What is Eastgroup Properties Inc worth?
With the base-case assumptions below, a discounted cash flow model on Eastgroup Properties Inc's reported free cash flow gives $213.45 per share. The share price was $199.26 on November 9, 2026, 7% below that value.
Inputs from the filings
Three sets of assumptions
| Case | Growth yrs 1-5 | Discount rate | Value per share | Value vs price |
|---|---|---|---|---|
| Bear | 9.5% | 10.0% | $120.21 | -40% |
| Base | 14.5% | 9.0% | $213.45 | +7% |
| Bull | 19.5% | 8.0% | $399.14 | +100% |
Sensitivity: base case value per share
| 1.5% | 2.0% | 2.5% | 3.0% | 3.5% | |
|---|---|---|---|---|---|
| 7.0% | $285.54 | $307.98 | $335.40 | $369.68 | $413.75 |
| 8.0% | $231.42 | $245.97 | $263.16 | $283.80 | $309.02 |
| 9.0% | $192.02 | $201.97 | $213.45 | $226.84 | $242.67 |
| 10.0% | $162.14 | $169.21 | $177.23 | $186.39 | $196.97 |
| 11.0% | $138.74 | $143.93 | $149.73 | $156.25 | $163.64 |
Where the presets come from
Base: years 1 to 5 grow at Eastgroup Properties Inc's revenue growth rate over the last 5 fiscal years (14.7% a year), held between -5% and 15%. Years 6 to 10 grow halfway between that and the long-run rate of 2.5%. Future cash is discounted at 9% a year.
Bear: 5 points less growth, 2% long-run growth, 10% discount rate. Bull: 5 points more growth (at most 25%), 3% long-run growth, 8% discount rate.
Value per share = (present value of 10 years of free cash flow + present value of everything after + cash - debt) / diluted shares.
This is a model run on assumptions, not a recommendation or a price target. Small changes in the discount rate or growth move the result a lot, as the table above shows. Change them yourself in the calculator.
Adjust the assumptions
Move the sliders for growth, long-run growth and discount rate, or switch to average free cash flow, and see the value per share change.
Adjust the assumptions