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Eastgroup Properties Inc (EGP) stock

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NYSE: EGP NYSE Industrial REITs Next results ~February 3, 2027

C+ Fundamentals grade

Eastgroup Properties Inc is a US-listed company in the industrial REITs industry. Its financial year ends in December.

Stock price today

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Third-party market data · may be delayed

Model estimate per share

~$160

Valuation models combined (2)

Base case. Range ~$110–$190. Weighted average of 2 models (funds-from-operations model, dividend discount (growing dividend)), the funds-from-operations model counting double.

Price vs value

No Buy/Hold/Sell rating is issued: only 2 valuation models apply; a rating needs 3.

Eastgroup Properties Inc valuation: adjust assumptions and compare models →

Who’s trading

What company insiders, investment funds and members of Congress have been doing with the stock, from their own filings.

  • Insiders0 buying, 3 selling0 purchases and 3 sales by directors and officers, last 12 monthsInsider trades
  • Funds285 adding, 183 cuttingOf 56 active managers that changed their stake, 30 added; quarter to June 30, 2026Fund buyers and sellers

Value diary

Our note on each quarter Eastgroup Properties files

10-Q filed October 21: Eastgroup Properties

Model value +1.1%

Revenue for the twelve months to September 2026 reached $770m, a gain of 10.4% on a year earlier. That pace has eased from the 11.0% recorded a quarter earlier. Growth in the diluted share count, up 3.0% over the same period, continues to dilute existing holders. We nudge our model value higher, from $149 to $151 a share. Against a current share price of $203, the gap remains wide. The rating stays Sell.

Source: 10-Q filed October 21, 2026 on SEC EDGAR · Financials · Valuation

Earlier notes (1)

Where Eastgroup Properties stands after its latest 10-Q

Revenue for the twelve months to June 2026 was $753m, up 11.0% on a year earlier, slower than 11.6% a quarter earlier. The diluted share count is up 4.9% on a year earlier, which dilutes existing holders. Our valuation models combined value is $149 a share, against a share price of $200.

10-Q on SEC EDGAR

Written from the company's filings and our models when each quarter's report arrives. Figures in older notes are as published at the time. Not investment advice.

The Fundamentalytics view

Next results ~February 3, 2027 (estimated)

Eastgroup Properties Inc's trailing-twelve-month revenue grew 10.4% year on year, with a free-cash-flow margin of 62.9%. Where it lags: change in share count of 3.0% ranks 8 of 9 industrial reits companies we cover.

Current signal Free-cash-flow margin near historical high: TTM FCF margin of 62.9% is above every prior reading in its 65-quarter history.

Assembled from SEC-filed figures — the full workings are on this page and in our methodology. Observations, not recommendations.

Highlights

How we pick these

Strengths

  • High operating margin. 36.1% of revenue is left as operating profit.
  • Strong cash generation. 62.9% of revenue turned into free cash flow.

Things to watch

  • Share dilution. Diluted shares rose 3.0% in a year.
  • High debt. Long-term debt exceeds cash by $1.6bn, more than 1.5 times annual revenue.
  • Below peers: change in growth rate. Change in growth rate of -0.6pp ranks 8 of 10 industrial reits companies we cover (median -0.0pp).
  • Heavily shorted. 11.0% of the shares available to trade are sold short (8.0 days of average volume to cover).
  • Earnings expected to fall. The consensus expects earnings per share to fall 4% next year.

Latest results: FY2026 Q3

Filed October 21, 2026
Earnings per share
$1.46 against an average estimate of $1.36: beat by 7.3%
Revenue
$199m, up 9.5% on a year earlier
Share reaction
+0.7% in the first session after the results on October 21, 2026, against -0.7% for the S&P 500
Guidance given
EPS $5.99 to $6.05 (2026); FFO per share attributable to common stockholders $9.62 to $9.68 (2026)
Next report
October 21, 2026; average EPS estimate $1.41

Eastgroup Properties' figures from its SEC filings and results release; estimates are the analysts' average. Not a recommendation.

Price chart

  • 1 day+1.0%
  • 1 week+0.5%
  • 1 month+2.6%
  • This year+15.6%
  • 1 year+19.0%
  • 5 years+17.1%
  • S&P 500 this year+11.2%

Closing prices to 2026-11-02. Price change only, dividends excluded.

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Third-party market data · may be delayed

At a glance

Trailing twelve months, from SEC filings

Profitability

Revenue (TTM)
$770M
Net margin
41.0%
EPS (TTM, diluted)
$5.90

Growth

Revenue growth
+10.4%
Change in growth rate
−0.6 pts
Share count change
+3.0%

Earnings

Last results
October 21, 2026
Next results (est.)
February 3, 2027

News & updates

Updated October 31, 2026

Company announcements, filed results and changes that matter to shareholders.

