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Upturn AI Summary - About
EastGroup Properties Inc(EGP)
Advisory History & Simulated Performance *
*as per simulation (see disclosures)- ALL
- 1Y
- 1M
- 1W
- BUY Advisory
- SELL Advisory (Profit)
- SELL Advisory (Loss)
- Profit
- Loss
- PASS (Skip)
Stock price based on last close Advisory Performance History (Simulated)
Upturn Advisory & Investor View for EGP
10/29/2026: EGP (1-star) is currently NOT-A-BUY. Pass it for now.
EastGroup Properties is a specialized REIT focusing on high-quality industrial distribution assets in high-growth U.S. Sunbelt markets. Its business strength lies in a disciplined strategy of developing and acquiring infill properties, which benefit from sustained logistics and e-commerce demand. The primary growth opportunity involves leveraging its deep regional presence to capture rent increases and expand its facility footprint. However, the company faces risks from rising interest rates, regional economic exposure, and potential supply-demand imbalances in certain submarkets. It is well-suited for income-focused investors looking for steady performance in real estate, though they should monitor occupancy trends and cost of capital as key development indicators.
How to Read the Upturn Advisory
The Upturn Star Rating and the current BUY, SELL, or PASS advisory are generated by Upturn’s AI advisory engine based on proprietary signal analysis, price behavior, advisory history, and historical signal performance.
Company fundamentals, valuation, risks, and news provide supporting context about the business.
Investor Fit
| Investor style | Fit | Why |
|---|---|---|
| Growth investor | Mixed fit | EGP offers steady growth rather than explosive upside, making it a modest fit for growth-focused portfolios. |
| Momentum investor | Mixed fit | Momentum suitability depends on positive price trends and broader sector sentiment regarding industrial real estate. |
| Value investor | Mixed fit | Valuation varies with interest rate environments and market sentiment toward REITs. |
| Dividend investor | Strong fit | The company has a consistent history of dividend payments and moderate payout ratios. |
| Low-risk investor | Strong fit while signal remains positive | As an established industrial REIT, EGP offers lower relative volatility compared to high-growth tech stocks. |
Risk Profile
| Risk factor | Level | Why it matters |
|---|---|---|
| Price volatility | Medium | Real estate investment trusts are sensitive to broader market and interest rate fluctuations. |
| Valuation risk | Medium | FFO multiples can fluctuate based on perceived growth prospects in the industrial sector. |
| Competition risk (Industrial REIT concentration) | Medium | Heavy competition for prime industrial land can pressure margins and cap rates. |
| Business quality | Strong | EGP maintains high-quality portfolios in infill, high-growth markets. |
| Dividend income | Low | The dividend is supported by stable, long-term lease cash flows. |
| Execution risk | Medium | Success depends on the company's ability to lease space effectively and complete developments on budget. |
Price Behavior
Steady Uptrend
The stock demonstrates consistent and steady upward price momentum.
Smooth
The stock has moved along a generally orderly path with only modest fluctuations.
