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EastGroup Properties, Inc. EGP | NYSE

$194.84 -$2.61 | -1.32%

SIGNAL:

Signal available — unlock to view

|2026-10-01 |F&G 29 |RSI 36.0

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Company Overview:

Market Cap: $10.46B

Trailing PE: 34.2x

FWD PE *: 35.2x

Payout Ratio (TTM): 106.0%

52-Week Range: $166.11 - $226.71

* Forward PE is based on street estimates.

10 Year EGP Performance Metrics:

Total Return (with DRIP): 251.3% (13.39% CAGR)

Total Return (no DRIP): 222.5% (12.42% CAGR)

Share Price: 164.9% (10.23% CAGR)

Yield on Cost (with DRIP): 12.62%

Total Invested: $10,000

Total Value (with DRIP): $35,126

Total Return $ (with DRIP): $25,126

Dividend Increase: 150.0% (10.08% CAGR)

Dividend Yield (FWD): 3.59% ($7.00)

EGP 10-yr Total Return ($10K invested)

1M 3M 6M YTD 1Y 3Y 5Y 10Y

EGP Share Price

1M 3M 6M YTD 1Y 3Y 5Y 10Y All

EGP Price CAGR:1Y: 13.21%2Y: 3.12%5Y: 2.89%10Y: 10.23%

EGP Dividend Charts

EGP - Dividends

EGP Dividend CAGR:1Y: 12.90%2Y: 11.80%5Y: 14.22%10Y: 10.93%

EGP - Dividend Payout Ratio

EGP Dividend Payout Ratio CAGR:1Y: -4.58%2Y: 0.02%5Y: -0.76%10Y: 9.40%

EGP - Dividend to Free Cash Flow Ratio

EGP Dividend to FCF Ratio CAGR:1Y: 79.24%2Y: 36.25%5Y: 15.46%10Y: 9.83%

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EGP Fundamentals: Earnings, Revenue, Cash Flow, Ebitda, Cash/Debt, Shares Float, etc:

EGP - Revenue

EGP Revenue CAGR:1Y: 9.05%2Y: 10.01%5Y: 14.19%10Y: 12.06%

EGP - Earnings Per Share (EPS)

EGP EPS CAGR:1Y: 16.67%2Y: 10.82%5Y: 15.20%10Y: 0.36%

EGP - Net Income

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EGP Net Income CAGR:1Y: 19.31%2Y: 16.88%5Y: 22.34%10Y: 5.57%

EGP - EBITDA

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EGP EBITDA CAGR:1Y: 14.27%2Y: 13.15%5Y: 15.99%10Y: 13.00%

EGP - Free Cash Flow

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EGP Free Cash Flow CAGR:1Y: -36.48%2Y: -14.20%5Y: 5.16%10Y: 5.16%

EGP - Free Cash Flow / Share

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EGP Free Cash Flow / Share CAGR:1Y: -37.86%2Y: -18.65%5Y: -0.81%10Y: -0.02%

EGP - Operating Income

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EGP Operating Income CAGR:1Y: 11.86%2Y: 10.43%5Y: 17.26%10Y: 13.66%

EGP - Gross Profit

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EGP Gross Profit CAGR:1Y: 88.34%2Y: 42.53%5Y: 0.00%10Y: 0.00%

EGP - Shares Outstanding

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EGP Shares Outstanding CAGR:1Y: 2.29%2Y: 5.47%5Y: 6.01%10Y: 5.19%

EGP - Share Buybacks

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EGP Share Buybacks CAGR:1Y: 0.00%2Y: 0.00%5Y: 0.00%10Y: 0.00%

EGP - Stock-Based Comp

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EGP Stock-Based Comp CAGR:1Y: 0.00%2Y: 11.56%5Y: 2.96%10Y: 17.99%

EGP - Expenses

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EGP Expenses CAGR:1Y: 246.60%2Y: 104.60%5Y: 0.00%10Y: 0.00%

