EastGroup Properties, Inc.(EGP)Earnings, Financials & Key Ratios

EGP•NYSE•REIT / Real Estate

$200.40

$10.77B mkt cap·41.1× P/E·Price updated May 6, 2026

SectorReal Estate IndustryIndustrial REITs Sub-IndustryIndustrial Logistics Warehouse REITs

AboutEastGroup Properties, Inc. (NYSE: EGP), an S&P MidCap 400 company, is a self-administered equity real estate investment trust focused on the development, acquisition and operation of industrial properties in major Sunbelt markets throughout the United States with an emphasis in the states of Florida, Texas, Arizona, California and North Carolina. The Company's goal is to maximize shareholder value by being a leading provider in its markets of functional, flexible and quality business distribution space for location sensitive customers (primarily in the 15,000 to 70,000 square foot range). The Company's strategy for growth is based on ownership of premier distribution facilities generally clustered near major transportation features in supply-constrained submarkets. EastGroup's portfolio, including development projects and value-add acquisitions in lease-up and under construction, currently includes approximately 45.8 million square feet.Show more

Revenue$721M+13.0%
FFO$474M+22.0%
FFO/Share8.88+11.8%
FFO Payout63.8%-1.9%
FFO per Share8.88+11.8%
NOI Margin43.3%-40.4%
FFO Margin65.73%+8.0%
ROE7.58%-1.8%
ROA4.9%+3.2%
Debt/Assets32.25%+6.0%
Net Debt/EBITDA3.47+37.2%
Book Value/Share65.50-2.7%

Analysis→Technical→

EGP Key Insights

EastGroup Properties, Inc. (EGP) fundamental analysis — strengths, weaknesses & financial health based on data analysis

✓Strengths

✓Strong 5Y profit CAGR of 18.9%
✓FFO growing 29.7% TTM
✓Sustainable FFO payout ratio of 63.8%
✓Healthy dividend yield of 2.8%
✓Trading near 52-week high

✗Weaknesses

✗Dividend payout exceeds 100% of earnings

* These insights are generated automatically based on available financial data. Please conduct your own research before making investment decisions.

EGP Price & Volume

EastGroup Properties, Inc. (EGP) stock price & volume — 10-year historical chart

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EGP Growth Metrics

EastGroup Properties, Inc. (EGP) revenue, earnings & EPS growth — 3, 5 & 10-year CAGR

Revenue CAGR

10 Years11.87%

5 Years14.72%

3 Years13.99%

TTM12.2%

Profit CAGR

10 Years18.32%

5 Years18.89%

3 Years11.4%

TTM28.04%

EPS CAGR

10 Years12.57%

5 Years12.03%

3 Years3.76%

TTM20.35%

Return on Capital

10 Years9.42%

5 Years9.1%

3 Years8.33%

Last Year5.64%

EGP Recent Earnings

EastGroup Properties, Inc. (EGP) EPS & revenue vs analyst estimates — last 4 quarters

Full history →

●Beat EPS 9/12 qtrs (75%)●Beat Revenue 5/12 qtrs (42%)

Q2 2026Latest

Apr 22, 2026

EPS

$2.34

Est $1.22

+91.8%

Revenue

$190M

Est $191M

-0.2%

Q1 2026

Feb 4, 2026

EPS

$2.34

Est $2.33

+0.4%

Revenue

$187M

Est $185M

+1.2%

Q4 2025

Oct 23, 2025

EPS

$2.27

Est $2.28

-0.4%

Revenue

$182M

Est $185M

-1.8%

Q3 2025

Jul 23, 2025

EPS

$2.21

Est $2.20

+0.5%

Revenue

$177M

Est $180M

-1.7%

Quarter	Date	EPS (Act vs Est)	Revenue (Act vs Est)
Q2 2026Latest	Apr 22, 2026	$2.34vs $1.22+91.8%	$190Mvs $191M-0.2%
Q1 2026	Feb 4, 2026	$2.34vs $2.33+0.4%	$187Mvs $185M+1.2%
Q4 2025	Oct 23, 2025	$2.27vs $2.28-0.4%	$182Mvs $185M-1.8%
Q3 2025	Jul 23, 2025	$2.21vs $2.20+0.5%	$177Mvs $180M-1.7%

