Comprehensive Stock Comparison
Compare Extra Space Storage Inc. (EXR) vs EastGroup Properties, Inc. (EGP) Stock
Analyze side-by-side fundamentals, valuation, growth, and profitability to decide which stock is the better buy.
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Quick Verdict
| Category | Winner | Why |
|---|---|---|
| Growth | EXR | 27.6% revenue growth vs EGP's 12.7% |
| Value | EXR | Lower P/E (31.7x vs 38.6x) |
| Quality / Margins | EGP | 35.7% net margin vs EXR's 28.9% |
| Stability / Safety | EXR | Beta 0.56 vs EGP's 0.65 |
| Dividends | EXR | 4.3% yield, 15-year raise streak, vs EGP's 2.6% |
| Momentum (1Y) | EGP | +10.6% vs EXR's +3.2% |
| Efficiency (ROA) | EGP | 4.6% ROA vs EXR's 3.3%, ROIC 7.3% vs 3.7% |
Who Each Stock Is For
Income & stability
Growth exposure
Long-term compounding (10Y)
Sleep-well-at-night portfolio
Valuation efficiency (growth/$)
Defensive / Recession hedge
Business Model
What each company does and how it makes money
Extra Space Storage is a real estate investment trust that owns and operates self-storage facilities across the United States. It generates revenue primarily through rental income from storage units — including boat, RV, and business storage — with property management fees contributing additional income. The company benefits from economies of scale as the second-largest self-storage operator in the U.S., leveraging its national brand recognition and sophisticated revenue management systems.
EastGroup Properties is a real estate investment trust that develops, acquires, and operates industrial properties—primarily distribution facilities—in major Sunbelt markets across the United States. It generates revenue through rental income from its industrial portfolio, with its entire business model focused on leasing functional business distribution space to location-sensitive customers. The company's competitive advantage lies in its strategic ownership of premier distribution facilities clustered near major transportation features in supply-constrained submarkets, creating a durable portfolio moat.
Revenue Breakdown by Segment
How each company's revenue is distributed across its business units
Segment breakdown not available.
Financial Metrics Comparison
Side-by-side fundamentals across 2 stocks. BestLagging
Financial Scorecard
EGP leads in 3 of 6 categories (Financial Metrics, Profitability & Efficiency). EXR leads in 2 (Valuation Metrics, Analyst Outlook). 1 tied.
Financial Metrics (TTM)
EXR is the larger business by revenue, generating $3.3B annually — 4.7x EGP's $696M. EGP is the more profitable business, keeping 35.7% of every revenue dollar as net income compared to EXR's 28.9%. On growth, EGP holds the edge at +11.8% YoY revenue growth, suggesting stronger near-term business momentum.
| Metric | EXRExtra Space Stora… | EGPEastGroup Propert… |
|---|---|---|
| RevenueTrailing 12 months | $3.3B | $696M |
| EBITDAEarnings before interest/tax | $2.1B | $559M |
| Net IncomeAfter-tax profit | $953M | $248M |
| Free Cash FlowCash after capex | $1.9B | $397M |
| Gross MarginGross profit ÷ Revenue | +67.7% | +57.8% |
| Operating MarginEBIT ÷ Revenue | +43.1% | +54.4% |
| Net MarginNet income ÷ Revenue | +28.9% | +35.7% |
| FCF MarginFCF ÷ Revenue | +57.2% | +57.1% |
| Rev. Growth (YoY)Latest quarter vs prior year | -9.0% | +11.8% |
| EPS Growth (YoY)Latest quarter vs prior year | -14.3% | +11.5% |
Valuation Metrics
At 37.5x trailing earnings, EXR trades at a 11% valuation discount to EGP's 42.1x P/E. Adjusting for growth (PEG ratio), EGP offers better value at 2.81x vs EXR's 8.40x — a lower PEG means you pay less per unit of expected earnings growth.
