What is EastGroup Properties, Inc. (EGP) DCF Fair Value and Intrinsic Value in 2026?

EastGroup Properties, Inc. (EGP) intrinsic value is calculated using conservative multi-stage Discounted Cash Flow (DCF) models, 5-year free cash flow trajectories, Graham Numbers, and owner earnings multiples. LocalAlpha tracks real-time margin of safety against live market prices.

What is EastGroup Properties, Inc.'s historical Return on Invested Capital (ROIC) and Moat Rating?

EastGroup Properties, Inc. operates in the Real Estate sector (REIT - Industrial) with an economic moat rating of NONE. LocalAlpha tracks 5-year audited quarterly ROIC, operating margin stability, and balance sheet solvency ratios.

What is EastGroup Properties, Inc.'s financial health rating and Piotroski F-Score?

EastGroup Properties, Inc.'s balance sheet quality is evaluated using the 9-point Piotroski F-Score, Altman Z-Score solvency model, debt-to-equity ratio, and quick/current liquidity coverage to guard against financial distress.

How does LocalAlpha monitor EastGroup Properties, Inc. (EGP) for quarterly SEC filing thesis breaks?

LocalAlpha audits EastGroup Properties, Inc.'s 10-K, 10-Q, and 8-K regulatory filings on SEC EDGAR within 15 minutes of release. If reported metrics breach an investor's custom ROIC floor, operating margin boundary, or qualitative risk criteria, an autonomous breach audit is dispatched immediately.

StocksEGP

EGP

EastGroup Properties, Inc.Real Estate / REIT - IndustrialINTACT

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 66.5 million square feet. EastGroup Properties, Inc. was incorporated in 1969 and is based in Ridgeland, United States.

Share Price

$198.12

52W: $164.26 - $226.71

DCF Fair Value

$195.32

-1.4% Premium

Thesis Hub

P/E (TTM)

34.9x

ROIC

30.6%

Operating Margin

40.8%

FCF Yield

3.6%

Debt / Equity

0.46x

Piotroski Score

6/9

Altman Z-Score

3.41

Market Cap

$10.7B

Price vs. Intrinsic Value Corridor

Overvalued vs DCF ($195.32)

Historical market price overlaid against conservative DCF Fair Value & Benjamin Graham Margin of Safety bands.

Period Return (1Y)

—()

Period Range

$— - $—

DCF Fair Value

$195.32

MOS Buy Target (-25%)

$146.49

Valuation Overlays: DCF Fair Value ($195.32) 25% MOS Buy Target ($146.49) Revised Graham ($200.46) Graham Number ($92.62)

2-Stage Discounted Cash Flow (DCF) Workbench

Conservative intrinsic value model based on owner cash generation over a 10-year investment horizon. Opens with LocalAlpha's baseline assumptions (matching the fair value shown above) — adjust any input to stress-test.

Current Market Price

$198.12

DCF Fair Value

$194.52

-1.9% Premium

Starting Free Cash Flow ($M)$379M

$100M$379M (Reported)$50,000M

Stage 1 Growth (Years 1-5)18.0%

-5%10% (Target)35%

Stage 2 Growth (Years 6-10)4.5%

0%5%20%

Discount Rate (WACC / Hurdle)9.0%

6%9% (Standard)15% (High Risk)

Terminal Perpetual Growth2.5%

1% (GDP Floor)2.5% (Inflation)4.0%

Net Debt ($M)$1,600M

-$100B CashBalance Sheet+$150B Debt

10-Yr PV of Cash Flows

$4.9B

PV of Terminal Value

$7.2B

Implied Enterprise Value

$12.1B

Implied Equity Value

$10.5B

Year	Yr 1	Yr 2	Yr 3	Yr 4	Yr 5	Yr 6	Yr 7	Yr 8	Yr 9	Yr 10
Projected FCF ($M)	$447	$528	$623	$735	$867	$906	$947	$989	$1,034	$1,081
Present Value (PV)	$410	$444	$481	$521	$564	$540	$518	$497	$476	$456

Benjamin Graham & Buffett Value Models

Classical deep value metrics based on asset backing, normalized earnings power, and owner cash yield.

Graham Number-113.9% Premium

$92.62

Calculated as √(22.5 × EPS × BVPS). The maximum theoretical price a defensive investor should pay based purely on asset book value and current earnings.

EPS: $5.68BVPS: $67.12

Revised Graham Formula+1.2%

$200.46

Formula: V = (EPS × (8.5 + 2g) × 4.4) / Y where g is the conservative 7-10 yr growth rate and Y is AAA Bond Yield.

Growth Rate (g%)

Bond Yield (Y%)

Buffett Owner Earnings3.4% Yield

$6.67 / share

True distributable cash flow: Net Income + D&A - Maintenance CapEx. Reflects the cash Buffett would extract without hurting unit volume.

Total: $0.4BYield: 3.4%

Reverse DCF: Market Growth Expectation

FAIR BARRIER

10.2% CAGR (Next 10 Yrs)

At the current price of $198.12, the market is assuming the business will compound Free Cash Flow at 10.2% per year for the next decade with a 9% hurdle rate.

Value Investor Verdict

ℹ Fair expectations: Requires steady execution.

Autonomous Thesis Underwriting

Surveil EGP with Mathematical Margin of Safety Rules

Set non-negotiable floor rules for EastGroup Properties, Inc.. If a newly filed quarterly 10-Q breaks your ROIC floor, operating margin boundary, or balance sheet leverage rules, receive an autonomous breach audit within 15 minutes.

Buffett Quality

ROIC > 15% • Margin > 15% • D/E < 0.5x

Margin Floor Guard

Current Margin 40.8% • Floor > 10%

Solvency Guard

Altman-Z > 2.6 • Current Ratio > 1.5x

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Frequently Asked Questions: EastGroup Properties, Inc. (EGP) Intrinsic Valuation

Audited fundamentals, DCF intrinsic value sensitivity, and thesis break detection parameters for EastGroup Properties, Inc..

Based on institutional multi-stage Discounted Cash Flow (DCF) modeling on audited SEC cash flows, EastGroup Properties, Inc. has an estimated DCF intrinsic fair value of $195.32 per share compared to its current market price of $198.12. This represents an estimated 1.4% premium over fair value. Additionally, its classic Benjamin Graham Number stands at $92.62.