Stocks · Real Estate · REIT - Industrial
EastGroup Properties, Inc. EGP
$195.78 +0.48% Close, Oct 2, 2026 · NYSE · Market cap $10.53B
High qualityStrong trendLow risk
Next earnings report: Oct 21, 2026
Scroll or pinch to zoom, drag to move. Daily prices adjusted for splits. Markers: E = earnings (green beat, red miss), S = split, D = dividend.
Three things to know
- Operating margin narrowed to 40.5% from 61.8% a year earlier.
- The shares trade at 34.3× trailing earnings, lower than 86% of the company's own readings over the past five years.
- Diluted EPS over the last four quarters was $5.70, up 23.1% year over year.
PromtFinance scores
Each score is a percentile within the Real Estate sector (0–100). Under each score: how the stock ranks in its sector on every component. As of Oct 5, 2026.
How fast revenue, earnings and cash flow are growing.
- Revenue growth (TTM, YoY)Top 33%
- EPS growth (TTM, YoY)Top 40%
- FCF growth (TTM, YoY)Bottom 48%
- Revenue growth, 3-year CAGRTop 20%
- Revenue growth accelerationBottom 28%
Returns on capital, margins, earnings quality and balance-sheet strength.
- Return on invested capitalTop 35%
- Gross marginBottom 45%
- Operating marginTop 26%
- Cash conversion (OCF / net income)Bottom 47%
- Accruals (lower is better)Top 44%
- Net debt / EBITDA (lower is better)Top 12%
- Interest coverTop 2%
How cheap the shares are relative to earnings, cash flow and their own history.
- Earnings yieldBottom 49%
- Free-cash-flow yieldBottom 35%
- EBITDA / enterprise valueBottom 29%
- Sales / enterprise valueBottom 14%
- P/E vs own 5-year history (lower is better)Top 30%
Strength and persistence of the price trend, including versus the S&P 500.
- 12-month return excluding last monthTop 23%
- 6-month returnTop 33%
- 1-year return vs S&P 500Top 17%
- Distance from 52-week highTop 19%
- Trend checklist (0–4)Top 41%
Earnings surprises and analyst sentiment (estimate-revision history is being collected).
- Average EPS surprise, last 4 quartersBottom 33%
- Consecutive EPS beatsTop 32%
- Share of analysts rating BuyTop 41%
- Upside to consensus price targetBottom 34%
Low volatility, shallow drawdowns, low market sensitivity and modest leverage.
- Volatility, 60 days (lower is better)Top 14%
- Maximum drawdown, 3 yearsTop 17%
- Beta vs S&P 500 (lower is better)Top 37%
- Net debt / EBITDA (lower is better)Top 12%
What changed
Latest four quarters versus the same period a year earlier (growth: versus one quarter earlier).
| Measure | Before | Now | |
|---|---|---|---|
| Revenue growth (YoY) | 12.2% | 11.3% | ↓ |
| EPS growth (YoY) | 20.4% | 23.1% | ↑ |
| Gross margin | 65.2% | 44.2% | ↓ |
| Operating margin | 61.8% | 40.5% | ↓ |
| FCF margin | 56.9% | 49.7% | ↓ |
Fundamental momentum
| Measure | Now (TTM) | Year / quarter before | Sector rank | |
|---|---|---|---|---|
| Revenue growth (TTM, YoY) | 11.3% | 12.2% | ↓ | Top 33% |
| EPS growth (TTM, YoY) | 23.1% | 20.4% | ↑ | Top 40% |
| Gross margin | 44.2% | 65.2% | ↓ | Bottom 45% |
| Operating margin | 40.5% | 61.8% | ↓ | Top 26% |
| Net margin | 40.5% | 34.9% | ↑ | — |
| Free-cash-flow margin | 49.7% | 56.9% | ↓ | — |
| Return on invested capital | 5.5% | — | Top 35% | |
| Revenue growth, 3-year CAGR | 14.0% | — | Top 20% |
Quality of earnings and balance sheet
- Cash conversion (OCF / net income)Above 1× means profits are backed by cash.
- 1.66×
- Accruals (net income − OCF) / assetsLower is better; high accruals can signal weaker earnings quality.
- -3.6%
- Stock-based compensation / revenueA cost to shareholders through dilution.
- 1.3%
- Receivables growth vs revenue growthReceivables growing much faster than sales can be a warning.
