EastGroup Properties vs Rexford Industrial Realty
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The short version
- Rexford Industrial Realty is the larger business, with $1.0B of revenue in fiscal 2025 against $721M for EastGroup Properties.
- EastGroup Properties grew revenue faster (12.7%, against 7.1%).
- EastGroup Properties turned more of its sales into free cash flow (56.1% FCF margin, against 20.8%).
| Latest fiscal year | EGP Β· FY25 | REXR Β· FY25 |
|---|---|---|
| Size | ||
| Market cap | $10.7B | $8.7B |
| Revenue | $721M | $1.0B |
| Free cash flow | $405M | $209M |
| Net income | $258M | $212M |
| Growth | ||
| Revenue growth | 12.7% | 7.1% |
| 5-year growth | 14.7% | 24.9% |
| Share count change | 8.0% | 6.5% |
| Profitability | ||
| Gross margin | β | β |
| Operating margin | β | β |
| Net margin | 35.7% | 21.1% |
| FCF margin | 56.1% | 20.8% |
| Return on capital | β | β |
| Return on equity | 7.6% | 2.5% |
| Balance sheet | ||
| Net debt | β | $3.1B |
| Net debt / EBITDA | β | β |
| Dividends and buybacks | $303M | $648M |
| Valuation & quality | ||
| P/E | 33.7x | β |
| Piotroski F-score | β | β |
Revenue
FY16
EGP $253M
REXR $126M
FY17
EGP $274M
REXR $161M
FY18
EGP $300M
REXR $213M
FY19
EGP $331M
REXR $267M
FY20
EGP $363M
REXR $330M
FY21
EGP $410M
REXR $452M
FY22
EGP $487M
REXR $631M
FY23
EGP $571M
REXR $798M
FY24
EGP $640M
REXR $936M
FY25
EGP $721M
REXR $1.0B
EGP
REXR
Operating margin
FY16
EGP 34.5%
REXR β
FY17
EGP 34.7%
REXR β
FY18
EGP 36.1%
REXR β
FY19
EGP β
REXR β
FY20
EGP β
REXR β
FY21
EGP β
REXR β
FY22
EGP β
REXR β
FY23
EGP β
REXR β
FY24
EGP β
REXR β
FY25
EGP β
REXR β
EGP
REXR
Free cash flow
FY16
EGP $115M
REXR $24.5M
FY17
EGP $128M
REXR $34.3M
FY18
EGP $127M
REXR $44.8M
FY19
EGP $158M
REXR $92.3M
FY20
EGP $163M
REXR $104M
FY21
EGP $220M
REXR $129M
FY22
EGP $276M
REXR $193M
FY23
EGP $287M
REXR $161M
FY24
EGP $357M
REXR $106M
FY25
EGP $405M
REXR $209M
EGP
REXR
Return on capital
FY16
EGP β
REXR β
FY17
EGP β
REXR β
FY18
EGP β
REXR β
FY19
EGP β
REXR β
FY20
EGP β
REXR β
FY21
EGP β
REXR β
FY22
EGP β
REXR β
FY23
EGP β
REXR β
FY24
EGP β
REXR β
FY25
EGP β
REXR β
EGP
REXR
Each company's latest fiscal year; fiscal years end in different months. The best value in each row is highlighted where higher (or lower) is clearly better. Not investment advice.