Based on last 12 quarters of dataView full earnings history →

Company	Market Cap	Stock Price	P/E Ratio (TTM)	Revenue Growth 1Y	Net Margin	Return on Equity (ROE)	FCF Yield	Debt / Equity
FRFirst Industrial Realty Trust, Inc.Direct Competitor	8.18B	61.73	33.01	8.58%	45.99%	12.35%	1.4%	0.93
REXRRexford Industrial Realty, Inc.Direct Competitor	8.44B	35.55	41.34	7.13%	21.29%	2.34%	2.47%	0.40
STAGSTAG Industrial, Inc.Direct Competitor	7.28B	38.05	26.06	10.14%	28.26%	6.8%	5.52%	0.90
LXPLXP Industrial TrustDirect Competitor	3.05B	51.76	28.44	-2.3%	27.02%	4.57%	5.37%	0.67
TRNOTerreno Realty CorporationDirect Competitor	6.74B	65.00	16.58	24.51%	84.44%	9.7%	3.09%	0.29
PLDPrologis, Inc.Product Competitor	130.26B	140.27	34.98	2.22%	36.7%	5.61%	3.77%	0.54
ILPTIndustrial Logistics Properties TrustProduct Competitor	496.66M	7.45	-7.45	1.48%	-11.93%	-5.93%	12.22%	4.69
PLYMPlymouth Industrial REIT, Inc.Product Competitor	979.23M	21.98	7.11	-0.75%	48.46%	16.78%	9.81%	1.10

Compare EGP vs Peers

EastGroup Properties, Inc. (EGP) vs competitors — business, growth, and fundamentals comparison against the closest industry rivals.

Closest Rival

vs FR

Most directly comparable listed peer for EGP.

Scale Benchmark

vs AMZN

Larger-name benchmark to compare EGP against a more recognizable public peer.

Peer Set

Compare Top 5

vs FR, REXR, STAG, LXP

EGP Income Statement

EastGroup Properties, Inc. (EGP) annual income statement — 10-year revenue, gross profit & net income history