- +3.0 pp
- Net debt / EBITDABelow 1× is conservative; above 3× is high leverage.
- 2.93×
- Interest cover (operating income / interest)How many times operating profit covers interest.
- 9.4×
Shareholder returns
- Dividend yield (dividends paid, TTM)
- 3.07%
- Net buyback yield (TTM)
- -1.77%
- Shareholder yield
- 1.30%
- Share count change, 1 year
- +2.3%
- Share count change, 3-year CAGR
- +6.3%
Shareholder yield = dividends + net buybacks over the last four quarters, divided by market cap.
Based on the four quarters through Jun 30, 2026 (filed Jul 22, 2026).
Earnings and expectations
Earnings momentum
- Consecutive EPS beats
- 2
- Beats in the last 8 reports
- 4 of 8
- Average EPS surprise, last 4
- -9.0%
- Average 2-day reaction, last 8
- +0.2%
- Positive 20 days after report
- 4 of 8
Analysts
- Consensus price target
- $230.00
- Target vs current price
- +17.5%
- Analysts with a rating
- 33
- Share rating Buy or Strong Buy
- 52%
- Consensus rating
- Buy
How the stock reacted to recent reports
| Report date | EPS surprise | 2 days | 5 days | 20 days | 60 days |
|---|---|---|---|---|---|
| Jul 22, 2026 | +6.9% | -2.3% | -5.0% | -8.7% | — |
| Apr 22, 2026 | +47.5% | -0.5% | +0.2% | +0.3% | +10.1% |
| Feb 4, 2026 | -45.5% | +1.7% | +6.7% | +8.2% | +11.7% |
| Oct 23, 2025 | -44.7% | -0.7% | -3.7% | -1.8% | +2.8% |
| Jul 23, 2025 | +0.0% | +1.1% | -1.4% | -0.6% | +4.1% |
| Apr 23, 2025 | -46.0% | +0.8% | +2.6% | +7.6% | +3.9% |
| Feb 6, 2025 | +0.9% | +0.8% | +4.0% | +7.9% | -2.8% |
| Oct 23, 2024 | +1.4% | +0.5% | -3.4% | -3.4% | -5.8% |
Returns from the close before each report. Past reactions do not determine future ones.
Earnings history
| Report date | EPS | Estimate | Surprise | Revenue |
|---|---|---|---|---|
| Jul 22, 2026 | $1.40 | $1.31 | +6.9% | $193.3M |
| Apr 22, 2026 | $1.77 | $1.20 | +47.5% | $190.3M |
| Feb 4, 2026 | $1.27 | $2.33 | -45.5% | $187.5M |
| Oct 23, 2025 | $1.26 | $2.28 | -44.7% | $182.1M |
| Jul 23, 2025 | $1.21 | $1.21 | +0.0% | $177.3M |
| Apr 23, 2025 | $1.14 | $2.11 | -46.0% | $174.4M |
| Feb 6, 2025 | $1.17 | $1.16 | +0.9% | $164.0M |
| Oct 23, 2024 | $2.13 | $2.10 | +1.4% | $162.9M |
Valuation in context
| Multiple | Now | 5-year median | 5-year percentile | Sector rank (cheapness) |
|---|---|---|---|---|
| P/E (trailing) | 34.3× | 38.5× | 14th | Bottom 49% |
| P/E (forward) | 32.7× | — | — | — |
| EV / EBITDA | 21.8× | — | — | Bottom 29% |
| EV / Sales | 16.15× | — | — | Bottom 14% |
| Free-cash-flow yield | 3.55% | — | — | Bottom 35% |
| Earnings yield | 2.91% | — | — | Bottom 49% |
P/E over the past five years
Range 28.9× – 63.5× since Jun 30, 2021. Each point: price on the filing date divided by trailing-twelve-month EPS known then.
What moved the stock over the past year
- Price return, 1 year
- +13.8%
- Earnings per share growth (TTM)
- +23.1%
- Change in P/E multiple
- +3.6%
Most of the move came from earnings growth.
