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EastGroup Properties (EGP) Financials

EastGroup Properties logo
$202.09 +0.18 (+0.09%)
Closing price 05/29/2026 03:59 PM Eastern
Extended Trading
$201.91 -0.18 (-0.09%)
As of 04:09 AM Eastern
Extended trading is trading that happens on electronic markets outside of regular trading hours. This is a fair market value extended hours price provided by Massive. Learn more.
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Annual Income Statements for EastGroup Properties

Annual Income Statements for EastGroup Properties

This table shows EastGroup Properties' income and expenses over time, based on annual financial data. All values are USD millions unless otherwise specified.

Metric 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025
Period end date 12/31/2015 12/31/2016 12/31/2017 12/31/2018 12/31/2019 12/31/2020 12/31/2021 12/31/2022 12/31/2023 12/31/2024 12/31/2025
Net Income / (Loss) Attributable to Common Shareholders		 48 96 83 89 122 108 158 186 200 228 257
Consolidated Net Income / (Loss)		 48 96 84 89 123 108 158 186 201 228 257
Net Income / (Loss) Continuing Operations		 48 96 84 89 123 108 157 185 201 228 257
Total Pre-Tax Income 		79 87 0.00 109 117 128 190 224 249 267 290
Total Revenue		 235 253 274 300 331 363 409 487 573 643 723
Net Interest Income / (Expense)		 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Total Interest Income		 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Total Interest Expense		 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Total Non-Interest Income		 235 253 274 300 331 363 409 487 573 643 723
Other Service Charges		 0.09 0.09 0.12 1.37 0.57 0.35 0.06 0.21 6.85 5.00 3.93
Other Non-Interest Income		 235 253 274 299 331 363 409 487 566 638 719
Total Non-Interest Expense		 156 166 179 192 215 235 220 263 324 376 434
Net Occupancy & Equipment Expense		 - - - - - - 115 134 154 174 192
Other Operating Expenses		 82 88 95 100 110 118 16 17 17 21 25
Depreciation Expense		 73 78 84 92 105 116 127 154 171 189 217
Other Special Charges		 - - - - - - -39 -41 -18 -8.75 0.00
Other Gains / (Losses), net		 -31 8.72 -12 -20 6.77 -20 -33 -38 -48 -39 -32
Net Income / (Loss) Attributable to Noncontrolling Interest		 0.53 0.59 0.41 0.13 1.68 0.03 0.08 0.09 0.06 0.06 0.06
Basic Earnings per Share		 $1.49 $2.93 $2.45 $2.50 $3.25 $2.77 $3.91 $4.37 $4.43 $4.67 $4.88
Weighted Average Basic Shares Outstanding		 32.09M 32.56M 34.00M 35.44M 37.44M 39.19M 40.26M 42.60M 45.22M 48.80M 52.72M
Diluted Earnings per Share		 $1.49 $2.93 $2.44 $2.49 $3.24 $2.76 $3.90 $4.36 $4.42 $4.66 $4.87
Weighted Average Diluted Shares Outstanding		 32.20M 32.63M 34.05M 35.51M 37.53M 39.30M 40.38M 42.71M 45.33M 48.91M 52.81M
Weighted Average Basic & Diluted Shares Outstanding		 32.10M 32.60M 34M 35.40M 38.90M 39.66M 41.25M 43.55M 47.96M 52.02M 53.33M
Cash Dividends to Common per Share		 $2.34 $2.44 $2.52 $2.72 $2.94 $3.08 $3.58 $4.70 $5.04 $5.34 $5.90

Quarterly Income Statements for EastGroup Properties

This table shows EastGroup Properties' income and expenses over time, based on quarterly financial data. All values are USD millions unless otherwise specified.

