# EastGroup Properties, Inc. (EGP)

> Source: Nexqual · https://nexqual.com/EGP · data as of 2026-10-22 20:00 UTC · cite as "Nexqual, EastGroup Properties, Inc. (EGP), nexqual.com/EGP" · informational, not investment advice.

**Price:** USD 202.7 (-0.30% on the day) · last close of Oct 22, 2026; US market pre market, not a live price. Prev close 203.3 · day 198.03–208.65 · 52w 172.17–226.71 · market cap $10.9B · NYQ

## Key facts
- Last four reported quarters (through Sep 30, 2026): revenue $770M, net income $316M (41.0% margin), free cash flow $485M (SEC filings).
- Valuation: P/E 34.5x (avg 37.5x at the last 3 fiscal year-ends), net debt $1.61B.
- 2 of 80 tracked superinvestors hold EGP (13F, Q2 2026): 0 new, 0 added, 2 reduced, 0 unchanged.
- Insider open-market sales, last ~7 months: 1 Form 4 filings, $99K; 1 not under a Rule 10b5-1 plan ($99K); 0 by opportunistic insiders, 0 by routine insiders (three-year test, Cohen, Malloy & Pomorski 2012).
- Analysts: Buy (mean 2.00 on a 1–5 scale) (20 analysts), mean target USD 226.65 (range 200–250).
- Total return with dividends: 1Y +16.8% vs S&P 500 +14.9%; 5Y +23.7% vs S&P 500 +80.3%.
- Next earnings: 2026-10-21, EPS estimate USD 1.38, revenue estimate $202M.

## Financials (SEC 10-K; TTM = last four 10-Q/10-K quarters)
| USD | FY2021 | FY2022 | FY2023 | FY2024 | FY2025 | TTM |
|---|---|---|---|---|---|---|
| Revenue | $409M | $487M | $571M | $640M | $721M | $770M |
| Net income | $158M | $186M | $201M | $228M | $257M | $316M |
| EPS (diluted) | $3.90 | $4.36 | $4.42 | $4.66 | $4.87 | — |
| Free cash flow | $220M | $276M | $287M | $357M | $405M | $485M |
| Net margin | 38.5% | 38.2% | 35.1% | 35.6% | 35.7% | 41.0% |
| Revenue growth | +12.8% | +18.9% | +17.2% | +12.2% | +12.7% | — |
| Cash + short-term investments | $4.4M | $56K | $40.3M | $17.5M | $1.0M | — |
| Total debt | — | $1.86B | $1.67B | $1.50B | — | — |
Fiscal years end Dec. EPS is split-adjusted.

## Valuation (price ÷ last four quarters, through Sep 30, 2026)
P/E 34.5x · P/S 14.2x · EV/Sales 16.2x · P/FCF 22.5x · P/B 3.0x · FCF yield 4.45% · Earnings yield 2.90% · Net debt $1.61B · EV $12.5B
P/E at fiscal year-ends: Dec 2025 36.5x, Dec 2024 34.5x, Dec 2023 41.5x.

## Superinvestors (SEC 13F-HR, Q2 2026)
2 of 80 tracked investors hold EGP. Each row is the investor's latest 13F; change is vs their prior-quarter share count.
| Investor | Firm | % of portfolio | Value | Change |
|---|---|---|---|---|
| Christopher Davis | Davis Advisors | 0.04% | $10.4M | Reduced -2.2% |
| First Eagle Investment | First Eagle Investment Management | <0.01% | $223K | Reduced -2.4% |

## Insider sales (SEC Form 4, open-market, last ~7 months)
0 of 1 under a Rule 10b5-1 trading plan (scheduled in advance). Unplanned sales were timed by the insider.
| Trade date | Insider | Role | Shares | Value | % of holdings sold | 10b5-1 plan | Insider type |
|---|---|---|---|---|---|---|---|
| 2026-06-04 | Fields David Michael | Director | 504 | $99K | 12.5% | No | Too little history (no open-market trades in 2023–2025) |
% of holdings sold = shares sold ÷ (shares sold + all holdings the insider reported on that Form 4, direct and through trusts).
Insider type follows Cohen, Malloy & Pomorski (Journal of Finance, 2012). An insider who traded the stock in the same calendar month in each of the past three years is a routine trader; one who traded in each of those years without such a pattern is an opportunistic trader. In their study, trades by opportunistic insiders predicted future returns and trades by routine insiders did not. Counts open-market purchases and sales only (SEC Form 4 codes P and S) by that insider in that company. Not investment advice.

