EGP

MKT CAP:$11B

EastGroup Properties, Inc.

Market Cap

$11B

Real Estate·REIT - Industrial·🇺🇸 United States·NYSE

Real Estate·REIT - Industrial·🇺🇸·NYSE

Stock Price

$200.87+$20.97 (+11.66%)

Apr 22, 2026

Company Details

EastGroup Properties, Inc. (NYSE: EGP), an S&P MidCap 400 company, is a self-administered equity real estate investment trust focused on the development, acquisition and operation of industrial properties in major Sunbelt markets throughout...

CEO

Marshall A. Loeb

IPO Date

Oct 21, 1983

Website

www.eastgroup.net

Key Metrics TTM

Revenue

$720M

+12.7% YoY

Net Income

$257M

EPS (Diluted)

$4.87

Free Cash Flow

$405M

Revenue / Share

$13.48

Gross Margin

50.4%

Operating Margin

47.0%

Net Margin

35.8%

FCF Margin

56.3%

P/S

14.8x

P/E

41.3x

Earnings Reports

FY 2025

Feb 11, 2026

$721M+13.0%EPS $4.87

Q4 2025

Feb 11, 2026

$187M+14.3%EPS $1.27

Q3 2025

Oct 23, 2025

$182M+11.8%EPS $1.26

Q2 2025

Jul 23, 2025

$177M+12.6%EPS $1.20

Q1 2025

Apr 23, 2025

$173M+12.0%EPS $1.14

Revenue & Profitability

Quarter	Revenue	Gross Profit	Operating Income
Q1 22	$113M	$82M	$77M
Q2 22	$119M	$86M	$82M
Q3 22	$126M	$91M	$87M
Q4 22	$130M	$95M	$91M
Q1 23	$135M	$99M	$93M
Q2 23	$138M	$100M	$96M
Q3 23	$144M	$104M	$100M
Q4 23	$149M	$110M	$106M
Q1 24	$154M	$111M	$104M
Q2 24	$157M	$114M	$109M
Q3 24	$163M	$119M	$113M
Q4 24	$164M	$121M	$117M
Q1 25	$173M	$126M	$118M
Q2 25	$177M	$76M	$70M
Q3 25	$182M	$80M	$74M
Q4 25	$187M	$81M	$76M

Valuation

Quarter	P/S	P/E
Q1 22	25.1x	54.9x
Q2 22	24.0x	50.1x
Q3 22	22.9x	48.5x
Q4 22	21.8x	57.1x
Q1 23	20.9x	63.6x
Q2 23	20.1x	64.6x
Q3 23	19.4x	60.5x
Q4 23	18.8x	53.0x
Q1 24	18.2x	49.6x
Q2 24	17.6x	47.0x
Q3 24	17.1x	45.7x
Q4 24	16.7x	46.7x
Q1 25	16.2x	46.5x
Q2 25	15.7x	45.0x
Q3 25	15.3x	42.8x
Q4 25	14.8x	41.3x

Operating Cash Flow

Quarter	Operating CF	Free CF
Q1 22	$82M	$72M
Q2 22	$94M	$82M
Q3 22	$100M	$91M
Q4 22	$40M	$30M
Q1 23	$93M	$78M
Q2 23	$85M	$72M
Q3 23	$121M	$108M
Q4 23	$38M	$29M
Q1 24	$117M	$102M
Q2 24	$123M	$103M
Q3 24	$123M	$109M
Q4 24	$54M	$44M
Q1 25	$134M	$114M
Q2 25	$143M	$119M
Q3 25	$139M	$120M
Q4 25	$65M	$52M

Capital Expenditures

Quarter	CapEx
Q1 22	$10M
Q2 22	$12M
Q3 22	$9M
Q4 22	$10M
Q1 23	$16M
Q2 23	$13M
Q3 23	$13M
Q4 23	$9M
Q1 24	$15M
Q2 24	$20M
Q3 24	$14M
Q4 24	$10M
Q1 25	$20M
Q2 25	$24M
Q3 25	$19M
Q4 25	$13M

CapEx

OpEx vs Revenue Growth (YoY)

