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/company/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, COHEN & STEERS,. Holdings are reported quarterly within 45 days of quarter-end and updated on https://13fpro.ai/company/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 2026-07-22, the biggest revenue drivers are: Income from real estate operations ($193.3M); Lease income — operating leases ($147.0M); Variable lease income ($46.3M). Figures are extracted from the filing text and machine-verified against the document. Full breakdown at https://13fpro.ai/company/EGP.

What are EGP's largest expenses?

EASTGROUP PROPERTIES INC's latest 10-Q reports these as the largest expense items: Depreciation and amortization ($56.4M); Expenses from real estate operations ($50.7M); General and administrative ($7.2M). Sourced directly from SEC EDGAR filing text for Q2 FY2026 (quarter ended June 30, 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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Why EGP Scores 69/100

exact factor attribution · 2026-08-29

EGP's composite is driven by free cash flow and profitability. Bars show each factor's exact push vs. a median company, using the same weights the ranking engine applies.

Free cash flow

+6.4 pts

93th pct

Profitability

+6.3 pts

92th pct

Revenue growth

+2.3 pts

61th pct

Capital efficiency

+2.2 pts

72th pct

Institutional flow

+1.4 pts

78th pct

Earnings growth

+0.6 pts

62th pct

Earnings quality

+0.1 pts

52th pct

▲2

Scale

-0.3 pts

48th pct

Shareholder dilution

-0.3 pts

44th pct

Factor percentiles are cross-sectional ranks across the ~2,800-stock scored universe, computed from SEC EDGAR filings. Not investment advice.

EGP Stock Analysis & AI Quality Score

Data updated 2026-08-29

AI stock analysis and institutional research for EASTGROUP PROPERTIES INC (EGP), a Real Estate sector company. 13F Pro tracks EGP using direct SEC EDGAR data and AI-powered research tools. Based on the latest XBRL financial filings (Q2 2026), EASTGROUP PROPERTIES INC reports quarterly revenue of $193.3M, net income of $75.5M, an operating margin of 39.1%. Top institutional holders of EGP by reported 13-F value include BlackRock, VANGUARD PORTFOLIO MANAGEMENT, COHEN & STEERS, 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 74 since 2021, currently 68.7 — a stable long-term trajectory across 65 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 2026-07-22 — Q2 FY2026 (quarter ended June 30, 2026). Every figure is machine-verified against the filing text on SEC EDGAR.

Q2 revenue of $193.3M drove net income to $75.5M ($1.40 diluted) and FFO of $2.36 per diluted share, up 6.8% year over year.

Biggest Revenue Drivers

Income from real estate operations$193.3M

Rental income from business distribution space; PNOI rose 10.6% on same-property, development and acquisition contributions

Other revenue$39K

Biggest Revenue Drivers

Total revenue: $193.3M

Income from real estate operations$193.3M

Rental income from business distribution space; PNOI rose 10.6% on same-property, development and acquisition contributions

Within Income from real estate operations

Lease income — operating leases$147.0M

Base rent; most leases include scheduled rent increases

Variable lease income$46.3M

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

Other revenue$39K

Largest Expense Items

Depreciation and amortization$56.4M

Increase primarily due to operating properties acquired in 2025 and 2026 and properties transferred from development

Expenses from real estate operations$50.7M

Property taxes, insurance, utilities, repairs and management fees; largely recoverable under triple net leases

General and administrative$7.2M

Increase primarily due to additional overhead and personnel costs incurred to support portfolio growth

Margins: Property Net Operating Income rose $13,732,000, or 10.6%, to $142,916,000; Same PNOI excluding lease terminations increased 6.2%, aided by same property average rents of $9.34 per square foot versus $8.80.

Watch Items from the Filing

Q2 rent concessions jumped to $9,112,000 across 51 leases on 2,447,000 square feet, versus $1,635,000 on 727,000 square feet a year earlier.
Operating portfolio was 96.8% leased and 95.6% occupied at June 30, 2026, down from 97.1% and 96.0% a year earlier.
Development pipeline of 17 projects (3,175,000 sq ft) was only 21.7% leased as of July 21, 2026, with $175,105,000 still to invest.
Rental rates on new and renewal leases (4.5% of portfolio square footage) rose 34.1% in the quarter versus prior leases on the same space.