10Y historyFree accessUpdated daily

Line item	Dec'17	Dec'18	Dec'19	Dec'20	Dec'21	Dec'22	Dec'23	Dec'24	Dec'25	TTM
Revenue	274.15M	299.02M	330.81M	363.02M	409.48M	487.02M	566.4M	638.53M	721.34M	737.14M
Revenue Growth %	8.34%	9.07%	10.63%	9.74%	12.8%	18.94%	16.3%	12.73%	12.97%	12.2%
Property Operating Expenses	80.11M	86.39M	93.27M	103.37M	115.08M	133.91M	154.03M	174.21M	408.98M	471.38M
Net Operating Income (NOI)	194.04M▲ 0%	212.62M▲ 9.6%	237.54M▲ 11.7%	259.65M▲ 9.3%	294.4M▲ 13.4%	353.11M▲ 19.9%	412.37M▲ 16.8%	464.31M▲ 12.6%	312.36M▼ 32.7%	265.76M▲ 0%
NOI Margin %	70.78%	71.11%	71.8%	71.53%	71.9%	72.5%	72.81%	72.72%	43.3%	36.05%
Operating Expenses	14.97M	13.74M	16.82M	15.06M	16.4M	16.91M	17.34M	21.4M	24.8M	-31.44M
G&A Expenses	14.97M	13.74M	16.82M	15.06M	16.4M	16.91M	17.34M	21.4M	24.8M	23.62M
EBITDA	252.09M	278.43M	311.05M	345.05M	387.83M	468.32M	541.5M	603.88M	504.29M	516.71M
EBITDA Margin %	91.95%	93.11%	94.03%	95.05%	94.72%	96.16%	95.6%	94.57%	69.91%	70.1%
Depreciation & Amortization	73.02M	79.54M	90.33M	100.46M	109.84M	132.12M	146.46M	160.97M	216.73M	219.71M
D&A / Revenue %	26.63%	26.6%	27.3%	27.67%	26.83%	27.13%	25.86%	25.21%	30.05%	29.81%
Operating Income	179.07M▲ 0%	198.89M▲ 11.1%	220.72M▲ 11.0%	244.59M▲ 10.8%	277.99M▲ 13.7%	336.2M▲ 20.9%	395.04M▲ 17.5%	442.91M▲ 12.1%	287.56M▼ 35.1%	297M▲ 0%
Operating Margin %	65.32%	66.51%	66.72%	67.38%	67.89%	69.03%	69.74%	69.36%	39.87%	40.29%
Interest Expense	34.77M	35.11M	34.46M	33.93M	32.95M	38.5M	45.05M	36.03M	32.11M	4M
Interest Coverage	2.74x	3.05x	3.37x	3.78x	4.58x	4.74x	4.97x	7.04x	8.68x	-
Non-Operating Income	83.87M	91.7M	104.72M	116.36M	127.1M	153.64M	171.08M	189.41M	8.91M	-23.49M
Pretax Income	83.59M▲ 0%	88.64M▲ 6.0%	123.34M▲ 39.2%	108.39M▼ 12.1%	157.64M▲ 45.4%	186.27M▲ 18.2%	200.55M▲ 7.7%	227.81M▲ 13.6%	257.46M▲ 13.0%	292.64M▲ 0%
Pretax Margin %	30.49%	29.64%	37.28%	29.86%	38.5%	38.25%	35.41%	35.68%	35.69%	39.7%
Income Tax	0	0	0	0	0	0	0	0	0	0
Effective Tax Rate %	0%	0%	0%	0%	0%	0%	0%	0%	0%	0%
Net Income	83.18M▲ 0%	88.51M▲ 6.4%	121.66M▲ 37.5%	108.36M▼ 10.9%	157.56M▲ 45.4%	186.18M▲ 18.2%	200.49M▲ 7.7%	227.75M▲ 13.6%	257.42M▲ 13.0%	292.62M▲ 0%
Net Margin %	30.34%	29.6%	36.78%	29.85%	38.48%	38.23%	35.4%	35.67%	35.69%	39.7%
Net Income Growth %	-12.91%	6.4%	37.46%	-10.93%	45.4%	18.17%	7.69%	13.6%	13.03%	28.04%
Funds From Operations (FFO)	156.2M▲ 0%	168.05M▲ 7.6%	211.99M▲ 26.1%	208.82M▼ 1.5%	267.4M▲ 28.1%	318.31M▲ 19.0%	346.95M▲ 9.0%	388.72M▲ 12.0%	474.15M▲ 22.0%	512.33M▲ 0%
FFO Margin %	56.98%	56.2%	64.08%	57.52%	65.3%	65.36%	61.26%	60.88%	65.73%	69.5%
FFO Growth %	-4.19%	7.59%	26.15%	-1.49%	28.05%	19.04%	9%	12.04%	21.98%	121.55%
FFO per Share	4.59	4.73	5.65	5.31	6.62	7.45	7.65	7.95	8.88	9.57
FFO Payout Ratio %	55.52%	42.42%	51.32%	57.35%	49.27%	60.93%	65.03%	65.03%	63.8%	61.09%
EPS (Diluted)	2.44▲ 0%	2.49▲ 2.0%	2.32▼ 6.8%	2.76▲ 19.0%	3.90▲ 41.3%	4.36▲ 11.8%	4.42▲ 1.4%	4.66▲ 5.4%	4.87▲ 4.5%	5.46▲ 0%
EPS Growth %	-16.72%	2.05%	-6.83%	18.97%	41.3%	11.79%	1.38%	5.43%	4.51%	20.35%
EPS (Basic)	2.45	2.50	2.32	2.77	3.91	4.37	4.43	4.67	4.88	-
Diluted Shares Outstanding	34.05M	35.51M	37.53M	39.3M	40.38M	42.71M	45.33M	48.91M	53.38M	53.55M

EGP Balance Sheet

EastGroup Properties, Inc. (EGP) balance sheet — assets, liabilities & shareholders' equity

