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EastGroup Properties, Inc. logo

EastGroup Properties, Inc.

EGP

NYSEReal EstateREIT - Industrial

Open in GoAI

Regular session

$202.15

+$1.15 · +0.57%

Aug 24, 12:29 PM ET

EGP company overview

Regular session · ET · Market data may be delayed.

GoAI snapshot

AI-powered factor overview

Jul 10, 2026

GoAI score

Buy

Favorable setup — positive multi-factor alignment

Valuation

67

Undervalued

Momentum

54

Neutral

Sentiment

70

Bullish

Risk resilience

79

Moderate Risk

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Thesis, catalysts, evidence, and risk analysis.

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AI-generated, informational only, and not investment advice.

Company profile

Company website

EastGroup Properties, Inc. (NYSE: EGP), a self-administered equity real estate investment trust and an S&P MidCap 400 company, specializes in the development, acquisition, and management of industrial properties. The company concentrates its efforts within major Sunbelt markets across the United States, with a particular focus on Florida, Texas, Arizona, California, and North Carolina. Its central aim is to enhance shareholder value by serving as a leading provider of adaptable, efficient, and high-quality business distribution facilities for location-sensitive clients, generally seeking spaces between 15,000 and 70,000 square feet. EastGroup's growth strategy prioritizes ownership of prime distribution centers, strategically positioned close to key transportation networks in submarkets where supply is limited. The firm's current portfolio encompasses approximately 45.8 million square feet, including properties under development, value-add acquisitions in lease-up, and those currently under construction.

Industry
REIT - Industrial
Sector
Real Estate
Headquarters
US
CEO
Marshall A. Loeb
Listed since
Oct 21, 1983
Employees
103

Market position

Day range

Current $202.15

52-week range

Current $202.15

Open
$201.33
Previous close
$201
Volume
57.06K
0.14× average
Average volume
412.21K
Average daily volume
Market cap
10.87B USD
Beta
1.04
Market reference 1
50-day average
$207.6
-2.62% below average
200-day average
$193.64
+4.39% above average

Financials

Financial snapshot

Latest / TTM

Valuation & yield

Enterprise value
11.24B USD
P/E (TTM)
35.4×
P/B (TTM)
3.03×
P/S (TTM)
14.43×
EV / EBITDA
22.69×
Earnings yield
2.71%
Free cash flow yield
4.27%
Dividend yield
3.07%

Profitability & efficiency

Gross margin
44.17%
Operating margin
40.54%
Net margin
40.47%
Return on equity
7.36%
Return on assets
4.74%
Return on invested capital
5.29%

Financial health

Debt / equity
0.47×
Current ratio
0.85×
Altman Z-score
3.56
Piotroski F-score
7 of 9

Financial statements

Margin trends

Profitability as a percentage of reported revenue.

Gross marginOperating marginNet margin
Gross, operating, and net margin trends77%62%47%32%Gross margin, FY2021: 71.90%Gross margin, FY2022: 72.50%Gross margin, FY2023: 72.81%Gross margin, FY2024: 72.72%Gross margin, FY2025: 43.30%Operating margin, FY2021: 67.89%Operating margin, FY2022: 69.03%Operating margin, FY2023: 69.74%Operating margin, FY2024: 69.36%Operating margin, FY2025: 39.87%Net margin, FY2021: 38.48%Net margin, FY2022: 38.23%Net margin, FY2023: 35.40%Net margin, FY2024: 35.67%Net margin, FY2025: 35.69%FY2021FY2022FY2023FY2024FY2025
Gross margin FY2021 71.90%. Gross margin FY2022 72.50%. Gross margin FY2023 72.81%. Gross margin FY2024 72.72%. Gross margin FY2025 43.30%. Operating margin FY2021 67.89%. Operating margin FY2022 69.03%. Operating margin FY2023 69.74%. Operating margin FY2024 69.36%. Operating margin FY2025 39.87%. Net margin FY2021 38.48%. Net margin FY2022 38.23%. Net margin FY2023 35.40%. Net margin FY2024 35.67%. Net margin FY2025 35.69%.

