What is the 13F Pro Quality Score for EGP?

13F Pro ranks EASTGROUP PROPERTIES INC (EGP) on the 13F Pro Quality Score, a 0–100 composite of 32 fundamental signals including return on invested capital, free cash flow consistency, balance-sheet strength, earnings quality, growth durability, and valuation discipline. The score refreshes after each 10-K and 10-Q filing on SEC EDGAR. View EGP's current score at https://13fpro.ai/research/EGP (free sign-up required for the full ranking).

Which hedge funds own the most EGP stock?

Based on the most recent Form 13F-HR filings on SEC EDGAR, the largest reported institutional holders of EGP include BlackRock,, VANGUARD PORTFOLIO MANAGEMENT, STATE STREET. Holdings are reported quarterly within 45 days of quarter-end and updated on https://13fpro.ai/research/EGP as soon as new 13F filings post.

Where does 13F Pro source EGP data?

All EASTGROUP PROPERTIES INC fundamentals and ownership data come directly from SEC EDGAR. EASTGROUP PROPERTIES INC files with the SEC under CIK 49600. 13F Pro ingests XBRL financial facts from 10-K and 10-Q filings, Form 13F-HR institutional holdings, and Form 4 insider transactions, with no third-party rewrites or estimates.

What sector is EGP in?

EASTGROUP PROPERTIES INC (EGP) is classified in the Real Estate sector. 13F Pro publishes sector-level fund flow analysis and quality leaders at https://13fpro.ai/research/sector/real-estate.

What drives EGP's revenue?

Per EASTGROUP PROPERTIES INC's latest 10-Q filed with the SEC on 2026-04-22, the biggest revenue drivers are: Lease income — Operating leases ($144.0M, +10.7% YoY); Variable lease income ($46.2M, +8.5% YoY). Figures are extracted from the filing text and machine-verified against the document. Full breakdown at https://13fpro.ai/research/EGP.

What are EGP's largest expenses?

EASTGROUP PROPERTIES INC's latest 10-Q reports these as the largest expense items: Expenses from real estate operations ($50.5M, +8.1% YoY); Depreciation and amortization ($55.5M, +5.7% YoY). Sourced directly from SEC EDGAR filing text for Q1 2026 (quarter ended March 31, 2026).

How often is EGP research updated on 13F Pro?

EGP's fundamentals refresh within hours of each new 10-K or 10-Q filing on SEC EDGAR. Institutional ownership updates after each quarterly 13F filing window. Insider transactions update after each Form 4 filing. The 13F Pro Quality Score recalculates after every fundamentals refresh.

EASTGROUP PROPERTIES INC(EGP)Stock Analysis

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13F Pro Quality Score

72.4/100

Rank #224 of 2,879 stocksTOP 10%

View Real Estate peers →

Rankings refresh quarterly once 80% of peers have filed (~45 days after quarter-end). Next update: ~Aug 14, 2026.

Revenue Growth

69.8/100

Profitability

93.9/100

Balance Sheet

71.4/100

Earnings Quality

68.7/100

Free Cash Flow

96.0/100

Institutional Flow

47.6/100

Revenue Scale

43.2/100

Dilution Risk

44.8/100

EGP Stock Analysis & AI Quality Score

AI stock analysis and institutional research for EASTGROUP PROPERTIES INC (EGP), a Real Estate sector company. 13F Pro's AI-powered ranking engine scores EGP at 72.4/100 on a 32-signal composite quality model, placing it at rank #224 of 2,879 stocks — the top 10% of the AI-ranked universe. EGP scores in the top quartile across free cash flow (96.0), profitability (93.9). Shareholder dilution risk is elevated at 44.8/100, reflecting ongoing share issuance or stock-based compensation. Based on the latest XBRL financial filings (Q1 2026), EASTGROUP PROPERTIES INC reports quarterly revenue of $190.3M, net income of $94.6M, an operating margin of 49.7%. Top institutional holders of EGP by reported 13-F value include BlackRock,, VANGUARD PORTFOLIO MANAGEMENT, STATE STREET, based on the most recent SEC filings. EGP trades on the NYSE exchange and files with the SEC under CIK 49600. 13F Pro's AI research platform runs 10 specialized AI analysts — value, growth, momentum, macro, and activist specialists — that debate EGP daily and publish AI-generated analysis with cited SEC sources. The platform aggregates historical XBRL financial facts, 10-Q and 10-K filings, insider Form 4 transactions, and institutional 13-F holdings for EASTGROUP PROPERTIES INC directly from SEC EDGAR. EASTGROUP PROPERTIES INC's 13F Pro composite quality score has ranged between 60 and 77 since 2021, currently 72.4 — a stable long-term trajectory across 30 quarterly and live scoring snapshots.

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Fun facts about EASTGROUP PROPERTIES INC

Quirks, history, and lore behind EGP — the kind of stuff that makes a stock memorable.

