2026-10-25
Eastgroup Properties clears the business-activity screen and the figures we can measure look clean, but one or more financial figures are still pending, so the verdict is not final yet.
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latest tape · as of 04:01 UTC
The Screen · Real Estate · REIT - Industrial
Eastgroup Properties Inc
EGP · the NYSE · USD · Market cap $10.4B · 103 employees
EastGroup Properties, Inc.
Not yet scored193.81 USD
Price as of 6 Nov 2026Daily close, not a live quote
Screened 2026-11-06 · the tape above runs as of 04:01 UTC · two dates, stated on purpose · verdict and workings shown in full · never trimmed
Key facts today
- Price193.81 USD at the 6 Nov 2026 close
- Our value readOvervalued vs our fair value, as of 6 Nov 2026
- Our regime readDistribution, as of 7 Nov 2026
- Ethical screenNot yet scored
- OptionsOpen interest leans heavily to calls (put/call 0.50)
- Last reviewed6 Nov 2026 (2 days ago)
- Release timesRelease and earnings times on your chart: Event Guard Mentor
A summary of the dated readings below, not a live quote and not advice.
PRICE · ONE YEAR
Our fair-value range: $155.19 to $178.47, base estimate $155.19 (screen dated 2026-11-06).
- Trend Distribution
- Insiders insiders sold, $322,704, latest filing 2026-10-23
- Positioning no disclosures inside 60 days, left as found
- Options put/call open interest 0.50, read 2026-11-07
- Ethical screen not yet scored
Price193.81 USD
Fair value155.19
Ethical score70.0/100
Value readOvervaluedas of 6 Nov 2026
Our investment reviews on this name
2026-10-28Read Accumulation199.02-2.6% to today Markdown gives way to Accumulation
2026-10-15Read Markdown195.98-1.1% to today ✓Accumulation gives way to Markdown first Markdown read since October
2026-10-14Read Accumulation195.98-1.1% to today Markdown gives way to Accumulation
2026-10-11Read Markdown190.55+1.7% to today Accumulation gives way to Markdown after a 6% slide in 9 days
Our analytic regime reads on this name, dated and marked against the screened price. Small sample per name, and separate from the daily-framework accuracy on the Track Record page.
The full research record, in depth, below
This name holds its distribution label.
Eastgroup Properties Inc holds its Distribution at $193.81. Consolidating, no directional conviction, held for 372 days.
| Phase | Distribution · caution |
| Quantitative state | Consolidating, no directional conviction, held for 372 days |
| Price at the screen | $193.81 |
| Valuation | 32.85 trailing · 33.85 forward price to earnings |
| Values screen | Not scored · score 70.0 |
| Beta | 0.96 |
Five Screens, Shown in Full
This security has not been fully scored against the values screen yet.
| Test | Figure | Limit | What it means | Status |
|---|---|---|---|---|
| Business activity | Permissible | Core business clean | Its core business isn't built on prohibited lines: no gambling, alcohol, tobacco, weapons, or interest-based lending. | Pass |
| Debt load | 30.67% | Below 33% | Interest-bearing debt is just 30.7% of its assets, well under the one-third ceiling: it does not run on borrowed money. | Pass |
| Interest-bearing cash | 0.00% | Below 33% | Cash held in interest-bearing accounts and securities is 0.0% of assets, under the one-third limit. | Pass |
| Receivables | 2.10% | Below 49% | Money owed to the company is 2.1% of assets, under the 49% limit. | Pass |
Five checks adapted from AAOIFI screening standards: business activity plus four balance-sheet ratios. All five must pass for ethical clearance. Every figure is arithmetic on public accounts, not judgement.
The Ethical ReadThe Read, in Plain English
Eastgroup Properties clears the business-activity screen and the figures we can measure look clean, but one or more financial figures are still pending, so the verdict is not final yet.
Read as at 2026-11-07. It updates when the underlying figures move, and past reads are kept below.
