EastGroup Properties stock
EGPNYSEEastGroup Properties, Inc., Real EstateISIN US2772761019
62Score 62 out of 100, Neutral
Price and trend
45 / 100
Price history
+10% in one yearThe chart shows daily closes over 20 years, adjusted for stock splits and without dividends. Click into the chart to set a price alert at that price.
Below the 200-day line: the price is 0.4% below it.
Since November 2026 the 50-day line has been below the 200-day line; the trend has turned down.
Normal: the price is neither overheated nor sold off (RSI 43).
The price is 11% below its 52-week high. Largest decline in 20 years: 63% (February 2007 to March 2009).
Chart figures for advanced users
- SMA 50$198.39
- Average price of the last 50 trading days, shows the short-term trend.
- SMA 200$198.80
- Average price of the last 200 trading days, shows the long-term trend.
- RSI (14)43
- Relative strength over the last 14 days on a scale from 0 to 100. Above 70 the price counts as overheated, below 30 as sharply fallen.
- MACDbelow the signal line
- Compares a fast and a slow price average. Above its signal line momentum is rising, below it momentum is fading.
- Support$175.72
- The lowest closing price of the last twelve months.
- Resistance$223.38
- The highest closing price of the last twelve months.
Snapshot
Computed from the data by fixed rules, no AI
- EastGroup Properties, Inc. belongs to the REIT (Industrial) industry (United States) and, with a market value of $10.64B, is number 4 of 17 companies in its industry on MEQIRI.
- In fiscal 2025 it reported revenue of $721.34M (up 13% year on year) and earnings of $257.42M (up 13%).
- For fiscal 2026, analysts expect on average revenue of $787.01M (up 9.1%) and adjusted earnings per share of $6.04 (up 23.8%).
Show more
- MEQIRI Score 62 out of 100 (Neutral): rank 61 of 327 in Real Estate, median 55.
- The P/E is 33.7 (REIT (Industrial) median 23.8, own median of recent years 36.6).
- For real estate investment trusts (REITs) what counts is funds from operations (FFO and AFFO). The P/E and the payout ratio of earnings say little here, because depreciation on properties depresses earnings.
- Our model puts fair value at $184.67, with the price 7% above it.
In plain words
The numbers on this page in plain words, written by an AI
Strengths
- Reliable dividendNo dividend cut for 34 years.
- Consistently profitableProfit in all 10 fiscal years from 2016 to 2025.Fundamentals 79
Weaknesses
- DilutionShare count up 36% since 2020.Capital allocation 37
- Margin fallingOperating margin 39.9%, average of the prior years 69% (to 2024).Profitability 68
Its standout strengths are growth and fundamentals, while capital allocation and valuation hold the score back.
Daily figure as of 12 Nov 2026
How the score is calculatedScore overview
Score since yesterday from 64 to 62.
Fundamentals are strong, with stable profits and strong cash generation.
Score history
The full history of up to 20 years comes with MEQIRI Pro.
See plansCrash risk low
How well MEQIRI warnsOne of the 30% with the lowest crash risk among smaller stocks.
From 2016 to 2025, 14 in 100 such stocks fell 30% or more within a year, against a group average of 23 in 100.
What lowers it
- calm price action
- solid fundamentals
Valuation
Valuation signal
Fairly valuedIn our model the price counts as cheap below $153.89 and expensive above $230.84 (uncertainty low, based on the price swings of the past year).
The two parts of the fair value come to $204.59 (cash-flow model) and $164.75 (industry comparison), and the gap between them shows how uncertain the estimate is.
Calculated with a cost of equity of 8.8%. At 9.8% the fair value would be $167.30, at 7.8% it would be $210.76.
Valuation metrics
Half from the cash-flow model, half from FFO per share times the median price to FFO of the REIT industry (17.3). For REITs, depreciation on buildings depresses earnings, so FFO counts instead of earnings, here following the industry rule (Nareit) from the filings with the SEC: gains on property sales are deducted where the company reports them in the standard items. The cash-flow model uses AFFO: operating cash flow less maintenance, estimated at 8% of revenue, and less preferred dividends. New construction and acquisitions do not count as running costs there.
Calculate with your own assumptionsCompany performance
This shows several years of history with an automatic assessment.
Revenue
In the twelve months to 30 Sep 2026, revenue rose 10.7% on the twelve months before. Revenue has grown solidly since 2006, at about 9% per year.
Margins
- Gross margin
- Operating margin
- Net margin
In fiscal 2025: gross 43%, operating 40%, net 36%. Last 12 months: net 41%.
Debt & balance sheet
latest quarterThe balance sheet is solid, with moderate debt and comfortable interest coverage.
