EastGroup Properties (EGP) Stock Fundamentals, Analysis & Risk Signals

Health score, price, valuation, risk signals, and key metrics at a glance.

EastGroup Properties

NYSE•Real Estate•REIT - Industrial

$195.05-2.40(-0.01%)Pre-market

Market Cap

$10.78B

P/E

34.1x

P/S

14.0x

P/B

3.0x

EastGroup Properties, Inc. a member of the S&P Mid-Cap 400 and Russell 2000 Indexes. It is a self-administered equity real estate investment trust focused on the development, acquisition and operation of industrial properties in high-growth markets throughout the United States with an emphasis in the states of Texas, Florida, California, Arizona 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 20,000 to 100,000 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. East Groups portfolio, including development projects and value-add acquisitions in lease-up and under construction, currently includes approximately 66.5 million square feet. EastGroup Properties, Inc. was incorporated in 1969 and is based in Ridgeland, United States.

How this company scores

ExcellentMetricSide Score: 80/100

Strongest: Cash & Earnings Quality (25/25); weakest: Balance Sheet & Red Flags (14/25).

Profitability21/25

Growth20/25

Balance Sheet & Red Flags14/25

Cash & Earnings Quality25/25

Strengths

Rising free cash flowStrong marginsRising earningsLow leverage

Valuation vs. 5-year range

Today's multiple positioned against its own trailing range — a visual premium/discount check.

P/E · 34.1x5y range 33.5x – 46.3x

Currently near its 20-quarter median.

P/S · 14.0x5y range 12.6x – 17.0x

Currently near its 20-quarter median.

P/B · 3.0x5y range 2.5x – 4.4x

Watch items

Data-driven signals worth keeping an eye on across the last 8 quarters

High Risk

Share Dilution

Red Flag

Shares outstanding increased 6.8% — significant dilution, likely from stock compensation or capital raises.

Price & Volume

Market Cap $10.78B

Metrics at a Glance

as of September 2026

Revenue & Profit

Revenue, EBITDA, operating income, net income, EPS, and shares

TTM Revenue: $770.49M
Q. Revenue: $199.44M
TTM EBITDA: $541.25M
TTM Op. Income: $314.07M
Q. Op. Income: $82.91M
TTM Net Income: $316.28M
Q. Net Income: $78.38M
EPS: $1.46
Shares Out.: $53.67M

$770.49M in TTM revenue grew 10.4% YoY, reaching $199.44M last quarter. TTM EBITDA of $541.25M and TTM operating income of $314.07M show growth is flowing through to the bottom line. TTM net income of $316.28M means revenue is converting into profit. Across the last 8 quarters, TTM revenue has risen for 7 consecutive quarters — an improving trend.

Margins

Gross, EBITDA, operating, and net margin trends

EBITDA Margin: 70.8%
Op. Margin: 41.6%
Net Margin: 39.3%

Op. margin of 41.6% is up 0.8% YoY — cost efficiency is improving. Net margin at 39.3% Across the last 8 quarters, operating margin has risen for 2 consecutive quarters — an improving trend.

Price Ratios

P/E, P/S, P/B, EV/EBITDA, FCF yield, and earnings yield

P/E Ratio: 34.1x
P/S Ratio: 14.0x
P/B Ratio: 3.0x

At 34.1x P/E, the stock trades above typical market levels — the market expects above-average growth. P/S of 14.0x and P/B of 3.0x provide additional context. Use the growth and margin sections to judge whether the multiple is justified. Over the past year, P/E is down 6% — an improving trend.

Assets & Liabilities

Total assets, cash, debt, book value, and leverage

Total Assets: $5.78B
Cash: $284,000
Long-Term Debt: $1.61B
Book Value: $3.57B
D/E Ratio: 0.5
Debt/EBITDA: 11.4

With $5.78B in assets and $1.61B in long-term debt, D/E is 0.5and book value is $3.57B — a conservative capital structure with a cushion to weather downturns. Across the last 6 quarters, debt/equity has risen for 3 consecutive quarters — a weakening trend.

Cash Flow

Operating cash flow, free cash flow, FCF margin, and earnings quality

Op. Cash Flow: $176.11M
TTM Free Cash Flow: $484.66M
FCF Margin: 62.9%
FCF / Net Income: 1.5

TTM FCF of $484.66M on $176.11M in operating cash flow. The FCF / Net Income ratio of 1.5x means free cash flow covers net income — earnings are backed by cash. Across the last 8 quarters, free cash flow has risen for 7 consecutive quarters — an improving trend.