EASTGROUP PROPERTIES INC financial statements

Income statement, balance sheet and cash flow statement for the last 10 fiscal years, taken from the XBRL data EASTGROUP PROPERTIES INC files with the SEC in its annual reports.

In USD millions, except per-share amounts. Outflows in the cash flow statement are negative.

Income statement

	FY2016	FY2017	FY2018	FY2019	FY2020	FY2021	FY2022	FY2023	FY2024	FY2025
Revenue	253	274	300	331	363	409	487	571	640	721
General and administrative	13.2	15	13.7	16.4	14.4	15.7	16.4	16.8	20.6	24
Operating income	87.4	95.2	109
Interest expense	35.2	34.8	35.1	34.5	33.9	32.9	38.5	48	39	32.1
Net income to minority interests	0.59	0.41	0.13	1.68	0.03	0.08	0.09	0.06	0.06	0.06
Net income	95.5	83.2	88.5	122	108	158	186	200	228	257
EBITDA	165	179	200
EPS, basic	2.93	2.45	2.50	3.25	2.77	3.91	4.37	4.43	4.67	4.88
EPS, diluted	2.93	2.44	2.49	3.24	2.76	3.90	4.36	4.42	4.66	4.87
Shares, basic (weighted)	32.6	34	35.4	37.4	39.2	40.3	42.6	45.2	48.8	52.7
Shares, diluted (weighted)	32.6	34	35.5	37.5	39.3	40.4	42.7	45.3	48.9	52.8
Dividend per share	2.44	2.52	2.72	2.94	3.08	3.58	4.70	5.04	5.34	5.90

Balance sheet

	FY2016	FY2017	FY2018	FY2019	FY2020	FY2021	FY2022	FY2023	FY2024	FY2025
Cash and equivalents	0.52	0.02	0.37	0.22	0.02	4.39	0.06	40.3	17.5	1.01
Lease right-of-use assets			0	12	11.1	22.6	19.4	18	38.4	35
Goodwill	0.99	0.99	0.99	0.99	0.99	0.99	0.99	0.99	0.99	0.99
Intangible assets							20.9	20.2	38.7	36.5
Total assets	1,826	1,953	2,132	2,546	2,721	3,215	4,036	4,519	5,077	5,432
Total liabilities	1,184	1,202	1,227	1,344	1,450	1,644	2,082	1,911	1,785	1,935
Total debt								1,675	1,504
Paid-in capital	949	1,061	1,223	1,514	1,610	1,887	2,252	2,950	3,673	3,947
Retained earnings							335
Other comprehensive income	2	5.35	6.7	2.81	-10.8	1.3	36.4	24.9	22	8.36
Shareholders' equity	638	749	903	1,201	1,270	1,570	1,953	2,608	3,292	3,496
Minority interests	4.21	1.66	1.64	1.77	0.88	1.39	0.44	0.31	0.37	0.39
Total equity	642	751	905	1,202	1,271	1,571	1,953	2,609	3,293	3,497
Total liabilities and equity	1,826	1,953	2,132	2,546	2,721	3,215	4,036	4,519	5,077	5,432
Shares outstanding	33.3	34.8	36.5	38.9	39.7	41.3	43.6	47.7	51.8	53.3

Cash flow statement

	FY2016	FY2017	FY2018	FY2019	FY2020	FY2021	FY2022	FY2023	FY2024	FY2025
Net income	96.1	83.6	88.6	123	108	158	186	201	228	257
Depreciation and amortization	77.9	83.9	91.7	105	116	127	154	171	189	217
Stock-based compensation	4.59	5.52	5.28	6.84	6.58	7.51	8.29	8.97	10.5	11.8
Change in payables	5.74	8.33	-2.68	6.51	-18.9	13.3	17.2	-5.92	11.1	12.8
Cash from operations	139	155	165	196	196	256	317	338	417	481
Capital expenditures	-23.8	-27.4	-37.5	-37.8	-33.1	-36.7	-40.9	-51.1	-59.3	-75.8
Cash from investing	-186	-179	-241	-443	-288	-529	-521	-570	-724	-576
Stock issued	59.3	109	157	285	91.1	273	75.6	692	718	264
Dividends paid	-80.9	-86.7	-71.3	-109	-120	-132	-194	-226	-253	-303
Cash from financing	48.1	23.9	77.1	247	91.8	277	200	272	285	79
Net change in cash	0.47	-0.51	0.36	-0.15	-0.2	4.37	-4.34	40.2	-22.7	-16.5
Free cash flow	115	128	127	158	163	220	276	287	357	405
Interest paid	33.6	33.6	33.5	30.8	32.4	31.7	34.1	47.2	37.2	30.6

Key metrics

Worked out from the statements above. Latest values use the trailing twelve months to June 30, 2026; growth uses fiscal years. Valuation uses the share price of $201.52 on September 25, 2026.

