CluenexEastGroup Properties EGP
EastGroup Properties scores good on business quality (6.8 of 10). Here is why, in plain words, and what our sealed record shows.
Why it matters
- What EastGroup Properties does
EastGroup Properties owns and operates industrial business properties, collecting lease payments from commercial tenants across sunbelt markets.
- What it does best
EastGroup builds operating scale in high-growth sunbelt markets, delivering an operating margin of 40.5% that beats peers like PLD at 38.4%. This regional focus creates dense sub-market networks that are costly for rivals to duplicate.
- The main risk
Analyst price target trims highlight mounting pressure from elevated share valuations against a backdrop of tight industrial real estate pricing.
Quality, check by check
Scored against its own industry, from company filings.
Operating margin holds steady at 40.5% while free cash flow margin lags at 0.1% due to extensive development spending. The business scales well on margins, though cash conversion waits on capex cycles to ease.
Property locations in supply-constrained sunbelt distribution hubs lock in business tenants. With an operating margin ranking at the 74th percentile, its localized density protects pricing power.
Revenue grew 12.7% to reach $753 million, ranking in the top quartile of its sector at the 85th percentile for growth and extending a steady multi-year expansion trend.
Debt-to-equity sits at 0.5 with interest coverage at 8.9x, meaning debt costs are manageable. Free cash flow is nearly flat at $1.0 million due to heavy development capex, keeping the balance sheet sound overall.
Insiders
Executives and directors, from SEC Form 4 filings we read ourselves. Open market trades only; grants, option exercises and pre-planned sales left out.
No open market buys or unplanned sales by executives or directors.
Our sealed record on EGP
Verdicts appear here 30 days after we publish them; members see today's. Each one is in the nightly ledger, fingerprinted the night it was made.
The first sealed verdicts appear here on Oct 11, 2026.
Questions
EastGroup Properties scores good on the Cluenex quality check (6.8 of 10), measured against its own industry. Profitability is fair, moat fair, growth fast and financial health strong.
In the last 90 days of SEC Form 4 filings: No open market buys or unplanned sales by executives or directors.
Oct 21, 2026.
See EGP today
- Today's verdict on EGP, and why
- Fair value with cautious, base and optimistic cases
- The exact price that would change the verdict
- Which stocks each signal names, the night it fires
Cite this page: Cluenex, “EastGroup Properties (EGP)”, https://cluenex.com/stocks/egp/, data as of Oct 10, 2026.