Quarter	Revenue Growth	OpEx Growth
Q1 22	+15.4%	+10.4%
Q2 22	+19.1%	+12.9%
Q3 22	+20.1%	+17.3%
Q4 22	+20.9%	+18.0%
Q1 23	+19.5%	+16.8%
Q2 23	+16.3%	+14.7%
Q3 23	+14.9%	+13.2%
Q4 23	+14.9%	+10.2%
Q1 24	+14.2%	+20.1%
Q2 24	+14.2%	+15.4%
Q3 24	+12.8%	+11.7%
Q4 24	+10.0%	+9.7%
Q1 25	+12.0%	+10.3%
Q2 25	+12.6%	+118.9%
Q3 25	+11.8%	+118.2%
Q4 25	+14.3%	+134.9%

Stock-Based Compensation

Quarter	SBC ($)	% of Revenue
Q1 22	$2M	1.7%
Q2 22	$2M	2.0%
Q3 22	$2M	1.8%
Q4 22	$2M	1.4%
Q1 23	$3M	2.1%
Q2 23	$2M	1.6%
Q3 23	$2M	1.3%
Q4 23	$2M	1.4%
Q1 24	$4M	2.3%
Q2 24	$2M	1.4%
Q3 24	$3M	1.6%
Q4 24	$2M	1.3%
Q1 25	$4M	2.5%
Q2 25	$0	0.0%
Q3 25	$0	0.0%
Q4 25	$3M	1.4%

OpEx Breakdown

Quarter	G&A	S&M
Q1 22	$4M	$175.0K
Q2 22	$4M	$116.0K
Q3 22	$4M	$119.0K
Q4 22	$4M	$136.0K
Q1 23	$5M	$140.0K
Q2 23	$4M	$149.0K
Q3 23	$3M	$147.0K
Q4 23	$4M	$146.0K
Q1 24	$7M	$177.0K
Q2 24	$5M	$220.0K
Q3 24	$5M	$159.0K
Q4 24	$4M	$229.0K
Q1 25	$8M	$263.0K
Q2 25	$5M	—
Q3 25	$6M	—
Q4 25	$5M	—

War Chest

Quarter	Cash	Short-term Investments	Total
Q2 22	$6M	$0	$6M
Q3 22	$5M	$0	$5M
Q4 22	$56.0K	$0	$56.0K
Q1 23	$9M	$0	$9M
Q2 23	$1M	$0	$1M
Q3 23	$374.0K	$0	$374.0K
Q4 23	$40M	$0	$40M
Q1 24	$16M	$0	$16M
Q2 24	$39M	$0	$39M
Q3 24	$17M	$0	$17M
Q4 24	$18M	$0	$18M
Q1 25	$21M	$0	$21M
Q2 25	$33M	$0	$33M
Q3 25	$3M	$0	$3M
Q4 25	$1M	$0	$1M
Q1 26	$31M	$0	$31M

Shares Outstanding

Quarter	Shares (Diluted)	QoQ Change	YoY Change
Q1 22	41M	+0.8%	+4.0%
Q2 22	42M	+2.3%	+5.4%
Q3 22	44M	+3.0%	+7.4%
Q4 22	44M	+0.0%	+6.3%
Q1 23	44M	+0.5%	+6.0%
Q2 23	45M	+2.1%	+5.7%
Q3 23	46M	+2.4%	+5.1%
Q4 23	47M	+2.6%	+7.8%
Q1 24	48M	+2.1%	+9.4%
Q2 24	48M	+0.8%	+8.1%
Q3 24	49M	+1.4%	+7.0%
Q4 24	50M	+2.7%	+7.1%
Q1 25	52M	+3.4%	+8.5%
Q2 25	53M	+1.1%	+8.8%
Q3 25	53M	+1.3%	+8.7%
Q4 25	53M	+0.2%	+6.0%

Shares Outstanding

Revenue Per Employee

Period	Revenue/Employee	Employees
Q1 22	$1M	82
Q2 22	$1M	82
Q3 22	$2M	82
Q4 22	$1M	87
Q1 23	$2M	87
Q2 23	$2M	87
Q3 23	$2M	87
Q4 23	$2M	96
Q1 24	$2M	96
Q2 24	$2M	96
Q3 24	$2M	96
Q4 24	$2M	101
Q1 25	$2M	101
Q2 25	$2M	101
Q3 25	$2M	101
Q4 25	$2M	103

Revenue / Employee