Profitability

Metric	Value	How it is calculated
Net margin	40.5%	Net income / revenue.
FCF margin	59.0%	Free cash flow (cash from operations - capital expenditures) / revenue.
Operating cash flow margin	67.1%	Cash from operations / revenue.
Return on equity (ROE)	8.5%	Net income / average shareholders' equity (opening and closing). Not shown when equity is negative.
Return on assets (ROA)	5.5%	Net income / average total assets.
Stock-based pay / revenue	1.6%	Stock-based compensation (from the cash flow statement) / revenue.
Capex / revenue	8.1%	Capital expenditures / revenue.
D&A / revenue	29.6%	Depreciation and amortization / revenue.

Growth

Metric	Value	How it is calculated
Revenue growth, 1y	12.7%	Revenue vs the same period a year earlier. Only from a positive base.
Revenue CAGR, 3y	14.0%	Compound annual growth of revenue over 3 fiscal years: (end / start)^(1/3) - 1. Only when both values are positive.
Revenue CAGR, 5y	14.7%	Compound annual growth of revenue over 5 fiscal years: (end / start)^(1/5) - 1. Only when both values are positive.
Net income growth, 1y	13.0%	Net income vs the same period a year earlier. Only from a positive base.
Net income CAGR, 3y	11.4%	Compound annual growth of net income over 3 fiscal years: (end / start)^(1/3) - 1. Only when both values are positive.
Net income CAGR, 5y	18.9%	Compound annual growth of net income over 5 fiscal years: (end / start)^(1/5) - 1. Only when both values are positive.
EPS growth, 1y	4.5%	EPS vs the same period a year earlier. Only from a positive base.
EPS CAGR, 3y	3.8%	Compound annual growth of eps over 3 fiscal years: (end / start)^(1/3) - 1. Only when both values are positive.
EPS CAGR, 5y	12.0%	Compound annual growth of eps over 5 fiscal years: (end / start)^(1/5) - 1. Only when both values are positive.
Operating cash flow growth, 1y	15.4%	Operating cash flow vs the same period a year earlier. Only from a positive base.
Operating cash flow CAGR, 3y	15.0%	Compound annual growth of operating cash flow over 3 fiscal years: (end / start)^(1/3) - 1. Only when both values are positive.
Operating cash flow CAGR, 5y	19.6%	Compound annual growth of operating cash flow over 5 fiscal years: (end / start)^(1/5) - 1. Only when both values are positive.
Free cash flow growth, 1y	13.3%	Free cash flow vs the same period a year earlier. Only from a positive base.
Free cash flow CAGR, 3y	13.7%	Compound annual growth of free cash flow over 3 fiscal years: (end / start)^(1/3) - 1. Only when both values are positive.
Free cash flow CAGR, 5y	19.9%	Compound annual growth of free cash flow over 5 fiscal years: (end / start)^(1/5) - 1. Only when both values are positive.
Dividend per share growth, 1y	10.5%	Dividend per share vs the same period a year earlier. Only from a positive base.
Dividend per share CAGR, 3y	7.9%	Compound annual growth of dividend per share over 3 fiscal years: (end / start)^(1/3) - 1. Only when both values are positive.
Dividend per share CAGR, 5y	13.9%	Compound annual growth of dividend per share over 5 fiscal years: (end / start)^(1/5) - 1. Only when both values are positive.
Book value growth, 1y	6.2%	Book value vs the same period a year earlier. Only from a positive base.
Book value CAGR, 3y	21.4%	Compound annual growth of book value over 3 fiscal years: (end / start)^(1/3) - 1. Only when both values are positive.
Book value CAGR, 5y	22.5%	Compound annual growth of book value over 5 fiscal years: (end / start)^(1/5) - 1. Only when both values are positive.
Total assets growth, 1y	7.0%	Total assets vs the same period a year earlier. Only from a positive base.
Total assets CAGR, 3y	10.4%	Compound annual growth of total assets over 3 fiscal years: (end / start)^(1/3) - 1. Only when both values are positive.
Total assets CAGR, 5y	14.8%	Compound annual growth of total assets over 5 fiscal years: (end / start)^(1/5) - 1. Only when both values are positive.
Share count change, 1y	8.0%	Change in diluted weighted shares vs a year earlier. Negative means buybacks shrank the share count; positive means dilution.
Share count change per year, 3y	7.3%	Change in diluted weighted shares, per year over 3 years. Negative means buybacks shrank the share count; positive means dilution.
Share count change per year, 5y	6.1%	Change in diluted weighted shares, per year over 5 years. Negative means buybacks shrank the share count; positive means dilution.