Line item	Dec'17	Dec'18	Dec'19	Dec'20	Dec'21	Dec'22	Dec'23	Dec'24	Dec'25	TTM
Total Assets	1.95B	2.13B	2.55B	2.72B	3.22B	4.04B	4.52B	5.08B	5.43B	5.49B
Asset Growth %	6.98%	9.14%	19.44%	6.86%	18.18%	25.52%	11.98%	12.35%	6.98%	37.17%
Real Estate & Other Assets	1.88B	2.06B	2.45B	2.62B	3.1B	3.93B	4.36B	4.9B	137.3M	125.82M
PP&E (Net)	0	0	2.12M	2.13M	1.98M	2.05M	2.83M	2.23M	1.67M	0
Investment Securities	1000K	1000K	1000K	1000K	1000K	1000K	1000K	1000K	1000K	1000K
Total Current Assets	47.22M	50.09M	64.72M	73.79M	88.53M	79.11M	131.99M	124.95M	118.49M	145.64M
Cash & Equivalents	16K	374K	224K	21K	4.39M	56K	40.26M	17.53M	1.01M	31.36M
Receivables	1000K	1000K	1000K	1000K	1000K	1000K	1000K	1000K	1000K	1000K
Other Current Assets	0	0	0	0	3.86M	2.52M	745K	3.34M	0	0
Intangible Assets	12.47M	12.43M	17.63M	15.15M	18.9M	21.15M	20.37M	38.85M	37.75M	37M
Total Liabilities	1.2B	1.23B	1.34B	1.45B	1.64B	2.08B	1.91B	1.78B	1.94B	1.91B
Total Debt	1.11B	1.11B	1.2B	1.32B	1.48B	1.88B	1.7B	1.55B	1.75B	1.67B
Net Debt	1.11B	1.11B	1.2B	1.32B	1.47B	1.88B	1.66B	1.53B	1.75B	1.64B
Long-Term Debt	912.57M	911.86M	1.07B	1.19B	1.24B	1.69B	1.68B	1.51B	1.55B	1.47B
Short-Term Borrowings	195.71M	193.93M	111.39M	124.19M	207.07M	168.45M	-1.52M	-3.6M	140M	140M
Capital Lease Obligations	1.99M	0	14.19M	13.37M	24.93M	22.05M	21.64M	41.66M	62.15M	202.17M
Total Current Liabilities	270.03M	293.22M	217.27M	208.46M	333.23M	322.45M	164.89M	168.56M	140M	140M
Accounts Payable	0	0	0	2.42M	10.58M	11.01M	14.99M	10.92M	169.94M	7.3M
Deferred Revenue	9.35M	12.73M	13.86M	14.69M	16.4M	17M	20.07M	24.81M	24.89M	24.08M
Other Liabilities	17.5M	21.92M	41.08M	41.76M	41.01M	44.62M	47.7M	67.56M	158.74M	219.91M
Total Equity	751.13M▲ 0%	904.7M▲ 20.4%	1.2B▲ 32.9%	1.27B▲ 5.7%	1.57B▲ 23.7%	1.95B▲ 24.3%	2.61B▲ 33.5%	3.29B▲ 26.2%	3.5B▲ 6.2%	3.58B▲ 0%
Equity Growth %	17.02%	20.45%	32.9%	5.67%	23.69%	24.31%	33.54%	26.22%	6.2%	60.14%
Shareholders Equity	749.47M	903.06M	1.2B	1.27B	1.57B	1.95B	2.61B	3.29B	3.5B	3.58B
Minority Interest	1.66M	1.64M	1.76M	880K	1.39M	441K	307K	365K	387K	387K
Common Stock	3K	4K	4K	4K	4K	4K	5K	5K	5K	5K
Additional Paid-in Capital	1.06B	1.22B	1.51B	1.61B	1.89B	2.25B	2.95B	3.67B	3.95B	4.01B
Retained Earnings	-317.03M	-326.19M	-316.3M	-329.67M	-318.06M	-334.9M	-366.47M	-403.17M	-458.95M	-447.95M
Preferred Stock	0	0	0	0	0	0	0	0	0	0
Return on Assets (ROA)	4.4%	4.33%	5.2%	4.11%	5.31%	5.14%	4.69%	4.75%	4.9%	5.45%
Return on Equity (ROE)	11.94%	10.69%	11.55%	8.76%	11.09%	10.56%	8.79%	7.72%	7.58%	8.37%
Debt / Assets	56.84%	51.87%	47.01%	48.67%	45.93%	46.68%	37.54%	30.43%	32.25%	30.4%
Debt / Equity	1.48x	1.22x	1.00x	1.04x	0.94x	0.96x	0.65x	0.47x	0.50x	0.50x
Net Debt / EBITDA	4.40x	3.97x	3.85x	3.84x	3.80x	4.02x	3.06x	2.53x	3.47x	3.47x
Book Value per Share	22.06	25.48	32.04	32.33	38.92	45.74	57.55	67.32	65.50	66.80

