# EastGroup Properties Inc. (EGP) — Stock CV

EastGroup Properties Inc. 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.

> 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.

## Identity

- **Ticker**: EGP
- **Sector**: Real Estate
- **Industry**: Real Estate Investment Trusts
- **Headquarters**: RIDGELAND, MS
- **Employees**: 103
- **Website**: https://www.eastgroup.net
- **Market cap**: $10.5B
- **Last price**: $195.98
- **Financial profile**: Strained

## Vitals (TTM)

- **Revenue**: $753M
- **Net income**: $305M
- **Free cash flow**: $445M
- **Net debt**: $1.68B
- **P/E**: 34.6
- **Revenue growth (YoY)**: -9.6%

## Skills (profile scores, 0–100)

| Pillar | Score |
|---|---|
| Valuation | 54 |
| Growth | 60 |
| Profitability | 67 |
| Health | 26 |
| Quality | 90 |
| Moat | 63 |

## Qualifications (beginner checklist) — 8 of 11 passed

- [ ] Revenue growing — -9.6% YoY
- [x] Profitable — $305M TTM
- [x] Profit growing — +3.8% YoY
- [x] Generates cash — $445M TTM
- [x] Debt under control — ~3.8y of cash flow to repay
- [x] Established company — $10.5B market cap
- [ ] Not printing shares — +34.4% shares over ~5y
- [x] Proven track record — 10/10 profitable years
- [ ] Financially stable — Altman Z 0.2 — distress
- [x] Pays a dividend — yield 3.07%
- [x] Valuation not extreme — P/E 34.6

## Experience (career milestones)

- **FY2025** — Best year on record: $257M net income
- **FY2016** — Profitable every year on record: 10 consecutive profitable years in our data
- **FY2016** — Positive free cash flow every year since: 10-year streak

## 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

## Track record

| Year | Revenue | Net income | Free cash flow |
|---|---|---|---|
| FY2021 | $409M | $158M | $220M |
| FY2022 | $487M | $186M | $276M |
| FY2023 | $571M | $200M | $287M |
| FY2024 | $640M | $228M | $357M |
| FY2025 | $721M | $257M | $405M |

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Source: https://stockcv.com/EGP — derived from company filings; may be delayed or incomplete. Information, not investment advice.