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Eastgroup Properties Inc
Eastgroup Properties Inc (EGP) is listed on NYSE and classified in REIT - Industrial, part of the Real Estate sector. It is headquartered in Ridgeland, United States and has 103 employees. The company is worth $10.9B and trades at 35.6x its earnings of the last twelve months; the median for its sector is 22.1x. Revenue was $721.34M in fiscal 2025, up 12.7% from the year before. Net income was $257.46M. The share price is 10.6% below its 52-week high of $226.71. It pays a dividend yielding 3.45%, and has raised its annual dividend for 14 years in a row in our records. 4 of the 38 superinvestors we track held it at the end of Q2 2026. The largest position belongs to Israel Englander (Millennium Management), at $139.1M. In that quarter, 3 of them opened or added to the position. No open-market insider trades in it were filed over the last 30 days.
Written from the data on this page: SEC filings (13F, Form 4, annual reports) and market prices.
Year by year, from the annual reports; dividends from the payments themselves.
Bars are year-end balances; lines are what happened during the year.
Major managers that reported this stock in their latest 13F.
▼ -3.6% over 5Y.
today you would have $1,157.97▲ +15.8%
Dividends reinvested, splits accounted for. Past prices say what happened, not what will.
The last 18 closed years, each at that year’s closing price and reported numbers.
| Indicator | Median | 2025 | 2024 | 2023 | 2022 | 2021 | 2020 | 2019 | 2018 | 2017 | 2016 | 2015 | 2014 | 2013 | 2012 | 2011 | 2010 | 2009 | 2008 |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Year-end price | $178.14 | $160.49 | $183.54 | $148.06 | $227.85 | $138.06 | $132.67 | $91.73 | $88.38 | $73.84 | $55.61 | $63.32 | $57.93 | $53.81 | $43.48 | $42.32 | $38.28 | $35.58 |
Seven formulas applied to the reported numbers, each with its assumption next to the result. None of them predicts a price.
Square root of 22.5 × earnings × book value. Blind to intangibles, so it undervalues software and brands.
Earnings growing 12.0% a year plus a 3.5% dividend yield. Growth capped at 25%.
Median P/E of 22.1 among peers in the sector.
Median P/E of 39.1 across this company’s own years on record.
Cash flow growing 12.0% a year for 10 years, discounted at 10%, then 2.5% forever.
This formula has no meaning here — usually a loss, negative cash flow, or a missing input.
Dividend growing 5.4% a year against a 9.1% required return, from the stock’s beta.
Companies of similar size in Real Estate, for comparison. The columns are the same ones above, in the same order.
| Stock | Price | P/E | P/B | Dividend yield | ROE | Market cap |
|---|---|---|---|---|---|---|
| BXPBXP, Inc. | $61.49 | 31.5x | 1.9x | 4.55% | 5.31% | $11.12B |
| AGNCAGNC Investment Corp. | $8.89 | 177.8x | 1.2x | 16.20% | 0.90% | $10.54B |
| AHRAmerican Healthcare REIT, Inc. | $53.40 | 78.5x | 2.8x | 1.87% | 3.95% | $11.64B |
| CPTCamden Property Trust | $102.74 |
| P/E | 39.1x | 36.6x | 34.4x | 41.5x | 34.0x | 58.4x | 50.0x | 40.9x | 36.8x | 36.2x | 25.2x | 37.3x | 41.7x | 53.6x | 47.6x | 52.4x | 62.2x | 36.8x | 27.4x |
| P/S | 10.4x | 13.2x | 13.0x | 15.4x | 13.2x | 23.0x | 15.1x | 15.6x | 11.1x | 11.2x | 9.7x | 7.7x | 9.3x | 8.9x | 8.7x | 7.0x | 6.6x | 6.0x | 5.2x |
| P/B | 3.3x | 2.7x | 2.5x | 3.4x | 3.3x | 6.0x | 4.3x | 4.3x | 3.7x | 4.1x | 3.9x | 3.2x | 3.6x | 3.5x | 3.3x | 3.0x | 2.8x | 2.3x | 2.1x |
| EPS | $4.87 | $4.66 | $4.42 | $4.36 | $3.90 | $2.76 | $3.24 | $2.49 | $2.44 | $2.93 | $1.49 | $1.52 | $1.08 | $1.13 | $0.83 | $0.68 | $1.04 | $1.30 |
| Dividend yield | 3.32% | 3.31% | 3.33% | 2.75% | 3.17% | 1.57% | 2.23% | 2.22% | 2.97% | 2.85% | 3.30% | 4.21% | 3.51% | 3.69% | 3.90% | 4.78% | 4.91% | 5.43% | 5.85% |
| Payout | 117.87% | 121.15% | 114.59% | 114.03% | 107.80% | 91.79% | 111.59% | 90.74% | 109.24% | 103.28% | 83.28% | 157.05% | 146.05% | 198.15% | 185.84% | 250.60% | 305.88% | 200.00% | 160.00% |
| Profit margin | 29.68% | 35.69% | 35.58% | 35.15% | 38.25% | 38.50% | 29.86% | 37.22% | 29.51% | 30.49% | 37.97% | 20.59% | 22.05% | 16.43% | 17.70% | 13.19% | 10.66% | 15.47% | 20.26% |
| ROE | 8.37% | 7.36% | 6.92% | 7.69% | 9.54% | 10.04% | 8.54% | 10.27% | 9.82% | 11.15% | 15.07% | 8.72% | 8.49% | 6.46% | 6.76% | 5.67% | 4.48% | 6.00% | 8.26% |
Median of the years shown; P/E years above 200x are left out.
The average of the method families that answered, not of the seven numbers: four of the seven start from the same earnings per share.
6 methods answered, across 3 families.
Room for errors in the reported numbers.
-20.9% from the average.
Models, not forecasts, and not investment advice. How each formula works →
| 33.0x |
| 2.8x |
| 4.13% |
| 7.88% |
| $11.89B |
| GLPIGaming & Leisure Properties, Inc. | $40.02 | 11.7x | 2.3x | 8.20% | 19.36% | $11.99B |
| ELSEquity Lifestyle Properties Inc | $61.17 | 30.3x | 6.8x | 3.55% | 22.34% | $12.27B |