EastGroup Properties

EGP

REIT - Industrial · Real Estate

Price

$201.00

-0.14 (-0.07%)

Market Cap

$10.81B

Exchange

New York Stock Exchange

Winston Score

Winston is curious

A decent business — some strong pillars, some weaker.

Data as of Aug 23, 2026 · filings through Jun 30, 2026

How the score breaks down

Quality

Strong

Growth

Strong

Cash Flow

Exceptional

Stability

Strong

Valuation

Mixed

Dividends

Strong

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Share count rising — dilution

+32.2% over 4y

The company has issued more shares over this period, which dilutes each existing shareholder’s stake.

Diluted shares outstanding: 40.4M (2021) → 53.4M (2025)

Winston Score History

The full picture

EastGroup Properties is a real estate company that owns and rents out industrial buildings — mainly smaller warehouse and distribution facilities. Their tenants are businesses that need space to store goods and ship products to customers. They focus on the Sun Belt region of the United States, including states like Texas, Florida, Arizona, and the Carolinas.

The company makes money by collecting rent from tenants who sign multi-year leases on their properties. EastGroup owns roughly 60 million square feet of industrial space across fast-growing Sun Belt markets, which gives it an advantage because those areas have strong population growth and rising demand for warehouse space. The main growth driver is continued expansion in Sun Belt cities, where new businesses and e-commerce companies keep needing more distribution space. The main risk is that rising interest rates increase borrowing costs, which can squeeze profits and slow new development for any REIT.

Growth Profile

For growth stock investors

When traditional metrics don't capture the full picture, these are the signals growth stock investors use instead.

Revenue Growth

+9.1% YoY

YoY Growth Rate

Slow revenue growth

EPS Growth

+16.5% YoY

YoY Growth Rate

Steady EPS growth

R&D Spend

$0/ year

0.0% of revenue

Below sector average (1%)

Research and development spending

Insider Activity

1.5%ownership

→ Flat

Insider ownership roughly steady over the past year

Cash Position

Cash flow positive

$40M cash & investments

Quarterly Free Cash Flow

↑ Burn rate improving

Company generates more cash than it spends — no dilution risk from fundraising

Growth context

EastGroup Properties is growing revenue at 9% year-over-year. The Winston Score measures business quality today — these growth metrics show what could matter tomorrow.

The Winston Score above measures business quality today. Growth stocks often score lower because they invest in the future rather than maximising current profits. These metrics show what matters most for evaluating that future.

Score breakdown

Every number that matters to educated investors.

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Quality

Profit per sale

Gross Margin

73.8%

Premium pricing power — 73.8% gross margin

Profit after running costs

Operating Margin

40.8%

Excellent — 40.8% operating margin

Return on the money invested

ROCE

5.9%

Weak — 5.9% return on capital

ROIC between 5% and 15%. They earn 5 to 15 cents back per year on every dollar invested.

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Growth

Sales growth

Sales YoY

+11.3%

Steady sales growth (+11.3% YoY)

Profit growth

EPS YoY

+22.8%

Earnings growing fast (+22.8% YoY)

Healthy double-digit earnings growth — what compounders look like.

How steady the profit is

EPS Consistency

6/8 quarters

Earnings grew in most of the last 8 quarters

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Cash Flow

Profit that turns into cash

Cash Conversion

177%

Turns 177% of profit into real cash

Spare cash per sale

FCF Margin

63.2%

Converts sales into free cash efficiently (63.2%)

Free cash flow margin above 20%. Out of every $100 in sales, more than $20 is real cash they keep.

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Stability

What it owes vs what it owns

Debt / Equity

0.45

Conservative — low debt load (0.45)

Covers its interest

Interest Cover

9.44x

Comfortably covers interest (9.4x)

Interest coverage above 8. Profits cover interest many times over.

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Valuation

Price vs profit

P/E Ratio (TTM)

35.2x

Pricey — P/E 35.2

P/E over 35. The market is pricing in heavy, sustained growth.

Cheaper or dearer next year

P/E vs Forward

+1.6

GROWING

Earnings expected to grow — slightly cheaper on forward P/E

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Dividends

Dividend

Dividend Yield

2.97%

Moderate income — 2.97% yield

Standard yield zone for stable dividend payers. A meaningful piece of total return.

Dividend record

Dividend Growth

+10.7%

Dividend growing fast (10.7% YoY)

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