  1. Our research
  2. Results
  3. Guidance

    Guidance issued: eps of $5.99 to $6.05 for the 2026

    The company also guided to ffo per share attributable to common stockholders of $9.62 to $9.68 for the 2026; net income attributable to common stockholders of $74,230.00 to $77,464.00 for the Q4 2026.

    Company results release
  4. Announcement
  5. Leadership
  6. Announcement
  7. Dividend
  8. Results

Refreshed hourly when new source data is available. Summaries are checked against company releases and SEC filings. Company announcement headlines are labelled when a checked summary is unavailable.

Valuation

Eastgroup Properties Inc valuation models and calculator

Fundamentalytics rating

model v1.6 · 2026-11-03

Not rated: only 2 valuation models apply; a rating needs 3.

Valuation models

We value Eastgroup Properties Inc as an equity reit, with every model that fits that kind of business. Cost of equity 8%: the 10-year Treasury yield (4.9%) plus a beta of 0.69 times a 4.5% equity risk premium.

Value per share by model
Model Value per share In the combined value?
Funds-from-operations model Funds from operations growing 2.5% a year, discounted at 8%. ~$190 ~$160–$230 Primary model, counts double
Price-to-FFO vs peers Funds from operations per share times peers' typical (harmonic-mean) price-to-FFO. ~$3.6 ~$85–$180 Left out: out of range vs price (0.02x)
Dividend discount (growing dividend) Today's dividend growing 2.5% a year, discounted at the cost of equity. ~$110 ~$97–$140 Included
Combined value Weighted average of the models that apply: the primary model (funds-from-operations model) counts double. Models more than 5x or less than 0.2x the share price, or more than 3x away from the other models' median, are left out. ~$160 ~$110–$190 2 models

Different models fail in different ways, so where several apply we average them rather than trust one. Peer-based models compare Eastgroup Properties Inc with equity REITs in our coverage, using third-party market data. Model values are estimates under stated assumptions, updated as new filings arrive; not price targets or investment advice. How each model works.

Moat

68 /100

Moderate moat

How hard Eastgroup Properties's competitive advantage looks for rivals to wear away, judged from 10 years of its own filings: returns on capital, pricing power, profit durability, cash conversion and discipline.

  • Returns on capital 5 / 20

    Net income has been a median 4.4% of total assets over 10 years.

  • Durability 20 / 20

    Operating margin has been a median 33.6%; its worst year was 30.9%.

  • Cash conversion 20 / 20

    Free cash flow was positive in 10 of 10 years, at a median 51.3% of revenue.

  • Discipline 10 / 20

    The diluted share count rose 34.0% over five years; stock-based pay has been a median 1.6% of revenue.

AI disruption exposure: Low. In this industry, the business rests on physical assets, regulated networks or products AI itself depends on.

A rules-based reading of reported figures, not a forecast and not investment advice. How the score is built: methodology.

Forecasts and guidance

Analysts' consensus

Fiscal yearEPSGrowthRevenueGrowth
Current $5.95 +22% $786m +9%
Next $5.72 −4% $858m +9%

Next year's EPS estimate has moved +3.8% in 90 days, across 7 analysts.

How the EPS forecast has moved

The consensus EPS forecast for the current fiscal year is 0.0% on 90 days ago. In the last 30 days, 2 analysts raised Eastgroup Properties Inc's forecast and 0 cut it.

Consensus EPS forecast Eastgroup Properties Inc, last 90 days
$5.20 $5.40 $5.60 $5.80 $6.00 90 days ago 60 days ago 30 days ago 7 days ago Now Current fiscal year, 90 days ago: $5.95 Current fiscal year, 60 days ago: $5.60 Current fiscal year, 30 days ago: $5.29 Current fiscal year, 7 days ago: $5.29 Current fiscal year, Now: $5.95 $5.95 Next fiscal year, 90 days ago: $5.51 Next fiscal year, 60 days ago: $5.55 Next fiscal year, 30 days ago: $5.56 Next fiscal year, 7 days ago: $5.56 Next fiscal year, Now: $5.72 $5.72

Average of analysts' published estimates (third-party data).

View chart data
Period Current fiscal yearNext fiscal year
90 days ago $5.95$5.51
60 days ago $5.60$5.55
30 days ago $5.29$5.56
7 days ago $5.29$5.56
Now $5.95$5.72

Earnings against estimates

Quarter toEstimateActualSurprise
Sept 2026 $1.36 $1.46 +7.3%
Jun 2026 $1.29 $1.31 +1.1%
Mar 2026 $1.22 $1.30 +7.0%
Dec 2025 $1.30 $1.27 −2.3%

Adjusted EPS as companies report it, against the average analyst estimate.