EGP - Revenue vs Net Income

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EGP - EPS vs FCF / Share

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EGP - EPS vs PE Ratio

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EGP - FCF vs FCF / Share

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EGP - FCF vs Stock Based Comp

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EGP - Cash & Debt

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Revenue, EPS, Net Income & Ebitda - Estimates VS Actual:

EGP - REVENUE: Actual + Estimates

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EGP Actual Revenue CAGR:1Y: 9.05%2Y: 10.01%5Y: 14.19%10Y: 12.06%

EGP - EPS: Actual + Estimates

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EGP Actual EPS CAGR:1Y: 16.67%2Y: 10.82%5Y: 15.20%10Y: 0.36%

EGP - NET INCOME: Actual + Estimates

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EGP Actual Net Income CAGR:1Y: 19.31%2Y: 16.88%5Y: 22.34%10Y: 5.57%

EGP - EBITDA: Actual + Estimates

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EGP Actual EBITDA CAGR:1Y: 14.27%2Y: 13.15%5Y: 15.99%10Y: 13.00%

Ratios, Profit Margins & Return on Capital:

EGP - Net Profit Margin

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EGP Net Profit Margin CAGR:1Y: 9.41%2Y: 6.23%5Y: 7.13%10Y: -5.79%

EGP - Gross Profit Margin

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EGP Gross Profit Margin CAGR:1Y: 72.71%2Y: 29.55%5Y: 0.54%10Y: 0.34%

EGP - Price to Earnings

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EGP Price to Earnings CAGR:1Y: 4.00%2Y: -1.46%5Y: -9.69%10Y: 10.95%

EGP - Price To Sales Ratio

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EGP Price To Sales Ratio CAGR:1Y: 13.59%2Y: 4.79%5Y: -3.21%10Y: 4.55%

EGP - Return on Capital Employed

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EGP Return on Capital Employed CAGR:1Y: 3.31%2Y: 1.10%5Y: 2.57%10Y: 0.48%

EGP - Return on Invested Capital

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EGP Return on Invested Capital CAGR:1Y: 0.63%2Y: 1.69%5Y: 9.20%10Y: 2.77%

EGP Dividends Info:

Annual Dividend: $7

Forward Yield: 3.59%

Ex-Dividend Date: 2026-09-30

Lifetime Dividends / Share: $93.41

EGP Dividend History: Dates, Payments & Yield list

Below is a schedule of all EGP dividend payments, ex-dates, share price on the day of the payment as well as the annualized yield & forward yield