Balance sheet health

Metric	Value	How it is calculated
Debt / equity	0.45x	Total debt / shareholders' equity. Not shown when equity is negative.
Debt / assets	29.2%	Total debt / total assets.
Liabilities / assets	35.3%	Total liabilities / total assets.
Net debt	$1.58B	Total debt - cash - short-term investments. Negative means more cash than debt.
Goodwill and intangibles / assets	0.0%	(Goodwill + intangible assets) / total assets.
Tangible book value	$3.57B	Shareholders' equity - goodwill - intangible assets.

Efficiency

Metric	Value	How it is calculated
Asset turnover	0.14x	Revenue / average total assets.
FCF conversion	145.9%	Free cash flow / net income, when net income is positive.
Capex / operating cash flow	12.0%	Capital expenditures / cash from operations, when that is positive.

Per share

Metric	Value	How it is calculated
EPS, diluted	$5.67	Net income per diluted share, as reported (split-adjusted). Over the last twelve months: the four quarters summed, or net income / latest diluted shares when a quarter has no reported EPS.
Revenue per share	$14.00	Revenue / diluted weighted shares.
FCF per share	$8.27	Free cash flow / diluted weighted shares.
Operating cash flow per share	$9.40	Cash from operations / diluted weighted shares.
Book value per share	$66.50	Shareholders' equity / shares outstanding (diluted weighted shares when not reported).
Tangible book per share	$66.48	Tangible book value / shares outstanding.
Cash per share	$0.62	(Cash + short-term investments) / shares outstanding.
Payout ratio	106.0%	Dividends paid / net income, when net income is positive.
Dividends / FCF	72.6%	Dividends paid / free cash flow, when free cash flow is positive.

Valuation

Metric	Value	How it is calculated
Market cap	$10.84B	Share price x shares outstanding.
Enterprise value	$12.42B	Market cap + total debt - cash - short-term investments.
P/E	35.5x	Market cap / net income. Only when net income is positive.
P/S	14.4x	Market cap / revenue.
P/B	3.03x	Market cap / shareholders' equity. Only when equity is positive.
Price / tangible book	3.03x	Market cap / tangible book value, when positive.
P/FCF	24.4x	Market cap / free cash flow. Only when free cash flow is positive.
P/OCF	21.4x	Market cap / cash from operations, when positive.
EV/Sales	16.5x	Enterprise value / revenue.
EV/FCF	27.9x	Enterprise value / free cash flow, when both are positive.
FCF yield	4.1%	Free cash flow / market cap.
Earnings yield	2.8%	Net income / market cap (the inverse of P/E).
Dividend yield	3.0%	Dividends paid over the period / market cap.
Shareholder yield	3.0%	(Dividends paid + share buybacks) / market cap.
PEG	9.46x	P/E / EPS growth per year over 3 years (in percent). Only when both are positive.

What was EASTGROUP PROPERTIES INC's revenue in fiscal 2025?

EASTGROUP PROPERTIES INC reported revenue of $721.3M for fiscal 2025, 12.7% higher than the year before.

Was EASTGROUP PROPERTIES INC profitable in fiscal 2025?

Yes. Net income was $257.4M, a net margin of 35.7%.

How much free cash flow did EASTGROUP PROPERTIES INC generate in fiscal 2025?

Cash from operations of $480.7M minus capital expenditures of $75.8M left free cash flow of $404.9M.

Source: SEC EDGAR XBRL company facts. Where a company tags only year-to-date figures, quarters are worked out as differences. Where a line is not tagged it is left empty, never estimated.

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