EastGroup Properties, Inc. EGP

Real EstateResidential & Commercial REITsUnited States of America

Last close 200.85 USD on Nov 2, 2026, +15.6% year to date

Quant rating

Quant rating B Rank 32 of 175 in Real Estate

Growth B 31 of 175
Valuation C 113 of 175
Quality A 19 of 175
Revisions B 65 of 175
Momentum C 77 of 175

Wall Street consensus Buy (2.00)Average target 225.05 USD +12.0%

Historical valuation

Multiples use consensus estimates for the next twelve months. The dashed line is the 5-year average.

Key data

Market cap: 10.8B
Enterprise value: 12.4B
52-week range: 172.66 – 226.62
3-year range: 145.28 – 226.62
Dividend yield: 3.22%
Beta (5 years): 0.96
Shares outstanding: 53.8M
Next earnings: Feb 2, 2027

About the company

EastGroup Properties, Inc. is a self-administered equity real estate investment trust focused on the development, acquisition and operation of industrial properties in high-growth markets throughout the United States with an emphasis in the states of Texas, Florida, California, Arizona and North Carolina. The Company's strategy for growth is based on ownership of distribution facilities generally clustered near major transportation features in supply-constrained submarkets. The Company's portfolio, including development projects and value-add acquisitions in lease-up and under construction, includes approximately 65 million square feet. The Company's properties are primarily in the 20,000 to 100,000 square foot range. The majority of the Company’s leases are triple net leases, in which the tenant is responsible for their pro rata share of operating expenses during the lease term, including real estate taxes, insurance and common area maintenance.

Growth and profitability fiscal year ends December 31

Growth and profitability by fiscal year
	2025	2024	2023	2022	2021	5Y avg
Revenue (mil)	721	640	571	487	409	–
Revenue growth	12.7%	12.2%	17.2%	18.9%	12.8%	14.7%
EPS (basic, normalized)	4.87	4.66	4.42	4.36	3.90	–
EPS growth	4.5%	5.4%	1.4%	11.8%	–	–
Gross margin	73.3%	72.8%	73.0%	72.5%	71.9%	72.7%
Net margin	35.7%	35.6%	35.1%	38.2%	38.5%	36.6%
ROE	7.6%	7.7%	8.8%	10.6%	11.1%	9.2%

Balance sheet, last quarter
Cash & short-term investments (mil)	0.3
Current ratio	–
Long-term debt (mil)	1,472
Net debt (mil)	1,612
Total equity (mil)	3,572
Net debt / equity	0.45x
Net debt / EBITDA	3.18x

Estimates and valuation

Consensus estimates and implied multiples
	Sales (mil)			EBITDA (mil)			EPS
Fiscal year	Mean est.	Growth	EV/Sales	Mean est.	Growth	EV/EBITDA	Mean est.	Growth	P/E
2025 actual	721	+12.7%	17.2x	506	+13.3%	24.5x	4.87	+4.5%	41.2x
2026	787	+9.1%	15.8x	556	+9.9%	22.3x	5.93	+21.8%	33.9x
2027	860	+9.3%	14.4x	612	+10.0%	20.3x	5.66	−4.6%	35.5x
2028	934	+8.6%	13.3x	650	+6.3%	19.1x	6.24	+10.2%	32.2x

Estimate revisions

Change in consensus estimates over 1, 3 and 6 months
	Sales				EPS
Fiscal year	Estimate (mil)	1M	3M	6M	Estimate	1M	3M	6M
2026	787	+0.2%	+0.2%	+0.6%	5.93	−0.2%	+4.2%	+11.5%
2027	860	+1.0%	+0.8%	+0.9%	5.66	−1.3%	−1.5%	+3.3%
2028	934	+0.3%	−0.1%	−1.6%	6.24	+2.1%	+1.6%	+6.4%

