EastGroup Properties
Industrial REIT developing and operating flexible distribution space across high-growth Sunbelt markets.
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Profile
Leases industrial properties to smaller, location-sensitive tenants in supply-constrained Sunbelt markets. Business-distribution, bulk-distribution, and business-service properties form the portfolio, while development, acquisitions, dispositions, and reinvestment continually reshape a footprint spread across hundreds of buildings.
Develops, acquires, and operates industrial properties, centered on shallow-bay business-distribution space for smaller, location-sensitive tenants. The portfolio also includes bulk-distribution and business-service properties and is concentrated in supply-constrained Sunbelt markets, especially Texas, Florida, California, Arizona, and North Carolina.
Clusters flexible buildings near transportation infrastructure and builds local operating scale. Development, value-add projects, acquisitions, leasing, operations, dispositions, and reinvestment form one portfolio cycle.
Growth depends on access to land and capital, tenant demand in selected submarkets, and successful leasing during development and value-add periods. The strategy also relies on selling assets and redeploying proceeds into properties and markets that better fit the portfolio.
Company facts
Categories
Key statistics
Year to date +11.2% · Average volume (30d) 463.5K
Analysts
Ratings
Target range
Latest analyst notes
| Date | Firm | Action | Rating | Prior target | Target |
|---|---|---|---|---|---|
| Aug 3, 2026 | RBC Capital | Reiterate | Sector Perform | $208 | $220 |
| Jul 31, 2026 | Robert W. Baird | Target | $210 | $221 | |
| Jul 28, 2026 | Truist Financial | Target | $170 | $230 | |
| Jul 27, 2026 | Cantor Fitzgerald | Reiterate | Overweight | $217 | $235 |
| Jul 23, 2026 | Evercore ISI | Target | $195 | $206 |
Earnings
EPS
Revenue
History
| Report date | EPS est | EPS | Surprise | Revenue est | Revenue | Surprise | Next session |
|---|---|---|---|---|---|---|---|
| Jul 22, 2026Q2 FY26 | $1.31 | $1.40 | +6.9% | $193.6M | $193.3M | −0.1% | −1.05% |
| Apr 22, 2026Q1 FY26 | $1.22 | $2.34 | +91.8% | $190.6M | $190.3M | −0.2% | −0.16% |
| Feb 4, 2026Q4 FY25 | $2.33 | $2.34 | +0.4% | $185.3M | $187.5M | +1.2% | +2.92% |
| Oct 23, 2025Q3 FY25 | $2.28 | $2.27 | −0.4% | $185.4M | $182.1M | −1.8% | −1.26% |
Financial highlights
| 12 quarters | Q1 FY25 | Q2 FY25 | Q3 FY25 | Q4 FY25 | Q1 FY26 | Q2 FY26 | |
|---|---|---|---|---|---|---|---|
| Revenue | $172.7M | $177.3M | $182.1M | $187.5M | $190.3M | $193.3M | |
| Gross profit | $125.9M | $75.7M | $80.0M | $81.3M | $28.7M | $142.6M | |
| Operating income | $117.7M | $70.5M | $74.2M | $76.0M | $76.4M | $78.8M | |
| Net income | $59.4M | $63.3M | $66.9M | $67.8M | $94.6M | $75.5M | |
| Diluted EPS | $1.14 | $1.20 | $1.26 | $1.27 | $1.77 | $1.40 | |
| Gross margin | 72.9% | 42.7% | 43.9% | 43.4% | 15.1% | 73.8% | |
| Operating margin | 68.2% | 39.7% | 40.7% | 40.5% | 40.2% | 40.8% |
Fiscal years (4-quarter sums)FY21 $409.5M · FY22 $487.0M · FY23 $566.4M · FY24 $638.5M · FY25 $719.6M
Balance sheet, Jun 30, 2026Cash & short-term investments $33.4M · Total debt $1.67B · Total assets $5.52B · Shareholders' equity $3.57B
Dividends
Raised for 33 straight years — most recently to $1.55 from $1.40 in Sep 2025. To collect a payout, hold shares through the close before the ex-date.
History
| Ex-date | Record | Paid | Amount | Note |
|---|---|---|---|---|
| Jun 30, 2026 | Jun 30 | Jul 15 | $1.55 | |
| Mar 31, 2026 | Mar 31 | Apr 15 | $1.55 | |
| Dec 31, 2025 | Dec 31 | Jan 15 | $1.55 | |
| Sep 30, 2025 | Sep 30 | Oct 15 | $1.55 | raised from $1.40 |
| Jun 30, 2025 | Jun 30 | Jul 15 | $1.40 | |
| Mar 31, 2025 | Mar 31 | Apr 15 | $1.40 | |
| Dec 31, 2024 | Dec 31 | Jan 15 | $1.40 | |
| Sep 30, 2024 | Sep 30 | Oct 15 | $1.40 | raised from $1.27 |
Ownership
A 13F quarter can total more than the shares outstanding — sub-advisers file the same block twice, and a filer's own share count can be a quarter stale. No split is drawn from it.
Shares outstanding 53.77M · Float 52.96M · 98.5% free float
Top shareholders13F · 13D/G · Form 4
| Holder | Shares | % outstanding | Form | Filed |
|---|---|---|---|---|
| BlackRock, Inc. | 7.67M | 14.26% | 13F | Aug 7, 2026 |
| Vanguard Portfolio Management LLC | 4.66M | 8.66% | 13F | Aug 13, 2026 |
| Cohen & Steers, Inc. | 3.75M | 6.97% | 13F | Aug 14, 2026 |
| State Street Corp | 2.61M | 4.85% | 13F | Aug 7, 2026 |
| Vanguard Capital Management LLC | 2.43M | 4.52% | 13F | Aug 13, 2026 |
Insider tradesForm 4
| Date | Insider | Role | Shares | Avg price |
|---|---|---|---|---|
| Jun 4, 2026 | David Michael Fields | director | −504 | $195.77 |
| Nov 5, 2025 | Richard Reid Dunbar | officer: Executive Vice President | −2,000 | $175.00 |
Peers
- Prologis
Scaled rival in logistics leasing, development, and acquisitions
- First Industrial Realty Trust
Direct U.S. peer in logistics ownership, development, and leasing
- STAG Industrial
National industrial landlord overlapping in leasing and acquisitions
- Rexford Industrial
Infill Southern California specialist competing for scarce industrial assets
- Terreno Realty
Coastal infill peer with direct Miami and Los Angeles overlap
CompareAfter-hours close
| Company | Price | Change | |||||
|---|---|---|---|---|---|---|---|
| EastGroup Properties | $200.00 | −0.01% | $10.75B | 35.1 | 36.2 | 14.3 | +9.1% |
| Prologis | $140.35 | −0.29% | $131.32B | 31.3 | 40.4 | 14.3 | −0.3% |
| First Industrial Realty Trust | $61.94 | 0.00% | $8.21B | 22.6 | 35.3 | 10.8 | +8.2% |
| STAG Industrial | $37.18 | +0.01% | $7.17B | 28.6 | 74.1 | 8.1 | +7.7% |
| Rexford Industrial | $37.00 | −0.39% | $8.49B | — | 33.1 | 8.6 | −2.6% |
| Terreno Realty | $66.59 | +0.02% | $7.08B | 17.9 | 36.8 | 14.1 | +11.1% |
| Median | 25.6 | 36.8 | 10.8 | +7.7% |