Ex-Date	Payment Date	Amount	Yield	Forward Yield	Price on Ex-Date
09/30/2026	10/15/2026	$1.750	3.55%	0%	$0.00
06/30/2026	07/15/2026	$1.550	3.06%	2.91%	$213.11
03/31/2026	04/15/2026	$1.550	3.35%	3.17%	$195.40
12/31/2025	01/15/2026	$1.550	3.48%	3.33%	$186.46
09/30/2025	10/15/2025	$1.550	3.66%	3.55%	$174.60
06/30/2025	07/15/2025	$1.400	3.35%	3.41%	$164.13
03/31/2025	04/15/2025	$1.400	3.18%	3.57%	$156.74
12/31/2024	01/15/2025	$1.400	3.49%	3.47%	$161.29
09/30/2024	10/15/2024	$1.400	3%	3.12%	$179.44
06/28/2024	07/15/2024	$1.270	2.99%	2.75%	$184.71
03/27/2024	04/15/2024	$1.270	2.85%	3.02%	$168.39
12/28/2023	01/12/2024	$1.270	2.75%	2.81%	$180.62
09/28/2023	10/13/2023	$1.270	3.06%	3.07%	$165.42
06/29/2023	07/14/2023	$1.250	2.9%	2.7%	$185.50
03/30/2023	04/14/2023	$1.250	3.08%	3.14%	$159.05
12/29/2022	01/13/2023	$1.250	3.35%	3.11%	$160.97
09/29/2022	10/14/2022	$1.250	3.55%	3.53%	$141.69
06/29/2022	07/15/2022	$1.100	2.81%	2.84%	$155.13
03/30/2022	04/14/2022	$1.100	2.14%	2.21%	$199.15
12/30/2021	01/15/2022	$1.100	1.94%	2.15%	$204.20
09/29/2021	10/15/2021	$0.900	2.14%	1.98%	$182.12
06/29/2021	07/15/2021	$0.790	1.91%	1.83%	$172.72
03/30/2021	04/15/2021	$0.790	2.18%	2.08%	$152.25
12/30/2020	01/15/2021	$0.790	2.3%	2.36%	$133.76
09/29/2020	10/15/2020	$0.790	2.44%	2.25%	$140.27
06/29/2020	07/15/2020	$0.750	2.57%	2.53%	$118.75
03/30/2020	04/15/2020	$0.750	2.87%	2.82%	$106.36
12/27/2019	01/15/2020	$0.750	2.28%	2.24%	$134.00
09/27/2019	10/15/2019	$0.750	2.4%	2.37%	$126.60
06/27/2019	07/15/2019	$0.720	2.53%	2.43%	$118.48
03/28/2019	04/15/2019	$0.720	2.56%	2.56%	$112.71
12/28/2018	01/15/2019	$0.720	3.17%	3.02%	$95.45
09/27/2018	10/15/2018	$0.720	3.09%	3.17%	$90.91
06/19/2018	06/29/2018	$0.640	2.73%	2.68%	$95.56
03/20/2018	03/30/2018	$0.640	3.08%	3.16%	$80.99
12/14/2017	12/29/2017	$0.640	2.84%	2.9%	$88.38
09/14/2017	09/29/2017	$0.640	2.82%	2.91%	$88.12
06/14/2017	06/30/2017	$0.620	2.89%	2.96%	$83.80
03/20/2017	03/31/2017	$0.620	3.42%	3.37%	$73.53
12/14/2016	12/30/2016	$0.620	3.49%	3.36%	$73.84
09/15/2016	09/30/2016	$0.620	3.58%	3.37%	$73.56
06/15/2016	06/30/2016	$0.600	3.58%	3.48%	$68.92
03/21/2016	03/31/2016	$0.600	4.19%	3.98%	$60.37
12/16/2015	12/31/2015	$0.600	4.24%	4.32%	$55.61
09/16/2015	09/30/2015	$0.600	4.47%	4.43%	$54.18
06/17/2015	06/30/2015	$0.570	3.98%	4.05%	$56.23
03/18/2015	03/31/2015	$0.570	3.87%	3.79%	$60.14
12/17/2014	12/31/2014	$0.570	3.59%	3.6%	$63.32
09/17/2014	09/30/2014	$0.570	3.69%	3.76%	$60.59
06/18/2014	06/30/2014	$0.540	3.39%	3.36%	$64.23
03/19/2014	03/31/2014	$0.540	3.45%	3.43%	$62.91
12/18/2013	12/31/2013	$0.540	3.7%	3.73%	$57.93
