MeritValue

EASTGROUP PROPERTIES INC

EGPdata completeness 88%18 fiscal years on file

Data notes: no data for concept 'totalDebt'; no data for concept 'investmentsAtFairValue'; no data for concept 'netInvestmentIncome'; no data for concept 'realEstateImpairment'; no data for concept 'incomeTaxExpense'; no data for concept 'pretaxIncome'

The thesis, from the filings

EASTGROUP PROPERTIES INC earns about 8% on equity, but has diluted owners by 31% over 5 years — worth asking whether the growth reaches owners. The applicable estimate puts fair value near $78.92 a share.Whether it’s worth owning at today’s price is the last question — and yours to answer, below.

i. The business — what you’d actually own
FigureFY 2021FY 2022FY 2023FY 2024FY 2025
Revenue$409.5M1$487M2$570.6M3$640.2M3$721.3M3
Net income$157.6M4$186.3M5$200.5M6$227.8M6$257.5M6
Operating cash flow$256.5M7$316.5M8$338.2M9$416.6M9$480.7M9
Capital expenditure$36.7M10$40.9M11$51.1M12$59.3M12$75.8M12
Free cash flow (derived)$219.8M7$275.7M8$287.1M9$357.3M9$404.9M9
Total debt—————
Cash & equivalents$4.39M13$56,00014$40.3M15$17.5M15$1.01M16
Diluted shares40.4M42.7M45.3M48.9M52.8M

Superscripts are receipts. Each links to the SEC filing the number came from (full list at the bottom).

ii. Your slice — ownership made literal
If you owned
shares
Net assets behind them
$661.98
your share of equity
Profit it earned you last year
$48.75
Free cash flow it threw off
$76.67
Debt you’d be carrying
—

10 shares is a claim on $661.98 of net worth that earned you $48.75 and generated $76.67 of cash last year.

iii. Is this a good business?
Moat signal · return on equity
8% avg · 5y
FY21 10%FY22 10%FY23 8%FY24 7%FY25 7%

It earned an average 8% on equity over 5 years. Compare that to what it costs to fund the business.

seeing a moat in the numbers →
Management signal · capital allocation
+31% shares · 5y

Share count is up 31% over 5 years — owners have been diluted. Worth asking what they got for it.

reading capital allocation →

Signals, not verdicts — read from the filings above. Numbers don’t prove a moat; they show its footprint. You decide.

iv. What it’s worth — engine v0.5.0
DCF · Growth Exit 10Y
not applicable
REIT — real-estate depreciation is an accounting charge on assets that generally appreciate, so it inflates free cash flow and depresses reported earnings and book value at the same time. Every model here reads one of those, and none is a fair base. FFO/AFFO is the applicable measure — see the FFO capitalisation model, which values REITs from it.
DCF · Growth Exit 5Y
not applicable
REIT — real-estate depreciation is an accounting charge on assets that generally appreciate, so it inflates free cash flow and depresses reported earnings and book value at the same time. Every model here reads one of those, and none is a fair base. FFO/AFFO is the applicable measure — see the FFO capitalisation model, which values REITs from it.
Earnings Power Value
not applicable
REIT — real-estate depreciation is an accounting charge on assets that generally appreciate, so it inflates free cash flow and depresses reported earnings and book value at the same time. Every model here reads one of those, and none is a fair base. FFO/AFFO is the applicable measure — see the FFO capitalisation model, which values REITs from it.
FFO · Capitalized
$78.92
assumptions (8)
  • riskFreeRate4.8%
  • equityRiskPremium5.0%
  • beta100.0%
  • equityWeight85.0%
  • costOfDebtSpread1.5%
  • taxRate21.0%
  • normalizedFfo$408.5M
  • growthAssumed0.0%
Graham Number
not applicable
REIT — real-estate depreciation is an accounting charge on assets that generally appreciate, so it inflates free cash flow and depresses reported earnings and book value at the same time. Every model here reads one of those, and none is a fair base. FFO/AFFO is the applicable measure — see the FFO capitalisation model, which values REITs from it.

Different models answer different questions — which to trust when →

Sources — the receipts
  1. 10-K · period ending 2021-12-31 · accession 0000049600-24-000021 (Revenues)
  2. 10-K · period ending 2022-12-31 · accession 0000049600-25-000019 (Revenues)
  3. 10-K · period ending 2023-12-31 · accession 0000049600-26-000010 (Revenues)
  4. 10-K · period ending 2021-12-31 · accession 0000049600-24-000021 (ProfitLoss)
  5. 10-K · period ending 2022-12-31 · accession 0000049600-25-000019 (ProfitLoss)
  6. 10-K · period ending 2023-12-31 · accession 0000049600-26-000010 (ProfitLoss)
  7. 10-K · period ending 2021-12-31 · accession 0000049600-24-000021 (NetCashProvidedByUsedInOperatingActivities)
  8. 10-K · period ending 2022-12-31 · accession 0000049600-25-000019 (NetCashProvidedByUsedInOperatingActivities)
  9. 10-K · period ending 2023-12-31 · accession 0000049600-26-000010 (NetCashProvidedByUsedInOperatingActivities)
  10. 10-K · period ending 2021-12-31 · accession 0000049600-24-000021 (PaymentsForCapitalImprovements)
  11. 10-K · period ending 2022-12-31 · accession 0000049600-25-000019 (PaymentsForCapitalImprovements)
  12. 10-K · period ending 2023-12-31 · accession 0000049600-26-000010 (PaymentsForCapitalImprovements)
  13. 10-K · period ending 2021-12-31 · accession 0000049600-22-000027 (CashAndCashEquivalentsAtCarryingValue)
  14. 10-K · period ending 2022-12-31 · accession 0000049600-24-000021 (CashAndCashEquivalentsAtCarryingValue)
  15. 10-K · period ending 2023-12-31 · accession 0000049600-25-000019 (CashAndCashEquivalentsAtCarryingValue)
  16. 10-K · period ending 2025-12-31 · accession 0000049600-26-000010 (CashCashEquivalentsRestrictedCashAndRestrictedCashEquivalents)