Metric Q3 2023 Q4 2023 Q1 2024 Q2 2024 Q3 2024 Q4 2024 Q1 2025 Q2 2025 Q3 2025 Q4 2025 Q1 2026
Period end date 9/30/2023 12/31/2023 3/31/2024 6/30/2024 9/30/2024 12/31/2024 3/31/2025 6/30/2025 9/30/2025 12/31/2025 3/31/2026
Net Income / (Loss) Attributable to Common Shareholders		 49 63 59 55 55 59 59 63 67 68 95
Consolidated Net Income / (Loss)		 49 63 59 55 55 59 59 63 67 68 95
Net Income / (Loss) Continuing Operations		 48 64 59 55 55 59 59 63 67 68 95
Total Pre-Tax Income 		60 40 69 65 65 49 67 71 75 76 104
Total Revenue		 147 133 155 160 163 146 175 178 183 188 193
Net Interest Income / (Expense)		 0.00 -35 0.00 0.00 0.00 -19 0.00 0.00 0.00 - 0.00
Total Interest Income		 0.00 - 0.00 0.00 0.00 - 0.00 0.00 0.00 - 0.00
Total Interest Expense		 0.00 35 0.00 0.00 0.00 19 0.00 0.00 0.00 - 0.00
Total Non-Interest Income		 147 169 155 160 163 165 175 178 183 188 193
Other Service Charges		 2.15 1.81 0.92 2.28 0.60 1.73 2.32 0.58 0.49 0.54 2.45
Other Non-Interest Income		 144 149 154 157 163 164 173 177 182 187 190
Total Non-Interest Expense		 87 93 86 94 98 97 107 107 108 112 89
Net Occupancy & Equipment Expense		 41 39 43 44 44 43 47 48 48 49 51
Other Operating Expenses		 3.58 -38 6.86 4.96 5.31 -41 8.22 5.46 5.81 5.32 7.84
Depreciation Expense		 43 - 45 46 49 - 53 53 54 57 55
Other Special Charges		 0.00 - -8.75 0.00 0.00 - 0.00 0.00 0.00 - -25
Other Gains / (Losses), net		 -11 - -10 -9.83 -9.87 - -8.03 -7.69 -7.69 -8.71 -9.08
Net Income / (Loss) Attributable to Noncontrolling Interest		 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.00
Basic Earnings per Share		 $1.07 $1.37 $1.23 $1.15 $1.13 $1.16 $1.14 $1.21 $1.26 $1.27 $1.77
Weighted Average Basic Shares Outstanding		 45.66M 45.22M 47.86M 48.25M 48.86M 48.80M 51.97M 52.51M 53.16M 52.72M 53.45M
Diluted Earnings per Share		 $1.07 $1.36 $1.22 $1.14 $1.13 $1.17 $1.14 $1.20 $1.26 $1.27 $1.77
Weighted Average Diluted Shares Outstanding		 45.79M 45.33M 47.96M 48.35M 49.00M 48.91M 52.03M 52.58M 53.26M 52.81M 53.55M
Weighted Average Basic & Diluted Shares Outstanding		 46.33M 47.96M 48.14M 48.73M 49.51M 52.02M 52.52M 53.33M 53.35M 53.33M 53.76M
Cash Dividends to Common per Share		 $1.27 - $1.27 $1.27 $1.40 - $1.40 $1.40 $1.55 - $1.55

Annual Cash Flow Statements for EastGroup Properties

This table details how cash moves in and out of EastGroup Properties' business through operations, investing, and financing, using annual figures. All values are USD millions unless otherwise specified.

Metric 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025
Period end date 12/31/2015 12/31/2016 12/31/2017 12/31/2018 12/31/2019 12/31/2020 12/31/2021 12/31/2022 12/31/2023 12/31/2024 12/31/2025
Net Change in Cash & Equivalents		 0.04 0.47 -0.51 0.36 -0.15 -0.20 4.37 -4.34 40 -23 -17
Net Cash From Operating Activities		 130 139 155 165 196 196 256 317 338 417 481
Net Cash From Continuing Operating Activities		 130 139 155 165 196 197 256 317 338 417 481
Net Income / (Loss) Continuing Operations		 48 96 84 89 123 108 158 186 201 228 257
Consolidated Net Income / (Loss)		 48 96 84 89 123 108 158 186 201 228 257
Depreciation Expense		 73 78 84 92 105 116 127 154 171 189 217
Non-Cash Adjustments to Reconcile Net Income		 3.55 -38 -16 -8.84 -33 -4.68 -30 -31 -12 1.65 12
Changes in Operating Assets and Liabilities, net		 4.81 2.85 3.30 -6.77 0.96 -23 1.73 7.89 -21 -2.28 -5.77
Net Cash From Investing Activities		 -156 -186 -179 -241 -443 -288 -529 -521 -570 -724 -576
Net Cash From Continuing Investing Activities		 -156 -186 -179 -245 -443 -288 -529 -525 -570 -724 -576
Purchase of Property, Leasehold Improvements and Equipment		 -25 -24 -27 -38 -38 -33 -37 -41 -51 -59 -76
Purchase of Investment Securities		 -135 -245 -195 -238 -470 -273 -559 -536 -578 -668 -502
Sale and/or Maturity of Investments		 5.16 79 43 23 67 22 44 51 47 20 6.47
Other Investing Activities, net		 -1.59 3.75 0.03 7.70 -2.73 -3.66 22 - 12 -17 -5.07
Net Cash From Financing Activities		 26 48 24 77 247 92 277 200 272 285 79
Net Cash From Continuing Financing Activities		 231 394 24 177 247 92 277 200 272 285 79
Issuance of Debt		 570 813 452 508 1,223 900 801 1,467 572 65 590
Issuance of Common Equity		 6.23 59 109 157 285 91 273 76 692 718 264
Repayment of Debt		 -268 -396 -446 -412 -1,147 -773 -661 -1,119 -760 -238 -468
Payment of Dividends		 -76 -81 -86 -71 -109 -120 -132 -194 -226 -253 -303
Other Financing Activities, Net		 -1.38 -2.46 -4.53 -5.36 -4.35 -6.42 -4.12 -30 -5.84 -6.67 -4.39
Cash Interest Paid		 33 34 34 33 39 42 41 47 63 57 52

Quarterly Cash Flow Statements for EastGroup Properties

This table details how cash moves in and out of EastGroup Properties' business through operations, investing, and financing, using quarterly figures. All values are USD millions unless otherwise specified.

