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 $214.08 per share. The share price was $201.52 on September 25, 2026, 6% 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% | $120.84 | -40% |
| Base | 14.5% | 9.0% | $214.08 | +6% |
| Bull | 19.5% | 8.0% | $399.76 | +98% |
Sensitivity: base case value per share
| 1.5% | 2.0% | 2.5% | 3.0% | 3.5% | |
|---|---|---|---|---|---|
| 7.0% | $286.17 | $308.61 | $336.03 | $370.31 | $414.38 |
| 8.0% | $232.04 | $246.59 | $263.79 | $284.42 | $309.64 |
| 9.0% | $192.65 | $202.60 | $214.08 | $227.47 | $243.29 |
| 10.0% | $162.76 | $169.84 | $177.86 | $187.02 | $197.59 |
| 11.0% | $139.37 | $144.56 | $150.35 | $156.87 | $164.27 |
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