2026-09-24
Clears
Eastgroup Properties clears all five screens. Its business is in a permissible area, its interest-bearing debt is about 31%, inside the ~33% line, and almost none of its income is interest, so it passes.
Earlier reads, kept as written. The ethical profile is tracked over time, not overwritten.
What the Numbers Say It Is WorthThe Fair Value Range
Our analysis reads Overvalued vs our fair value, as of 6 Nov 2026: it trades above our $155.19 fair value estimate, narrow competitive moat, 9.50% revenue growth.
How a fair value is estimated: discounted cash flow (DCF).
Fair value range in USD, drawn from the 2026-11-06 screen. The gold marker is the market price at the same screen. The price runs 24.9% above the base estimate.
Third-party analyst targets: 20 covering, consensus Buy. The average target sits +17% from the screen price.
Reading the gap · Our more conservative model reads it as fully-to-richly valued here, while the Street is more bullish: a quality-at-a-fair-price name rather than a deep-value one.
Price History & ProjectionsWhere our models see it going: fair-value estimate $155.19, with a range of $155.19 to $178.47, dated to the 2026-11-06 screen.
Fair value and rating are our own model estimates; the Street's range reflects third-party analyst estimates. Analysis, not advice.
The Business, in Plain WordsPremium warehouses priced beyond their reach
Goods keep flowing through Sun Belt warehouses and EastGroup Properties owns a slice of that flow. The trust grows revenue at 9 percent with a 40 percent profit margin, yet the shares trade at 40 times forward earnings, well above the calculated fair value of 151 dollars against a current price of 222.
We pass because the valuation leaves no margin of safety and the narrow moat plus 8 percent return on equity do not justify the multiple. Analyst targets cluster near the current price, but that consensus simply reflects the same stretched numbers rather than any new edge.
REITs remain sensitive to interest rates and any slowdown in industrial demand could compress rents quickly. The ethical screen clears, yet the price still fails the basic test of value. Analysis, not advice.
| Forward P/E | 33.9xexpensive even after accounting for its growth |
| Trailing P/E | 32.8xa premium valuation |
| EPS, trailing | 5.90 |
| EPS, forward | 5.73 |
| Revenue growth | +9.5%steady growth |
| Profit margin | 41.1%highly profitable on every dollar of sales |
| Return on equity | 8.9%a modest return on shareholder capital |
| FCF yield | 3.18% |
| Dividend yield | 3.10% |
| Debt to equity | 0.52moderate, manageable leverage |
| Current ratio | 0.62below 1: short-term bills exceed liquid assets |
| Beta | 0.96steadier than the market |
| Short interest, float | 0.11% |
| 52-week range | 174.57 - 226.71 |
| Moat | NARROW |
| Market cap | $10.4B |
| Employees | 103 |
Another profit measure, before interest, tax and non-cash costs: EBITDA.
The risks · The main risks here are ordinary market swings and the chance our fair-value read proves too optimistic.
Plain-English interpretation of our own screen data. Analysis, not advice.
Where & How to TradeEGP trades on the NYSE. As a listed security it is accessible through almost any international broker offering its home market. New to this, or investing from abroad? Our guide to accessing global markets covers brokers, currencies and the practical steps.
Every Entry, As Written
2026-11-04
Accumulation $200.22
+0.6% Entry 17
The analysis reads accumulation. Smart money appears to be quietly building positions. This typically precedes a markup phase. Price has moved up 0.6% since our last review. Ethical screening: not fully scored yet. The risk-adjusted return profile shows modest positive risk-adjusted returns. Our composite framework grades it B, carrying a low risk profile. Technically it is holding around 1% above its long-term trend line with momentum reading neutral. Over the past year the shares are up 21%. Our forward projection puts the odds of a 10% gain over the next month near 12%. The street (20 analysts) rates it buy, with a mean price target of $217. Insiders have been net sellers over the past quarter. Since the last review it dropped out of the Titan Ethical 500.
