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The Company EastGroup Properties, Inc., which we refer to in this Annual Report as the Company, EastGroup, we, us or our, is an internally-managed equity REIT first organized in 1969. EastGroup is focused on the development, acquisition and operation of industrial properties in high-growth markets throughout the United States, primarily in the states of Texas, Florida, California, Arizona and N…
$222.20
$1.18 (-0.53%)
EOD Jul 17, 2026
39.87% operating margin is above average. ROIC at 6.68%. Note that capital returns lag the margin, the business may be capital-intensive despite high margins.
Revenue grew 12.7%, still solid.
At 40x earnings, the current multiple leaves limited room for execution misses or growth deceleration.
40.4x earnings, 28.5x FCF. The market is pricing in years of above-average growth. If that thesis breaks, downside from multiple compression alone could be 30%+. This is a stock where you're paying for the future, not the present.
Based on TTM earnings · Diluted shares
Profitability & Returns
Revenue (TTM)
$737M
▲ +12.7% YoY
Net Income (TTM)
$293M
▲ +13.0% YoY
Op. Margin
40.29%
ROIC
5.07%
▼ -0.2pp YoY
Cash Flow & Balance Sheet
FCF (TTM)
$418M
▲ +13.3% YoY
Op. Cash Flow (TTM)
$489M
▲ +15.4% YoY
Net Debt
$1.58B
Cash & Equiv.
$31M
5Y CAGR: +14.7%
5Y CAGR: +19.9%
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At a P/E of 40.4 and a price-to-free-cash-flow of 28.5, Eastgroup Properties (EGP) trades around a two-stage DCF intrinsic value of about $243.13 per share, so at $222.20 the stock looks around fair value (9.4% below estimated intrinsic value). A high multiple is not the same as overvalued: fast-growing, high-quality businesses can deserve a premium. See the general approach in how to tell if a stock is overvalued.
On quality, Eastgroup Properties scores 68/100 on Intrinsiqq's quality scorecard (a solid business on these measures), weighing growth, margins, returns on capital, share count, and balance-sheet strength. It currently yields about 2.6%; see dividend safety for coverage and history. All figures are computed from SEC filings; read the full methodology. This is analysis, not investment advice.
Intrinsiqq's two-stage DCF estimates an intrinsic value of about $243.13 per share for EGP, projecting its recent free cash flow forward with a growth rate that fades toward a long-run rate and discounting it back to today. Applying a 25% margin of safety gives a more conservative fair-value entry around $182.35. At today's $222.20, that puts the stock about 9.4% below estimated intrinsic value. The result is sensitive to the growth and discount-rate inputs, so it is best to run conservative, base and optimistic cases. You can adjust all of them yourself with the sliders on the DCF tab.
Eastgroup Properties scores 68 out of 100 on Intrinsiqq's quality score, a weighted blend of 8 metrics each scored 0 to 100, which makes it a solid business on these measures. Recent fundamentals include a 40.3% operating margin and a 5.1% return on invested capital. The score weighs revenue and free-cash-flow growth, operating margins, return on invested capital, share-count change, and balance-sheet strength, all computed from SEC filings, not opinion. Because valuation only means something relative to quality, the full metric-by-metric breakdown is on the quality scorecard.
Yes, Eastgroup Properties pays a regular dividend of about $5.85 per share per year (typically in quarterly installments), a yield of roughly 2.6% at the current price. That is a payout ratio of about 107.0% of earnings, so the dividend is stretched at this level. Eastgroup Properties has grown the dividend at roughly 23.1% a year over the past few years. A low headline yield is not the same as a weak dividend: what matters is how well earnings and free cash flow cover the payout and whether it is growing, not the percentage alone. For EGP's full payout history, growth streak and dividend-safety score, see the dividends tab.
That depends on valuation and quality together, not either alone. EGP currently trades around its estimated intrinsic value and scores 68/100 on quality (solid). It also yields about 2.6%. A cheap price is only a bargain if the business is durable, and a premium can be justified by genuine quality, so the two questions, "is it cheap?" and "is it good?", only make sense side by side. Read the valuation against the quality scorecard, run the DCF on your own assumptions, and decide for yourself. This is analysis from SEC filings, not investment advice.