Earnings surprises EPS beat in 3 of the last 4 quarters

Reported results versus consensus, last 10 fiscal quarters
Quarter ended	Mar 2024	Jun 2024	Sep 2024	Dec 2024	Mar 2025	Jun 2025	Sep 2025	Dec 2025	Mar 2026	Jun 2026
Sales reported (mil)	154	159	163	164	174	177	182	187	190	193
Sales mean (mil)	152	157	161	166	170	176	181	185	190	194
Surprise	+1.4%	+1.6%	+1.0%	−1.4%	+2.6%	+1.0%	+0.4%	+1.2%	−0.1%	−0.2%
EPS reported	1.22	1.14	1.13	1.16	1.14	1.20	1.26	1.27	1.30	1.40
EPS mean	1.05	1.09	1.13	1.15	1.11	1.17	1.21	1.30	1.21	1.31
Surprise	+16.7%	+4.1%	−0.2%	+1.2%	+2.9%	+3.0%	+3.8%	−2.2%	+7.9%	+7.0%

Peer comparison Residential & Commercial REITs

Peers in the same industry group, by market capitalization
Company	Market cap	Net debt/EBITDA	Net margin	P/B	FY1 P/E	FY2 P/E	FY1 EV/EBITDA	FY2 EV/EBITDA
EGP EastGroup Properties, Inc.	10.8B	3.18x	35.7%	3.02x	33.9x	35.5x	22.3x	20.3x
WELL Welltower Inc.	175.3B	3.89x	−4.7%	3.60x	82.4x	73.3x	35.7x	29.6x
PLD Prologis, Inc.	123.2B	5.26x	37.8%	2.20x	31.5x	34.8x	22.2x	20.0x
EQIX Equinix, Inc.	98.4B	4.73x	14.6%	6.77x	55.4x	50.3x	22.7x	20.1x
SPG Simon Property Group Inc	71.7B	6.33x	72.7%	16.18x	33.7x	31.4x	19.4x	18.5x
DLR Digital Realty Trust, Inc.	66.6B	6.45x	20.7%	2.35x	63.4x	63.8x	23.1x	20.2x
Mean		4.97x	29.5%	5.69x	50.0x	48.2x	24.2x	21.4x
Median		4.99x	28.2%	3.31x	44.6x	42.9x	22.5x	20.1x

Technical analysis

1M+2.6%
3M−3.1%
1Y+19.0%
3Y+31.0%

Financial statements in millions of USD

Income statement in millions of USD, fiscal years

Income statement, EastGroup Properties, Inc., fiscal years, most recent first
	2025	2024	2023	2022	2021	2020
Total revenue	721	640	571	487	409	363
Cost of revenue	192	174	154	134	115	103
Gross profit	529	466	417	353	294	260
Selling, general & administrative expenses	24.0	20.6	16.8	16.4	15.7	14.4
Research & development	–	–	–	–	–	–
Depreciation/amortization	217	189	171	154	127	116
Interest expense (income), operating	–	–	–	–	–	–
Unusual expense (income)	–	–	–	–	–	–
Other operating expenses	0.8	0.8	0.6	0.5	0.7	0.7
Operating income	288	255	228	183	151	128
Net interest income (expense)	−32.1	−39.0	−48.0	−38.5	−32.9	−33.9
Gain (loss) on sale of assets	0	9.1	18.4	41.0	38.9	13.1
Other non-operating income (expense)	2.0	2.4	2.0	1.2	0.8	0.9
Net income before taxes	257	228	201	186	158	108
Provision for taxes	–	–	–	–	–	–
Minority interest	−0.1	−0.1	−0.1	−0.1	−0.1	0
Equity in affiliates	–	–	–	–	–	–
U.S. GAAP adjustment	–	–	–	–	–	–
Net income before extraordinary items	257	228	200	186	158	108
Extraordinary items	–	–	–	–	–	–
Net income	257	228	200	186	158	108
EBIT, normalized	286	253	224	183	151	128
EBITDA, normalized	503	443	395	336	278	245
Basic EPS, normalized	4.87	4.66	4.42	4.36	3.90	–