Management guidance

Earnings release, October 21, 2026
  • EPS 2026 $5.99 to $6.05 GAAP
    “We now estimate EPS for 2026 to be in the range of $5.99 to $6.05 and FFO per share attributable to common stockholders for 2026 to be in the range of $9.62 to $9.68.” source
  • FFO per share attributable to common stockholders 2026 $9.62 to $9.68 Non-GAAP
    “We now estimate EPS for 2026 to be in the range of $5.99 to $6.05 and FFO per share attributable to common stockholders for 2026 to be in the range of $9.62 to $9.68.” source
  • FFO per share, excluding gain on involuntary conversion and business interruption claims Year 2026 $9.58 to $9.64 Non-GAAP
    “FFO per share, excluding gain on involuntary conversion and business interruption claims $9.58 - $9.64 $9.48 - $9.62 $8.95” source
  • Net income attributable to common stockholders (diluted per share) Q4 2026 $1.36 to $1.42 GAAP
    “Net income attributable to common stockholders $ 1.36 5.99 1.42 6.05” source
  • Funds from operations attributable to common stockholders (diluted per share) Q4 2026 $2.47 to $2.53 Non-GAAP
    “Funds from operations attributable to common stockholders* 2.47 9.62 2.53 9.68” source
  • Net income attributable to common stockholders Y/E 2026 $322,757k to $325,991k GAAP
    “Net income attributable to common stockholders $ 74,230 322,757 77,464 325,991” source
Show 14 more items
  • Funds from operations attributable to common stockholders Y/E 2026 $518,194k to $521,428k Non-GAAP Raised vs 511,306k to 518,828k
    “Funds from operations attributable to common stockholders* $ 134,249 518,194 137,483 521,428” source
  • FFO per share increase over prior year Year 2026 about 7.5% growth Non-GAAP Raised vs 6.3 to 7.3
    “FFO per share increase over prior year 7.5% 6.8% 7.5%” source
  • FFO per share increase over prior year, excluding gain on involuntary conversion and business interruption claims Year 2026 about 7.4% growth Non-GAAP Raised vs 6.3 to 7.3
    “FFO per share increase over prior year, excluding gain on involuntary conversion and business interruption claims 7.4% 6.7% 7.7%” source
  • Same PNOI growth: cash basis · Same property pool Year 2026 7.2% growth to 7.8% growth Non-GAAP
    “Same PNOI growth: cash basis (1) 7.2% - 7.8% (2) 6.3% - 7.3% (2) 6.7%” source
  • Average month-end occupancy · Operating portfolio Year 2026 95.6% to 96.2%
    “Average month-end occupancy - Operating portfolio 95.6% - 96.2% (3) 95.3% - 96.1% 95.9%” source
  • Average month-end occupancy · Same property pool Year 2026 96.7% to 97.3%
    “Average month-end occupancy - Same property pool 96.7% - 97.3% (2) 96.3% - 97.1% (2) 96.5%” source
  • Development starts: Square feet Year 2026 about 2.5m
    “Square feet 2.5 million 2.2 million 1.4 million” source
  • Development starts: Projected total investment the year about $390m Raised
    “Continued leasing momentum gave us the confidence to raise our development starts again, to $390 million for the year, and attractive opportunities allowed us to increase our acquisition guidance to $360 million.” source
  • Operating property acquisitions the year about $360m Raised
    “Continued leasing momentum gave us the confidence to raise our development starts again, to $390 million for the year, and attractive opportunities allowed us to increase our acquisition guidance to $360 million.” source
  • Operating property dispositions Year 2026 about $44m Lowered vs about 300m
    “Operating property dispositions (Potential gains or losses on dispositions are not included in the projections) $44 million $75 million $4 million” source
  • Gross capital proceeds Year 2026 about $625m Raised vs about 300m
    “Gross capital proceeds (4) $625 million (5) $300 million $517 million” source
  • General and administrative expense Year 2026 about $26.8m Raised vs about 26.7m
    “General and administrative expense $26.8 million $26.7 million $24.0 million” source
  • Net income attributable to common stockholders Q4 2026 $74,230k to $77,464k GAAP
    “Net income attributable to common stockholders $ 74,230 322,757 77,464 325,991” source
  • Funds from operations attributable to common stockholders Q4 2026 $134,249k to $137,483k Non-GAAP
    “Funds from operations attributable to common stockholders* $ 134,249 518,194 137,483 521,428” source

How earlier guidance turned out

  • Net income attributable to common stockholders (per diluted share), Q3 2026 guided $1.30 to $1.38 Above range: $1.46
  • Net income attributable to common stockholders, Q3 2026 guided $70,130k to $74,432k Above range: $78,380k
  • Net income attributable to common stockholders (per diluted share), Q2 2026 guided $1.24 to $1.32 Above range: $1.40
  • Net income attributable to common stockholders, Q2 2026 guided $66,801k to $71,101k Above range: $75,523k
  • Net income attributable to common stockholders per diluted share, Q1 2026 guided $1.18 to $1.26 Above range: $1.77
  • Net income attributable to common stockholders, Q1 2026 guided $62,946k to $67,214k Above range: $94,624k

Figures and quotations are management's, copied from the company's own press release (SEC 8-K exhibit) and checked word for word against it. Forward-looking statements are the company's expectations, not ours and not advice; guidance can change or be missed.

