Comprehensive Stock Comparison
Compare EastGroup Properties, Inc. (EGP) vs LXP Industrial Trust (LXP) 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 |  EGP | 12.7% revenue growth vs LXP's -2.3% |
| Value | EGP | Lower P/E (38.3x vs 1371.3x) |
| Quality / Margins | EGP | 35.7% net margin vs LXP's 30.4% |
| Stability / Safety |  LXP | Beta 0.62 vs EGP's 0.65 |
| Dividends | EGP | 2.7% yield, 6-year raise streak, vs LXP's 0.6% |
| Momentum (1Y) | LXP | +12.8% vs EGP's +7.1% |
| Efficiency (ROA) | EGP | 4.6% ROA vs LXP's 3.0%, ROIC 7.3% vs 0.1% |
Who Each Stock Is For
Income & stability
EGPDividend streak 6 yrs, beta 0.65, yield 2.7%
Growth exposure
EGPRev growth 12.7%, EPS growth 5.4%, 3Y rev CAGR 16.0%
Long-term compounding (10Y)
EGP304.7% 10Y total return vs LXP's 80.9%
Sleep-well-at-night portfolio
LXPLower volatility, beta 0.62, current ratio 85.31x
Defensive / Recession hedge
LXPBeta 0.62, yield 0.6%, current ratio 85.31x
Business Model
What each company does and how it makes money
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.
LXP Industrial Trust is a real estate investment trust that owns and operates a portfolio of single-tenant industrial properties across the United States. It generates revenue primarily through long-term net leases — where tenants pay base rent plus property expenses — with industrial properties contributing nearly 100% of its income. The company's competitive advantage lies in its focus on mission-critical industrial facilities in strategic logistics markets and its disciplined approach to sale-leaseback transactions with creditworthy tenants.
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 5LXP 0EGP5/6 metricsEGP4/5 metricsEGP4/7 metricsEGP5/6 metricsEGP2/2 metricsEGP leads in 5 of 6 categories — strongest in Financial Metrics and Valuation Metrics. 1 category is tied.
Financial Metrics (TTM)
EGP is the larger business by revenue, generating $696M annually — 2.0x LXP's $350M. EGP is the more profitable business, keeping 35.7% of every revenue dollar as net income compared to LXP's 30.4%. On growth, EGP holds the edge at +11.8% YoY revenue growth, suggesting stronger near-term business momentum.
| Metric | EGPEastGroup Propert… | LXPLXP Industrial Tr… |
|---|---|---|
| RevenueTrailing 12 months | $696M | $350M |
| EBITDAEarnings before interest/tax | $559M | -$194M |
| Net IncomeAfter-tax profit | $248M | $106M |
| Free Cash FlowCash after capex | $397M | $164M |
| Gross MarginGross profit ÷ Revenue | +57.8% | +81.6% |
| Operating MarginEBIT ÷ Revenue | +54.4% | +0.8% |
| Net MarginNet income ÷ Revenue | +35.7% | +30.4% |
| FCF MarginFCF ÷ Revenue | +57.1% | +46.8% |
| Rev. Growth (YoY)Latest quarter vs prior year | +11.8% | -14.0% |
| EPS Growth (YoY)Latest quarter vs prior year | +11.5% | -16.4% |
Valuation Metrics
At 27.0x trailing earnings, LXP trades at a 35% valuation discount to EGP's 41.8x P/E.
| Metric | EGPEastGroup Propert… | LXPLXP Industrial Tr… |
|---|---|---|
| Market CapShares × price | $10.4B | $28.8B |
| Enterprise ValueMkt cap + debt − cash | $11.9B | $28.7B |
| Trailing P/EPrice ÷ TTM EPS | 41.81x | 27.05x |
| Forward P/EPrice ÷ next-FY EPS est. | 38.26x | 1371.31x |
| PEG RatioP/E ÷ EPS growth rate | 2.79x | — |
| EV / EBITDAEnterprise value multiple | 19.74x | — |
| Price / SalesMarket cap ÷ Revenue | 16.28x | 82.32x |
| Price / BookPrice ÷ Book value/share | 2.89x | 14.08x |
| Price / FCFMarket cap ÷ FCF | 29.09x | 176.01x |
Profitability & Efficiency
EGP delivers a 7.1% return on equity — every $100 of shareholder capital generates $7 in annual profit, vs $5 for LXP. On the Piotroski fundamental quality scale (0–9), LXP scores 7/9 vs EGP's 6/9, reflecting strong financial health.
