EastGroup Properties, Inc. | REIT Profile
Symbol: EGP
CIK: 49600
Exchange: NYSE
Founded: 1969 (57 years)
HQ: Jackson, MS, United States
Type of REIT: Equity REIT
Listing Status: Public
Market Capitalization: Large-Cap
REIT Sector: Industrial
Internally Managed REIT
REITRating™ Score: 8.3
See EGP on Yahoo Finance
See EGP on SEC.gov
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EastGroup Properties, Inc. (NYSE: EGP), a member of the S&P Mid-Cap 400 and Russell 1000 Indexes, is a self-administered equity real estate investment trust focused on the development, acquisition and operation of industrial properties in major Sunbelt markets throughout the United States with an emphasis in the states of Florida, Texas, Arizona, California 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 15,000 to 70,000 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. The Company’s portfolio, including development projects and value-add acquisitions in lease-up and under construction, currently includes approximately 56.0 million square feet.
Stock Chart
Dividend of Trading Day 2026-05-20
Annualized Dividend: $6.2*
Dividend Yield (TTM): 3%
Annualized Dividend (TTM): $6.05
Ex-Dividend Date: 2026-03-31
Dividend Date: 2026-04-15
Dividend Frequency: Quarterly
*The forward annualized dividend and dividend yield are based on the most recent dividend value paid by the REIT. The REIT may have already announced their next upcoming dividend value, which may be different from previously paid dividend value. It is recommended to check the REIT's website and dividend announcements for the latest information on upcoming dividends and changes. This graph does not include extraordinary dividend.
Latest REIT Press Releases
- EastGroup Properties Announces First Quarter 2026 Results - Wed, 22 Apr 2026 20:07:15 UTC
- EastGroup Properties Announces 185th Consecutive Quarterly Cash Dividend - Fri, 06 Mar 2026 16:34:09 UTC
- EastGroup Properties Announces Fourth Quarter and Full Year 2025 Results - Wed, 04 Feb 2026 21:07:24 UTC
- EastGroup Properties Announces the Income Tax Treatment of its 2025 Distributions - Fri, 23 Jan 2026 21:37:08 UTC
- EastGroup Properties Announces Leadership Promotions - Tue, 16 Dec 2025 21:07:08 UTC
Funds From Operations (FFO)
FFO Amount and Payout Ratio
Below are the FFO amounts, dividends, and payout ratios for the last two quarters for EGP. Compare FFO to other REITs at REITFFO.
| Year | Quarter | Type | Amount | Dividend Paid | Payout Ratio |
|---|---|---|---|---|---|
| 2025 | Q4 | FFO | $2.15 | $1.55 | 72.09% |
| 2025 | Q3 | FFO | $2.27 | $1.55 | 68.28% |
REITNotes uses the REIT's Funds From Operation (FFO) per diluted share informed in the REIT’s Quarterly Earning Reports and its announced dividend per diluted share. For some REITs, we also display the Adjusted Funds From Operations (AFFO), Core FFO, Normalized FFO (NFFO), Modified FFO (MFFO), Operating FFO as provided by the REIT. REITNotes™ calculates the payout ratio by dividing the dividend value paid during the current quarter by the FFO declared in the previous Quarter. E.g., we divide the dividend value paid in Q3 by the FFO reported in Q2. This is because although paid in Q3, the dividend value is usually declared during the previous quarter. FFO is a non-GAAP measure recognized by the SEC and provided by the REITs as a supplemental measure of their operating performance. FFO is not meant to be an indicator of the REIT’s capacity to pay current or future dividends nor to be a substitute to the REIT's cash flow from operations. It is recommended to check the REIT's website, Earning Reports and dividend announcements for the latest and updated information. The “Payout Ratio” is calculated by dividing the “Dividends Paid” column by the “FFO Amount” column. Some REITs may have two types of FFO (eg. FFO and Modified FFO) while others may have just one type of FFO.