2026-10-28
Accumulation · changed $199.02
+2.4% Entry 16
The framework has shifted from markdown to accumulation since the last review. Smart money appears to be quietly building positions. This typically precedes a markup phase. Price has moved up 2.4% since our last review. Ethical screening: not fully scored yet. The risk-adjusted return profile shows modest positive risk-adjusted returns. Our composite framework grades it B, carrying a low risk profile. Technically it is holding around 1% above its long-term trend line with momentum reading neutral. Over the past year the shares are up 21%. Our forward projection puts the odds of a 10% gain over the next month near 12%. The street (20 analysts) rates it buy, with a mean price target of $217. Insiders have been net sellers over the past quarter.
2026-10-21
Markdown $194.43
+0.0% Entry 15
The analysis reads markdown. Price is trending lower. Sellers are in control and the prior trend has reversed. Price has moved down 0.0% since our last review. Ethical screening: not fully scored yet. The risk-adjusted return profile shows modest positive risk-adjusted returns. Our composite framework grades it C, carrying a low risk profile. Technically it is holding around 0% above its long-term trend line with momentum reading bearish. Over the past year the shares are up 21%. Our forward projection puts the odds of a 10% gain over the next month near 12%. The street (20 analysts) rates it buy, with a mean price target of $217. It reported earnings in this window, a natural checkpoint for the thesis.
2026-10-20
Markdown $194.43
+0.0% Entry 14
The analysis reads markdown. Price is trending lower. Sellers are in control and the prior trend has reversed. Price has moved down 0.0% since our last review. Ethical screening: PASS with passing ethical screen. The risk-adjusted return profile shows modest positive risk-adjusted returns. Our composite framework grades it C, carrying a low risk profile. Technically it is holding around 0% above its long-term trend line with momentum reading bearish. Over the past year the shares are up 21%. Our forward projection puts the odds of a 10% gain over the next month near 12%. The street (20 analysts) rates it buy, with a mean price target of $217. It reported earnings in this window, a natural checkpoint for the thesis.
2026-10-19
Markdown $194.43
+0.0% Entry 13
The analysis reads markdown. Price is trending lower. Sellers are in control and the prior trend has reversed. Price has moved down 0.0% since our last review. Ethical screening: PASS with passing ethical screen. The risk-adjusted return profile shows modest positive risk-adjusted returns. Our composite framework grades it C, carrying a low risk profile. Technically it is holding around 0% above its long-term trend line with momentum reading bearish. Over the past year the shares are up 21%. Our forward projection puts the odds of a 10% gain over the next month near 12%. The street (20 analysts) rates it buy, with a mean price target of $217. It reported earnings in this window, a natural checkpoint for the thesis.
2026-10-18
Markdown $194.43
+0.0% Entry 12
The analysis reads markdown. Price is trending lower. Sellers are in control and the prior trend has reversed. Price has moved down 0.0% since our last review. Ethical screening: PASS with passing ethical screen. The risk-adjusted return profile shows modest positive risk-adjusted returns. Our composite framework grades it C, carrying a low risk profile. Technically it is holding around 9% above its long-term trend line with momentum reading neutral. Over the past year the shares are up 21%. Our forward projection puts the odds of a 10% gain over the next month near 12%. The street (20 analysts) rates it buy, with a mean price target of $217. It reported earnings in this window, a natural checkpoint for the thesis.
2026-10-17
Markdown $194.43
+0.0% Entry 11
The analysis reads markdown. Price is trending lower. Sellers are in control and the prior trend has reversed. Price has moved down 0.0% since our last review. Ethical screening: PASS with passing ethical screen. The risk-adjusted return profile shows modest positive risk-adjusted returns. Our composite framework grades it C, carrying a low risk profile. Technically it is holding around 9% above its long-term trend line with momentum reading neutral. Over the past year the shares are up 21%. Our forward projection puts the odds of a 10% gain over the next month near 12%. The street (20 analysts) rates it buy, with a mean price target of $217. It reported earnings in this window, a natural checkpoint for the thesis.