Earnings
- Next earnings
- 3 Feb 2027in 83 days
- Last reported
- 21 Oct 2026EPS reported $1.46 (expected $1.36)above expectations
Analyst estimates
Earnings estimates have barely changed since 15 Oct 2026.
- Earnings per share
- $6.04+1.0%
- Revenue
- $787.01M+0.5%
- Earnings per share
- $5.73−1.9%
- Revenue
- $864.21M+1.2%
MEQIRI has stored the estimates since 15 Oct 2026. Until 30 days are available, the card shows the change since that day. Mean estimate according to Financial Modeling Prep. No price target and no recommendation.
Company outlook raised
Share price after the results: −1.5%FFO guidance per share raised by $0.03 to $9.59, along with higher same property growth (6.8%), higher occupancy (96.7%) and more acquisitions and development starts.
“Looking ahead to the remainder of the year, we increased the midpoint of our 2026 FFO guidance by $0.03 to $9.59 per share, which represents a 6.8% increase over 2025 actual results.”The outlook is not part of the score and not a recommendation to buy or sell.
From the earnings call on 23 Jul 2026 (fiscal Q2 2026), read by AI.
Insiders
Open-market purchases and sales by executives, board members and major holders
No open-market purchases in the last 6 months. 2 insiders sold, $421,372 in total.
Sales say less than purchases: many insiders sell on a fixed plan, for taxes or to diversify.
Source: Form 4 filings with the US Securities and Exchange Commission. Grants, option exercises, gifts and tax withholdings are hidden. Not a recommendation to buy.
What happened at EastGroup Properties
The key events of the last six months from our own data. A click takes you to the matching card.
Sector comparison
327 rated companies in Real Estate
- This company
- 62
- Sector median
- 55
Categories against the sector median
The median is the middle value: half of the companies in the sector lie above it, half below. Categories with too few comparable companies are left out.
Competitors in REIT (Industrial)
The next larger and next smaller companies by market value
- PrologisPLD $123.6B59
- Public StoragePSA $62.73B70
- Extra Space StorageEXR $33.23B63
- CubeSmartCUBE $10.13B66
- Rexford Industrial RealtyREXR $8.24B56
- LineageLINE $8.06B40
- Terreno RealtyTRNO $7.39B64
- First Industrial Realty TrustFR $7.33B60
ETFs that hold EastGroup Properties
Held by 19 ETFs on Xetra. Shown per index: the ETF with the largest weight.
| ETF | Weight | Cost | Fund size |
|---|---|---|---|
| UBS FTSE EPRA Nareit Developed Green UCITS ETF USD disCSYZ | 1.61% | 0.25% | €207.23M |
| iShares US Property Yield UCITS ETFIQQ7 | 0.92% | 0.40% | €554.91M |
| VanEck Global Real Estate UCITS ETFTRET | 0.72% | 0.25% | €475.2M |
Show 5 more
| State Street SPDR Dow Jones Global Real Estate UCITS ETF (Acc)SPY2 | 0.62% | 0.40% | €52.83M |
| iShares Developed Markets Property Yield UCITS ETFIQQ6 | 0.60% | 0.59% | €812.71M |
| HSBC FTSE EPRA NAREIT Developed UCITS ETFH4ZL | 0.54% | 0.24% | €3.36B |
| Amundi FTSE EPRA NAREIT Global UCITS ETF Dist10AJ | 0.53% | 0.24% | €603.52M |
| State Street SPDR S&P 400 U.S. Mid Cap UCITS ETF (Acc)SPY4 | 0.31% | 0.30% | €5.27B |
Holdings as reported by the funds via FMP, excluding swap ETFs (their holdings are only collateral).
Data status and sources
- Score
- Daily value of 12 Nov 2026, recalculated nightly
- Price
- Closing price of 11 Nov 2026
- Latest annual report
- Fiscal year 2025, period end 31 Dec 2025
- Source
- Financial statements, ratios and prices from Financial Modeling Prep (FMP), based on the company's reports. MEQIRI calculates the score and fair value from them.
Mandatory disclosures for this rating
- ; time horizon around 12 months
- Rated Neutral, published since 7 Nov 2026 (in the score history since 24 Jul 2026)
- Valuation signal Fairly valued since 7 Nov 2026
- End-of-day prices, metrics cached for up to 24 hours
- Score and fair value are estimates from a disclosed model. They are not facts and not a price target.
- Produced by SSM Ventures UG (haftungsbeschränkt), responsible person Sven Brostmeyer, Managing Director, automatically according to the disclosed model.
- Not investment advice. Losses up to and including a total loss are possible. Personal circumstances are not considered.