Dividend to FFO & Payout Ratio
REITNotes' Dividend to FFO Payout Ratio graph is based on the REIT's Funds From Operation (FFO) per diluted share informed in the REIT’s Quarterly Earning Reports and its announced dividend per diluted share. For some REITs, we also display the Adjusted Funds From Operations (AFFO), Core FFO, Normalized FFO (NFFO), Modified FFO (MFFO), Operating FFO as provided by the REIT. REITNotes™ calculates the payout ratio by dividing the dividend value paid during the current quarter by the FFO declared in the previous Quarter. E.g., we divide the dividend value paid in Q3 by the FFO reported in Q2. This is because although paid in Q3, the dividend value is usually declared during the previous quarter. FFO is a non-GAAP measure recognized by the SEC and provided by the REITs as a supplemental measure of their operating performance. FFO is not meant to be an indicator of the REIT’s capacity to pay current or future dividends nor to be a substitute to the REIT's cash flow from operations. It is recommended to check the REIT's website, Earning Reports and dividend announcements for the latest and updated information.
Stock Price to FFO & Multiples (TTM)
REITNotes' Price to FFO (P/FFO) Multiples graph is calculated by dividing the REIT’s closing stock price for the day by the Trailing Twelve Month (TTM) Funds from Operations (FFO). For some REITs we also display the Price-to-Adjusted Funds From Operations (P/AFFO), Price-to-Core FFO (P/CFFO), Price-to-Normalized FFO (P/NFFO), Price-to-Modified FFO (P/MFFO), Price-to-Operating (P/FFO), depending on the data provided in the REIT’s Quarterly Earning Reports.
As you may be familiar with, the price-to-earnings ratio (P/E ratio) is a useful tool for investors to gauge the market's valuation of a company’s stock price. The price-to-FFO ratio (or multiple) is a comparable measure used in the REIT industry that compares the REIT’s stock price to its FFO per share instead of its earnings per share (EPS).
Key Stats of Trading Day 2026-05-20
EBITDA: $480,404,000 [?]
P/E (Price-to-Earnings) Ratio: 36.79 [?]
PEG (Price/Earnings to Growth) Ratio: 8.42 [?]
Book Value: 66.64 [?]
Dividend Per Share (DPS): $6.05 [?]
Earnings Per Share (EPS): 5.50 [?]
Revenue Per Share (TTM): $13.85 [?]
Profit Margin: 39.80% [?]
Operating Margin (TTM): 40.20% [?]
Return on Equity (TTM): 8.50% [?]
Revenue (TTM): $735,380,000 [?]
Gross Profit (TTM): $539,374,000 [?]
Diluted EPS (TTM): $5.50 [?]
Quarterly Earnings Growth YOY: 55.30% [?]
Quarterly Revenue Growth YOY: 9.10% [?]
Trailing P/E: 36.79 [?]
Forward P/E: 42.02 [?]
Beta: 1.07 [?]
Price-to-Book (P/B): 3.09 [?]
Enterprise Value (EV) to Revenue: 17.16 [?]
EV to EBITDA: 23.32x [?]
Shares Outstanding: 53,755,000 [?]
52 Week High: $206.78 [?]
52 Week Low: $155.24 [?]
50 Day Moving Average: $194.41 [?]
200 Day Moving Average: $181.40 [?]
Properties Owned by EGP
Sample of REIT’s Properties. Image Source - REIT’s website
Occupancy Rate
Different REITs may report Occupancy levels in various forms/calculations. Some of the terms used to describe occupancy are Portfolio Occupancy, Weighted Average Occupancy, Ending Occupancy, Economic Occupancy, Leased Occupancy, Physical Occupancy, Pro Forma Occupancy, Same-Property Occupancy, Stabilized Portfolio Occupancy, Comparable Occupancy, Lease Rate, Percent Leased, among others. Some REITs interchange the words Occupancy and Leased while others use them to distinguish between data points. Some REITs also vary the use of the words over time through their earning reports. Therefore the information provided here is our best attempt at collecting data on occupancy/leased trends. However, it may not be accurate or comparable between different REITs.
REIT Simulation
Below is a simulation of how much money you would have made in dividends, and how much the shares would be worth had you purchased them 1 year ago for the amounts below.