| Metric | EGPEastGroup Propert… | LXPLXP Industrial Tr… |
|---|---|---|
| ROE (TTM)Return on equity | +7.1% | +5.2% |
| ROA (TTM)Return on assets | +4.6% | +3.0% |
| ROICReturn on invested capital | +7.3% | +0.1% |
| ROCEReturn on capital employed | +9.6% | +0.1% |
| Piotroski ScoreFundamental quality 0–9 | 6 | 7 |
| Debt / EquityFinancial leverage | 0.47x | — |
| Net DebtTotal debt minus cash | $1.5B | -$170M |
| Cash & Equiv.Liquid assets | $18M | $170M |
| Total DebtShort + long-term debt | $1.5B | $0 |
| Interest CoverageEBIT ÷ Interest expense | 12.29x | — |
Total Returns (with DRIP)
A $10,000 investment in EGP five years ago would be worth $16,201 today (with dividends reinvested), compared to $11,446 for LXP. Over the past 12 months, LXP leads with a +12.8% total return vs EGP's +7.1%. The 3-year compound annual growth rate (CAGR) favors EGP at 8.1% vs LXP's 3.4% — a key indicator of consistent wealth creation.
| Metric | EGPEastGroup Propert… | LXPLXP Industrial Tr… |
|---|---|---|
| YTD ReturnYear-to-date | +8.3% | -0.7% |
| 1-Year ReturnPast 12 months | +7.1% | +12.8% |
| 3-Year ReturnCumulative with dividends | +26.3% | +10.6% |
| 5-Year ReturnCumulative with dividends | +62.0% | +14.5% |
| 10-Year ReturnCumulative with dividends | +304.7% | +80.9% |
| CAGR (3Y)Annualised 3-year return | +8.1% | +3.4% |
Risk & Volatility
LXP is the less volatile stock with a 0.62 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 98.4% from its 52-week high vs LXP's 93.7% drawdown — a narrower gap to the peak suggests stronger recent price momentum.
| Metric | EGPEastGroup Propert… | LXPLXP Industrial Tr… |
|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 0.65x | 0.62x |
| 52-Week HighHighest price in past year | $197.95 | $52.52 |
| 52-Week LowLowest price in past year | $137.67 | $34.25 |
| % of 52W HighCurrent price vs 52-week peak | +98.4% | +93.7% |
| RSI (14)Momentum oscillator 0–100 | 63.9 | 44.9 |
| Avg Volume (50D)Average daily shares traded | 352K | 528K |
Analyst Outlook
Wall Street rates EGP as "Hold" and LXP as "Buy". Consensus price targets imply 2.9% upside for EGP (target: $200) vs -36.5% for LXP (target: $31). For income investors, EGP offers the higher dividend yield at 2.65% vs LXP's 0.57%.
| Metric | EGPEastGroup Propert… | LXPLXP Industrial Tr… |
|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Hold | Buy |
| Price TargetConsensus 12-month target | $200.38 | $31.25 |
| # AnalystsCovering analysts | 33 | 15 |
| Dividend YieldAnnual dividend ÷ price | +2.7% | +0.6% |
| Dividend StreakConsecutive years of raises | 6 | 0 |
| Dividend / ShareAnnual DPS | $5.17 | $0.28 |
| 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 | Mar 26 | Change |
|---|---|---|---|
| EastGroup Propertie… (EGP) | 100 | 148.12 | +48.1% |
| LXP Industrial Trust (LXP) | 100 | 88.13 | -11.9% |
EastGroup Propertie… (EGP) returned +62% over 5 years vs LXP Industrial Trust (LXP)'s +14%. A $10,000 investment in EGP 5 years ago would be worth $16,201 today (including dividends reinvested).