1
The Basics
A U.S. REIT focused on industrial real estate · listed on the NYSE · headquartered in the Deep South.
2
The Numbers
Owns and operates roughly 60 million square feet of industrial space across Sun Belt and Southeast markets — a mid-cap REIT punching above its zip code.
3
The History
Founded in 1969, it has spent decades quietly assembling distribution and warehouse facilities in fast-growing Southern and Western U.S. cities long before that was fashionable.
4
The Secret
Its strategy is almost boring by design: own multi-tenant shallow-bay industrial buildings near dense population centers and just… never stop buying more of them.
5
The Lore
While coastal industrial REITs grabbed headlines, this company quietly rode the e-commerce logistics boom from places like Phoenix, Dallas, and Tampa — and investors who noticed were handsomely rewarded.
6
The Giveaway
Ticker EGP, headquartered in Jackson, Mississippi — making it probably the only major REIT you'd associate with the Magnolia State.

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What's Driving EGP's Business? Latest 10-Q Breakdown

AI-extracted from EASTGROUP PROPERTIES INC's 10-Q filed 2026-04-22 — Q1 2026 (quarter ended March 31, 2026). Every figure is machine-verified against the filing text on SEC EDGAR.

EastGroup reported Q1 net income of $94.6M ($1.77/share), up 59% YoY, driven by 11% PNOI growth and a $24.9M real estate sale gain.

Biggest Revenue Drivers

Total revenue: $190.3M+10.3% YoY

Lease income — Operating leases$144.0M+10.7% YoY

Increased from operating property acquisitions in 2025, development/value-add properties reaching stabilization, and same-property rental rate growth of 7.5%.

Variable lease income$46.2M+8.5% YoY

Primarily tenant reimbursements for real estate taxes, insurance and common area maintenance.

Largest Expense Items

Expenses from real estate operations$50.5M+8.1% YoY

Includes property taxes, insurance, utilities, repair and maintenance at operating properties.

Depreciation and amortization$55.5M+5.7% YoY

Increased due to operating properties acquired in 2025–2026 and properties transferred from development, partially offset by property sales.

Margins: Gross property margins remain strong; same-property net operating income (PNOI) excluding lease terminations increased 7.5% YoY on rental rate growth of 36.8% on renewed leases. Occupancy at operating portfolio was 95.9% at quarter-end, down from 96.5% a year earlier.

Watch Items from the Filing

Portfolio occupancy declined to 95.9% as of March 31, 2026 from 96.5% a year prior; 8.2% of annualized base rent scheduled to expire during remainder of 2026 (reduced to 7.1% by April 21, 2026).
Development pipeline: 19 projects (3.5M sq ft) projected at $508.1M total investment with $186.8M remaining; projects were only 30.1% leased as of April 21, 2026, carrying execution risk.
Moody's upgraded issuer rating to Baa1 (stable outlook) in February 2026 from Baa2, supporting future financing access; unsecured credit facilities mature July 2028 with accordion and extension options.
Forward equity sale agreements: 252,136 shares outstanding at weighted average forward price of $196.16/share (~$49.5M gross proceeds) with settlement expirations in March 2027; ~$880.5M remains available under current $1B ATM program.

AI-extracted and verified against SEC EDGAR filing text. Not investment advice.

Read the full 10-Q on SEC EDGAR →Share on X

Revenue

Q1 2026

$190.3M

Net Income

Q1 2026

$94.6M

Free Cash Flow

Q1 2026

$142.3M

Operating Margin

Q1 2026

49.7%

ROIC

Q1 2026

1.8%

D/E Ratio

Q1 2026

0.45

Revenue & Net Income

Earnings Per Share

Key Financials Over Time

Export Financial Table · Pro+

Revenue

+12.7% YoY

$721.3MFY 2025

FY18 $300.4MFY22 $487.0MFY24 $640.2MFY25 $721.3M

Net Income

+13.0% YoY

$257.5MFY 2025

FY18 —FY22 $186.3MFY24 $227.8MFY25 $257.5M

Operating Income

—FY 2025

FY18 $108.6MFY22 —FY24 —FY25 —

EPS (Diluted)

+4.5% YoY

$4.87FY 2025

FY18 $2.49FY22 $4.36FY24 $4.66FY25 $4.87

Total Assets

+7.0% YoY

$5.43BFY 2025

FY18 $2.13BFY22 $4.04BFY24 $5.08BFY25 $5.43B

Total Debt

—FY 2025

FY18 —FY22 $1.86BFY24 $1.50BFY25 —

Op. Cash Flow

+15.4% YoY

$480.7MFY 2025

FY18 $164.7MFY22 $316.5MFY24 $416.6MFY25 $480.7M

Metric	FY 2025	FY 2024	FY 2022	FY 2018	FY 2016	FY 2013
Revenue	$721.3M +12.7%	$640.2M +31.5%	$487.0M +62.1%	$300.4M +18.7%	$253.0M +25.2%	$202.2M
Net Income	$257.5M +13.0%	$227.8M +22.3%	$186.3M	—	—	—
Operating Income	—	—	—	$108.6M +24.2%	$87.4M +31.2%	$66.6M
EPS (Diluted)	$4.87 +4.5%	$4.66 +6.9%	$4.36 +75.1%	$2.49 -15.0%	$2.93 +171.3%	$1.08
Total Assets	$5.43B +7.0%	$5.08B +25.8%	$4.04B +89.3%	$2.13B +16.8%	$1.83B +23.9%	$1.47B
Total Debt	—	$1.50B -19.2%	$1.86B	—	—	—
Operating Cash Flow	$480.7M +15.4%	$416.6M +31.6%	$316.5M +92.1%	$164.7M +18.6%	$138.9M +26.5%	$109.8M

AI Insight: EGP Financial Trends

EastGroup revenue has grown steadily from $159M in Q2 2024 to $190M in Q1 2026, while debt has declined and equity has expanded — a constructive fundamental backdrop.