| With $1,000 USD | With $500 USD | With $250 USD | With $100 USD | With $50 USD | |
|---|---|---|---|---|---|
| Initial investment | @ $171.11 per share you would have been able to buy 5 shares of EGP on 2025-05-20 costing $855.55 | @ $171.11 per share you would have been able to buy 2 shares of EGP on 2025-05-20 costing $342.22 | @ $171.11 per share you would have been able to buy 1 shares of EGP on 2025-05-20 costing $171.11 | @ $171.11 per share you would have been able to buy 0 shares of EGP on 2025-05-20 costing $0.00 | @ $171.11 per share you would have been able to buy 0 shares of EGP on 2025-05-20 costing $0.00 |
| Current worth | On 2026-05-20 these 5 shares would be worth $1,024.60 @ $204.92 | On 2026-05-20 these 2 shares would be worth $409.84 @ $204.92 | On 2026-05-20 these 1 shares would be worth $204.92 @ $204.92 | On 2026-05-20 these 0 shares would be worth $0.00 @ $204.92 | On 2026-05-20 these 0 shares would be worth $0.00 @ $204.92 |
| Dividends earned | $30.25 in dividends would have been earned since 2025-05-20 with 5 shares. | $12 in dividends would have been earned since 2025-05-20 with 2 shares. | $6.05 in dividends would have been earned since 2025-05-20 with 1 shares. | $0.00 in dividends would have been earned since 2025-05-20 with 0 shares. | $0.00 in dividends would have been earned since 2025-05-20 with 2 shares. |
| Net (gain / loss)* | 199.30 USD | 79.72 USD | 39.86 USD | 0.00 USD | 0.00 USD |
| ROI** | 23.29% | 23.29% | 23.29% | 0.00% | 0.00% |
*Net (Gains/Loss): Includes the stock price (appreciate or depreciate ) + dividends earned during period held. Stock prices based on closing price for the date. **ROI: Is based on the Net (gain/loss) divided by the initial investment value. Note: Past performance is no guarantee of future results. This is a high-level simulation and does not account for many factors such as inflation and taxes so we cannot guarantee the accuracy of this simulation.
Dividend History
Below are the most recent cash dividends paid by EGP. The percent difference from one dividend payment to the next has also been calculated for your convenience. Dividends flagged as [E] are extraordinary dividend payments.
| Symbol | Ex Date | Cash Amount | Change in Dividend | Declaration Date | Record Date | Payment Date |
|---|---|---|---|---|---|---|
| EGP | 2026-03-31 | 1.550 | --- | 2026-03-06 | 2026-03-31 | 2026-04-15 |
| EGP | 2025-12-31 | 1.550 | --- | 2025-12-12 | 2025-12-31 | 2026-01-15 |
| EGP | 2025-09-30 | 1.550 | 10.71% | 2025-08-22 | 2025-09-30 | 2025-10-15 |
| EGP | 2025-06-30 | 1.400 | --- | 2025-05-22 | 2025-06-30 | 2025-07-15 |
| EGP | 2025-03-31 | 1.400 | --- | 2025-03-07 | 2025-03-31 | 2025-04-15 |
| EGP | 2024-12-31 | 1.400 | --- | 2024-12-02 | 2024-12-31 | 2025-01-15 |
| EGP | 2024-09-30 | 1.400 | 10.24% | 2024-08-23 | 2024-09-30 | 2024-10-15 |
| EGP | 2024-06-28 | 1.270 | --- | 2024-05-23 | 2024-06-28 | 2024-07-15 |
| EGP | 2024-03-27 | 1.270 | --- | 2024-03-08 | 2024-03-28 | 2024-04-15 |
| EGP | 2023-12-28 | 1.270 | --- | 2023-12-08 | 2023-12-29 | 2024-01-12 |
| EGP | 2023-09-28 | 1.270 | 1.60% | 2023-08-25 | 2023-09-29 | 2023-10-13 |
| EGP | 2023-06-29 | 1.250 | --- | 2023-05-25 | 2023-06-30 | 2023-07-14 |
Financial Statements Overview
Balance Sheet | Quarterly
| Assets | 2026-03-31 | 2025-12-31 | QoQ |
|---|---|---|---|
| Current Assets | |||
| Cash and Cash Equivalents at Carrying Value | 31,358,000 | 0 | |
| Short-Term Investments | 0 | 0 | |
| Cash and Short Term Investments | 31,358,000 | 0 | |
| Current Net Receivables | 114,280,000 | 0 | |
| Inventory | 1,352,000 | 0 | |
| Other Current Assets | 0 | 0 | |
| Total Current Assets | 145,638,000 | 0 | 0.0% |
| Non-Current Assets | |||
| Property Plant Equipment | 0 | 0 | |
