EastGroup Properties, Inc.EGP
NYSE•Real Estate•REIT - Industrial
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 65.5 million square feet. EastGroup Properties, Inc. was incorporated in 1969 and is based in Ridgeland, United States.
EastGroup Properties, Inc. (EGP) reported trailing twelve months revenue of $737.14M as of March 2026, a 11.6% increase year-over-year. Quarterly revenue reached $190.26M, reflecting continued top-line momentum.
EastGroup Properties, Inc. generated $292.64M in TTM net income, with quarterly EBITDA of $131.89M. The operating margin expanded from 38.4% to 40.2%, suggesting improving cost efficiency and pricing discipline.
The spread between operating margin (40.2%) and net margin (49.7%) indicates tight cost control with minimal non-operating drag. Net margin has improved from 34.1% a year ago, signaling stronger bottom-line efficiency.
EGP trades at a P/E of 33.5x (a premium multiple) and a P/S of 13.3x. The price-to-book ratio of 2.7x reflects a moderate premium to book value.
The company generated $126.72M in free cash flow over the trailing twelve months, a 11.2% increase year-over-year, indicating cash generation ability. The balance sheet shows $5.49B in total assets with $1.61B in long-term debt against $3.58B in stockholders equity for a debt-to-equity ratio of 0.5, a conservative capital structure. Data based on the most recent quarterly reports.
Competitive analysis based on 21 quarters of fundamental data
Operating margins are stable at ~40.1%, suggesting durable pricing power and cost discipline.
ROE is positive at ~7.5% on average, adequate but below the threshold typically associated with wide moats.
Free cash flow is consistently positive and growing — a hallmark of a capital-light business that can self-fund growth.
TTM revenue has grown consistently (7 of 7 quarters up), with ~21.0% growth over the period. Strong demand durability.
Data-driven red flags and warnings across 21 quarters
Margins are stable or improving at ~40.3% — no sign of cost or pricing stress.
FCF covers net income by 1.5x on average — earnings are well-supported by cash generation.
D/E ratio is 0.5 — conservative capital structure with low financial risk.
Revenue is stable or growing over recent quarters — demand appears durable.
Free cash flow is consistently positive — the business self-funds without external capital reliance.
Shares outstanding increased 10.8% — significant dilution, likely from stock compensation or capital raises.