EGP Cash Flow Statement

EastGroup Properties, Inc. (EGP) cash flow — operating, investing & free cash flow history

Line item	Dec'17	Dec'18	Dec'19	Dec'20	Dec'21	Dec'22	Dec'23	Dec'24	Dec'25	TTM
Cash from Operations	155.01M	164.73M	195.91M	196.28M	256.49M	316.5M	338.2M	416.59M	480.73M	480.73M
Operating CF Growth %	11.63%	6.27%	18.93%	0.19%	30.67%	23.4%	6.86%	23.18%	15.4%	56.29%
Operating CF / Revenue %	56.54%	55.09%	59.22%	54.07%	62.64%	64.99%	59.71%	65.24%	66.64%	65.22%
Net Income	83.59M	88.64M	123.34M	108.39M	157.64M	186.27M	200.49M	227.75M	257.4M	292.62M
Depreciation & Amortization	83.87M	91.7M	104.72M	116.36M	127.1M	153.64M	171.08M	189.41M	216.73M	224.34M
Stock-Based Compensation	5.52M	5.28M	6.84M	6.58M	7.51M	8.29M	8.96M	8.96M	8.96M	6.79M
Other Non-Cash Items	879K	240K	1.21M	1.57M	1.38M	-39.59M	-22.54M	-7.26M	1.12M	-26.49M
Working Capital Changes	3.3M	-6.77M	956K	-23.47M	1.73M	7.88M	-19.79M	-2.28M	-3.49M	-7.87M
Cash from Investing	-179.43M	-241.44M	-443.34M	-288.26M	-529.26M	-521.15M	-570.06M	-724.34M	-576.28M	-572.36M
Acquisitions (Net)	0	0	0	0	0	0	0	0	0	0
Purchase of Investments	-180.13M	-224.82M	-461M	-244.65M	-527M	-496.12M	-553.33M	-635.04M	-465.03M	-408.69M
Sale of Investments	42.88M	26.5M	67.65M	23.24M	44.26M	51.01M	46.57M	20.11M	6.47M	14.78M
Other Investing	-16.02M	-5.61M	-12.21M	-33.72M	-9.85M	-35.18M	-12.18M	-50.12M	-41.89M	-122.42M
Cash from Financing	23.91M	77.06M	247.28M	91.77M	277.14M	200.31M	272.06M	285.02M	79.03M	93.83M
Dividends Paid	-86.72M	-71.29M	-108.8M	-119.77M	-131.76M	-193.94M	-225.63M	-252.79M	-302.51M	-312.99M
Common Dividends	-86.72M	-71.29M	-108.8M	-119.77M	-131.76M	-193.94M	-225.63M	-252.79M	-302.51M	-312.99M
Debt Issuance (Net)	1000K	-1000K	1000K	1000K	1000K	1000K	-1000K	-1000K	1000K	988K
Share Repurchases	0	0	0	0	0	0	0	0	0	0
Other Financing	-4.53M	-5.36M	-4.35M	-6.08M	-3.81M	-29.76M	-5M	-6.16M	-2.2M	-4.18M
Net Change in Cash	-506K▲ 0%	358K▲ 170.8%	-150K▼ 141.9%	-203K▼ 35.3%	4.37M▲ 2253.7%	-4.34M▼ 199.2%	40.21M▲ 1027.1%	-22.73M▼ 156.5%	-16.52M▲ 27.3%	10.84M▲ 0%
Exchange Rate Effect	0	0	0	0	0	0	0	0	0	0
Cash at Beginning	522K	16K	374K	224K	21K	4.39M	56K	40.26M	17.53M	1.01M
Cash at End	16K	374K	224K	21K	4.39M	56K	40.26M	17.53M	1.01M	31.36M
Free Cash Flow	128.86M▲ 0%	127.23M▼ 1.3%	158.14M▲ 24.3%	163.15M▲ 3.2%	219.83M▲ 34.7%	275.65M▲ 25.4%	287.09M▲ 4.1%	357.3M▲ 24.5%	404.9M▲ 13.3%	417.71M▲ 0%
FCF Growth %	11.86%	-1.26%	24.29%	3.17%	34.74%	25.39%	4.15%	24.46%	13.32%	13.16%
FCF / Revenue %	47%	42.55%	47.8%	44.94%	53.69%	56.6%	50.69%	55.96%	56.13%	56.67%

