EastGroup Properties (EGP)
What the price implies
A reverse DCF: instead of guessing a fair value, it asks what growth today's price already assumes. How it works.
At a market value of $10.4B, EastGroup Properties's free cash flow of $405M (fiscal 2025) would need to grow about 8% a year for the stock to be worth today's price. That is slower than the company has grown its free cash flow over the last 9 years.
Assumes a 9% discount rate and 3% growth after year 10, on free cash flow (operating cash flow minus capital spending) from EastGroup Properties's SEC filings. Change any assumption, or model revenue and margins instead, in the Modeling tab, or try your own numbers in the reverse DCF calculator.
Fundamental grade
Five factors scored 1 to 9 from EGP's latest numbers, weighted into one grade. It describes the business, not whether the stock is a buy.
Key numbers
Results from SEC filings
Fiscal years, from EastGroup Properties's 10-K filings. The deep dive has 15+ years, quarters and every line.
| Fiscal year | 2021 | 2022 | 2023 | 2024 | 2025 |
|---|---|---|---|---|---|
| Revenue | $409M | $487M | $571M | $640M | $721M |
| Net income | $158M | $186M | $200M | $228M | $257M |
| Free cash flow | $220M | $276M | $287M | $357M | $405M |
| EPS (diluted) | $3.90 | $4.36 | $4.42 | $4.66 | $4.87 |
| Operating margin | 36.9% | 37.5% | 40.0% | 39.9% | 39.9% |
Superinvestors who own EGP
From each investor's latest 13F filing (what a 13F shows). 5 of the investors we track hold it.
| Investor | Last quarter | Value | % of portfolio | Quarter |
|---|---|---|---|---|
| Joel Greenblatt Gotham Asset Management |
Added | $34M | 0.08% | Q2 2026 |
| Ron Baron Baron Capital (BAMCO) |
Trimmed | $14M | 0.02% | Q2 2026 |
| Cliff Asness AQR Capital Management |
Added | $13M | 0.00% | Q2 2026 |
| Will Nasgovitz Heartland Advisors |
Added | $9M | 0.39% | Q2 2026 |
| Jean-Marie Eveillard First Eagle Investment Management |
Trimmed | $223,188 | 0.0% | Q2 2026 |
Insider buying
Open-market purchases by EastGroup Properties's executives and directors in the last 12 months, from SEC Form 4 filings. What insider buying tells you.
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In the full deep dive
Questions
What growth does EastGroup Properties's stock price imply?
At a market value of $10.4B, EastGroup Properties would need its free cash flow to grow about 8% a year for 10 years (discounted at 9%, 3% growth after that) to be worth today's price. Over the last 9 years its free cash flow grew 15% a year.
Are EastGroup Properties insiders buying the stock?
No open-market insider purchases of EGP in the last 12 months, according to SEC Form 4 filings.
Which superinvestors own EastGroup Properties?
5 of the superinvestors Investingly tracks hold EGP in their latest 13F, including Joel Greenblatt, Ron Baron, Cliff Asness.
Prices and ratios as of Oct 7, 2026; statements from SEC filings. Information only, not investment advice. Superinvestor holdings come from 13F filings, which are filed up to 45 days after each quarter ends.