Income trends

Revenue

721.34M USD+12.97%

Operating income

287.56M USD-35.07%

Net income

257.42M USD+13.03%
Income trends across reported periods777.71M USD552.2M USD326.69M USD101.18M USDRevenue, FY2021: 409.48M USDRevenue, FY2022: 487.03M USDRevenue, FY2023: 566.4M USDRevenue, FY2024: 638.53M USDRevenue, FY2025: 721.34M USDOperating income, FY2021: 277.99M USDOperating income, FY2022: 336.2M USDOperating income, FY2023: 395.04M USDOperating income, FY2024: 442.91M USDOperating income, FY2025: 287.56M USDNet income, FY2021: 157.56M USDNet income, FY2022: 186.18M USDNet income, FY2023: 200.49M USDNet income, FY2024: 227.75M USDNet income, FY2025: 257.42M USDFY2021FY2022FY2023FY2024FY2025
Revenue FY2021 409.48M USD. Revenue FY2022 487.03M USD. Revenue FY2023 566.4M USD. Revenue FY2024 638.53M USD. Revenue FY2025 721.34M USD. Operating income FY2021 277.99M USD. Operating income FY2022 336.2M USD. Operating income FY2023 395.04M USD. Operating income FY2024 442.91M USD. Operating income FY2025 287.56M USD. Net income FY2021 157.56M USD. Net income FY2022 186.18M USD. Net income FY2023 200.49M USD. Net income FY2024 227.75M USD. Net income FY2025 257.42M USD.
Metric (USD)FY2025FY2024FY2023FY2022FY2021
Revenue721.34M USD638.53M USD566.4M USD487.03M USD409.48M USD
Cost of goods sold408.98M USD174.21M USD154.03M USD133.91M USD115.08M USD
Gross profit312.36M USD464.31M USD412.37M USD353.11M USD294.4M USD
Selling, general, and administrative24.8M USD21.4M USD17.34M USD16.91M USD16.4M USD
Operating expenses24.8M USD21.4M USD17.34M USD16.91M USD16.4M USD
Interest income—−2.93M USD2.95M USD——
Interest expense32.11M USD36.03M USD45.05M USD38.5M USD32.95M USD
Depreciation and amortization216.73M USD160.97M USD146.46M USD132.12M USD109.84M USD
Operating income287.56M USD442.91M USD395.04M USD336.2M USD277.99M USD
Net income257.42M USD227.75M USD200.49M USD186.18M USD157.56M USD

Company facts updated Aug 24, 2026.

Earnings

EPS beat rate
64%
7 beats, 3 misses, 1 met estimate
Average EPS surprise
-2.88%
11 comparable reports
Latest EPS result
1.4
Estimate 1.31 · Beat by 6.87%

EPS: actual versus estimate

Recent quarterly results

ActualEstimate
Quarterly EPS actual values compared with estimates2.431.971.51.04Q1 '25BeatQ2 '25MissQ3 '25MetQ4 '25MissQ1 '26MissQ2 '26BeatQ3 '26BeatQ4 '26Estimate
Q1 2025, reported Feb 6, 2025: actual 1.17, estimate 1.16, surprise +0.86%, Beat. Q2 2025, reported Apr 23, 2025: actual 1.14, estimate 2.11, surprise -45.97%, Miss. Q3 2025, reported Jul 23, 2025: actual 1.21, estimate 1.21, surprise 0.00%, Met estimate. Q4 2025, reported Oct 23, 2025: actual 1.26, estimate 2.28, surprise -44.74%, Miss. Q1 2026, reported Feb 4, 2026: actual 1.27, estimate 2.33, surprise -45.49%, Miss. Q2 2026, reported Apr 22, 2026: actual 1.77, estimate 1.2, surprise +47.50%, Beat. Q3 2026, reported Jul 22, 2026: actual 1.4, estimate 1.31, surprise +6.87%, Beat. Q4 2026, reported Oct 22, 2026: actual —, estimate 1.37, surprise —, Comparison unavailable.

Revenue: actual versus estimate

Recent quarterly results

ActualEstimate
Quarterly Revenue actual values compared with estimates205.06M188.76M172.46M156.16MQ1 '25MissQ2 '25BeatQ3 '25BeatQ4 '25BeatQ1 '26BeatQ2 '26MissQ3 '26MissQ4 '26Estimate
Q1 2025, reported Feb 6, 2025: actual 164.04M USD, estimate 166.34M USD, surprise -1.38%, Miss. Q2 2025, reported Apr 23, 2025: actual 174.45M USD, estimate 170.01M USD, surprise +2.61%, Beat. Q3 2025, reported Jul 23, 2025: actual 177.29M USD, estimate 175.19M USD, surprise +1.20%, Beat. Q4 2025, reported Oct 23, 2025: actual 182.14M USD, estimate 181.14M USD, surprise +0.55%, Beat. Q1 2026, reported Feb 4, 2026: actual 187.47M USD, estimate 185.3M USD, surprise +1.17%, Beat. Q2 2026, reported Apr 22, 2026: actual 190.26M USD, estimate 190.56M USD, surprise -0.16%, Miss. Q3 2026, reported Jul 22, 2026: actual 193.33M USD, estimate 193.61M USD, surprise -0.14%, Miss. Q4 2026, reported Oct 22, 2026: actual —, estimate 197.17M USD, surprise —, Comparison unavailable.

Analyst ratings

Third-party consensus; not a GoAI recommendation.

Analyst price target

Average target

$230.45

14.00% upside
Past 12 months12-month forecastHigh $268Average $230.45Low $206

Rating distribution

33 ratings
Strong buy13%
Buy1545%
Hold1752%
Sell00%
Strong sell00%

Recent analyst actions

12 institutions

EGP news

seekingalpha.com

EastGroup Properties: Buy The Pullback In This High-Quality REIT Compounder

EastGroup Properties offers a compelling GARP opportunity with robust leasing demand and a niche focus on shallow-bay industrial assets in high-growth Sunbelt markets. EGP posted strong Q2 results underpinned by record…

Read source
zacks.com

CUZ or EGP: Which Is the Better Value Stock Right Now?

