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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
09/28/2026: EGP (1-star) is currently NOT-A-BUY. Pass it for now.
EastGroup Properties is a specialized real estate investment trust that owns and manages industrial properties in high-growth Sunbelt markets. Its primary strength lies in a high-quality portfolio focused on last-mile logistics, which has historically supported stable occupancy and reliable dividend growth. The company’s growth story is centered on strategic development and its ability to capture demand from e-commerce and regional supply chains. Investors should monitor risks such as geographic concentration, rising interest rates, and potential oversupply in logistics markets. EGP may best suit dividend-focused or long-term investors seeking stable exposure to the industrial real estate sector, provided they are comfortable with its valuation premiums.
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 | While the REIT offers steady growth, it is more defensive than high-growth technology sectors. |
| Momentum investor | Mixed fit | Momentum appeal depends on broad sector sentiment toward industrial real estate. |
| Value investor | Mixed fit | The stock often trades at a premium due to high quality, which may limit deep value opportunities. |
| Dividend investor | Strong fit | The company has a reliable history of dividends and a focus on long-term shareholder returns. |
| Low-risk investor | Strong fit while signal remains positive | The industrial REIT business model is generally considered more stable than more cyclical property types. |
Risk Profile
| Risk factor | Level | Why it matters |
|---|---|---|
| Price volatility | Medium | Like most REITs, share prices can fluctuate based on interest rate expectations. |
| Valuation risk | Medium / high | High-quality industrial assets often command premium valuations that require continued growth to justify. |
| Competition risk (logistics demand) | Medium | Intense competition for land and acquisitions from other major REITs could pressure returns. |
| Business quality | Strong | The company owns a high-quality portfolio in desirable locations, which supports resilient cash flow. |
| Dividend income | Low | The company's history of dividend growth provides a relatively stable income stream. |
| Execution risk | Medium | Success depends on the ongoing ability to develop and lease space effectively in target markets. |
Price Behavior
Rolling Over
The price momentum is slowing down and beginning to turn downward.
Very Smooth
The stock has followed a highly orderly price path with minimal short-term disruption.
Analysis of Past Performance
Type Stock | Historic Profit 15.93% | 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 09/28/2026 |
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 10.89B USD | Price to earnings Ratio 35.64 | 1Y Target Price 227.9 |
Price to earnings Ratio 35.64 | 1Y Target Price 227.9 | ||
Volume (30-day avg) 457.2K shares | Beta 1.03 | 52 Weeks Range 162.08 - 226.71 | Updated Date 09/28/2026 |
52 Weeks Range 162.08 - 226.71 | Updated Date 09/28/2026 | ||
Dividends yield (FY) 3.18% | Basic EPS (TTM) 5.68 |
How Company Makes Money
| Business area | What it includes | Retail investor read |
|---|---|---|
| Industrial Property Leasing | Rental income from multi-tenant business distribution centers. | The company earns money by collecting rent from businesses that need warehouse and logistics space. |
| Geography (Sunbelt US) | Properties located primarily in high-growth Southern and Southwestern US states. | Profitability is tied to the economic health and population growth of the Sunbelt region. |
Valuation
Trailing PE 35.64 | Forward PE 42.02 | Enterprise Value 12.51B | Price to Sales(TTM) 14.49 |
Enterprise Value 12.51B | Price to Sales(TTM) 14.49 | ||
Enterprise Value to Revenue 16.61 | Enterprise Value to EBITDA 22.36 | Shares Outstanding 53.77M | Shares Floating 52.96M |
Shares Outstanding 53.77M | Shares Floating 52.96M | ||
Percent Insiders 1.01 | Percent Institutions 104.73 |
Upturn AI Summary
AI Summarization is directionally correct and might not be accurate.
Summarized information shown could be a few years old and not current.
Fundamental Rating based on AI could be based on old data.
AI-generated summaries may have inaccuracies (hallucinations). Please verify the information before taking action.
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.
About EastGroup Properties Inc
Exchange NYSE | Headquarters Ridgeland, MS, United States | ||
IPO Launch date 1992-03-17 | CEO & Director Mr. Marshall A. Loeb | ||
Sector Real Estate | Industry REIT - Industrial | Full time employees 103 | Website https://www.eastgroup.net |
Full time employees 103 | Website https://www.eastgroup.net | ||
EastGroup Properties, Inc. a member of the S&P Mid-Cap 400 and Russell 2000 Indexes. It is a self-administered equity real estate investment trust focused on the development, acquisition and operation of industrial properties in high-growth markets throughout the United States with an emphasis in the states of Texas, Florida, California, Arizona and North Carolina. The Company's goal is to maximize shareholder value by being a leading provider in its markets of functional, flexible and quality business distribution space for location sensitive customers (primarily in the 20,000 to 100,000 square foot range). The Company's strategy for growth is based on ownership of premier distribution facilities generally clustered near major transportation features in supply-constrained submarkets. East Groups portfolio, including development projects and value-add acquisitions in lease-up and under construction, currently includes approximately 65.7 million square feet. EastGroup Properties, Inc. was incorporated in 1969 and is based in Ridgeland, United States.
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