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

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

Revenue

Q2 2026

$193.3M

Net Income

Q2 2026

$75.5M

Operating Margin

Q2 2026

39.1%

ROIC

Q2 2026

5.8%

D/E Ratio

Q2 2026

0.45

Period

Revenue & Net Income

Earnings Per Share

Key Financials Over Time

Export Financial Table · Pro

Revenue

+12.7% YoY

$721.3MFY 2025

FY22 $487.0MFY23 $570.6MFY24 $640.2MFY25 $721.3M

Net Income

+13.0% YoY

$257.5MFY 2025

FY22 $186.3MFY23 $200.5MFY24 $227.8MFY25 $257.5M

EPS (Diluted)

+4.5% YoY

$4.87FY 2025

FY22 $4.36FY23 $4.42FY24 $4.66FY25 $4.87

Total Assets

+7.0% YoY

$5.43BFY 2025

FY22 $4.04BFY23 $4.52BFY24 $5.08BFY25 $5.43B

Total Debt

—FY 2025

FY22 $1.86BFY23 $1.67BFY24 $1.50BFY25 —

Op. Cash Flow

+15.4% YoY

$480.7MFY 2025

FY22 $316.5MFY23 $338.2MFY24 $416.6MFY25 $480.7M

Metric	FY 2025	FY 2024	FY 2023	FY 2022	FY 2021	FY 2020
Revenue	$721.3M +12.7%	$640.2M +12.2%	$570.6M +17.2%	$487.0M +18.9%	$409.5M +12.8%	$363.0M
Net Income	$257.5M +13.0%	$227.8M +13.6%	$200.5M +7.7%	$186.3M +18.2%	$157.6M	—
EPS (Diluted)	$4.87 +4.5%	$4.66 +5.4%	$4.42 +1.4%	$4.36 +11.8%	$3.90 +41.3%	$2.76
Total Assets	$5.43B +7.0%	$5.08B +12.4%	$4.52B +12.0%	$4.04B +25.5%	$3.22B +18.2%	$2.72B
Total Debt	—	$1.50B -10.2%	$1.67B -10.0%	$1.86B	—	—
Operating Cash Flow	$480.7M +15.4%	$416.6M +23.2%	$338.2M +6.9%	$316.5M +23.4%	$256.5M +30.7%	$196.3M

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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.
$1.6B7,668,918 sh
VANGUARD PORTFOLIO MANAGEMENT LLC
$943.3M4,657,356 sh
COHEN & STEERS, INC.
$759.4M3,749,648 sh
STATE STREET CORP
$532.1M2,607,217 sh
VANGUARD CAPITAL MANAGEMENT LLC
$491.9M2,428,567 sh
PRINCIPAL FINANCIAL GROUP INC
$467.9M2,310,283 sh
PRICE T ROWE ASSOCIATES INC /MD/
$325.4M1,606,755 sh
NORGES BANK
$302.5M1,493,398 sh
Boston Partners
$271.5M1,340,324 sh
GEODE CAPITAL MANAGEMENT, LLC
$230.3M1,137,064 sh

Fund	Value	Shares
BlackRock, Inc.	$1.6B	7,668,918
VANGUARD PORTFOLIO MANAGEMENT LLC	$943.3M	4,657,356
COHEN & STEERS, INC.	$759.4M	3,749,648
STATE STREET CORP	$532.1M	2,607,217
VANGUARD CAPITAL MANAGEMENT LLC	$491.9M	2,428,567
PRINCIPAL FINANCIAL GROUP INC	$467.9M	2,310,283
PRICE T ROWE ASSOCIATES INC /MD/	$325.4M	1,606,755
NORGES BANK	$302.5M	1,493,398
Boston Partners	$271.5M	1,340,324
GEODE CAPITAL MANAGEMENT, LLC	$230.3M	1,137,064

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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. EGP is classified as a large company.

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.