Analyst recommendations

20 analysts, Oct 2026
Buy1575%
Hold525%
Sell00%

Monthly trend

  1. Oct 2026510520
  2. Sep 2026510520
  3. Aug 2026410620
  4. Jul 2026410620

Counts of recommendations published by analysts covering Eastgroup Properties Inc, by month. Source: Aggregated broker recommendations (third-party data). Aggregated counts only: we do not reproduce any firm's recommendation or price target, and these are not Fundamentalytics ratings.

Positioning

Short interest
11.0%
of tradable shares
Days to cover
8.03
at average volume
Short interest, 1 month
+51%
to October 15, 2026
Held by institutions
—
of shares
Held by insiders
1.0%
of shares
Employees
103
full time

Consensus figures average analysts' published estimates (third-party data); guidance is the company's own. Neither is our forecast. Short interest is reported twice a month and lags. Market data may be delayed.

This section is general information, not investment advice or a personal recommendation, and it does not take account of your objectives or circumstances. Forecasts and guidance are estimates, not promises: companies miss their own guidance and analysts' figures are often revised. Prices can fall as well as rise, and you can lose money. See our disclaimer.

Share-price performance

Market data may be delayed

What moved the share price

Last 12 months +19.0%

$168.82 on October 31, 2025 to $200.85

ThenNowEffect
Revenue (last 12 months) $679m $753m +11.0%
Net margin 34.9% 40.5% +16.1%
P/E multiple 36.4x 35.2x −3.1%
Share count 51m 53m −4.7%

Biggest factor: net margin.

Last 3 years +30.0%

$154.48 on November 3, 2023 to $200.85

ThenNowEffect
Revenue (last 12 months) $530m $753m +42.0%
Net margin 31.0% 40.5% +30.4%
P/E multiple 41.2x 35.2x −14.5%
Share count 44m 53m −17.9%

Biggest factor: revenue.

The effects multiply back to the price change exactly. Results are the last 12 months as known on each date (filings assumed public 45 days after quarter end).

Return and risk by year

Calendar year 202120222023202420252026 to date
Return
EGP+68%−33%+28%−10%+15%+16%
Industry peers (median)+56%−31%+13%−13%+9%+8%
S&P 500+29%−18%+26%+25%+18%+11%
Months that ended higher
EGP75%25%67%50%58%73%
S&P 50075%42%67%75%75%46%
Largest fall from a high during the year
EGP−10%−38%−16%−17%−22%−14%
S&P 500−5%−25%−10%−8%−19%−9%

Worst fall since November 2, 2015: 38% from February 20, 2020 to March 16, 2020. Getting back needed a 62% gain, reached on October 5, 2020, 203 days after the low.

Price behaviour

52-week range
$168.78 – $221.45
From 52-week high
−9.3%
vs 50-day average
+1.5%
vs 200-day average
+2.7%
Volatility (1 year)
17%
Beta vs S&P 500
0.25

Volatility is the annualised standard deviation of daily returns. Beta 1.5 means the shares typically moved 1.5% for each 1% move in the S&P 500 over the past year. Prices to November 2, 2026.

Share price after results

Next day
5 up, 7 down
typical move ±2.1%
After a week
4 up, 8 down
typical move ±3.3%
After a month
5 up, 6 down
typical move ±3.5%
Results releasedNext dayS&P 500 next day5 days21 days
October 21, 2026 +0.7% −0.7% −3.1% —
July 22, 2026 −3.3% −1.3% −5.8% −9.1%
April 22, 2026 −0.6% +0.6% −1.8% +1.7%
February 4, 2026 +4.6% −1.7% +5.4% +4.4%
October 23, 2025 −1.9% +1.4% −2.8% −0.5%
July 23, 2025 −0.9% +0.9% −1.9% −2.4%
April 23, 2025 +2.5% +3.7% +2.8% +4.4%
February 6, 2025 +1.5% −0.6% +4.9% +5.3%
October 23, 2024 −0.9% −0.7% −3.4% −6.1%
July 23, 2024 −3.1% −2.4% −1.9% −3.5%
April 23, 2024 −3.3% +1.1% −4.9% +1.2%
February 7, 2024 +2.1% +0.9% +1.3% 0.0%

From the close before the release date to the close 1, 5 and 21 trading days after it, so releases before the open and after the close are both captured. Past moves don't predict future ones.

Eastgroup Properties Inc in five measures

Fundamentals grade C+
Growth Profitability Cash Balance sheet

Growth, profitability, cash generation and balance sheet are percentiles against the companies we cover in the same industry, from SEC filings (100 = best). Value compares the share price with our modelled value range (50 = at our base value; higher = cheaper). A description of reported data and our model — not a quality score or advice.