09/17/2013	09/30/2013	$0.540	3.72%	3.65%	$59.21
06/12/2013	06/28/2013	$0.530	3.83%	3.77%	$56.27
03/18/2013	03/28/2013	$0.530	3.69%	3.64%	$58.20
12/14/2012	12/31/2012	$0.530	4.09%	3.94%	$53.81
09/14/2012	09/28/2012	$0.530	3.82%	3.98%	$53.20
06/13/2012	06/29/2012	$0.520	4.23%	3.9%	$53.30
03/15/2012	03/30/2012	$0.520	4.18%	4.14%	$50.22
12/14/2011	12/30/2011	$0.520	5.12%	4.78%	$43.48
09/14/2011	09/30/2011	$0.520	5.24%	5.45%	$38.14
06/15/2011	06/30/2011	$0.520	5.02%	4.89%	$42.51
03/16/2011	03/31/2011	$0.520	5.06%	4.73%	$43.97
12/15/2010	12/30/2010	$0.520	5.02%	4.9%	$42.46
09/15/2010	09/30/2010	$0.520	5.54%	5.56%	$37.38
06/16/2010	06/30/2010	$0.520	5.6%	5.85%	$35.58
03/17/2010	03/31/2010	$0.520	5.39%	5.51%	$37.74
12/16/2009	12/31/2009	$0.520	5.42%	5.43%	$38.28
09/16/2009	09/30/2009	$0.520	5.12%	5.44%	$38.22
06/17/2009	06/30/2009	$0.520	6.49%	6.3%	$33.02
03/18/2009	03/31/2009	$0.520	7.5%	7.41%	$28.07
12/17/2008	12/31/2008	$0.520	6.11%	5.85%	$35.58
09/17/2008	09/30/2008	$0.520	4.56%	4.29%	$48.54
06/18/2008	06/30/2008	$0.520	4.75%	4.85%	$42.90
03/18/2008	03/31/2008	$0.520	4.6%	4.48%	$46.46
12/14/2007	12/31/2007	$0.500	4.75%	4.78%	$41.85
09/14/2007	09/28/2007	$0.500	4.75%	4.42%	$45.26
06/13/2007	06/29/2007	$0.500	4.35%	4.56%	$43.82
03/16/2007	03/30/2007	$0.500	3.82%	3.92%	$51.03
12/14/2006	12/29/2006	$0.490	3.61%	3.66%	$53.56
09/18/2006	09/30/2006	$0.490	4%	3.97%	$49.36
06/15/2006	06/30/2006	$0.490	4.32%	4.2%	$46.68
03/23/2006	03/31/2006	$0.490	4.19%	4.13%	$47.44
12/19/2005	12/30/2005	$0.485	4.28%	4.3%	$45.16
09/19/2005	09/30/2005	$0.485	4.56%	4.43%	$43.75
06/15/2005	06/30/2005	$0.485	4.53%	4.61%	$42.11
03/22/2005	03/31/2005	$0.485	5.12%	5.15%	$37.70
12/15/2004	12/30/2004	$0.480	5.16%	4.98%	$38.59
09/15/2004	09/30/2004	$0.480	5.77%	5.78%	$33.20
06/16/2004	06/30/2004	$0.480	6.15%	5.7%	$33.67
03/18/2004	03/31/2004	$0.480	5.64%	5.41%	$35.50
12/17/2003	12/30/2003	$0.475	5.88%	5.78%	$32.90
09/17/2003	09/30/2003	$0.475	6.83%	6.84%	$27.78
06/16/2003	06/30/2003	$0.475	7.05%	7.04%	$27.00
03/17/2003	03/31/2003	$0.475	7.32%	7.43%	$25.56
12/13/2002	12/27/2002	$0.470	7.46%	7.31%	$25.71
09/16/2002	09/27/2002	$0.470	7.37%	7.57%	$24.82
06/17/2002	06/28/2002	$0.470	7.53%	7.34%	$25.60
03/18/2002	03/29/2002	$0.470	7.33%	7.27%	$25.86
12/14/2001	12/28/2001	$0.450	7.75%	7.8%	$23.08
09/17/2001	09/28/2001	$0.450	8.67%	8.22%	$21.90
06/18/2001	06/29/2001	$0.450	8.42%	7.96%	$22.60
03/19/2001	03/30/2001	$0.450	7.96%	7.64%	$23.55
12/18/2000	12/29/2000	$0.410	7.21%	7.33%	$22.38
09/18/2000	09/29/2000	$0.410	7.63%	7.37%	$22.25
06/19/2000	06/30/2000	$0.380	7.13%	7.22%	$21.06