Chart 2Revenue Growth — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| EastGroup Propertie… (EGP) | $253M | $639M | +152.3% |
| LXP Industrial Trust (LXP) | $429M | $350M | -18.5% |
LXP Industrial Trust's revenue grew from $429M (2016) to $350M (2025) — a -2.2% CAGR.
Chart 3Net Margin Trend — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| EastGroup Propertie… (EGP) | 37.7% | 35.7% | -5.5% |
| LXP Industrial Trust (LXP) | 22.3% | 30.4% | +36.5% |
LXP Industrial Trust's net margin went from 22% (2016) to 30% (2025).
Chart 4P/E Ratio History — 9 Years
| Stock | 2017 | 2025 | Change |
|---|---|---|---|
| EastGroup Propertie… (EGP) | 36.2 | 34.4 | -5.0% |
| LXP Industrial Trust (LXP) | 29.2 | 27.2 | -6.8% |
EastGroup Properties, Inc. has traded in a 34x–58x P/E range over 8 years; current trailing P/E is ~42x. LXP Industrial Trust has traded in a 9x–121x P/E range over 9 years; current trailing P/E is ~27x.
Chart 5EPS Growth — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| EastGroup Propertie… (EGP) | 2.93 | 4.66 | +59.0% |
| LXP Industrial Trust (LXP) | 1.85 | 1.82 | -1.6% |
LXP Industrial Trust's EPS grew from $1.85 (2016) to $1.82 (2025) — a -0% CAGR.
Chart 6Free Cash Flow — 5 Years
EastGroup Properties, Inc. generated $357M FCF in 2024 (+63% vs 2021). LXP Industrial Trust generated $164M FCF in 2025 (-20% vs 2021).
EGP vs LXP: Frequently Asked Questions
9 questions · data-driven answers · updated daily
01Is EGP or LXP a better buy right now?
LXP Industrial Trust (LXP) offers the better valuation at 27.0x trailing P/E (1371.3x forward), making it the more compelling value choice. Analysts rate LXP Industrial Trust (LXP) a "Buy" — based on 15 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 — EGP or LXP?
On trailing P/E, LXP Industrial Trust (LXP) is the cheapest at 27.0x versus EastGroup Properties, Inc. at 41.8x. On forward P/E, EastGroup Properties, Inc. is actually cheaper at 38.3x — notably different from the trailing picture, reflecting expected earnings growth.
03Which is the better long-term investment — EGP or LXP?
Over the past 5 years, EastGroup Properties, Inc. (EGP) delivered a total return of +62.0%, compared to +14.5% for LXP Industrial Trust (LXP). 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 +304.7% versus LXP's +80.9%. 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 — EGP or LXP?
By beta (market sensitivity over 5 years), LXP Industrial Trust (LXP) is the lower-risk stock at 0.62β versus EastGroup Properties, Inc.'s 0.65β — meaning EGP is approximately 4% more volatile than LXP relative to the S&P 500.
05Which has better profit margins — EGP or LXP?
EastGroup Properties, Inc. (EGP) is the more profitable company, earning 35.7% net margin versus 30.4% for LXP Industrial Trust — 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 0.8% for LXP. At the gross margin level — before operating expenses — LXP leads at 81.6%, 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 EGP or LXP more undervalued right now?
On forward earnings alone, EastGroup Properties, Inc. (EGP) trades at 38.3x forward P/E versus 1371.3x for LXP Industrial Trust — 1333.0x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for EGP: 2.9% to $200.38.
07Which pays a better dividend — EGP or LXP?
All stocks in this comparison pay dividends. EastGroup Properties, Inc. (EGP) offers the highest yield at 2.7%, versus 0.6% for LXP Industrial Trust (LXP).
08Is EGP or LXP 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), 2.7% yield, +304.7% 10Y return). Both have compounded well over 10 years (EGP: +304.7%, LXP: +80.9%), 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 EGP and LXP?
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. 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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