Balance sheet in millions of USD, fiscal years

Balance sheet, EastGroup Properties, Inc., fiscal years, most recent first
	2025	2024	2023	2022	2021	2020
Assets
Cash & short-term investments	1.0	17.5	40.3	0.1	4.4	0
Receivables	117	97.6	83.8	71.4	66.8	51.3
Total inventory	–	–	–	–	–	–
Prepaid expenses	19.3	14.8	14.8	16.5	16.7	22.5
Other current assets	–	–	–	–	–	–
Total current assets	–	–	–	–	–	–
Property, plant & equipment	5,118	4,765	4,222	3,786	3,018	2,566
Goodwill	1.0	1.0	1.0	1.0	1.0	1.0
Intangibles	155	149	121	113	93.5	72.7
Long-term investments	9.7	10.8	8.3	9.8	7.3	7.4
Note receivable	–	–	–	–	–	–
Other long-term assets	148	152	166	126	95.9	73.8
Total assets	5,432	5,077	4,519	4,036	3,215	2,721
Liabilities
Accounts payable	–	–	–	–	–	–
Payable/accrued	14.7	–	–	–	–	–
Accrued expenses	55.9	61.5	39.6	38.5	36.0	23.4
Short-term debt	0	0	0	0	0	0
Current portion of long-term debt	140	145	–	–	–	–
Other current liabilities	–	–	–	–	–	–
Total current liabilities	–	–	–	–	–	–
Long-term debt	1,471	1,362	1,676	1,862	1,452	1,311
Minority interest	0.4	0.4	0.3	0.4	1.4	0.9
Other liabilities	464	423	234	221	192	139
Total liabilities	1,936	1,785	1,911	2,083	1,645	1,451
Shareholders' equity
Preferred stock	–	–	–	–	–	–
Common stock	0	0	0	0	0	0
Additional paid-in capital	3,947	3,673	2,950	2,252	1,887	1,610
Retained earnings (accumulated deficit)	−459	−403	−366	−335	−318	−330
Treasury stock	–	–	–	–	–	–
Other equity	8.4	22.0	24.9	36.4	1.3	−10.8
Total equity	3,496	3,292	2,608	1,953	1,570	1,270
Total liabilities & shareholders' equity	5,432	5,077	4,519	4,036	3,215	2,721

Cash flow statement in millions of USD, fiscal years

Cash flow statement, EastGroup Properties, Inc., fiscal years, most recent first
	2025	2024	2023	2022	2021	2020
Operating activities
Net income	257	228	201	186	158	108
Depreciation, depletion & amortization	217	189	171	154	127	116
Deferred taxes	–	–	–	–	–	–
Non-cash items	10.0	−0.3	−13.6	−32.7	−31.3	−6.7
Changes in working capital	−3.5	−0.3	−19.8	9.3	3.1	−21.7
Cash from operations	481	417	338	317	256	196
Investing activities
Capital expenditures	−541	−694	−604	−537	−564	−278
Other investing cash flows	−35.4	−30.0	34.4	15.8	34.4	−10.5
Cash from investing	−576	−724	−570	−521	−529	−288
Financing activities
Financing cash flow items	−6.4	−9.8	−7.7	−32.1	−6.5	−7.2
Cash dividends paid	−303	−253	−226	−194	−132	−120
Issuance (retirement) of debt, net	–	–	–	–	–	–
Other financing cash flows	388	548	505	426	415	219
Cash from financing	79.0	285	272	200	277	91.8
Foreign exchange effects	–	–	–	–	–	–
Net change in cash	−16.5	−22.7	40.2	−4.3	4.4	−0.2
Free cash flow	−60.1	−278	−266	−220	−307	−81.5

Disclaimer

The financial data presented in this report is delayed and obtained from sources QDD Research believes to be reliable, including stock exchanges, SEDAR, and EDGAR. However, no representation or warranty is made as to the accuracy, completeness, or timeliness of the information. QDD Research accepts no liability for any errors, omissions, or financial losses arising from the use of this data.

This report is generated using a fully systematic and quantitative approach. All factor scores and the overall quant rating (ranging from D to A+) are derived from algorithmic models and are based solely on objective financial metrics. These scores are intended for informational purposes only and should not be interpreted as investment advice or a recommendation to buy, sell, or hold any securities.

QDD Research is not a registered investment advisor or broker-dealer and does not provide personalized financial advice. The content is not tailored to the specific investment goals, financial situation, or risk profile of any individual investor. We strongly encourage readers to consult with a licensed broker or investment advisor before making any investment decisions based on the information contained in this report.

Live quote provided by TradingView. Report data updated Nov 2, 2026 after market close.