03/20/2000	03/31/2000	$0.380	7.44%	7.07%	$21.50
12/17/1999	12/30/1999	$0.380	8.94%	8.33%	$18.25
09/17/1999	09/30/1999	$0.380	8.47%	8.38%	$18.13
06/17/1999	06/30/1999	$0.360	7.11%	7.18%	$20.06
03/17/1999	03/30/1999	$0.360	8.73%	8.73%	$16.50
12/17/1998	12/30/1998	$0.360	7.63%	7.86%	$18.31
09/17/1998	09/30/1998	$0.360	8.03%	7.63%	$18.88
06/17/1998	06/30/1998	$0.340	6.78%	6.78%	$20.06
03/19/1998	03/30/1998	$0.340	6.63%	6.65%	$20.44
12/11/1997	12/30/1997	$0.340	6.27%	6.34%	$21.44
09/12/1997	09/30/1997	$0.340	6.15%	6.22%	$21.88
06/18/1997	06/30/1997	$0.330	6.64%	6.56%	$20.13
03/13/1997	03/31/1997	$0.327	6.67%	7.09%	$18.42
12/12/1996	12/27/1996	$0.327	7.33%	7.26%	$18.00
09/18/1996	09/27/1996	$0.327	8%	8.04%	$16.25
06/14/1996	06/28/1996	$0.313	8.64%	8.64%	$14.50
03/13/1996	03/29/1996	$0.313	8.26%	8.54%	$14.67
12/14/1995	12/29/1995	$0.313	8.64%	8.8%	$14.25
09/14/1995	09/29/1995	$0.313	9.34%	9.06%	$13.83
06/08/1995	06/30/1995	$0.300	9.73%	9.29%	$12.92
03/21/1995	03/31/1995	$0.300	9.47%	9.54%	$12.58
11/14/1994	12/02/1994	$0.300	10.14%	10.59%	$11.33
08/15/1994	09/02/1994	$0.287	9.05%	8.99%	$12.75
05/09/1994	06/03/1994	$0.287	8.6%	8.6%	$13.33
02/14/1994	02/28/1994	$0.287	8.82%	8.6%	$13.33
10/08/1993	10/28/1993	$0.273	7.02%	7.29%	$15.00
07/12/1993	07/30/1993	$0.253	7.6%	7.65%	$13.25
04/26/1993	05/14/1993	$0.253	8.44%	8.44%	$12.00
01/21/1993	02/10/1993	$0.253	8.94%	8.57%	$11.83
10/08/1992	10/28/1992	$0.253	10.86%	10.39%	$9.75
07/13/1992	07/31/1992	$0.253	12.67%	11.69%	$8.67
04/24/1992	05/14/1992	$0.253	11.48%	10.86%	$9.33
01/15/1992	02/05/1992	$0.253	11.58%	10.95%	$9.25
09/26/1991	10/16/1991	$0.333	14.29%	16.32%	$8.17
06/27/1991	07/17/1991	$0.333	13.23%	14.15%	$9.42
04/11/1991	05/01/1991	$0.333	11.94%	11.94%	$11.17
12/28/1990	01/23/1991	$0.333	16.5%	15.38%	$8.67
10/01/1990	10/17/1990	$0.333	16.67%	19.05%	$7.00
06/29/1990	07/18/1990	$0.333	14.29%	15.69%	$8.50
04/16/1990	05/02/1990	$0.433	14.44%	15.3%	$11.33
12/29/1989	01/24/1990	$0.433	12.76%	12.84%	$13.50
10/02/1989	10/18/1989	$0.433	11.69%	12.61%	$13.75
06/30/1989	07/19/1989	$0.433	11.13%	11.56%	$15.00
04/03/1989	04/19/1989	$0.433	11.24%	11.43%	$15.17
12/30/1988	01/25/1989	$0.433	12.1%	11.75%	$14.75
10/03/1988	10/19/1988	$0.433	10.45%	11.13%	$15.58
07/01/1988	07/20/1988	$0.433	11.31%	11.31%	$15.33
04/04/1988	04/20/1988	$0.433	12.31%	11.43%	$15.17
01/04/1988	01/27/1988	$0.433	12.68%	11.82%	$14.67
10/05/1987	10/21/1987	$0.433	9.54%	10.5%	$16.50
07/06/1987	07/22/1987	$0.433	9.37%	9.9%	$17.50
04/06/1987	04/22/1987	$0.433	8.59%	8.7%	$19.92
01/05/1987	01/28/1987	$0.633	14.07%	13.69%	$18.50