Fundamentals

Revenue (TTM) Eastgroup Properties Inc
$550M $600M $650M $700M $750M $800M FY23 Q4 FY24 Q3 FY25 Q2 FY26 Q3 Revenue (TTM), FY23 Q4: $570.6M Revenue (TTM), FY24 Q1: $589.8M Revenue (TTM), FY24 Q2: $609M Revenue (TTM), FY24 Q3: $625.3M Revenue (TTM), FY24 Q4: $640.2M Revenue (TTM), FY25 Q1: $660.5M Revenue (TTM), FY25 Q2: $678.7M Revenue (TTM), FY25 Q3: $697.9M Revenue (TTM), FY25 Q4: $721.3M Revenue (TTM), FY26 Q1: $737.1M Revenue (TTM), FY26 Q2: $753.2M Revenue (TTM), FY26 Q3: $770.5M $770.5M

Source: SEC EDGAR filings. Retrieved October 23, 2026.

View chart data
Period Revenue (TTM)
FY23 Q4 $570.6M
FY24 Q1 $589.8M
FY24 Q2 $609M
FY24 Q3 $625.3M
FY24 Q4 $640.2M
FY25 Q1 $660.5M
FY25 Q2 $678.7M
FY25 Q3 $697.9M
FY25 Q4 $721.3M
FY26 Q1 $737.1M
FY26 Q2 $753.2M
FY26 Q3 $770.5M
Revenue growth, TTM YoY Eastgroup Properties Inc
10% 12% 14% 16% 18% FY23 Q4 FY24 Q3 FY25 Q2 FY26 Q3 Revenue growth, TTM YoY, FY23 Q4: 17.2% Revenue growth, TTM YoY, FY24 Q1: 15.9% Revenue growth, TTM YoY, FY24 Q2: 14.8% Revenue growth, TTM YoY, FY24 Q3: 13.4% Revenue growth, TTM YoY, FY24 Q4: 12.2% Revenue growth, TTM YoY, FY25 Q1: 12.0% Revenue growth, TTM YoY, FY25 Q2: 11.4% Revenue growth, TTM YoY, FY25 Q3: 11.6% Revenue growth, TTM YoY, FY25 Q4: 12.7% Revenue growth, TTM YoY, FY26 Q1: 11.6% Revenue growth, TTM YoY, FY26 Q2: 11.0% Revenue growth, TTM YoY, FY26 Q3: 10.4% 10.4%

Source: SEC EDGAR filings. Retrieved October 23, 2026.

View chart data
Period Revenue growth, TTM YoY
FY23 Q4 17.2%
FY24 Q1 15.9%
FY24 Q2 14.8%
FY24 Q3 13.4%
FY24 Q4 12.2%
FY25 Q1 12.0%
FY25 Q2 11.4%
FY25 Q3 11.6%
FY25 Q4 12.7%
FY26 Q1 11.6%
FY26 Q2 11.0%
FY26 Q3 10.4%
Operating margin (TTM) Eastgroup Properties Inc
33% 34% 35% 36% 37% FY16 Q1 FY16 Q4 FY17 Q3 FY18 Q4 Operating margin (TTM), FY16 Q1: 33.4% Operating margin (TTM), FY16 Q2: 33.6% Operating margin (TTM), FY16 Q3: 34.0% Operating margin (TTM), FY16 Q4: 34.5% Operating margin (TTM), FY17 Q1: 34.8% Operating margin (TTM), FY17 Q2: 34.7% Operating margin (TTM), FY17 Q3: 34.6% Operating margin (TTM), FY17 Q4: 34.7% Operating margin (TTM), FY18 Q1: 35.7% Operating margin (TTM), FY18 Q2: 35.9% Operating margin (TTM), FY18 Q3: 36.2% Operating margin (TTM), FY18 Q4: 36.1% 36.1%

Source: SEC EDGAR filings. Retrieved October 23, 2026.

View chart data
Period Operating margin (TTM)
FY16 Q1 33.4%
FY16 Q2 33.6%
FY16 Q3 34.0%
FY16 Q4 34.5%
FY17 Q1 34.8%
FY17 Q2 34.7%
FY17 Q3 34.6%
FY17 Q4 34.7%
FY18 Q1 35.7%
FY18 Q2 35.9%
FY18 Q3 36.2%
FY18 Q4 36.1%
FCF margin (TTM) Eastgroup Properties Inc
45% 50% 55% 60% 65% FY23 Q4 FY24 Q3 FY25 Q2 FY26 Q3 FCF margin (TTM), FY23 Q4: 50.3% FCF margin (TTM), FY24 Q1: 52.8% FCF margin (TTM), FY24 Q2: 56.1% FCF margin (TTM), FY24 Q3: 48.3% FCF margin (TTM), FY24 Q4: 55.8% FCF margin (TTM), FY25 Q1: 55.9% FCF margin (TTM), FY25 Q2: 56.8% FCF margin (TTM), FY25 Q3: 56.9% FCF margin (TTM), FY25 Q4: 56.1% FCF margin (TTM), FY26 Q1: 56.7% FCF margin (TTM), FY26 Q2: 59.0% FCF margin (TTM), FY26 Q3: 62.9% 62.9%

Source: SEC EDGAR filings. Retrieved October 23, 2026.