Metric Q3 2023 Q4 2023 Q1 2024 Q2 2024 Q3 2024 Q4 2024 Q1 2025 Q2 2025 Q3 2025 Q4 2025 Q1 2026
Period end date 9/30/2023 12/31/2023 3/31/2024 6/30/2024 9/30/2024 12/31/2024 3/31/2025 6/30/2025 9/30/2025 12/31/2025 3/31/2026
Net Change in Cash & Equivalents		 119 -979 14 48 34 -85 2.99 -11 -30 -1.97 30
Net Cash From Operating Activities		 121 38 117 123 123 54 134 143 139 65 142
Net Cash From Continuing Operating Activities		 121 38 117 123 123 54 134 143 139 65 142
Net Income / (Loss) Continuing Operations		 49 63 59 55 55 59 59 63 67 68 95
Consolidated Net Income / (Loss)		 49 63 59 55 55 59 59 63 67 68 95
Depreciation Expense		 43 45 45 46 49 50 53 53 54 57 55
Non-Cash Adjustments to Reconcile Net Income		 0.73 -11 -5.26 1.43 3.23 2.25 2.98 3.11 3.17 3.06 -22
Changes in Operating Assets and Liabilities, net		 29 -60 18 20 16 -57 19 24 15 -63 14
Net Cash From Investing Activities		 -181 -181 -123 -148 -126 -328 -76 -132 -237 -131 -72
Net Cash From Continuing Investing Activities		 -179 -191 -124 -148 -115 -303 -76 -130 -237 -131 -72
Purchase of Property, Leasehold Improvements and Equipment		 -13 -21 -15 -20 -14 7.17 -20 -24 -19 -13 -16
Purchase of Investment Securities		 -172 -174 -119 -128 -97 -323 -67 -108 -211 -114 -90
Sale and/or Maturity of Investments		 - 31 17 2.45 - 0.26 3.10 3.37 - - 38
Other Investing Activities, net		 6.11 - -7.20 -2.00 -3.75 - 7.21 -1.42 -7.26 -3.60 -4.73
Net Cash From Financing Activities		 59 182 -18 49 -20 274 -55 0.82 68 64 -40
Net Cash From Continuing Financing Activities		 177 -826 21 73 27 164 -55 -24 68 64 -40
Issuance of Debt		 59 137 20 12 23 9.71 12 10 113 454 112
Issuance of Common Equity		 167 241 49 113 92 463 73 74 117 - 69
Repayment of Debt		 7.08 -1,146 20 9.23 -27 -240 -62 -35 -88 -307 -130
Payment of Dividends		 -57 -59 -61 -61 -62 -69 -73 -73 -74 -83 -84
Other Financing Activities, Net		 -0.11 -0.37 -6.21 -0.12 -0.10 -0.24 -4.22 -0.18 0.02 -0.01 -6.55
Cash Interest Paid		 5.87 16 3.79 15 3.66 15 8.13 22 8.38 19 10

Annual Balance Sheets for EastGroup Properties

This table presents EastGroup Properties' assets and liabilities at the end of each period, using annual balance sheet data. All values are USD millions unless otherwise specified.

Metric 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025
Period end date 12/31/2015 12/31/2016 12/31/2017 12/31/2018 12/31/2019 12/31/2020 12/31/2021 12/31/2022 12/31/2023 12/31/2024 12/31/2025
Total Assets		 1,662 1,826 1,953 2,132 2,546 2,721 3,215 4,036 4,519 5,077 5,432
Cash and Due from Banks		 0.05 0.52 0.02 0.37 0.22 0.02 4.39 0.06 40 18 1.01
Trading Account Securities		 8.00 7.68 8.03 7.87 7.81 7.45 7.32 7.23 7.54 7.45 7.01
Loans and Leases, Net of Allowance		 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Premises and Equipment, Net		 2,877 1,713 1,829 2,002 2,393 2,564 3,016 3,784 4,219 4,762 5,116
Other Assets		 92 105 116 121 145 150 188 245 252 290 307
Total Liabilities & Shareholders' Equity		 1,662 1,826 1,953 2,132 2,546 2,721 3,215 4,036 4,519 5,077 5,432
Total Liabilities		 1,103 1,184 1,202 1,227 1,344 1,450 1,644 2,082 1,911 1,785 1,935
Short-Term Debt		 - - - - - - - 168 -1.52 -3.60 16
Other Short-Term Payables		 44 53 65 87 92 70 110 137 146 147 170
Long-Term Debt		 1,028 1,101 1,108 1,106 1,183 1,311 1,452 1,693 1,676 1,507 1,611
Other Long-Term Liabilities		 31 30 29 35 69 70 82 84 89 134 138
Total Equity & Noncontrolling Interests		 559 642 751 905 1,202 1,271 1,571 1,953 2,609 3,293 3,497
Total Preferred & Common Equity		 555 638 749 903 1,201 1,270 1,570 1,953 2,608 3,292 3,496
Total Common Equity		 555 638 749 903 1,201 1,270 1,570 1,953 2,608 3,292 3,496
Common Stock		 887 949 1,061 1,223 1,514 1,610 1,887 2,252 2,950 3,673 3,947
Accumulated Other Comprehensive Income / (Loss)		 -3.46 2.00 5.35 6.70 2.81 -11 1.30 36 25 22 8.36
Other Equity Adjustments		 -329 -314 -317 -326 -316 -330 -318 -335 -366 -403 -459
Noncontrolling Interest		 4.34 4.21 1.66 1.64 1.77 0.88 1.39 0.44 0.31 0.37 0.39

Quarterly Balance Sheets for EastGroup Properties

This table presents EastGroup Properties' assets and liabilities at the end of each period, using quarterly balance sheet data. All values are USD millions unless otherwise specified.

