Eastgroup Properties Inc. (EGP) intrinsic value & 10-year financials
Eastgroup Properties Inc. (EGP) has a Graham intrinsic value of $84.54 per share. At $196.37 on Oct 17, 2026, the stock trades 132% above that value. Over the last 10 fiscal years revenue grew 12.3% a year to $721.3M, with an average return on invested capital of 9.5%.
- Graham intrinsic value
- $84.54
- Share price (Oct 17, 2026)
- $196.37
- Price vs Graham value
- 132% above
- Market cap
- $10.4B
- Revenue (FY2025)
- $721.3M
- Revenue growth (10-yr CAGR)
- 12.3%
- ROIC (10-yr avg)
- 9.5%
- Free cash flow (FY2025)
- —
EGP 10-year financial history
| Fiscal year | Revenue | Net income | EPS (diluted) | Free cash flow | Operating margin | ROIC |
|---|---|---|---|---|---|---|
| FY2025 | $721.3M | $257.5M | $4.87 | — | — | 5.4% |
| FY2024 | $640.2M | $227.8M | $4.66 | — | — | 5.1% |
| FY2023 | $570.6M | $200.5M | $4.42 | — | — | 4.7% |
| FY2022 | $487.0M | $186.3M | $4.36 | — | — | 10.6% |
| FY2021 | $409.5M | $157.6M | $3.90 | — | — | 11.1% |
| FY2020 | $363.0M | $108.4M | $2.76 | — | — | 8.8% |
| FY2019 | $331.4M | $123.3M | $3.24 | — | — | 11.7% |
| FY2018 | $300.4M | $88.6M | $2.49 | — | 36.1% | 10.7% |
| FY2017 | $274.1M | $83.6M | $2.44 | — | 34.7% | 12.1% |
| FY2016 | $253.0M | $96.1M | $2.93 | — | 34.5% | 15.1% |
Source: annual 10-K filings on SEC EDGAR. Figures in USD.
Executive summary
EASTGROUP PROPERTIES INC is a consistent compounder, expanding top-line revenue at 12.3% annually over the past decade.
EASTGROUP PROPERTIES INC has historically struggled to out-earn its cost of capital, averaging just 5.1% ROIC.
EASTGROUP PROPERTIES INC has not shown aggressive share repurchases (>10% retirement) or a major balance-sheet leverage increase (>50% net debt growth) over the 10-year window.
Benjamin Graham lens
Under Benjamin Graham's formula using SEC EDGAR fundamentals, EASTGROUP PROPERTIES INC is modeled at 5.8% normalized earnings growth with a 5.1% bond-yield adjustment. The resulting Graham intrinsic value estimate is $84.54 per share.