EastGroup Properties, Inc. EGP
EastGroup Properties, Inc. (NYSE: EGP), a self-administered equity real estate investment trust and an S&P MidCap 400 company, specializes in the development, acquisition, and management of industrial properties. The company concentrates its efforts within major Sunbelt markets across the United States, with a particular focus on Florida, Texas, Arizona, California, and North Carolina. Its central aim is to enhance shareholder value by serving as a leading provider of adaptable, efficient, and high-quality business distribution facilities for location-sensitive clients, generally seeking spaces between 15,000 and 70,000 square feet. EastGroup's growth strategy prioritizes ownership of prime distribution centers, strategically positioned close to key transportation networks in submarkets where supply is limited. The firm's current portfolio encompasses approximately 45.8 million square feet, including properties under development, value-add acquisitions in lease-up, and those currently under construction.
Business overview written from the company's own Form 10-K (Item 1), filed 2026-02-11 — refreshed whenever it files a new one. The figures above are current; see its SEC filings. ✓ From the 10-K
Plain-English: the Snapshot is the quick read — what it pays you (yield, dividend), how its cash flow looks (FFO/AFFO, Price/OCF) and how much debt it carries. Switch to Expert in the header to hide these explanations.
Snapshot
Reported FFO / FFO Excluding Gain on Involuntary Conversion and Business Interruption Claims / leverage are from the Q1 2026 earnings release (filed 2026-04-22) — 8-K, EX-99.1 ✓ Verified to filing.
Yield uses the latest declared dividend, annualized (latest regular payout × frequency; special/liquidating distributions excluded) — an announced-but-not-yet-declared change isn't reflected until it has an ex-date. FFO, AFFO and Net debt / Adj. EBITDA are the company's reported figures from its latest earnings 8-K. Price/OCF and payout use GAAP operating cash flow. NAV premium and credit ratings have no free source yet. See Methodology.
$10,000 invested
Illustrative income only, at today's price and latest declared dividend — it excludes price changes, dividend cuts and taxes. Not a forecast.
Model EGP yourself — any amount, shares, per-payment & a multi-year DRIP projection →
Balance sheet (latest FY: 2025)
Debt-maturity ladder, fixed/floating split, secured/unsecured and coverage ratios come from the supplemental — not yet ingested.
Financial history
| FY | Revenue | Net income | D&A | EBITDA | Op. cash flow |
|---|---|---|---|---|---|
| 2025 | $721.34M | $257.42M | $216.73M | $495.38M | $480.73M |
| 2024 | $638.53M | $227.75M | $160.97M | $414.47M | $416.59M |
| 2023 | $566.40M | $200.49M | $146.46M | $370.42M | $338.20M |
| 2022 | $487.02M | $186.18M | $132.12M | $314.69M | $316.50M |
| 2021 | $409.48M | $157.56M | $109.84M | $260.74M | $256.49M |
| 2020 | $363.02M | $108.36M | $100.46M | $228.69M | $196.28M |
Dividends
Recent regular dividends per share (special distributions excluded), oldest → newest.
| Ex-date | Record | Payment | Declared | Amount | Freq. |
|---|---|---|---|---|---|
| 2026-06-30 | 2026-06-30 | 2026-07-15 | 2026-05-21 | $1.55 | Quarterly |
| 2026-03-31 | 2026-03-31 | 2026-04-15 | 2026-03-06 | $1.55 | Quarterly |
| 2025-12-31 | 2025-12-31 | 2026-01-15 | 2025-12-12 | $1.55 | Quarterly |
| 2025-09-30 | 2025-09-30 | 2025-10-15 | 2025-08-22 | $1.55 | Quarterly |
| 2025-06-30 | 2025-06-30 | 2025-07-15 | 2025-05-22 | $1.40 | Quarterly |
| 2025-03-31 | 2025-03-31 | 2025-04-15 | 2025-03-07 | $1.40 | Quarterly |
| 2024-12-31 | 2024-12-31 | 2025-01-15 | 2024-12-02 | $1.40 | Quarterly |
| 2024-09-30 | 2024-09-30 | 2024-10-15 | 2024-08-23 | $1.40 | Quarterly |
| 2024-06-28 | 2024-06-28 | 2024-07-15 | 2024-05-23 | $1.27 | Quarterly |
| 2024-03-27 | 2024-03-28 | 2024-04-15 | 2024-03-08 | $1.27 | Quarterly |
| 2023-12-28 | 2023-12-29 | 2024-01-12 | 2023-12-08 | $1.27 | Quarterly |
| 2023-09-28 | 2023-09-29 | 2023-10-13 | 2023-08-25 | $1.27 | Quarterly |
| 2023-06-29 | 2023-06-30 | 2023-07-14 | 2023-05-25 | $1.25 | Quarterly |
| 2023-03-30 | 2023-03-31 | 2023-04-14 | 2023-03-03 | $1.25 | Quarterly |
| 2022-12-29 | 2022-12-30 | 2023-01-13 | 2022-12-01 | $1.25 | Quarterly |
| 2022-09-29 | 2022-09-30 | 2022-10-14 | 2022-08-26 | $1.25 | Quarterly |
| 2022-06-29 | 2022-06-30 | 2022-07-15 | 2022-05-26 | $1.10 | Quarterly |
| 2022-03-30 | 2022-03-31 | 2022-04-14 | 2022-03-04 | $1.10 | Quarterly |
| 2021-12-30 | 2021-12-31 | 2022-01-15 | 2021-12-01 | $1.10 | Quarterly |
| 2021-09-29 | 2021-09-30 | 2021-10-15 | 2021-08-26 | $0.90 | Quarterly |
| 2021-06-29 | 2021-06-30 | 2021-07-15 | 2021-05-27 | $0.79 | Quarterly |
| 2021-03-30 | 2021-03-31 | 2021-04-15 | 2021-03-05 | $0.79 | Quarterly |
| 2020-12-30 | 2020-12-31 | 2021-01-15 | 2020-12-03 | $0.79 | Quarterly |
| 2020-09-29 | 2020-09-30 | 2020-10-15 | 2020-08-27 | $0.79 | Quarterly |
Coverage (payout of operating cash flow): 68.85%. Tax-character split (ordinary / 199A / capital gain / return of capital) — not disclosed (requires the annual allocation release).
Recent news — EGP
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A Look at EastGroup Properties Inc (EGP) After 3.5% Decline -- GF Value $192.14 vs Price $194.83
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Same-store NOI, occupancy, leasing/WALT, top tenants, external-manager fees, development pipeline and (for non-traded vehicles) share-class fees, redemption/gating and NAV methodology are planned modules sourced from supplementals and prospectuses.