View chart data
Period FCF margin (TTM)
FY23 Q4 50.3%
FY24 Q1 52.8%
FY24 Q2 56.1%
FY24 Q3 48.3%
FY24 Q4 55.8%
FY25 Q1 55.9%
FY25 Q2 56.8%
FY25 Q3 56.9%
FY25 Q4 56.1%
FY26 Q1 56.7%
FY26 Q2 59.0%
FY26 Q3 62.9%

Data: SEC EDGAR XBRL company facts (as filed in 10-K/10-Q); forms 10-K, 10-K/A, 10-Q, 10-Q/A. Generated November 3, 2026. Definitions in our methodology.

Financial statements

US$ millions unless shown otherwise. Fiscal years, plus the last twelve months (LTM) when newer.

Fiscal year 2009 Dec 2009 2010 Dec 2010 2011 Dec 2011 2012 Dec 2012 2013 Dec 2013 2014 Dec 2014 2015 Dec 2015 2016 Dec 2016 2017 Dec 2017 2018 Dec 2018 2019 Dec 2019 2020 Dec 2020 2021 Dec 2021 2022 Dec 2022 2023 Dec 2023 2024 Dec 2024 2025 Dec 2025 LTM Sept 2026
Income
Revenue 172 172 173 186 202 220 235 253 274 300 331 363 409 487 571 640 721 770
EBITDA 113 111 113 122 132 144 152 165 179 200 — — — — — — — —
Operating income 59 53 57 61 67 74 79 87 95 109 — — — — — — — —
Net income 27 18 22 32 33 48 48 96 83 89 122 108 158 186 200 228 257 316
Diluted EPS $1.04 $0.68 $0.83 $1.13 $1.08 $1.52 $1.49 $2.93 $2.44 $2.49 $3.24 $2.76 $3.90 $4.36 $4.42 $4.66 $4.87 $5.90
Growth (year on year)
Revenue +2.3% −0.2% +0.7% +7.3% +8.8% +8.7% +6.9% +7.7% +8.3% +9.6% +10.3% +9.5% +12.8% +18.9% +17.2% +12.2% +12.7% +10.4%
EBITDA +0.3% −1.8% +2.1% +7.9% +8.3% +8.9% +5.7% +8.5% +8.3% +11.8% — — — — — — — —
Operating income −4.0% −10.0% +6.4% +7.7% +9.3% +10.8% +7.2% +10.5% +9.0% +14.0% — — — — — — — —
Net income −21.9% −31.3% +22.0% +44.8% +0.7% +47.0% −0.2% +99.5% −12.9% +6.4% +37.5% −10.9% +45.4% +18.2% +7.7% +13.6% +13.0% +27.4%
Diluted EPS −20.0% −34.6% +22.1% +36.1% −4.4% +40.7% −2.0% +96.6% −16.7% +2.0% +30.1% −14.8% +41.3% +11.8% +1.4% +5.4% +4.5% +23.6%
Margins
EBITDA margin 65.6% 64.5% 65.4% 65.8% 65.5% 65.5% 64.8% 65.3% 65.3% 66.7% — — — — — — — —
Operating margin 34.3% 30.9% 32.7% 32.8% 32.9% 33.6% 33.6% 34.5% 34.7% 36.1% — — — — — — — —
Net margin 15.5% 10.7% 12.9% 17.4% 16.1% 21.8% 20.4% 37.7% 30.3% 29.5% 36.7% 29.9% 38.5% 38.2% 35.1% 35.6% 35.7% 41.0%
Free-cash-flow margin 38.4% 30.9% 39.0% 39.6% 44.0% 43.5% 44.7% 45.5% 46.6% 42.4% 47.7% 44.9% 53.7% 56.6% 50.3% 55.8% 56.1% 62.9%
Cash flow
Cash from operations 81 77 87 92 110 116 130 139 155 165 196 196 256 317 338 417 481 543
Capital spending 14 24 19 18 21 21 25 24 27 38 38 33 37 41 51 59 76 58
Free cash flow 66 53 67 74 89 96 105 115 128 127 158 163 220 276 287 357 405 485
Stock-based pay 2 2 2 3 4 5 7 5 6 5 7 7 8 8 9 10 12 13
Free cash flow after stock pay 64 51 65 70 85 91 98 110 122 122 151 157 212 267 278 347 393 472
Balance sheet
Cash 1 0 0 1 0 0 0 1 0 0 0 0 4 0 40 18 1 0
Total debt 603 644 678 738 805 834 878 910 913 912 1,071 1,187 1,245 1,862 1,680 1,510 1,615 1,615
Net debt (negative = net cash) 602 644 678 737 805 834 878 910 913 911 1,071 1,187 1,240 1,862 1,640 1,492 1,614 1,615
Diluted shares 26m 27m 27m 29m 30m 31m 32m 33m 34m 36m 38m 39m 40m 43m 45m 49m 53m 54m
Returned to shareholders
Dividends 54 56 56 61 65 70 76 81 87 71 109 120 132 194 226 253 303 333
Total returned 54 56 56 61 65 70 76 81 87 71 109 120 132 194 226 253 303 333

