Eastgroup Properties Inc filed its 10-Q with the SEC, and its figures are now in our data. Revenue over the twelve months to Q3 2026 was $770.5 million, which rose 10.4% on the year before. That growth rate was down 0.6 percentage points on the rate a quarter earlier.

Profitability

The trailing net margin was 41.0%. Net income over the twelve months was $316.3 million, which rose 27.4% on the year before.

Cash flow

Operating cash flow over the twelve months was $542.8 million, up 15.5% on the year before. Capital spending was $58.1 million, or 7.5% of revenue. Free cash flow, operating cash flow less capital spending, was $484.7 million, up 22.0% on the year before. Free cash flow was 62.9% of revenue (the free-cash-flow margin), up 6.0 percentage points from a year earlier.

Share count

The average diluted share count rose 3.0% over the year.

Against its own history

Today’s free-cash-flow margin of 62.9% is higher than 100% of the company’s own past quarterly readings, which have ranged from 29.5% to 61.7%. Today’s twelve-month revenue growth rate of 10.4% is higher than 60% of the company’s own past quarterly readings, which have ranged from −2.1% to 19.9%.

Guidance

The company gave its 2026 guidance for EPS: $5.99 to $6.05. The company gave its Q4 2026 guidance for Net income attributable to common stockholders: $74,230.0 thousand to $77,464.0 thousand. The company gave its Y/E 2026 guidance for Net income attributable to common stockholders: $322,757.0 thousand to $325,991.0 thousand. The company gave its Q4 2026 guidance for Funds from operations attributable to common stockholders (adjusted): $134,249.0 thousand to $137,483.0 thousand.

What it means for value

In our model, growth 5 percentage points lower would lower the value by 27.9%, and 5 percentage points higher would raise it by 36.2%. A free-cash-flow margin 1 percentage point lower would lower it by 1.7%.

What to watch

The next filing will reveal whether the recent trends in revenue growth and free-cash-flow margin continue or reverse. It will also show how the company’s capital spending and operating cash flow evolve relative to its prior periods. Additionally, the report will provide updated figures for net income and diluted share count to confirm the trajectory of profitability.