EastGroup Properties, Inc. (EGP) Stock Analysis
Real Estate · REIT - Industrial · NYSE
EastGroup Properties, Inc. (EGP) posted $721.34M in revenue for fiscal 2025 (up 12.7% year over year), at a 35.7% net margin, and has compounded revenue about 14.7%/yr over five years, per its SEC filings.
Data last refreshed August 2, 2026 from SEC filings · how we compute this
The analyst's take on EastGroup Properties, Inc.
EastGroup Properties, Inc. has grown revenue from $253.05M to $721.34M over the last 10 fiscal years, compounding about 14.7% a year. The most recent year was up 12.7%, so growth has cooled from its longer-run pace.
Net margin sits at 35.7%.
At today's valuation the market is pricing in roughly 11.7% annual free-cash-flow growth — versus the 19.9% it actually delivered over the last five years, so the price is arguably undemanding against what it has already proven. The one thing worth a second look in the filings is share count rising (dilution).
Synthesised from EastGroup Properties, Inc.'s SEC filings — descriptive, not advice. Ask the analyst your own question →
EastGroup Properties, Inc. revenue & earnings — last 10 fiscal years
| Metric | 2016 | 2017 | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 | 2025 |
|---|---|---|---|---|---|---|---|---|---|---|
| Revenue | $253.05M | $274.15M | $300.39M | $331.39M | $363.02M | $409.48M | $487.02M | $570.59M | $640.23M | $721.34M |
| Gross profit | — | — | — | — | — | — | — | — | — | — |
| Net income | $96.09M | $83.59M | $88.64M | $123.34M | $108.39M | $157.64M | $186.18M | $200.49M | $227.75M | $257.40M |
| Net margin | 38.0% | 30.5% | 29.5% | 37.2% | 29.9% | 38.5% | 38.2% | 35.1% | 35.6% | 35.7% |
Source: EastGroup Properties, Inc. SEC filings (10-K). 18 years of history available in the interactive view.
EastGroup Properties, Inc.: 1 potential red flag in the filings
Patterns in the filed statements worth a second look — computed and cited, not AI guesswork, and not a signal to sell. The kind of thing that hides in a 10-K.
- Share count rising (dilution)Shares outstanding grew 29.3% over 4 years (41.3M → 53.3M) — existing holders' stakes are being diluted.
What growth is priced into EGP stock?
At today's market cap of $10.83B, EastGroup Properties, Inc. is priced for free-cash-flow growth of about 11.7% per year for 10 years (assuming a 10% discount rate and 2.5% terminal growth, base FCF $404.90M from the FY ending 2025-12-31). For comparison, free cash flow actually grew 19.9%/yr over the last five fiscal years and revenue 14.7%/yr, computed from its SEC filings. This is a reverse DCF — a translation of the price into a growth assumption you can judge, not a fair value and not advice. Change the assumptions yourself in the interactive view →
Explore 18 years of EastGroup Properties, Inc. financials — interactive
Full income statement, balance sheet and cash flow with CAGR and trend on every row, 48 quarters, valuation ratios, plain-English health checks, and Ask — our SEC-grounded research assistant.
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EastGroup Properties, Inc. financial history by metric
Compare EastGroup Properties, Inc. with peers
About EastGroup Properties, Inc.
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. — frequently asked questions
What is EastGroup Properties, Inc.'s revenue?
EastGroup Properties, Inc. (EGP) reported revenue of $721.34M for fiscal year 2025, up 12.7% from the prior year, according to its SEC filings.
Is EastGroup Properties, Inc. profitable?
Yes. EGP earned net income of $257.40M in fiscal 2025, a net margin of 35.7%.
What is EGP's P/E ratio?
EastGroup Properties, Inc. trades at a price-to-earnings ratio of about 36.5 based on the latest data in our nightly-refreshed cache.
How fast is EastGroup Properties, Inc. growing?
EGP's revenue grew at roughly 14.7% per year over the last five fiscal years (compound annual growth rate), computed from SEC-filed statements.
How much debt does EastGroup Properties, Inc. have?
As of fiscal year 2025, EGP carried roughly $0 in total debt (short- plus long-term borrowings), per its filed balance sheet.
What is EastGroup Properties, Inc.'s market cap?
EastGroup Properties, Inc. (EGP) has a market capitalization of about $10.83B, based on the latest data in our nightly-refreshed cache.
When does EastGroup Properties, Inc.'s fiscal year end?
EGP's fiscal year ends in December. Its most recent annual filing covers the fiscal year ending 2025-12-31.
What growth is priced into EGP stock?
At today's market cap of $10.83B, EastGroup Properties, Inc. is priced for free-cash-flow growth of about 11.7% per year for 10 years (assuming a 10% discount rate and 2.5% terminal growth, base FCF $404.90M from the FY ending 2025-12-31). For comparison, free cash flow actually grew 19.9%/yr over the last five fiscal years and revenue 14.7%/yr, computed from its SEC filings.
Where does this data come from?
All figures are computed from EastGroup Properties, Inc.'s official SEC filings (10-K and 10-Q), covering 18 years of history, refreshed nightly. stockportfolio.pro does not provide investment advice.