Source: SEC EDGAR XBRL company facts (US and foreign periodic filings); column headings link to the filing. EBITDA is operating income plus depreciation and amortisation. Free cash flow is cash from operations minus capital spending. Growth is left blank when last year's figure was a loss or under 2% of revenue. Share counts and EPS are restated for stock splits. A dash means the company didn't report the figure.

Dividends, buybacks and capital spending

Dividends (TTM)
$333M
Returned to shareholders
69%
of free cash flow
Diluted share count
+3.0%
year over year
Total shareholder yield
3.1%
dividends 3.1% + buybacks 0.0% of market value
Dividend payout ratio
105%
of net income paid out

Competitors: side by side with peers

Closest by revenue in industrial reits
Last 12 months unless stated EGP FR STAG FIP REXR TRNO Median
Revenue, last 12 months $770m $775m $901m $659m $978m $503m $838m
Revenue growth, last 12 months 10.4% 8.5% 9.3% 72.3% −2.0% 18.0% 7.9%
Revenue growth, 3-year average 11.8% 8.8% 9.0% 28.8% 8.5% 18.7% 8.8%
Revenue growth, latest quarter 9.5% 8.6% 9.4% 52.7% −5.6% 11.1% 8.2%
Operating margin 36.1% — — — 73.3% — 36.1%
Operating margin, 3-year average 35.1% — — — 72.6% — 35.1%
Net margin 41.0% 46.1% 29.9% −84.0% −47.1% 77.3% 32.1%
Cash from operations / revenue 70.4% 56.9% 53.3% −8.7% 52.3% 57.0% 53.2%
Free-cash-flow margin 62.9% 31.1% 18.0% −48.3% 26.8% 43.1% 22.4%
Free-cash-flow margin, 3-year average 56.0% 30.1% 37.2% −47.0% 19.3% 44.2% 23.9%
Stock pay / revenue 1.6% 2.9% 1.6% 3.8% 8.0% 3.6% 2.2%
Change in share count 3.0% 0.1% 2.7% −0.7% −1.8% 4.3% 0.5%

Median of all 10 companies we cover in industrial reits. Shaded: best of the six on that line (lowest for stock pay and share-count growth). 3-year figures average the last three 12-month periods; 3-year growth is compound annual. Source: SEC filings.

Peer comparison

10 industrial reits companies
Measure Company Peer median Rank
Revenue growth Growth 10.4% 8.5% 3 of 10
Change in growth rate Growth -0.6pp -0.0pp 8 of 10
Net margin Profitability 41.0% 34.3% 4 of 10
Stock pay as % of revenue Cash generation 1.6% 2.2% 3 of 9
Long-term debt as % of assets Balance sheet 28.0% 35.5% 3 of 8
Change in share count Balance sheet 3.0% 0.5% 8 of 9

Rank 1 = best in the group (for spending, debt and dilution, lower ranks first).

Who owns it

Funds buying and selling
Reported value
$11.1B
Institutions reporting
548
Shares held vs prior quarter
▲ 4.7%
Positions opened / closed
67 / 31

Top buyers and sellers, Q2 2026: 285 institutions bought and 183 sold ; the biggest buyer was Blackrock, Inc (+415K shares) and the biggest seller Alyeska Investment Group, L.P (−279K). See which funds bought and sold →

Largest reported holders, June 30, 2026
Manager Value Shares Share of 13F value Shares QoQ
Blackrock, Inc. $1.6B 7.7M 13.9% ▲ 5.7%
Vanguard Portfolio Management LLC $943M 4.7M 8.5% ▲ 1.6%
Cohen & Steers, Inc. $759M 3.7M 6.8% ▲ 2.2%
State Street Corp $532M 2.6M 4.8% ▼ 0.1%
Vanguard Capital Management LLC $492M 2.4M 4.4% ▲ 1.0%
Principal Financial Group Inc $468M 2.3M 4.2% ▼ 0.8%
Price T Rowe Associates Inc $325M 1.6M 2.9% ▼ 1.2%
Norges Bank $302M 1.5M 2.7% —
Boston Partners $271M 1.3M 2.4% ▲ 3.1%
Geode Capital Management, LLC $230M 1.1M 2.1% ▲ 1.6%
Morgan Stanley $226M 1.1M 2.0% ▼ 2.5%
Nuveen, LLC $217M 1.1M 2.0% ▼ 15.9%

From Form 13F filings with the SEC ( quarterly data sets), as reported by each manager for June 30, 2026 and filed up to 45 days later. 13F reports cover long US-listed positions of managers above $100M only, so this is not Eastgroup Properties Inc's complete shareholder register. Values are as reported by the filers .

