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EastGroup Properties

EGP NYSE Industrial REITs Financials FY2016–FY2025

EastGroup Properties' revenue rose 12.7% to $721 million in fiscal 2025. Its net margin was 35.7%, up from 35.6% a year earlier. Free cash flow was $405 million, up 13.3%. It paid out $303 million in dividends and buybacks, 75% of free cash flow. The diluted share count rose 8.0%.

Last close · Oct 23, 2026

$199.02

1.8%
Value it Compare
Revenue Total sales reported in the income statement.
$721M
12.7% vs prior year
Operating margin Operating income as a share of revenue.
—
Net income Profit after all expenses, interest and tax.
$258M
13.0%
Free cash flow Cash from operations minus capital spending.
$405M
13.3%
Return on capital After-tax operating income as a share of the money invested in the business: debt plus equity, minus cash.
—
Market cap Last close times the latest diluted share count, so it is approximate.
$10.7B
Oct 23 close
P/E Last close divided by diluted earnings per share over the last four quarters.
33.7x
On $5.90 EPS (TTM)

What EastGroup Properties does

No business description yet.

Legal name
EASTGROUP PROPERTIES, INC.
Fiscal year ends
December 31, 2025
Latest annual report
—
Accession · CIK
0000049600-26-000010
0000049600

Revenue and margins

EastGroup Properties had $721M of revenue in fiscal 2025, up 12.7% on the year before.

Revenue
Revenue
Margins, % of revenue
Gross Operating Net FCF
Margins, % of revenue
Gross Operating Net FCF

Net income and earnings per share

From fiscal 2016 to 2025, diluted EPS grew 5.8% a year. Loss periods are shown in red.

Net income
Net income
Diluted EPS
Diluted EPS

Returns on capital

After-tax operating income as a share of the money invested in the business: debt plus equity, minus cash.

Return on capital, equity and assets (annual)
Return on capital Return on equity Return on assets

Cash flow

Free cash flow was $405M in fiscal 2025, 56.1% of revenue. Cash from operations minus capital spending.

Free cash flow
Free cash flow
Cash from operations vs capital spending
Cash from operations Capital spending
Cash from operations vs capital spending
Cash from operations Capital spending

Dividends, buybacks and share count

EastGroup Properties returned $303M to shareholders in fiscal 2025, 75% of free cash flow. The diluted share count rose 8.0%.

Dividends and buybacks
Dividends Buybacks
Dividends and buybacks
Dividends Buybacks
Diluted shares outstanding (annual)

Value EastGroup Properties yourself

Change the assumptions and see what they imply per share. These are models, not forecasts or price targets — the answer depends entirely on what you put in.

Discounted cash flow

Value per share

—

Adds net cash of — and divides by 52.8M diluted shares. Ten years of cash flows plus a terminal value, discounted to today.

Earnings multiple

Value per share

—

Reference multiples: today 33.7x · peers 28.1x · sector 27.8x.

Balance sheet

Cash, debt and the ratios that show how comfortably EastGroup Properties can carry it.

Cash vs debt (incl. leases)
Cash Debt
Fiscal year endFY21FY22FY23FY24FY25
Cash and short-term investments $4.4M$0.1M$40.3M$17.5M$1.0M
Total assets $3.2B$4.0B$4.5B$5.1B$5.4B
Total liabilities $1.6B$2.1B$1.9B$1.8B$1.9B
Shareholders' equity $1.6B$2.0B$2.6B$3.3B$3.5B
Net debt (− = net cash) —————

Insider trades

Open-market purchases and sales by officers, directors and 10% owners, from Form 4 filings. 'Plan' marks trades under a pre-arranged Rule 10b5-1 plan.

Bought, 12 months

$0.0M

0 insiders

Sold, 12 months

$0.4M

2 insiders

Of sales under plans

0%

$0.0M

DateInsiderTradeSharesPriceValueFiling
Jun 4, 2026 David Michael FieldsDirector Sold 504 $195.77 $0.1M Form 4
Nov 5, 2025 Richard Reid DunbarExecutive Vice President Sold 2,000 $175.00 $0.4M Form 4

Piotroski F-score

Nine pass/fail tests of profitability, funding and efficiency. 8–9 is strong, 0–2 weak.

TestFY23FY24FY25
Net income is positive ✓ ✓ ✓
Cash from operations is positive ✓ ✓ ✓
Return on assets rose ✕ ✓ ✓
Cash from operations exceeds net income ✓ ✓ ✓
Debt fell relative to assets — — —
Current ratio rose — — —
Share count didn't rise ✕ ✕ ✕
Gross margin rose — — —
Revenue rose relative to assets ✕ ✓ ✓
F-score — / 9— / 9— / 9
Accruals ratio −3.2%−3.9%−4.3%
Altman Z'' ———

Similar companies

Each company's latest fiscal year. Fiscal years end in different months, so periods don't line up exactly.

CompanyMarket capGrowthOp. marginFCF marginROICP/EF-score
EastGroup Properties EGP $10.7B 12.7% — 56.1% — 33.7x —
First Industrial Realty Trust FR $7.2B 8.6% — — — 19.8x — Compare →
STAG Industrial STAG $7.0B 10.1% — 30.6% — 28.2x — Compare →
Rexford Industrial Realty REXR $8.7B 7.1% — 20.8% — — — Compare →
CubeSmart CUBE $9.2B 5.3% — — — 28.1x — Compare →

10 years of figures

US$ millions unless stated. Hover a ratio's name for its definition.