| Metric | EXRExtra Space Stora… | EGPEastGroup Propert… |
|---|---|---|
| Market CapShares × price | $32.1B | $10.5B |
| Enterprise ValueMkt cap + debt − cash | $44.9B | $12.0B |
| Trailing P/EPrice ÷ TTM EPS | 37.48x | 42.13x |
| Forward P/EPrice ÷ next-FY EPS est. | 31.65x | 38.56x |
| PEG RatioP/E ÷ EPS growth rate | 8.40x | 2.81x |
| EV / EBITDAEnterprise value multiple | 21.39x | 19.87x |
| Price / SalesMarket cap ÷ Revenue | 9.60x | 16.40x |
| Price / BookPrice ÷ Book value/share | 2.15x | 2.92x |
| Price / FCFMarket cap ÷ FCF | 17.17x | 29.31x |
Profitability & Efficiency
EGP delivers a 7.1% return on equity — every $100 of shareholder capital generates $7 in annual profit, vs $7 for EXR. EGP carries lower financial leverage with a 0.47x debt-to-equity ratio, signaling a more conservative balance sheet compared to EXR's 0.88x. On the Piotroski fundamental quality scale (0–9), EGP scores 6/9 vs EXR's 5/9, reflecting solid financial health.
| Metric | EXRExtra Space Stora… | EGPEastGroup Propert… |
|---|---|---|
| ROE (TTM)Return on equity | +6.6% | +7.1% |
| ROA (TTM)Return on assets | +3.3% | +4.6% |
| ROICReturn on invested capital | +3.7% | +7.3% |
| ROCEReturn on capital employed | +5.0% | +9.6% |
| Piotroski ScoreFundamental quality 0–9 | 5 | 6 |
| Debt / EquityFinancial leverage | 0.88x | 0.47x |
| Net DebtTotal debt minus cash | $12.9B | $1.5B |
| Cash & Equiv.Liquid assets | $138M | $18M |
| Total DebtShort + long-term debt | $13.0B | $1.5B |
| Interest CoverageEBIT ÷ Interest expense | 2.22x | 12.29x |
Total Returns (with DRIP)
A $10,000 investment in EGP five years ago would be worth $16,028 today (with dividends reinvested), compared to $14,619 for EXR. Over the past 12 months, EGP leads with a +10.6% total return vs EXR's +3.2%. The 3-year compound annual growth rate (CAGR) favors EGP at 9.2% vs EXR's 1.2% — a key indicator of consistent wealth creation.
| Metric | EXRExtra Space Stora… | EGPEastGroup Propert… |
|---|---|---|
| YTD ReturnYear-to-date | +15.3% | +9.1% |
| 1-Year ReturnPast 12 months | +3.2% | +10.6% |
| 3-Year ReturnCumulative with dividends | +3.5% | +30.2% |
| 5-Year ReturnCumulative with dividends | +46.2% | +60.3% |
| 10-Year ReturnCumulative with dividends | +140.5% | +332.5% |
| CAGR (3Y)Annualised 3-year return | +1.2% | +9.2% |
Risk & Volatility
EXR is the less volatile stock with a 0.56 beta — it tends to amplify market swings less than EGP's 0.65 beta. A beta below 1.0 means the stock typically moves less than the S&P 500. EGP currently trades 99.2% from its 52-week high vs EXR's 94.1% drawdown — a narrower gap to the peak suggests stronger recent price momentum.
| Metric | EXRExtra Space Stora… | EGPEastGroup Propert… |
|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 0.56x | 0.65x |
| 52-Week HighHighest price in past year | $160.58 | $197.95 |
| 52-Week LowLowest price in past year | $121.03 | $137.67 |
| % of 52W HighCurrent price vs 52-week peak | +94.1% | +99.2% |
| RSI (14)Momentum oscillator 0–100 | 58.2 | 65.9 |
| Avg Volume (50D)Average daily shares traded | 1.1M | 301K |
Analyst Outlook
Wall Street rates EXR as "Hold" and EGP as "Hold". Consensus price targets imply 2.1% upside for EGP (target: $200) vs -0.7% for EXR (target: $150). For income investors, EXR offers the higher dividend yield at 4.30% vs EGP's 2.63%.