| Accumulated Depreciation Amortization PPE | 0 | 0 | |
| Long-Term Investments | 6,885,000 | 0 | |
| Investments | 0 | 0 | |
| Intangible Assets Excluding Goodwill | 37,002,000 | 0 | |
| Goodwill | 990,000 | 0 | |
| Intangible Assets | 37,002,000 | 0 | |
| Other Non-Current Assets | 0 | 0 | |
| Total Non-Current Assets | 5,338,183,000 | 0 | 0.0% |
| Total Assets | 5,490,264,000 | 0 | 0.0% |
| Liabilities | |||
| Current Liabilities | |||
| Current Accounts Payable | 7,300,000 | 0 | |
| Deferred Revenue | 0 | 0 | |
| Current Debt | 0 | 0 | |
| Short-Term Debt | 140,000,000 | 0 | |
| Current Long-Term Debt | -2,347,000 | 0 | |
| Short Long-Term Debt Total | 1,669,296,000 | 0 | |
| Other Current Liabilities | -31,382,000 | 0 | |
| Total Current Liabilities | 140,000,000 | 0 | 0.0% |
| Non-Current Liabilities | |||
| Long-Term Debt Noncurrent | 0 | 0 | |
| Long-Term Debt | 1,611,303,000 | 0 | |
| Capital Lease Obligations | 38,046,000 | 0 | |
| Other Non-Current Liabilities | 71,392,000 | 0 | |
| Total Non-Current Liabilities | 1,773,284,000 | 0 | |
| Total Liabilities | 1,913,284,000 | 0 | 0.0% |
| Shareholders' Equity | |||
| Common Stock | 5,000 | 0 | |
| Common Stock Shares Outstanding | 53,546,000 | 53,383,000 | |
| Treasury Stock | 0 | 0 | |
| Retained Earnings | -447,946,000 | 0 | |
| Total Shareholder Equity | 3,576,593,000 | 0 | 0.0% |
Amounts in USD ($)
Income Statement | Quarterly
| 2026-03-31 | 2025-12-31 | QoQ | |
|---|---|---|---|
| Total Revenue | 190,256,000 | 187,465,000 | 1.5% |
| Cost of Revenue | 161,517,000 | 49,116,000 | |
| Cost of Goods and Services Sold | 161,517,000 | 49,116,000 | |
| Gross Profit | 28,739,000 | 138,349,000 | -79.2% |
| Research and Development | 0 | 0 | |
| Selling General and Administrative | 7,616,000 | 5,109,000 | |
| Depreciation | 0 | 0 | |
| Depreciation and Amortization | 55,497,000 | 57,069,000 | |
| Operating Expenses | -47,656,000 | 5,315,000 | |
| Operating Income | 76,395,000 | 75,965,000 | 0.6% |
| EBIT (Earnings Before Interest and Tax) | 101,572,000 | 75,965,000 | |
| Investment Income Net | 0 | 0 | |
| Net Interest Income | -9,079,000 | 0 | |
| Interest Income | 0 | 0 | |
| Interest Expense | 6,948,000 | 8,713,000 | |
| Interest and Debt Expense | 0 | 0 | |
| Non Interest Income | 0 | 0 | |
| Other Non Operating Income | 0 | 0 | |
| Income Before Tax | 94,624,000 | 67,751,000 | 39.7% |
| Income Tax Expense | 0 | 0 | |
| Net Income from Continuing Operations | 94,624,000 | 0 | |
| Net Income | 94,624,000 | 67,751,000 | 39.7% |
| Comprehensive Income Net of Tax | 0 | 0 | |
| EBITDA (Earnings Before Interest, Taxes, Depreciation, and Amortization) | 157,069,000 | 133,034,000 |
Amounts in USD ($)
Cash Flow | Quarterly
| Cash Flows from Operating Activities | 2026-03-31 | 2025-12-31 | QoQ |
|---|---|---|---|
| Net Income | 94,624,000 | 67,737,000 | 39.7% |
| Depreciation, Depletion, and Amortization | 55,497,000 | 61,703,000 | |
| Change in Receivables | 0 | 0 | |
| Change in Inventory | 0 | 0 | |
| Change in Operating Assets | 0 | 0 | |
| Change in Operating Liabilities | 0 | 0 | |
| Payments for Operating Activities | 0 | 0 | |
| Proceeds from Operating Activities | 0 | 0 | |
| Profit Loss | 0 | 0 | |
| Net Cash Provided by Operating Activities | 142,346,000 | 64,748,000 | 119.8% |
| Cash Flows from Investing Activities | |||
| Capital Expenditures | 15,623,000 | 13,182,000 | |
| Net Cash Used in Investing Activities | -72,195,000 | -131,122,999 | |
| Cash Flows from Financing Activities | |||
| Proceeds from Issuance of Common Stock | 0 | 0 | |
| Proceeds from Issuance of Preferred Stock | 0 | 0 | |
| Proceeds from Issuance of Long-Term Debt | 0 | 0 | |
| Proceeds from Repurchase of Equity | 0 | 264,071,000 | |
| Proceeds from Sale of Treasury Stock | 0 | 0 | |