Investors interested in stocks from the REIT and Equity Trust - Other sector have probably already heard of Cousins Properties (CUZ) and EastGroup Properties (EGP). But which of these two companies is the best option for…

Read source
defenseworld.net

First Trust Advisors LP Acquires 10,250 Shares of EastGroup Properties, Inc. $EGP

First Trust Advisors LP raised its holdings in EastGroup Properties, Inc. (NYSE: EGP) by 79.4% in the undefined quarter, according to the company in its most recent filing with the SEC. The firm owned 23,160 shares of…

Read source
defenseworld.net

California State Teachers Retirement System Has $11.49 Million Stake in EastGroup Properties, Inc. $EGP

California State Teachers Retirement System boosted its stake in EastGroup Properties, Inc. (NYSE: EGP) by 22.7% during the undefined quarter, according to its most recent 13F filing with the Securities and Exchange…

Read source
zacks.com

PINE vs. EGP: Which Stock Is the Better Value Option?

Investors interested in stocks from the REIT and Equity Trust - Other sector have probably already heard of Alpine Income (PINE) and EastGroup Properties (EGP). But which of these two stocks offers value investors a…

Read source
seekingalpha.com

The Only 2 REITs I Would Buy Now For Retirement Income

In theory, REITs should deliver abnormal returns when inflation runs hot. In practice, REITs have barely registered positive returns. While I am not overly bullish on REITs (to say the least), I still see some exceptions…

Read source

Corporate actions

Annual dividends per share

Cash distributions grouped by calendar year; partial years are marked.

$5.90

2025 complete year+64.8% since 2021

2026 partial: $3.10

* Partial calendar year in the available dividend history.

Corporate action history

Dividend

Ex-dividend Jun 30, 2026

$1.55

Quarterly

Record Jun 30, 2026 · Payment Jul 15, 2026

Dividend

Ex-dividend Mar 31, 2026

$1.55

Quarterly

Record Mar 31, 2026 · Payment Apr 15, 2026

Dividend

Ex-dividend Dec 31, 2025

$1.55

Quarterly

Record Dec 31, 2025 · Payment Jan 15, 2026

Dividend

Ex-dividend Sep 30, 2025

$1.55

Quarterly

Record Sep 30, 2025 · Payment Oct 15, 2025

Dividend

Ex-dividend Jun 30, 2025

$1.40

Quarterly

Record Jun 30, 2025 · Payment Jul 15, 2025

Dividend

Ex-dividend Mar 31, 2025

$1.40

Quarterly

Record Mar 31, 2025 · Payment Apr 15, 2025

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ETFs holding EGP

Funds reporting this stock among their holdings, ordered by reported position size.

Vanguard Real Estate ETF logoVanguard Real Estate ETFVNQ
Market value
427.43M
Weight
0.58%
AUM
73.1B USD
Expense ratio
0.13%
Price / 1D
$98.51+0.01%
iShares Core S&P Mid-Cap ETF logoiShares Core S&P Mid-Cap ETFIJH
Market value
377.91M
Weight
0.29%
AUM
125.92B USD
Expense ratio
0.05%
Price / 1D
$76.145-0.81%
Vanguard Morningstar Total Stock Market ETF logoVanguard Morningstar Total Stock Market ETFVTI
Market value
357.34M
Weight
0.02%
AUM
2.3T USD
Expense ratio
0.03%
Price / 1D
$377.56-0.18%
Vanguard Morningstar Small-Cap ETF logoVanguard Morningstar Small-Cap ETFVB
Market value
258.24M
Weight
0.14%
AUM
183.4B USD
Expense ratio
0.03%
Price / 1D
$302.95-0.59%
Vanguard Morningstar Small-Cap Value ETF logoVanguard Morningstar Small-Cap Value ETFVBR
Market value
164.05M
Weight
0.24%
AUM
68.3B USD
Expense ratio
0.05%
Price / 1D
$248.45-0.29%
Vanguard Extended Market ETF logoVanguard Extended Market ETFVXF
Market value
129.14M
Weight
0.13%
AUM
93.7B USD
Expense ratio
0.05%
Price / 1D
$243.86-0.68%
Schwab U.S. REIT ETF logoSchwab U.S. REIT ETFSCHH
Market value
84.78M
Weight
0.74%
AUM
11.39B USD
Expense ratio
0.07%
Price / 1D
$24.055+0.06%
State Street SPDR S&P MIDCAP 400 ETF Trust logoState Street SPDR S&P MIDCAP 400 ETF TrustMDY
Market value
78.86M
Weight
0.30%
AUM
26.72B USD
Expense ratio
0.23%
Price / 1D
$694.2-0.77%

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