2026-10-16
Markdown $194.43
-0.8% Entry 10
The analysis reads markdown. Price is trending lower. Sellers are in control and the prior trend has reversed. Price has moved down 0.8% since our last review. Ethical screening: PASS with passing ethical screen. The risk-adjusted return profile shows modest positive risk-adjusted returns. Our composite framework grades it C, carrying a low risk profile. Technically it is holding around 9% above its long-term trend line with momentum reading neutral. Over the past year the shares are up 21%. Our forward projection puts the odds of a 10% gain over the next month near 12%. The street (20 analysts) rates it buy, with a mean price target of $217. It reported earnings in this window, a natural checkpoint for the thesis.
2026-10-15
Markdown · changed $195.98
+0.0% Entry 9
The framework has shifted from accumulation to markdown since the last review. Price is trending lower. Sellers are in control and the prior trend has reversed. Price has moved down 0.0% since our last review. Ethical screening: PASS with passing ethical screen. The risk-adjusted return profile shows modest positive risk-adjusted returns. Our composite framework grades it C, carrying a low risk profile. Technically it is holding around 9% above its long-term trend line with momentum reading neutral. Over the past year the shares are up 21%. Our forward projection puts the odds of a 10% gain over the next month near 12%. The street (20 analysts) rates it buy, with a mean price target of $217. It reported earnings in this window, a natural checkpoint for the thesis.
2026-10-14
Accumulation · changed $195.98
+2.8% Entry 8
The framework has shifted from markdown to accumulation since the last review. Smart money appears to be quietly building positions. This typically precedes a markup phase. Price has moved up 2.8% since our last review. Ethical screening: PASS with passing ethical screen. The risk-adjusted return profile shows modest positive risk-adjusted returns. Our composite framework grades it C, carrying a low risk profile. Technically it is holding around 9% above its long-term trend line with momentum reading neutral. Over the past year the shares are up 21%. Our forward projection puts the odds of a 10% gain over the next month near 12%. The street (20 analysts) rates it buy, with a mean price target of $217. It reported earnings in this window, a natural checkpoint for the thesis.
Each entry above was written on its date, before the outcome. A journal you can prune is not a journal.
- EastGroup Properties: 3 Key Takeaways for Long-Term Investors Yahoo Finance · 9d ago
- EastGroup Properties (EGP) Stock Slips As Q3 Earnings Lift FFO Outlook Yahoo Finance · 15d ago
- Warehouse Demand Is Heating Up. These 4 REITs Pay Investors to Own the Space Yahoo Finance · 16d ago
- EastGroup (EGP) Q3 2026 Earnings Call Transcript Yahoo Finance · 16d ago
- What EastGroup Properties (EGP) Said on Its Q3 Earnings Call Yahoo Finance · 16d ago
Headlines from third-party outlets, linked for reference: not our reporting, not advice.
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| Date | Insider | Title | Type | Shares | Value |
|---|---|---|---|---|---|
| 2026-10-23 | Tyler Staci H. | EVP, CFO | S - Sale | 1,600 | $322,704 |
Public filings, recorded as found. The full tape lives at Insider Intelligence.
| Period | Price then | Price return | Divs per share | $1,000 became | Total return |
|---|---|---|---|---|---|
| 1 month | $203.98 | -0.8% | · | $992 | -0.8% |
| 2 months | $193.92 | +4.4% | · | $1,044 | +4.4% |
| 3 months | $186.85 | +8.3% | $1.55 | $1,092 | +9.2% |
| 6 months | $181.14 | +11.7% | $3.10 | $1,135 | +13.5% |
| 1 year | $167.79 | +20.6% | $6.05 | $1,242 | +24.2% |
| 2 years | $155.33 | +30.3% | $11.52 | $1,377 | +37.7% |
| 3 years | $154.43 | +31.1% | $16.58 | $1,418 | +41.8% |
| 5 years | $145.47 | +39.1% | $25.32 | $1,565 | +56.5% |
Historical returns from market close data. Past performance does not guarantee future results.
This entry now belongs to the ledger. Whatever EGP does next, these words stay.
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