Metric Q3 2022 Q1 2023 Q2 2023 Q3 2023 Q1 2024 Q2 2024 Q3 2024 Q1 2025 Q2 2025 Q3 2025 Q1 2026
Period end date 9/30/2022 3/31/2023 6/30/2023 9/30/2023 3/31/2024 6/30/2024 9/30/2024 3/31/2025 6/30/2025 9/30/2025 3/31/2026
Total Assets		 3,962 4,080 4,204 4,355 4,577 4,715 4,754 5,108 5,190 5,355 5,490
Cash and Due from Banks		 4.85 9.39 - 0.37 16 39 17 21 33 2.98 31
Trading Account Securities		 7.67 7.51 7.79 7.26 7.82 7.39 7.17 7.40 7.08 6.95 6.89
Loans and Leases, Net of Allowance		 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Premises and Equipment, Net		 3,709 3,824 3,941 -694 4,298 4,396 4,462 4,795 4,874 5,051 5,154
Other Assets		 241 239 255 5,041 255 272 268 285 275 293 298
Total Liabilities & Shareholders' Equity		 3,962 4,080 4,204 4,355 4,577 4,715 4,754 5,108 5,190 5,355 5,490
Total Liabilities		 1,972 2,044 1,990 1,976 1,918 1,948 1,921 1,763 1,782 1,846 1,913
Short-Term Debt		 - - - - -1.28 -4.10 -3.85 -3.35 -3.09 42 -2.35
Other Short-Term Payables		 191 158 179 218 155 189 205 177 201 230 169
Long-Term Debt		 1,698 1,798 1,728 1,676 1,677 1,677 1,627 1,457 1,457 1,438 1,611
Other Long-Term Liabilities		 83 89 86 83 87 86 93 131 128 136 135
Total Equity & Noncontrolling Interests		 1,990 2,036 2,214 2,379 2,659 2,767 2,833 3,345 3,407 3,509 3,577
Total Preferred & Common Equity		 1,989 2,036 2,213 2,379 2,659 2,767 2,832 3,345 3,407 3,509 3,577
Total Common Equity		 1,989 2,036 2,572 2,379 2,659 2,767 2,832 3,345 3,407 3,509 3,577
Common Stock		 2,267 2,355 2,536 2,706 2,997 3,113 3,208 3,747 3,824 3,944 4,014
Accumulated Other Comprehensive Income / (Loss)		 41 26 36 42 31 30 14 15 11 8.75 10
Other Equity Adjustments		 -319 -346 0.00 -369 -369 -376 -389 -417 -428 -444 -448
Noncontrolling Interest		 1.29 0.42 0.34 0.30 0.32 0.26 0.25 0.29 0.24 0.33 0.39

Annual Metrics And Ratios for EastGroup Properties

This table displays calculated financial ratios and metrics derived from EastGroup Properties' official financial filings.

Metric 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025
Period end date 12/31/2015 12/31/2016 12/31/2017 12/31/2018 12/31/2019 12/31/2020 12/31/2021 12/31/2022 12/31/2023 12/31/2024 12/31/2025
DEI Shares Outstanding		 - - - - - - - - - - 53,348,644.00
DEI Adjusted Shares Outstanding		 - - - - - - - - - - 53,348,644.00
DEI Earnings Per Adjusted Shares Outstanding		 - - - - - - - - - - 4.83
Growth Metrics		 - - - - - - - - - - -
Profitability Metrics		 - - - - - - - - - - -
Valuation Ratios		 - - - - - - - - - - -
Leverage & Solvency		 - - - - - - - - - - -
Liquidity Ratios		 - - - - - - - - - - -
Cash Flow Metrics		 - - - - - - - - - - -
Efficiency Ratios		 - - - - - - - - - - -
Capital & Investment Metrics		 - - - - - - - - - - -
Earnings Adjustments		 - - - - - - - - - - -
Adjusted Basic Earnings per Share		 $1.49 $2.93 $2.45 $2.50 $3.25 $2.77 $3.91 $4.37 $4.43 $4.67 $4.88
Adjusted Weighted Average Basic Shares Outstanding		 32.09M 32.56M 34.00M 35.44M 37.44M 39.19M 40.26M 42.60M 45.22M 48.80M 52.72M
Adjusted Diluted Earnings per Share		 $1.49 $2.93 $2.44 $2.49 $3.24 $2.76 $3.90 $4.36 $4.42 $4.66 $4.87
Adjusted Weighted Average Diluted Shares Outstanding		 32.20M 32.63M 34.05M 35.51M 37.53M 39.30M 40.38M 42.71M 45.33M 48.91M 52.81M
Adjusted Basic & Diluted Earnings per Share		 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00
Adjusted Weighted Average Basic & Diluted Shares Outstanding		 32.38M 33.31M 34.74M 36.48M 38.90M 39.66M 41.25M 43.55M 47.96M 52.02M 53.33M
Debt Service Ratios		 - - - - - - - - - - -
Payout Ratios		 - - - - - - - - - - -

Quarterly Metrics And Ratios for EastGroup Properties

This table displays calculated financial ratios and metrics derived from EastGroup Properties' official financial filings.