Download CSV
Fiscal yearFY16FY17FY18FY19FY20FY21FY22FY23FY24FY25
Income statement
Revenue $253M $274M $300M $331M $363M $410M $487M $571M $640M $721M
Operating income $87.4M $95.2M $109M — — — — — — —
Interest expense $35.2M $34.8M $35.1M $34.5M $33.9M $32.9M $38.5M $48.0M $39.0M $32.1M
Net income $96.1M $83.6M $88.6M $123M $108M $158M $186M $201M $228M $258M
Diluted EPS $2.93 $2.44 $2.49 $3.24 $2.76 $3.90 $4.36 $4.42 $4.66 $4.87
Diluted shares 0.03B 0.03B 0.04B 0.04B 0.04B 0.04B 0.04B 0.05B 0.05B 0.05B
Cash flow
Cash from operations $139M $155M $165M $196M $196M $257M $317M $338M $417M $481M
Capital expenditure $23.8M $27.4M $37.5M $37.8M $33.1M $36.7M $40.9M $51.1M $59.3M $75.8M
Free cash flow $115M $128M $127M $158M $163M $220M $276M $287M $357M $405M
Depreciation and amortization $77.9M $83.9M $91.7M $105M $116M $127M $154M $171M $189M $217M
Stock-based compensation $4.6M $5.5M $5.3M $6.8M $6.6M $7.5M $8.3M $9.0M $10.5M $11.8M
Acquisitions $0.0M $0.0M $0.0M $0.0M $0.0M $0.0M $0.0M $0.0M $0.0M $0.0M
Share buybacks $0.0M $0.0M $0.0M $0.0M $0.0M $0.0M $0.0M $0.0M $0.0M $0.0M
Dividends paid $80.9M $86.7M $71.3M $109M $120M $132M $194M $226M $253M $303M
Dividends and buybacks $80.9M $86.7M $71.3M $109M $120M $132M $194M $226M $253M $303M
Balance sheet
Cash and short-term investments $0.5M $0.0M $0.4M $0.2M $0.0M $4.4M $0.1M $40.3M $17.5M $1.0M
Finance lease liabilities $0.0M $0.0M $0.0M $0.0M $0.0M $0.0M $0.0M $0.0M $0.0M $0.0M
Inventory $0.0M $0.0M $0.0M $0.0M $0.0M $0.0M $0.0M $0.0M $0.0M $0.0M
Total assets $1.8B $2.0B $2.1B $2.5B $2.7B $3.2B $4.0B $4.5B $5.1B $5.4B
Total liabilities $1.2B $1.2B $1.2B $1.3B $1.5B $1.6B $2.1B $1.9B $1.8B $1.9B
Shareholders' equity $638M $750M $903M $1.2B $1.3B $1.6B $2.0B $2.6B $3.3B $3.5B
Margins
Operating margin 34.5% 34.7% 36.1% — — — — — — —
EBITDA margin 65.3% 65.3% 66.7% — — — — — — —
Net margin 38.0% 30.5% 29.5% 37.2% 29.9% 38.5% 38.3% 35.2% 35.6% 35.7%
FCF margin 45.5% 46.6% 42.4% 47.7% 44.9% 53.7% 56.6% 50.3% 55.8% 56.1%
Returns
Return on equity 16.1% 12.1% 10.7% 11.7% 8.8% 11.1% 10.6% 8.8% 7.7% 7.6%
Return on assets 5.5% 4.4% 4.3% 5.3% 4.1% 5.3% 5.1% 4.7% 4.8% 4.9%
Growth
Revenue growth 7.7% 8.3% 9.6% 10.3% 9.6% 12.8% 18.9% 17.2% 12.2% 12.7%
Net income growth 98.6% −13.0% 6.0% 39.2% −12.1% 45.4% 18.2% 7.7% 13.6% 13.0%
EPS growth 96.6% −16.7% 2.1% 30.1% −14.8% 41.3% 11.8% 1.4% 5.4% 4.5%
FCF growth 9.6% 10.9% −0.3% 24.3% 3.2% 34.7% 25.4% 4.2% 24.5% 13.3%
Share count change 1.3% 4.4% 4.3% 5.7% 4.7% 2.8% 5.8% 6.1% 7.9% 8.0%
Financial health
Interest coverage 2.5x 2.7x 3.1x — — — — — — —
Capital allocation
Capex / revenue 9.4% 10.0% 12.5% 11.4% 9.1% 9.0% 8.4% 9.0% 9.3% 10.5%
Stock comp / revenue 1.8% 2.0% 1.8% 2.1% 1.8% 1.8% 1.7% 1.6% 1.6% 1.6%
Payouts / FCF 70.3% 68.0% 56.0% 68.8% 73.4% 59.9% 70.4% 78.6% 70.8% 74.7%
Quality scores
Accruals ratio −2.5% −3.8% −3.7% −3.1% −3.3% −3.3% −3.6% −3.2% −3.9% −4.3%

Source: SEC EDGAR XBRL filings (CIK 0000049600). Data updated October 21, 2026. Quarterly fourth quarters are the full year minus the first nine months. For information only — not investment advice. Check the original filings before relying on any figure.

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