| Metric | EXRExtra Space Stora… | EGPEastGroup Propert… |
|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Hold | Hold |
| Price TargetConsensus 12-month target | $150.00 | $200.38 |
| # AnalystsCovering analysts | 28 | 33 |
| Dividend YieldAnnual dividend ÷ price | +4.3% | +2.6% |
| Dividend StreakConsecutive years of raises | 15 | 6 |
| Dividend / ShareAnnual DPS | $6.50 | $5.17 |
| Buyback YieldShare repurchases ÷ mkt cap | 0.0% | 0.0% |
Historical Charts
Charts are rendered on first load. Hover for details.
Chart 1Total Return — 5 Years (Rebased to 100)
| Stock | Mar 20 | Feb 26 | Change |
|---|---|---|---|
| Extra Space Storage… (EXR) | 100 | 128.27 | +28.3% |
| EastGroup Propertie… (EGP) | 100 | 139.31 | +39.3% |
EastGroup Propertie… (EGP) returned +60% over 5 years vs Extra Space Storage… (EXR)'s +46%. A $10,000 investment in EGP 5 years ago would be worth $16,028 today (including dividends reinvested).
Chart 2Revenue Growth — 10 Years
| Stock | 2015 | 2024 | Change |
|---|---|---|---|
| Extra Space Storage… (EXR) | $795M | $3.3B | +320.1% |
| EastGroup Propertie… (EGP) | $235M | $639M | +171.7% |
Extra Space Storage Inc.'s revenue grew from $795M (2015) to $3.3B (2024) — a 17.3% CAGR. EastGroup Properties, Inc.'s revenue grew from $235M (2015) to $639M (2024) — a 11.7% CAGR.
Chart 3Net Margin Trend — 10 Years
| Stock | 2015 | 2024 | Change |
|---|---|---|---|
| Extra Space Storage… (EXR) | 23.8% | 25.6% | +7.4% |
| EastGroup Propertie… (EGP) | 20.4% | 35.7% | +75.1% |
Extra Space Storage Inc.'s net margin went from 24% (2015) to 26% (2024). EastGroup Properties, Inc.'s net margin went from 20% (2015) to 36% (2024).
Chart 4P/E Ratio History — 8 Years
| Stock | 2017 | 2024 | Change |
|---|---|---|---|
| Extra Space Storage… (EXR) | 23.3 | 37.1 | +59.2% |
| EastGroup Propertie… (EGP) | 36.2 | 34.4 | -5.0% |
Extra Space Storage Inc. has traded in a 23x–37x P/E range over 8 years; current trailing P/E is ~37x. EastGroup Properties, Inc. has traded in a 34x–58x P/E range over 8 years; current trailing P/E is ~42x.
Chart 5EPS Growth — 10 Years
| Stock | 2015 | 2024 | Change |
|---|---|---|---|
| Extra Space Storage… (EXR) | 1.56 | 4.03 | +158.3% |
| EastGroup Propertie… (EGP) | 1.49 | 4.66 | +212.8% |
Extra Space Storage Inc.'s EPS grew from $1.56 (2015) to $4.03 (2024) — a 11% CAGR. EastGroup Properties, Inc.'s EPS grew from $1.49 (2015) to $4.66 (2024) — a 14% CAGR.
Chart 6Free Cash Flow — 5 Years
Extra Space Storage Inc. generated $2B FCF in 2024 (+97% vs 2021). EastGroup Properties, Inc. generated $357M FCF in 2024 (+63% vs 2021).
EXR vs EGP: Frequently Asked Questions
9 questions · data-driven answers · updated daily
01Is EXR or EGP a better buy right now?
Extra Space Storage Inc. (EXR) offers the better valuation at 37.5x trailing P/E (31.7x forward), making it the more compelling value choice. Analysts rate Extra Space Storage Inc. (EXR) a "Hold" — based on 28 analyst ratings — the highest consensus in this comparison. The "better buy" depends entirely on your goals: growth investors should weight revenue trajectory, value investors should weight P/E and PEG, and income investors should weight dividend yield and streak.