Metric Q3 2023 Q4 2023 Q1 2024 Q2 2024 Q3 2024 Q4 2024 Q1 2025 Q2 2025 Q3 2025 Q4 2025 Q1 2026
Period end date 9/30/2023 12/31/2023 3/31/2024 6/30/2024 9/30/2024 12/31/2024 3/31/2025 6/30/2025 9/30/2025 12/31/2025 3/31/2026
DEI Shares Outstanding		 - - - - - - - - - 53,348,644.00 53,334,206.00
DEI Adjusted Shares Outstanding		 - - - - - - - - - 53,348,644.00 53,334,206.00
DEI Earnings Per Adjusted Shares Outstanding		 - - - - - - - - - 1.27 1.77
Growth Metrics		 - - - - - - - - - - -
Revenue Growth		 26.44% -4.46% 13.82% 24.23% 4.82% 9.81% 12.88% 11.42% 11.70% - 10.13%
EBITDA Growth		 33.19% -39.64% 5.62% 28.59% 1.83% 16.04% 5.35% 11.93% 12.98% - 32.69%
EBIT Growth		 59.30% -60.24% 2.39% 48.66% -7.58% 23.14% -1.83% 9.01% 14.72% - 53.72%
NOPAT Growth		 59.30% -60.24% 2.39% 48.66% -7.58% 23.14% -1.83% 9.01% 14.72% - 53.72%
Net Income Growth		 29.33% 64.05% 31.21% 27.23% 12.85% -7.59% 1.33% 14.49% 21.31% - 59.20%
EPS Growth		 22.99% 58.14% 19.61% 17.53% 5.61% -13.97% -6.56% 5.26% 11.50% - 55.26%
Operating Cash Flow Growth		 20.84% -4.62% 25.08% 44.00% 1.33% 41.44% 14.38% 16.70% 12.99% - 6.46%
Free Cash Flow Firm Growth		 65.58% 38.05% 30.69% -50.12% -12.19% -8.20% 8.10% 18.94% -36.66% - 28.68%
Invested Capital Growth		 9.96% 12.27% 13.06% 12.63% 9.87% 11.97% 10.71% 9.50% 11.96% - 8.06%
Revenue Q/Q Growth		 14.42% -8.97% 6.24% 3.51% -3.46% -4.63% 19.45% 1.65% 2.67% - 2.51%
EBITDA Q/Q Growth		 19.22% -16.56% 7.48% 6.21% -5.59% -4.91% 21.19% 3.36% 3.84% - 19.22%
EBIT Q/Q Growth		 37.41% -32.91% 14.22% 10.16% -14.58% -10.61% 36.73% 5.25% 5.13% - 35.62%
NOPAT Q/Q Growth		 37.41% -32.91% 14.22% 10.16% -14.58% -10.61% 36.73% 5.25% 5.13% - 35.62%
Net Income Q/Q Growth		 12.53% 29.77% -7.58% -5.72% -0.19% 6.27% 1.33% 6.52% 5.76% - 39.66%
EPS Q/Q Growth		 10.31% 27.10% -10.29% -6.56% -0.88% 3.54% -2.56% 5.26% 5.00% - 39.37%
Operating Cash Flow Q/Q Growth		 42.20% -68.59% 206.80% 5.10% 0.06% -56.16% 148.09% 7.23% -3.12% - 119.85%
Free Cash Flow Firm Q/Q Growth		 -6.62% -39.14% -6.02% 1.97% 20.32% -34.19% 14.32% 11.62% -30.64% - -12.67%
Invested Capital Q/Q Growth		 2.88% 5.62% 1.20% 2.42% 0.37% 7.64% 0.06% 1.30% 2.62% - 1.21%
Profitability Metrics		 - - - - - - - - - - -
EBITDA Margin		 69.78% 63.97% 67.56% 69.32% 67.79% 67.59% 68.58% 69.73% 70.53% - 82.62%
EBIT Margin		 40.76% 30.04% 38.17% 40.62% 35.94% 33.69% 38.56% 39.93% 40.88% - 53.82%
Profit (Net Income) Margin		 33.38% 47.59% 38.17% 34.76% 35.94% 40.05% 33.97% 35.60% 36.67% - 49.11%
Tax Burden Percent		 81.89% 158.40% 100.00% 85.59% 100.00% 118.88% 88.10% 89.17% 89.70% - 91.25%
Interest Burden Percent		 100.00% 100.00% 100.00% 100.00% 100.00% 100.00% 100.00% 100.00% 100.00% - 100.00%
Effective Tax Rate		 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% - 0.00%
Return on Invested Capital (ROIC)		 5.78% 4.03% 5.25% 5.74% 5.06% 4.55% 5.34% 5.59% 5.80% - 7.99%
ROIC Less NNEP Spread (ROIC-NNEP)		 5.14% 5.35% 5.25% 5.20% 5.06% 5.13% 4.83% 5.10% 5.31% - 7.40%
Return on Net Nonoperating Assets (RNNOA)		 3.97% 4.15% 3.88% 3.55% 3.21% 2.76% 2.52% 2.58% 2.60% - 3.27%
Return on Equity (ROE)		 9.75% 8.18% 9.13% 9.29% 8.27% 7.31% 7.86% 8.17% 8.40% - 11.26%
Cash Return on Invested Capital (CROIC)		 -2.74% -6.61% -7.31% -6.56% -4.28% -6.27% -5.21% -4.07% -6.16% - -1.22%
Operating Return on Assets (OROA)		 5.38% 3.81% 4.95% 5.40% 4.73% 4.30% 5.04% 5.25% 5.42% - 7.53%
Return on Assets (ROA)		 4.41% 6.04% 4.95% 4.62% 4.73% 5.11% 4.44% 4.68% 4.86% - 6.87%
Return on Common Equity (ROCE)		 9.75% 8.18% 9.13% 9.96% 8.27% 7.31% 7.86% 8.17% 8.40% - 11.26%
Return on Equity Simple (ROE_SIMPLE)		 7.39% 0.00% 8.07% 8.18% 8.21% 0.00% 6.83% 6.94% 7.08% - 8.18%