• Revenue rose 19.5% over eight quarters, from $159M in Q2 2024 to $190M in Q1 2026, reflecting consistent top-line momentum.

• Total debt fell from $1,673M in Q2 2024 to $1,440M in Q3 2025, before ticking back up to $1,615M in Q1 2026.

• Equity expanded from $2,767M in Q2 2024 to $3,577M in Q1 2026, strengthening the balance sheet over the period.

• Operating cash flow has been range-bound at $123M–$143M for non-year-end quarters, with Q4 periods sharply lower ($54M–$65M).

⚠ Total debt rebounded to $1,615M in Q1 2026 — highest since Q2 2024 — reversing a multi-quarter deleveraging trend.

⚠ Net income and operating income are absent throughout; inability to assess profitability trends is a meaningful analytical gap.

⚠ Q4 operating cash flow consistently drops to roughly half of other quarters; understanding this seasonal pattern is key to FCF assessment.

AI Insight: EGP Ratio Trends

EastGroup's D/E ratio has trended down from 0.60 in Q2 2024 to 0.41 by Q3 2025, though Q1 2026 shows a slight uptick to 0.45.

• D/E declined from 0.60 in Q2 2024 to 0.41 in Q3 2025, indicating meaningful deleveraging over five quarters.

• D/E stabilized at 0.43 in both Q1 2025 and Q2 2025 before falling further to 0.41 in Q3 2025.

⚠ D/E edged back up to 0.45 in Q1 2026 from the Q3 2025 low of 0.41 — worth monitoring for reversal.

⚠ All profitability metrics (OpMargin, NPM, ROE, ROA, ROIC) are absent — trend analysis is severely limited.

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Available Research

13F Pro tracks comprehensive data for EASTGROUP PROPERTIES INC including:

SEC EDGAR filings (10-K, 10-Q, 8-K)

XBRL financial facts (revenue, EPS, margins)

Insider transactions (Form 4)

Institutional 13F holdings

Quality rankings (32 signals)

AI analyst debates & daily meetings

Historical financial trends

Peer comparison & sector analysis

Top Institutional Holders of EGP

BlackRock, Inc.
$1.3B7,254,347 sh
VANGUARD PORTFOLIO MANAGEMENT LLC
$848.2M4,582,820 sh
STATE STREET CORP
$486.9M2,608,856 sh
VANGUARD CAPITAL MANAGEMENT LLC
$444.8M2,403,414 sh
PRINCIPAL FINANCIAL GROUP INC
$431.0M2,328,714 sh
Boston Partners
$240.6M1,299,938 sh
Nuveen, LLC
$236.3M1,276,536 sh
MORGAN STANLEY
$211.7M1,143,563 sh
GEODE CAPITAL MANAGEMENT, LLC
$207.1M1,118,852 sh
Daiwa Securities Group Inc.
$162.9M880,158 sh

Fund	Value	Shares
BlackRock, Inc.	$1.3B	7,254,347
VANGUARD PORTFOLIO MANAGEMENT LLC	$848.2M	4,582,820
STATE STREET CORP	$486.9M	2,608,856
VANGUARD CAPITAL MANAGEMENT LLC	$444.8M	2,403,414
PRINCIPAL FINANCIAL GROUP INC	$431.0M	2,328,714
Boston Partners	$240.6M	1,299,938
Nuveen, LLC	$236.3M	1,276,536
MORGAN STANLEY	$211.7M	1,143,563
GEODE CAPITAL MANAGEMENT, LLC	$207.1M	1,118,852
Daiwa Securities Group Inc.	$162.9M	880,158

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Is EGP a good stock to buy?

13F Pro's AI-powered analysis of EASTGROUP PROPERTIES INC (EGP) draws on SEC EDGAR-sourced fundamentals, institutional 13F holdings, and insider Form 4 transactions in the Real Estate sector (listed on NYSE). The 32-signal AI Quality Score, current rank, and full bull/bear verdict for EGP are available on the EGP stock profile dashboard — with the same data, AI insights, ratios, and institutional activity refreshed after every 10-K, 10-Q, 13F, and Form 4 filing.

Which hedge funds own EGP?

Institutional investors are required to disclose their holdings quarterly via SEC Form 13F. 13F Pro aggregates these filings to show which hedge funds, mutual funds, and asset managers are buying or selling EGP. Combined with insider transaction data from Form 4 filings and AI-powered analysis from 10 specialized research agents, 13F Pro provides a comprehensive view of EASTGROUP PROPERTIES INC's investment landscape.