EGP Key Ratios

EastGroup Properties, Inc. (EGP) financial ratios — P/E, ROE, debt and 30+ core market and balance-sheet ratios

Metric	2017	2018	2019	2020	2021	2022	2023	2024	2025	TTM
FFO per Share	4.59	4.73	5.65	5.31	6.62	7.45	7.65	7.95	8.88	9.57
FFO Payout Ratio	55.52%	42.42%	51.32%	57.35%	49.27%	60.93%	65.03%	65.03%	63.8%	61.09%
NOI Margin	70.78%	71.11%	71.8%	71.53%	71.9%	72.5%	72.81%	72.72%	43.3%	36.05%
Net Debt / EBITDA	4.40x	3.97x	3.85x	3.84x	3.80x	4.02x	3.06x	2.53x	3.47x	3.47x
Debt / Assets	56.84%	51.87%	47.01%	48.67%	45.93%	46.68%	37.54%	30.43%	32.25%	30.4%
Interest Coverage	2.74x	3.05x	3.37x	3.78x	4.58x	4.74x	4.97x	7.04x	8.68x	-
Book Value / Share	22.06	25.48	32.04	32.33	38.92	45.74	57.55	67.32	65.5	66.8
Revenue Growth	8.34%	9.07%	10.63%	9.74%	12.8%	18.94%	16.3%	12.73%	12.97%	12.2%

EGP SEC Filings & Documents

EastGroup Properties, Inc. (EGP) SEC filings — annual & quarterly reports (10-K, 10-Q)

8-K Announcements

Material company update

Apr 22, 2026·SEC

Material company update

Feb 4, 2026·SEC

Material company update

Dec 16, 2025·SEC

10-K Annual Reports

FY 2026

Feb 11, 2026·SEC

FY 2025

Feb 12, 2025·SEC

FY 2024

Feb 14, 2024·SEC

10-Q Quarterly Reports

FY 2026

Apr 22, 2026·SEC

FY 2025

Oct 23, 2025·SEC

FY 2025

Jul 23, 2025·SEC

EGP Frequently Asked Questions

EastGroup Properties, Inc. (EGP) stock FAQ — growth, dividends, profitability & financials explained

Growth & Financials

EastGroup Properties, Inc. (EGP) reported $737.1M in revenue for fiscal year 2025. This represents a 1754% increase from $39.8M in 1996.

EastGroup Properties, Inc. (EGP) grew revenue by 13.0% over the past year. This is steady growth.

Yes, EastGroup Properties, Inc. (EGP) is profitable, generating $292.6M in net income for fiscal year 2025 (35.7% net margin).

Dividend & Returns

Yes, EastGroup Properties, Inc. (EGP) pays a dividend with a yield of 2.83%. This makes it attractive for income-focused investors.

EastGroup Properties, Inc. (EGP) has a return on equity (ROE) of 7.6%. This is below average, suggesting room for improvement.

Industry Metrics

EastGroup Properties, Inc. (EGP) generated Funds From Operations (FFO) of $512.3M in the trailing twelve months. FFO is the primary profitability metric for REITs.

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EastGroup Properties, Inc.(EGP)Earnings, Financials & Key Ratios

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