Net Operating Profit after Tax (NOPAT)		 60 40 59 65 55 49 67 71 75 - 104
NOPAT Margin		 40.76% 30.04% 38.17% 40.62% 35.94% 33.69% 38.56% 39.93% 40.88% - 53.82%
Net Nonoperating Expense Percent (NNEP)		 0.64% -1.32% 0.00% 0.55% 0.00% -0.59% 0.51% 0.49% 0.50% - 0.59%
SG&A Expenses to Revenue		 27.78% 29.52% 27.98% 27.56% 28.75% 29.49% 26.73% 27.19% 26.29% - 26.22%
Operating Expenses to Revenue		 59.24% 69.96% 61.83% 59.38% 64.06% 66.31% 61.44% 60.07% 59.12% - 46.18%
Earnings before Interest and Taxes (EBIT)		 60 40 59 65 55 49 67 71 75 - 104
Earnings before Interest, Taxes, Depreciation and Amortization (EBITDA)		 102 85 104 110 104 99 120 124 129 - 159
Valuation Ratios		 - - - - - - - - - - -
Price to Book Value (P/BV)		 3.09 3.16 3.11 2.96 3.21 2.41 2.74 2.58 2.57 - 2.76
Price to Tangible Book Value (P/TBV)		 3.09 3.16 3.11 2.96 3.21 2.41 2.74 2.58 2.57 - 2.76
Price to Revenue (P/Rev)		 13.37 15.18 14.72 13.82 15.18 12.96 14.48 13.48 13.47 - 13.32
Price to Earnings (P/E)		 41.79 41.12 38.55 36.19 39.14 34.89 40.10 37.10 36.36 - 33.74
Dividend Yield		 3.10% 2.83% 2.84% 2.99% 2.79% 3.33% 3.11% 3.35% 3.40% - 3.27%
Earnings Yield		 2.39% 2.43% 2.59% 2.76% 2.55% 2.87% 2.49% 2.70% 2.75% - 2.96%
Enterprise Value to Invested Capital (EV/IC)		 2.22 2.31 2.29 2.21 2.40 1.97 2.21 2.10 2.11 - 2.21
Enterprise Value to Revenue (EV/Rev)		 16.42 18.19 17.67 16.57 17.86 15.39 16.75 15.66 15.67 - 15.45
Enterprise Value to EBITDA (EV/EBITDA)		 21.09 26.58 26.32 24.46 26.54 22.61 25.04 23.36 23.28 - 20.99
Enterprise Value to EBIT (EV/EBIT)		 34.52 49.26 49.16 44.04 49.01 41.40 46.78 43.88 43.41 - 35.14
Enterprise Value to NOPAT (EV/NOPAT)		 34.52 49.26 49.16 44.04 49.01 41.40 46.78 43.88 43.41 - 35.14
Enterprise Value to Operating Cash Flow (EV/OCF)		 26.52 29.21 27.45 24.61 26.72 22.64 24.45 22.47 22.36 - 23.40
Enterprise Value to Free Cash Flow (EV/FCFF)		 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 - 0.00
Leverage & Solvency		 - - - - - - - - - - -
Debt to Equity		 0.70 0.64 0.63 0.60 0.57 0.46 0.43 0.43 0.42 - 0.45
Long-Term Debt to Equity		 0.70 0.64 0.63 0.61 0.57 0.46 0.44 0.43 0.41 - 0.45
Financial Leverage		 0.77 0.78 0.74 0.68 0.63 0.54 0.52 0.51 0.49 - 0.44
Leverage Ratio		 1.90 1.88 1.84 1.79 1.75 1.63 1.61 1.60 1.59 - 1.53
Compound Leverage Factor		 1.90 1.88 1.84 1.79 1.75 1.63 1.61 1.60 1.59 - 1.53
Debt to Total Capital		 41.33% 39.10% 38.65% 37.68% 36.43% 31.35% 30.30% 29.92% 29.66% - 31.03%
Short-Term Debt to Total Capital		 0.00% -0.04% -0.03% -0.09% -0.09% -0.08% -0.07% -0.06% 0.85% - -0.05%
Long-Term Debt to Total Capital		 41.33% 39.14% 38.68% 37.77% 36.51% 31.42% 30.37% 29.98% 28.82% - 31.07%
Preferred Equity to Total Capital		 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% - 0.00%
Noncontrolling Interests to Total Capital		 0.01% 0.01% 0.01% 0.01% 0.01% 0.01% 0.01% 0.01% 0.01% - 0.01%
Common Equity to Total Capital		 58.66% 60.89% 61.34% 62.32% 63.57% 68.64% 69.70% 70.08% 70.33% - 68.97%
Debt to EBITDA		 3.92 4.51 4.44 4.16 4.02 3.60 3.43 3.33 3.28 - 2.95
Net Debt to EBITDA		 3.92 4.40 4.40 4.07 3.98 3.56 3.39 3.26 3.27 - 2.89
Long-Term Debt to EBITDA		 3.92 4.51 4.45 4.17 4.03 3.61 3.44 3.34 3.19 - 2.95
Debt to NOPAT		 6.42 8.35 8.30 7.50 7.43 6.60 6.42 6.26 6.12 - 4.94
Net Debt to NOPAT		 6.41 8.15 8.22 7.32 7.35 6.52 6.33 6.12 6.10 - 4.84
Long-Term Debt to NOPAT		 6.42 8.36 8.30 7.52 7.45 6.62 6.43 6.27 5.94 - 4.95
Noncontrolling Interest Sharing Ratio		 0.04% 0.02% 0.02% -7.19% 0.01% 0.01% 0.01% 0.01% 0.01% - 0.01%
Liquidity Ratios		 - - - - - - - - - - -
Cash Flow Metrics		 - - - - - - - - - - -