Analysis of Past Performance
Type Stock | Historic Profit 15.92% | Avg. Invested days 58 | Today’s Advisory PASS |
Upturn Advisory Rating  | Upturn Advisory Performance  4.0 | Stock Returns Performance  2.0 |
| Profits based on simulation | Last Close 10/29/2026 |
Upturn Scorecard
Upturn Star Rating 
Company Fundamentals
Financial Health Rating
Growth Momentum Score
Ownership
Top 5 Institutional Investors
Unit Economics (Per $1K Revenue)
Economic Dimensions
Quantitative Style Profile
Style Classification
Quality Focused
Key Highlights
Company Size Large-Cap Stock | Market Capitalization 10.74B USD | Price to earnings Ratio 33.86 | 1Y Target Price 225.65 |
Price to earnings Ratio 33.86 | 1Y Target Price 225.65 | ||
Volume (30-day avg) 601.0K shares | Beta 1.02 | 52 Weeks Range 166.54 - 224.75 | Updated Date 10/29/2026 |
52 Weeks Range 166.54 - 224.75 | Updated Date 10/29/2026 | ||
Dividends yield (FY) 3.28% | Basic EPS (TTM) 5.9 |
How Company Makes Money
| Business area | What it includes | Retail investor read |
|---|---|---|
| Industrial Property Leasing | Rental income from diverse tenants across Sunbelt industrial parks. | EGP acts as a landlord, collecting rent from businesses using their warehouse and distribution facilities. |
| Property Development | Development and leasing of new industrial properties. | The company builds new warehouse space to meet market demand and grow its rent roll. |
Earnings Date
Report Date 2026-10-21 | When After Market | Estimate 2.43 | Actual 2.45 |
Profitability
Profit Margin 41.14% | Operating Margin (TTM) 41.57% |
Management Effectiveness
Return on Assets (TTM) 3.51% | Return on Equity (TTM) 8.93% |
Valuation
Trailing PE 33.86 | Forward PE 42.02 | Enterprise Value 12.33B | Price to Sales(TTM) 13.97 |
Enterprise Value 12.33B | Price to Sales(TTM) 13.97 | ||
Enterprise Value to Revenue 16.01 | Enterprise Value to EBITDA 21.38 | Shares Outstanding 53.77M | Shares Floating 52.95M |
Shares Outstanding 53.77M | Shares Floating 52.95M | ||
Percent Insiders 1.01 | Percent Institutions 104.86 |
Financial Metrics
🧭 Investment Snapshot
Total Revenue (Scale)
Total money earned from selling products or services before any costs. It is needed to understand the scale of the business and its ability to generate income.
Net Income (Profit)
Final profit after all expenses, interest, and taxes are deducted. It is needed to determine the overall profitability available to shareholders.
Free Cash Flow (Cash Strength)
Cash remaining after operating activities and capital expenditures, showing cash available for growth. It is needed to evaluate the company’s ability to invest, pay dividends, or reduce debt.
📈 Growth & Strength
Operating Income (Core Profit)
Profit from core operations after deducting all operating expenses. It is needed to measure how efficiently the company runs its primary business activities.
EBITDA (Cash Earnings)
Earnings before interest, taxes, depreciation, and amortization, indicating operating cash potential. It is needed to compare operating performance across companies without accounting or financing differences.
Gross Profit (Unit Profitability)
Revenue minus cost of revenue, showing profit after direct production costs. It is needed to evaluate core business profitability before overhead expenses.
🛡️ Financial Safety
Cash (Liquidity Buffer)
Total cash and cash equivalents on hand. It is needed to evaluate immediate liquidity and financial flexibility.
Total Debt (Leverage Risk)
Total debt including both short-term and long-term components. It is needed to assess the company’s leverage and financial risk.
Net Working Capital (Short-Term Health)
Current assets minus current liabilities, indicating short-term liquidity strength. It is needed to assess whether the company can meet its short-term obligations.
🧱 Balance Sheet Strength
Stockholder Equity (Net Worth)
Total equity value held by shareholders. It is needed to understand the net worth of the company from the owners’ perspective.
Total Assets (Asset Base)
The full value of everything the company owns, including cash, inventory, equipment, and investments. It is needed to understand the resource base used to generate revenue.
Income Before Tax (Pre-Tax Earnings)
Income before provision for income taxes. It is needed to analyze profitability independent of tax structures.
⚙️ Cost & Drag Factors
Cost of Revenue (Production Cost)
Direct costs required to produce and deliver the products or services sold. It is needed to assess efficiency in production and service delivery.
Total Operating Expenses (Operating Cost)
Indirect costs of running the business such as salaries, marketing, and administration. It is needed to understand how much it costs to sustain ongoing business operations.
Income Tax Expense (Tax Drag)
Amount of taxes paid or payable to the government. It is needed to evaluate the impact of taxation on overall profitability.
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