25
Net cash / debtD/A 31% · 5/25

Quality90

Piotroski F6/9 · 15/25
Beneish M-2.59 · 25/25
FCF conversion146% · 25/25
Margin stabilityσ 2.4% · 25/25

Moat63

ROIC >12% years0/10 yrs · 0/25
Median gross margin36.5% · 13/25
FCF-positive years10/10 yrs · 25/25
Worst-year net marginworst 29.5% · 25/25

How the scores work →

Experience

The company's career so far — founding, the IPO, landmark products and acquisitions, plus revenue milestones and insider buying.

FY2025Financial
Best year on record
$257M net income
FY2016Financial
Profitable every year on record
10 consecutive profitable years in our data
FY2016Financial
Positive free cash flow every year since
10-year streak

Achievements

Verifiable track record, straight from the reported numbers.

$10 000 invested in 2021 would be worth ~$11 416 today — price return only

$721.3M revenue in FY2025

Profitable 10 years in a row

Positive free cash flow 10 years in a row

103 employees

Strengths & watch-outs

What a bull and a bear would each point to. Both lists come from the reported numbers, not opinions.

Strengths

High gross margin (73.7%)
Strongly profitable — 40.5% net margin
Strong cash conversion — FCF is 59.0% of revenue
Interest covered 9.0× by operating earnings

Watch-outs

Revenue shrinking 9.6% year over year
Altman Z-Score 0.16 — elevated financial-distress risk

Qualifications

The basics a company should meet before you research it further. Each check uses the reported numbers.

8 of 11 checks passed

Revenue growing — the company sells more than a year ago-9.6% YoY
Profitable — makes more than it spends$305M TTM
Profit growing — earnings are higher than last year+3.8% YoY
Generates cash — cash left after running and investing$445M TTM
Debt under control — could handle its obligations~3.8y of cash flow to repay
Established company — not a micro-cap — lower blow-up risk$10.5B market cap
Not printing shares — share count not ballooning — you keep your slice+34.4% shares over ~5y
Proven track record — years of profitability behind it10/10 profitable years
Financially stable — balance sheet not near distressAltman Z 0.2 — distress
Pays a dividend — returns cash to shareholdersyield 3.07%
Valuation not extreme — price not wildly above earningsP/E 34.6

Peer comparisonEastGroup Properties Inc. vs 6 largest real estate peers — cap, P/E, growth and margin side by sideOpen ▾

Company	Market cap	P/E	Revenue growth	Net margin	Profile
EGP this company	$10.5B	34.6	-9.6%	40.5%	Strained
WELL Welltower Inc.	$162.5B	108.1	+37.6%	12.1%	Strained
PLD Prologis, Inc.	$123.1B	29.8	+7.3%	45.8%	Strained
EQIX Equinix, Inc.	$101.2B	66.0	+9.6%	15.6%	Strained
AMT American Tower Corporation	$84.5B	25.0	+14.2%	31.1%	Strained
DLR Digital Realty Trust, Inc.	$66.6B	83.0	+17.4%	11.8%	Strained
SPG Simon Property Group, Inc.	$64.7B	14.0	+15.0%	66.5%	Strained

Head-to-head: EGP vs WELL · EGP vs PLD · EGP vs EQIX

References

What covering analysts publish about the company — information only, not a recommendation.

Strong buy 6Buy 12Hold 7

Appendix · Financial records

The full statements behind this CV, FY2016–FY2025. For readers who want to check the numbers.

Profit & lossRevenue $753M · net income $305M (TTM)Open ▾

Profit & loss

Revenue and profit over the company's career — the income statement, visualised.

How FY2025 revenue flows to profit

RevenueNet income

Revenue (TTM)

$753M

YoY -9.6%

Net income (TTM)

$305M

Margin 40.5%

Gross margin

73.7%

Operating margin

40.5%

P/E ratio

34.6

Dividend yield

3.07%

Income statement — full detail

Figures in USD billions · EPS in USD

	2020	2021	2022	2023	2024	2025
Revenue	0.4	0.4	0.5	0.6	0.6	0.7
Gross profit	0.1	0.2	0.2	0.2	0.3	0.3
Operating income (EBIT)	0.1	0.2	0.2	0.2	0.3	0.3
Net income	0.1	0.2	0.2	0.2	0.2	0.3
EPS (diluted)	2.76	3.90	4.36	4.42	4.66	4.87

Cash flowFree cash flow $445M · operating cash flow $506M (TTM)Open ▾

Cash flow statement

Cash generated by the business and what is left after investment — year by year.

Operating cash flowFree cash flow

Free cash flow (TTM)

$445M

Margin 59.0%

Operating cash flow (TTM)

$506M

FCF margin

59.0%

Cash flow statement — full detail

Figures in USD billions

	2020	2021	2022	2023	2024	2025
Operating cash flow	0.2	0.3	0.3	0.3	0.4	0.5
Capital expenditure	-0.0	-0.0	-0.0	-0.1	-0.1	-0.1
Free cash flow	0.2	0.2	0.3	0.3	0.4	0.4
FCF margin	44.9%	53.7%	56.6%	50.3%	55.8%	56.1%

Balance sheetAssets $5.43B · net debt $1.68B (FY2025)Open ▾

Balance sheet

How the balance sheet is built — what it owns versus how it is financed.

How $5.43B of assets is financed

36%

64%

Liabilities $1.94B — borrowed moneyEquity $3.50B — owners' stake

Cash vs debt

Total debt $1.68B − cash $1.01M = net debt $1.68B

Cash on hand covers 0% of debt.

Altman Z-Score

0.16

Distress zone

Debt repayment

3.6 yrs

Years of free cash flow to clear net debt

Interest coverage

9.0x

EBIT ÷ interest expense

ROE

8.6%

Profit per $1 of equity

Balance sheet — full detail

Figures in USD billions

	2020	2021	2022	2023	2024	2025
Cash & equivalents	0.0	0.0	0.0	0.0	0.0	0.0
Total assets	2.7	3.2	4.0	4.5	5.1	5.4
Total liabilities	1.5	1.6	2.1	1.9	1.8	1.9
Total debt	—	1.5	1.9	1.7	1.5	1.7
Equity	1.3	1.6	2.0	2.6	3.3	3.5
Net debt	—	1.5	1.9	1.7	1.5	1.7

Want the live picture — intraday moves, valuation history and full analysis?

Deeper analysis of EGP on PreMarketPrice

Figures are derived from company filings (quarterly values normalised from as-filed year-to-date data where applicable) and may be delayed, restated or incomplete. This page is information, not investment advice. Latest price $195.98 · market cap $10.5B.