Free Cash Flow to Firm (FCFF)		 -308 -428 -442 -433 -345 -463 -397 -351 -458 - -283
Operating Cash Flow to CapEx		 907.81% 179.88% 788.32% 613.02% 852.75% 0.00% 675.46% 592.28% 744.96% - 911.13%
Free Cash Flow to Firm to Interest Expense		 0.00 -12.09 -43.93 0.00 -34.98 -24.35 0.00 0.00 0.00 - 0.00
Operating Cash Flow to Interest Expense		 0.00 1.08 11.62 0.00 12.45 2.83 0.00 0.00 0.00 - 0.00
Operating Cash Flow Less CapEx to Interest Expense		 0.00 0.48 10.15 0.00 10.99 3.21 0.00 0.00 0.00 - 0.00
Efficiency Ratios		 - - - - - - - - - - -
Asset Turnover		 0.13 0.13 0.13 0.13 0.13 0.13 0.13 0.13 0.13 - 0.14
Fixed Asset Turnover		 0.00 0.14 0.14 0.14 0.00 0.14 0.14 0.14 0.14 - 0.15
Capital & Investment Metrics		 - - - - - - - - - - -
Invested Capital		 4,055 4,283 4,335 4,440 4,456 4,796 4,799 4,861 4,989 - 5,186
Invested Capital Turnover		 0.14 0.13 0.14 0.14 0.14 0.14 0.14 0.14 0.14 - 0.15
Increase / (Decrease) in Invested Capital		 367 468 501 498 400 513 464 422 533 - 387
Enterprise Value (EV)		 9,019 9,879 9,926 9,823 10,710 9,432 10,598 10,198 10,505 - 11,450
Market Capitalization		 7,343 8,244 8,266 8,189 9,104 7,945 9,164 8,776 9,027 - 9,872
Book Value per Share		 $52.40 $56.30 $55.56 $57.47 $58.13 $66.50 $64.29 $64.87 $65.79 - $67.06
Tangible Book Value per Share		 $52.40 $56.30 $55.56 $57.47 $58.13 $66.50 $64.29 $64.87 $65.79 - $67.06
Total Capital		 4,055 4,283 4,335 4,440 4,456 4,796 4,799 4,861 4,989 - 5,186
Total Debt		 1,676 1,675 1,675 1,673 1,623 1,504 1,454 1,454 1,480 - 1,609
Total Long-Term Debt		 1,676 1,676 1,677 1,677 1,627 1,507 1,457 1,457 1,438 - 1,611
Net Debt		 1,676 1,635 1,660 1,633 1,606 1,486 1,433 1,421 1,477 - 1,578
Capital Expenditures (CapEx)		 13 21 15 20 14 -7.17 20 24 19 - 16
Net Nonoperating Expense (NNE)		 11 -23 0.00 9.31 0.00 -9.31 8.03 7.69 7.69 - 9.08
Net Nonoperating Obligations (NNO)		 1,676 1,675 1,675 1,673 1,623 1,504 1,454 1,454 1,480 - 1,609
Total Depreciation and Amortization (D&A)		 43 45 45 46 49 50 53 53 54 - 55
Earnings Adjustments		 - - - - - - - - - - -
Adjusted Basic Earnings per Share		 $1.07 $1.37 $1.23 $1.15 $1.13 $1.16 $1.14 $1.21 $1.26 $1.27 $1.77
Adjusted Weighted Average Basic Shares Outstanding		 45.66M 45.22M 47.86M 48.25M 48.86M 48.80M 51.97M 52.51M 53.16M 52.72M 53.45M
Adjusted Diluted Earnings per Share		 $1.07 $1.36 $1.22 $1.14 $1.13 $1.17 $1.14 $1.20 $1.26 $1.27 $1.77
Adjusted Weighted Average Diluted Shares Outstanding		 45.79M 45.33M 47.96M 48.35M 49.00M 48.91M 52.03M 52.58M 53.26M 52.81M 53.55M
Adjusted Basic & Diluted Earnings per Share		 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00
Adjusted Weighted Average Basic & Diluted Shares Outstanding		 46.33M 47.96M 48.14M 48.73M 49.51M 52.02M 52.52M 53.33M 53.35M 53.33M 53.76M
Normalized Net Operating Profit after Tax (NOPAT)		 42 28 41 45 39 35 47 50 52 - 55
Normalized NOPAT Margin		 28.53% 21.03% 26.72% 28.43% 25.16% 23.58% 26.99% 27.95% 28.62% - 28.63%
Pre Tax Income Margin		 40.76% 30.04% 38.17% 40.62% 35.94% 33.69% 38.56% 39.93% 40.88% - 53.82%
Debt Service Ratios		 - - - - - - - - - - -
EBIT to Interest Expense		 0.00 1.13 5.83 0.00 5.59 2.59 0.00 0.00 0.00 - 0.00
NOPAT to Interest Expense		 0.00 1.13 5.83 0.00 5.59 2.59 0.00 0.00 0.00 - 0.00
EBIT Less CapEx to Interest Expense		 0.00 0.53 4.36 0.00 4.13 2.97 0.00 0.00 0.00 - 0.00
NOPAT Less CapEx to Interest Expense		 0.00 0.53 4.36 0.00 4.13 2.97 0.00 0.00 0.00 - 0.00
Payout Ratios		 - - - - - - - - - - -
Dividend Payout Ratio		 125.90% 112.50% 108.11% 104.95% 104.33% 110.97% 115.74% 116.97% 116.25% - 106.95%
Augmented Payout Ratio		 125.90% 112.50% 108.11% 104.95% 104.33% 110.97% 115.74% 116.97% 116.25% - 106.95%