| Repayment of Short-Term Debt | 0 | 0 | |
| Payments for Repurchase of Common Stock | 0 | 0 | |
| Payments for Repurchase of Preferred Stock | 0 | 0 | |
| Payments for Repurchase of Equity | 0 | 0 | |
| Dividend Payout | 83,684,000 | 82,552,000 | |
| Dividend Payout - Common Stock | 83,684,000 | 82,552,000 | |
| Dividend Payout - Preferred Stock | 0 | 0 | |
| Net Cash Provided by Financing Activities | -39,800,000 | 64,400,999 | -161.8% |
| Other Items | |||
| Effect of Exchange Rate on Cash | 0 | 0 | |
| Net Increase in Cash and Cash Equivalents | 0 | 0 |
Amounts in USD ($)
REITRating™ Scorecard
Compare with other REITs | See the complete trend
| Rating | Dividend Section | Avg. Rating |
|---|---|---|
| 10 | Dividend Payment Growth: Analysis of how the REIT’s dividend payments have performed during the last three years. | 4.2 |
| 10 | Dividend Payment Consistency: Analysis of how many periods the REIT’s dividends have been paid consistently without a gap in payment. | 8.1 |
| 9 | Dividend to FFO Payout Ratio Health: Analysis of the REIT’s Dividend to FFO Payout Ratios during the last four quarters. | 8.5 |
| 10 | Dividend to FFO Payout Ratio Trend: Analysis of the REIT’s Dividend to FFO Payout Ratios trend during the last two years. | 7.6 |
| Rating | AFFO & Efficiency Section | Avg. Rating |
| 10 | FFO Trend: Analysis of the REIT’s FFO trend during the last two years. | 8.6 |
| 10 | Operating Expense Efficiency: Analysis of the REIT's Operating Expenses to its Revenues. | 9.6 |
| 10 | Operating Expense Efficiency Trend: Analysis of the trend of the REIT's Operating Expenses to its Revenue. | 8.6 |
| Rating | Leverage Section | Avg. Rating |
| Rating | Asset & Revenue Section | Avg. Rating |
| 0 | G&A Effeciency Level: Analysis of the REIT’s General and Administrative expenses in relationship to its Revenues. | 6.7 |
| 0 | G&A Effeciency Trend: Analysis of the Trend of the REIT’s General and Administrative expenses in relationship to its Revenues. | 7.2 |
| 0 | Revenues Growth: Analysis of how the REIT's Revenue has performed over the last two years. | 6.6 |
| Rating | Properties Section | Avg. Rating |
| 9 | Occupancy Health Level: Analysis of the REIT’s occupancy health level during the last four quarters. | 7.9 |
| 10 | Occupancy Trend: Analysis of the REIT’s occupancy trend over the last two years. | 8.3 |
| 10 | Tenants: Analysis of the REIT's tenant diversification, operation type, and exposure to risk. | 8.1 |
| Rating | Market Cap Section | Avg. Rating |
| 9 | Market Cap Strength: Analysis of the REIT's Market Capitalization performance, preservation and resistance in comparison to market changes. | 5.1 |
| 8.3 | Overall REITRating™ Score (See trend) | 5.1 |
REITRating is REITNote's Real Estate Investment Trust industry-specific rating and ranking system. The REIT’s score for each analysis is out of ten points, with ten being the best score and zero being the worst. A score of zero can be assigned if the REIT does not meet the criteria for that specific analysis. N/A is assigned if insufficient data is available for a particular analysis. Our REITRating logic is continuously improving, so a REIT’s rating and ranking may change over time. Important Note: REITRating is not a predictor of a REIT’s future performance, it is an evaluation of its past results. Additionally, the REITRating system is for informational purposes only and does not represent financial or investment advice or a recommendation of which REITs to acquire. Learn more.
REITProperty
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| Falcon Field | Industrial | 3110 North Greenfield Road | Mesa | AZ |
| Gilbert Crossroads | Industrial | 435 Germann Road | Gilbert | AZ |
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Last updated: 2026-05-20 - v7.2.1