02Which has the better valuation — EXR or EGP?
On trailing P/E, Extra Space Storage Inc. (EXR) is the cheapest at 37.5x versus EastGroup Properties, Inc. at 42.1x. On forward P/E, Extra Space Storage Inc. is actually cheaper at 31.7x. The PEG ratio (P/E divided by earnings growth rate) is the most growth-adjusted single valuation metric: EastGroup Properties, Inc. wins at 2.58x versus Extra Space Storage Inc.'s 7.10x.
03Which is the better long-term investment — EXR or EGP?
Over the past 5 years, EastGroup Properties, Inc. (EGP) delivered a total return of +60.3%, compared to +46.2% for Extra Space Storage Inc. (EXR). A $10,000 investment in EGP five years ago would be worth approximately $16K today (assuming dividends reinvested). Over 10 years, the gap is even starker: EGP returned +332.5% versus EXR's +140.5%. Past returns do not guarantee future results, and the stock with the higher historical return may already have its best growth priced in.
04Which is safer — EXR or EGP?
By beta (market sensitivity over 5 years), Extra Space Storage Inc. (EXR) is the lower-risk stock at 0.56β versus EastGroup Properties, Inc.'s 0.65β — meaning EGP is approximately 16% more volatile than EXR relative to the S&P 500. On balance sheet safety, EastGroup Properties, Inc. (EGP) carries a lower debt/equity ratio of 47% versus 88% for Extra Space Storage Inc. — giving it more financial flexibility in a downturn.
05Which has better profit margins — EXR or EGP?
EastGroup Properties, Inc. (EGP) is the more profitable company, earning 35.7% net margin versus 25.6% for Extra Space Storage Inc. — meaning it keeps 35.7% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: EGP leads at 69.4% versus 39.6% for EXR. At the gross margin level — before operating expenses — EXR leads at 76.3%, reflecting greater pricing power or product mix advantage. Stronger margins indicate durable pricing power, lower cost of revenue, or higher mix of software/services. They are one of the clearest signs of business quality.
06Is EXR or EGP more undervalued right now?
The PEG ratio (forward P/E divided by expected earnings growth rate) is the most precise measure of undervaluation relative to growth potential. By this metric, EastGroup Properties, Inc. (EGP) is the more undervalued stock at a PEG of 2.58x versus Extra Space Storage Inc.'s 7.10x. Both stocks trade at elevated growth-adjusted valuations, so expected growth needs to materialise. On forward earnings alone, Extra Space Storage Inc. (EXR) trades at 31.7x forward P/E versus 38.6x for EastGroup Properties, Inc. — 6.9x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for EGP: 2.1% to $200.38.
07Which pays a better dividend — EXR or EGP?
All stocks in this comparison pay dividends. Extra Space Storage Inc. (EXR) offers the highest yield at 4.3%, versus 2.6% for EastGroup Properties, Inc. (EGP).
08Is EXR or EGP better for a retirement portfolio?
For long-horizon retirement investors, EastGroup Properties, Inc. (EGP) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0.65), 2.6% yield, +332.5% 10Y return). Both have compounded well over 10 years (EGP: +332.5%, EXR: +140.5%), confirming both are viable long-term holds — but the lower-volatility option typically results in less emotional selling during corrections. Retirement portfolios generally favour predictability over maximum returns. Consult a financial advisor before making allocation decisions.
09What are the main differences between EXR and EGP?
Both stocks operate in the Real Estate sector, making this a peer-level intra-sector comparison — the same macro tailwinds and headwinds will affect both. In terms of investment character: EXR is a mid-cap income-oriented stock; EGP is a mid-cap quality compounder stock. These fundamental differences mean investors should not choose between them on a single metric — the "better stock" depends entirely on which of these characteristics aligns with your investment strategy.
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