## Analysts
Consensus Buy (mean 2.00 on a 1–5 scale), 20 analysts; mean target USD 226.65 (low 200, high 250).
Rating changes, last 120 days:
| Date | Firm | Action | Rating | Price target |
|---|---|---|---|---|
| 2026-10-12 | Piper Sandler | Target lowered | Overweight | $268 → $246 |
| 2026-10-02 | Evercore ISI Group | Target lowered | In-Line | $200 → $199 |
| 2026-09-24 | JP Morgan | Upgrade | Neutral → Overweight | $231 |
| 2026-09-21 | Evercore ISI Group | Target lowered | In-Line | $202 → $200 |
| 2026-09-14 | Evercore ISI Group | Target lowered | In-Line | $206 → $202 |
| 2026-09-01 | Wells Fargo | Target raised | Overweight | $221 → $232 |
| 2026-08-03 | RBC Capital | Target raised | Sector Perform | $208 → $220 |
| 2026-07-28 | Truist Securities | Target raised | Buy | $215 → $230 |
| 2026-07-24 | Citigroup | Target raised | Buy | $235 → $250 |
| 2026-07-24 | JP Morgan | Target raised | Neutral | $210 → $231 |
| 2026-07-23 | Evercore ISI Group | Target raised | In-Line | $197 → $206 |
| 2026-07-21 | Piper Sandler | Target raised | Overweight | $240 → $268 |

## Total return (dividends reinvested)
|  | 1Y (from 2025-10-23) | 5Y (from 2021-10-18) |
|---|---|---|
| Total return | +16.8% | +23.7% |
| S&P 500 (SPY) | +14.9% | +80.3% |
| Per year | +16.8% | +4.3% |
| Volatility (annualized) | 17.1% | 22.9% |
| Max drawdown | -13.9% (Jul 2026→Oct 2026) | -38.1% (Dec 2021→Oct 2022) |

## Peers (REIT - Industrial)
CUBE (CubeSmart) USD 40.15 +3.05% · LINE (Lineage, Inc.) USD 35.09 +2.42% · REXR (Rexford Industrial Realty, Inc.) USD 36.28 -1.41% · FR (First Industrial Realty Trust, ) USD 55.29 -6.92% · STAG (Stag Industrial, Inc.) USD 36.51 +0.14% · TRNO (Terreno Realty Corporation) USD 65.64 +0.12%

## More
Full page: https://nexqual.com/EGP · Free keyless MCP server with the same data and citations: https://mcp.nexqual.com/mcp · Guide for agents: https://nexqual.com/agents · https://nexqual.com/llms.txt

## Company outlook (8-K filed 2026-10-21)

- "Outlook for 2026, whether as a result of new information, future events or otherwise."

## Analyst estimates and revisions

| Period | EPS est. | 90d ago | Change | Revenue est. | Analysts |
|---|---|---|---|---|---|
| Current quarter (ends 2026-12-31) | $1.38 | $1.36 | +1.3% | $201.7M | 6 |
| Next quarter (ends 2027-03-31) | $1.33 | $1.27 | +5.3% | $207.4M | 4 |
| Current fiscal year (ends 2026-12-31) | $5.95 | $5.89 | +1.0% | $784.3M | 1 |
| Next fiscal year (ends 2027-12-31) | $5.68 | $5.52 | +2.8% | $852.2M | 6 |

## Options: expected move (Cboe, 15-min delayed)

| Expiration | Days | ATM IV | Expected move |
|---|---|---|---|
| 2026-11-20 | 28 | 21.5% | ±4.9% |
| 2026-12-18 | 56 | 19.6% | ±6.3% |
| 2027-03-19 | 147 | 19.7% | ±10.1% |
| 2027-06-17 | 237 | 19.0% | ±12.3% |