Projected Future Returns & Dividends for EGP

Based on past 10-year performance, here are EGP growth metrics:

Share price CAGR of +10.23%
Dividend CAGR of +10.93%

Using EGP CAGR metrics, we can estimate that your initial $10000 investment, over the next 10 years, should grow as follows:

	EGP (DRIP)	EGP - No DRIP
Current Price	$194.84	$194.84
Start Shares	51.32	51.32
Start Value	$10,000	$10,000

After 10 years:
Final Share Count	74.16	51.32
Dividends Payment	$4.94	$4.94
Annual Dividends	$1,465	$1,014
Yield on cost	14.65%	10.14%
Share Price	$516.08	$516.08
Total Dividends	$7,416	$5,989
Final Value	$38,272	$32,476

Estimated Future Value + Dividends - EGP

NOTE: Above numbers are our estimate based on EGP's Dividend and Price CAGR over past 10 years. These numbers should only be considered as "potential future returns"! DRIP assumes reinvesting dividends; No-DRIP assumes collecting dividends as cash.

We cannot guarantee that your actual returns will meet these estimates.

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Company Info

EastGroup Properties, Inc. (EGP) had its IPO on 1983-10-21, and is traded on NYSE stock exchange.

EastGroup Properties, Inc. (NYSE: EGP), a self-administered equity real estate investment trust and an S&P MidCap 400 company, specializes in the development, acquisition, and management of industrial properties. The company concentrates its efforts within major Sunbelt markets across the United States, with a particular focus on Florida, Texas, Arizona, California, and North Carolina. Its central aim is to enhance shareholder value by serving as a leading provider of adaptable, efficient, and high-quality business distribution facilities for location-sensitive clients, generally seeking spaces between 15,000 and 70,000 square feet. EastGroup's growth strategy prioritizes ownership of prime distribution centers, strategically positioned close to key transportation networks in submarkets where supply is limited. The firm's current portfolio encompasses approximately 45.8 million square feet, including properties under development, value-add acquisitions in lease-up, and those currently under construction.

EGP website: https://www.eastgroup.net

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DCF Model — EGP

Value from:

EPS (TTM)icompany profit per share over the last 12 months

EPS Growth %ihow fast profit per share grows each of the next 5 years — prefilled with what analysts expect

EPS growth after year 5 (forever)ithe slower pace once the fast 5 years are over — only drives years 6-10 of the price path below

Exit multiple (PE in 5 yrs)iwhat buyers pay per $1 of profit in 2031 — prefilled with today’s forward PE

Desired return %/yrithe yearly return you want from buying today — the S&P has done ~14%/yr, ask for more from a single stock

FCF growth %/yr (next 5 yrs)ihow fast free cash flow grows while the company is still expanding fast

Years of fast FCF growthihow many years the fast growth lasts before the business settles down

FCF growth after year 5 (forever)ithe slow, steady pace once the company is mature — usually 2-3%, near inflation. Must stay below your target return

Risk-free rate %iwhat a 10-yr US treasury pays with zero risk — the floor any risky stock must beat

Your target return %/yrithe yearly return you want for taking this risk — rule of thumb: risk-free rate + extra for risk

FCF base ($M, TTM)ilast 12 months of free cash flow, added up from reported quarters

Include dividends in returnidividends hand you part of the return in cash, so the share price needs to climb less

Pay up to today

—

vs current price $194.84

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Cash flow & implied price by year

FCF is negative or missing for this company (common for banks) — the model discounts EPS instead.

EPS is negative or missing for this company — Simple mode uses free cash flow per share instead.

Free cash flow today

—

grows for the next years

Then mature

—

every future dollar counted back to today

Pile of today-dollars

—

÷ shares

Implied price path

Year	FCF	Implied price

Sensitivity — fair value: growth ↓ × target return →

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