Technical state
Trend checklist
- ✗ Price above 20-day average
- ✗ Price above 50-day average
- ✗ Price above 200-day average
- ✓ 50-day average above 200-day
- ✗ MACD histogram positive
Trend quality
- Days above the 50-day average
- 0
- Days above the 200-day average
- 0
- 50-day average slope (20 days)
- -2.5%
- 200-day average slope (20 days)
- +1.0%
- Distance from 50-day average
- -3.1%
- Distance from 200-day average
- -0.4%
- RSI (14)
- 37.1
- Relative volume
- 0.92×
Risk and drawdowns
- Volatility, 60 days (annualized)
- 16.4%
- Volatility vs own 5-year history
- 4th percentile · Low for this stock
- Beta vs S&P 500 (2 years, weekly)
- 0.49
- Correlation with S&P 500
- 0.39
- Current drawdown from 1-year high
- -12.4%
- Maximum drawdown, 3 years
- -24.2%
Largest declines in the past six years
| From peak | To low | Decline | Length | Recovery |
|---|---|---|---|---|
| Dec 29, 2021 | Oct 7, 2022 | -39.6% | 195 days | Not yet recovered |
| Oct 12, 2020 | Mar 4, 2021 | -10.3% | 98 days | 20 days (Apr 1, 2021) |
Declines of 10% or more from a closing high, measured on daily closes.
Financial statements
- Market cap
- $10.53B
- P/E (TTM)
- 34.3
- EPS, diluted (TTM)
- $5.70
- Revenue (TTM)
- $753.2M
- Dividend yield
- 3.27%
- 52-week range
- $166.11 – $226.71
| FY 2021 | FY 2022 | FY 2023 | FY 2024 | FY 2025 | |
|---|---|---|---|---|---|
| Revenue | $409.5M | $487.0M | $566.4M | $638.5M | $721.3M |
| Gross profit | $294.4M | $353.1M | $412.4M | $464.3M | $312.4M |
| Operating income | $278.0M | $336.2M | $395.0M | $442.9M | $287.6M |
| Net income | $157.6M | $186.2M | $200.5M | $227.8M | $257.4M |
| EPS (diluted) | $3.90 | $4.36 | $4.42 | $4.66 | $4.87 |
| Q3 2024 | Q4 2024 | Q1 2025 | Q2 2025 | Q3 2025 | Q4 2025 | Q1 2026 | Q2 2026 | |
|---|---|---|---|---|---|---|---|---|
| Revenue | $162.9M | $164.0M | $172.7M | $177.3M | $182.1M | $187.5M | $190.3M | $193.3M |
| Net income | $55.2M | $58.6M | $59.4M | $63.3M | $66.9M | $67.8M | $94.6M | $75.5M |
| EPS (diluted) | $1.13 | $1.16 | $1.14 | $1.20 | $1.26 | $1.27 | $1.77 | $1.40 |
| FY 2021 | FY 2022 | FY 2023 | FY 2024 | FY 2025 | |
|---|---|---|---|---|---|
| Operating cash flow | $256.5M | $316.5M | $338.2M | $416.6M | $480.7M |
| Capital expenditure | -$36.7M | -$40.9M | -$51.1M | -$59.3M | -$75.8M |
| Free cash flow | $219.8M | $275.6M | $287.1M | $357.3M | $404.9M |
| Dividends paid | -$131.8M | -$193.9M | -$225.6M | -$252.8M | -$302.5M |
| Net share buybacks | $273.1M | $75.4M | $691.5M | $717.2M | $263.9M |
Cash outflows are shown as negative numbers.
- Cash and short-term investments
- $33.4M
- Total assets
- $5.52B
- Total liabilities
- $1.95B
- Total debt
- $1.67B
- Net debt
- $1.64B
- Shareholders’ equity
- $3.57B
As of Jun 30, 2026 (filed Jul 22, 2026).
Dividends
| Ex-date | Amount | Paid |
|---|---|---|
| Sep 30, 2026 | $1.75 | Oct 15, 2026 |
| Jun 30, 2026 | $1.55 | Jul 15, 2026 |
| Mar 31, 2026 | $1.55 | Apr 15, 2026 |
| Dec 31, 2025 | $1.55 | Jan 15, 2026 |
| Sep 30, 2025 | $1.55 | Oct 15, 2025 |
| Jun 30, 2025 | $1.40 | Jul 15, 2025 |
| Mar 31, 2025 | $1.40 | Apr 15, 2025 |
| Dec 31, 2024 | $1.40 | Jan 15, 2025 |
Short interest
- Shares sold short
- 2,978,292
- Days to cover
- 7.78
- Change vs previous report
- +9.4%
FINRA short interest, settlement date Sep 15, 2026.
Stock splits
- Apr 8, 1997
- 3-for-2