Insider trading activity

Full insider history and chart
Insider purchases History → $0 0 trades by 0 insiders, last 12 months Insider sales History → $771,372 3 trades by 3 insiders · 0% under pre-set plans
Net ▼ $771,372 net selling
Insider Date Trade Shares Price Value
Tyler Staci H. Executive Vice President, CFO October 23, 2026 Sell 1,600 $201.69 $322,704
Fields David Michael Director June 4, 2026 Sell 504 $195.77 $98,668
Dunbar Richard Reid Executive Vice President November 5, 2025 Sell 2,000 $175.00 $350,000

From insiders' Form 4 filings with the SEC. Excludes awards, option exercises and shares withheld for tax. "Pre-set plan" means the filing marks the trade as made under a Rule 10b5-1 plan. See every insider trade since five years ago, on a price chart.

Trades by members of Congress

All 2 trades and filings

No trades in Eastgroup Properties Inc disclosed in the last 12 months; 2 earlier trades on record.

  • Van Taylor(R-TX 3):Sale (full), $1,001 - $15,000, traded March 25, 2019, filed April 15, 2019
  • Donna Shalala(FL):Sale (full), $1,001 - $15,000, traded February 20, 2019, filed April 27, 2020

Value ranges as filed; reports can arrive up to 45 days after a trade.

Earnings dates and SEC filings

Results announcements

Next expected around February 3, 2027 estimated from the company's past filing pattern, not announced

  • October 21, 2026
  • July 22, 2026
  • April 22, 2026
  • February 4, 2026
  • October 23, 2025
  • July 23, 2025

Recent SEC filings

Data status

When each part of this page on Eastgroup Properties Inc was last updated.

DataLast updatedSource
Share priceExchange closing prices
Financial statementsSEC 10-K and 10-Q filings
News and updatesCompany releases and SEC 8-K filings
Analyst estimatesAggregated analyst estimates
Valuation and scoresOur models, from the filed figures

How we build and check these figures: methodology and data sources.

Eastgroup Properties Inc in brief

What does Eastgroup Properties Inc do?
Eastgroup Properties Inc is a US-listed company in the industrial REITs industry. Its financial year ends in December.
What is Eastgroup Properties Inc's stock ticker?
Eastgroup Properties Inc trades under the ticker EGP on NYSE. This page brings together its financial statements, valuation models, ownership and recent company updates.
What is Eastgroup Properties Inc's revenue, and how fast is it growing?
Over its most recent trailing twelve months, Eastgroup Properties Inc reported revenue of $770M, 10.4% higher than a year earlier, according to its SEC filings.
What is Eastgroup Properties Inc's free cash flow?
Eastgroup Properties Inc's free-cash-flow margin is 62.9% of revenue over the trailing twelve months.
Who are Eastgroup Properties Inc's largest institutional shareholders?
By value reported in 13F filings for June 30, 2026, the largest reported holders are Blackrock, Inc., Vanguard Portfolio Management LLC and Cohen & Steers, Inc. 13F reports cover long US-listed positions of managers above $100M, filed up to 45 days after quarter end.
What is Eastgroup Properties Inc's market cap?
On November 2, 2026, Eastgroup Properties Inc's market capitalisation was about $10.8B, with a price-to-earnings ratio of 34.1 and net debt of $1.6B. Market figures come from third-party market data and may be delayed.
Does Eastgroup Properties Inc pay a dividend?
Yes: Eastgroup Properties Inc paid $333M in dividends over the trailing twelve months, a dividend yield of 3.08% and a payout ratio of 105.2%.
Who are Eastgroup Properties Inc's competitors?
In our Industrial REITs peer group, the companies closest to Eastgroup Properties Inc are First Industrial Realty Trust Inc, Stag Industrial, Inc., Ftai Infrastructure Inc., Rexford Industrial Realty, Inc. and Terreno Realty Corp. The side-by-side comparison below sets their revenue, margins and growth against Eastgroup Properties Inc's.
Are insiders buying or selling Eastgroup Properties Inc stock?
Over the last 12 months, Eastgroup Properties Inc's directors and officers reported 0 open-market purchases and 3 sales on Form 4. The insider trading page charts every trade.
When is Eastgroup Properties Inc's next earnings date?
Around February 3, 2027, estimated from the spacing of its past results announcements (8-K filings). That is an estimate, not a confirmed date — Eastgroup Properties Inc announces its own schedule.