An entry written while the outcome is still unknown. It will be scored by what the market does next, and it will never be edited to look cleverer than it was.
In plain words · EastGroup Properties, Inc.
VERDICT
The label
Markup
read at $209.58
Eastgroup Properties Inc holds its Markup at $209.58.
PHPhase · the trend structure carries the Markup label
INInsiders · no filings inside 60 days, left as found
POPositioning · no disclosures inside 60 days, left as found
OPOptions · no verdict drawn today, left as found
SCScreen · passes the values gate
edge confirmed
edge broken
edge forming
Each arm is one independent read. Conviction is not a single call, it is how many edges converge.
INVESTOR
The investor read · the season, not the day
As held on the ledger · 2026-07-30
Phase
Markup
Quantitative state
Consolidating, no directional conviction, held for 270 days
Price
$209.58
Valuation
36.83 trailing · 38.01 forward price to earnings
Values screen
PASS· score 70.0
Beta
1.05
OPPORTUNITY
The opportunity · what the numbers say it is worth
Read at
$209.58
36.83 P/E · 38.01 fwd
Our fair value
$154.86
26% premium
Analyst target (avg)
$230.50
+10% to current
Target low $185.00Analyst target rangeTarget high $268.00
▲ current $209.58 · | average target
Price history & projections · where it has been, where the models see it going
The valuation journey · where the price sits against fair value and the Street
Current
$209.58
you are here
Conservative
$154.86
-26%
Analyst avg
$230.50
+10%
Our fair value
$154.86
-26%
Analyst high
$268.00
+28%
Green marks levels above today's price, red below; the shaded band is the gap between the price and our fair value.
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.
Revenue growth
9.10%
Profit margin
40.57%
Debt to equity
46.09
Analyst consensus
Buy · 20 covering
Fair value and rating are our own model estimates; target range reflects third-party analyst estimates. Analysis, not advice.
SCREEN
The values screen, explained · five checks, plain English
This company clears both standards. There are two widely recognised ways to check whether a company is suitable for a Muslim investor. Here is how it did on each:
The common standard· AAOIFI Used by most halal investing apps✓ PASSES
Our stricter standard· asset-based The one Titan applies✓ PASSES
Business activityIts core business isn't built on prohibited lines — no gambling, alcohol, tobacco, weapons, or interest-based lending.Pass
Debt loadInterest-bearing debt is of its assets, above the one-third ceiling the screen allows.Fail
Interest-bearing cashInterest-bearing cash and securities are of assets, above the one-third limit.Fail
ReceivablesMoney owed to the company is of assets, above the 49% limit.Fail
Revenue purity of revenue comes from non-compliant sources, over the 5% line.Fail
Every security is read against two recognised standards: our stricter asset-based screen (ratios measured against total assets) and the more widely used market-value standard (measured against market capitalisation). Where they agree we say so plainly; where they part ways — almost always on the debt check — we show both readings and mark it, because that disagreement is the finding, not a fault. We report the score; you and your scholar make the call.
PLAIN
The business, in plain words · what the numbers mean
Premium 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.
Screened names in the same industry · explore each on its own page.
TRADER
The trader read · the latest dated commentary
The framework reads markdown. Price is trending lower. Sellers are in control and the prior trend has reversed. Price has moved up 8.2% since our last review. Ethical screening: PASS with passing ethical screen. The risk-adjusted return profile shows good 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. Entered 2026-07-27 · Markdown
JOURNAL
The dated journal · newest first, never edited
2026-07-27Markdown$222.20+8.2%Entry 4
The framework reads markdown. Price is trending lower. Sellers are in control and the prior trend has reversed. Price has moved up 8.2% since our last review. Ethical screening: PASS with passing ethical screen. The risk-adjusted return profile shows good 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.
2026-07-18Markdown$205.29+0.0%Entry 3
The framework 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 good 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.
2026-07-03Markdown$205.29+0.0%Entry 2
The framework 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 (70). The risk-adjusted return profile shows good risk-adjusted returns.
2026-07-02Markdown$205.29Entry 1
The framework reads markdown. Price is trending lower. Sellers are in control and the prior trend has reversed. Ethical screening: PASS with passing ethical screen (70). The risk-adjusted return profile shows good risk-adjusted returns.
Each entry above was written on its date, before the outcome. A journal you can prune is not a journal.
RETURNS
What holding actually paid · price plus dividends
If $1,000 had been placed · historical, not a promise
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.
SEALED
This entry now belongs to the ledger. Whatever EGP does next, these words stay.
Eastgroup Properties Inc · EGP · Markup · $209.58
Recorded 2026-07-30 · before the outcome · scored mechanically