Financials Breakdown Chart

Key Financial Trends

EastGroup Properties (NYSE: EGP) showed solid top-line and cash-flow growth in Q1 2026, but the balance sheet also shows higher leverage and ongoing heavy capital spending.

For the quarter ended March 31, 2026, EGP generated $192.7 million in revenue, up from $174.9 million in Q1 2025 and $155.0 million in Q1 2024. Net income attributable to common shareholders was $94.6 million, compared with $59.4 million a year ago, and diluted EPS improved to $1.77 from $1.14 in Q1 2025. That’s a strong year-over-year step up in earnings.

Cash flow was also healthy. Operating cash flow reached $142.3 million in Q1 2026, up from $133.7 million in Q1 2025 and $116.9 million in Q1 2024. However, the company continued to spend heavily on growth, with $15.6 million spent on property and equipment and $90.3 million used to buy investment securities. Even with that investment activity, cash and equivalents rose to $31.4 million from $20.5 million at the start of the period.

The biggest watch item is leverage. Total debt increased to about $1.61 billion in Q1 2026 from $1.44 billion in Q3 2025 and $1.46 billion in Q2 2025. Total liabilities were $1.91 billion, while total equity was $3.58 billion. EastGroup still has a reasonably strong equity base, but it is clearly using debt and equity financing to support expansion.

Dividend coverage appears manageable, but not excessive. EGP paid $1.55 per share in dividends in Q1 2026 versus EPS of $1.77, leaving a modest cushion. That said, this is a REIT-style payout model, so investors should keep an eye on whether cash flow continues to outpace dividend growth.

  • Revenue grew nicely year over year to $192.7 million in Q1 2026 from $174.9 million in Q1 2025.
  • Net income and EPS improved meaningfully, with diluted EPS rising to $1.77 from $1.14.
  • Operating cash flow remained strong at $142.3 million, supporting the dividend and reinvestment needs.
  • Cash balance increased to $31.4 million, giving the company more near-term liquidity.
  • Book equity expanded to $3.58 billion, reflecting continued growth in the asset base.
  • Capital spending remains elevated, which supports growth but also consumes a lot of cash.
  • The company continues to use external financing through both debt and common equity issuance.
  • Total debt rose to about $1.61 billion, increasing leverage risk.
  • Investing cash outflows were large, driven by purchases of investment securities and property additions.
  • Cash interest paid remains meaningful at $10.4 million in the quarter, underscoring the cost of debt.

Bottom line: EastGroup Properties entered 2026 with improving earnings, solid operating cash flow, and a growing asset base. The tradeoff is that expansion is still being funded with a meaningful mix of debt and equity, so investors should watch leverage and cash conversion closely over the next few quarters.

06/01/26 05:14 AM ETAI Generated. May Contain Errors.

EastGroup Properties Financials - Frequently Asked Questions

According to the most recent income statement we have on file, EastGroup Properties' financial year ends in December. Their financial year 2025 ended on December 31, 2025.

EastGroup Properties' net income appears to be on an upward trend, with a most recent value of $257.46 million in 2025, rising from $48.40 million in 2015. The previous period was $227.81 million in 2024. View EastGroup Properties' forecast to see where analysts expect EastGroup Properties to go next.

Over the last 10 years, EastGroup Properties' total revenue changed from $235.01 million in 2015 to $723.35 million in 2025, a change of 207.8%.

EastGroup Properties' total liabilities were at $1.94 billion at the end of 2025, a 8.4% increase from 2024, and a 75.5% increase since 2015.

In the past 10 years, EastGroup Properties' cash and equivalents has ranged from $16 thousand in 2017 to $40.26 million in 2023, and is currently $1.01 million as of their latest financial filing in 2025.


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Financial statements for NYSE:EGP last updated on 4/27/2026 by MarketBeat.com Staff. New filings and market data are monitored continuously.
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