Eastgroup Properties Inc's Competitiveness
A competitive positioning analysis and financial ratio benchmarking of Eastgroup Properties Inc (EGP) against its publicly traded competitors: sales growth, net income, profitability, valuation and market share, plus each peer's market capitalization, revenue, income and employees. Free below: the top 5 peers. Subscriber access adds the full competitor list and CSV downloads.
Key Findings: Eastgroup Properties Inc vs Its Competitors
- TTM: Trailing 12-month revenue of 753M vs 1,876M combined for tracked competitors (28.6% combined share).
- Trending: Latest-quarter revenue run-rate is accelerating (+2.7% annualized vs trailing 12 months), vs holding steady (-0.2%) for its tracked peer group.
- Growth: Eastgroup Properties Inc generated 9.1% revenue growth year over year in Q2 2026, vs 2.7% for its tracked competitors combined.
- Profitability: Its 39.1% net margin compares with -100.6% for the peer group.
- Scale: Eastgroup Properties Inc ranks #30 of 189 companies by market capitalization in the Real Estate Investment Trusts industry, holding 0.8% of industry market cap.
- Peer revenue share: Eastgroup Properties Inc accounted for 29.2% of combined revenue among its tracked peer group, up from 28.0% a year earlier.
- Peer differentiation: Revenue per employee of $7.24M compares with $3.30M for the peer group (2.2x).
Every figure above is sourced and cited in detail further down this page (Market Structure, Profitability & Cost Structure, Productivity vs Peers).
EGP Sales vs. its Competitors, Q2 2026
Eastgroup Properties Inc reported revenue growth of 9.05 % year on year in Q2 2026, above its competitors' combined revenue growth of 2.66 %.
With a net margin of 39.06 %, Eastgroup Properties Inc achieved higher profitability than its competitors (-100.58 %).
Eastgroup Properties Inc generated 29.23 % of the combined sales of its peer group, up from 27.99 % a year earlier.
Eastgroup Properties Inc vs. its Competitors, Q2 2026
Revenue growth, year on year
Net margin
Revenue run-rate vs trailing 12 months
TTM net margin
TTM = trailing twelve months. Run-rate annualizes the latest quarter (×4) and compares it to TTM. In millions of $. High-Confidence Competitors are named as a competitor directly in an SEC filing; Similar-Size Competitors are the closest peers by market-cap rank within the same industry; Similar Growth & Profitability Competitors are the closest peers by combined revenue growth, operating margin and ROIC, all independent of the competitor list.
TTM revenue, latest-quarter run-rate and net income/margin benchmarked across Eastgroup Properties Inc and its 4 competitor groupings. Available under Commercial License.
| Entity | TTM Revenue | Rev Run-rate vs TTM |
|---|---|---|
| Eastgroup Properties Inc | $12,345M | +12.3% · Accelerating |
| Competitors combined | $12,345M | +12.3% · Accelerating |
| Similar-Size Competitors (7) | $12,345M | +12.3% · Accelerating |
TTM revenue, run-rate and net margin benchmarking across Eastgroup Properties Inc's competitor groups requires a Commercial License.
For context: the Real Estate Investment Trusts industry grew revenue -0.8% year over year, combined, vs 9.1% for Eastgroup Properties Inc. Eastgroup Properties Inc's share of combined industry revenue moved from 0.25% to 0.27%, a gain of 0.02 percentage points.
Eastgroup Properties Inc's Competitor Quality Breadth
Share of each group, trailing 12 months: profitable (net margin > 0), expanding (revenue growth > 0), growing faster than the industry's own median, and financially distressed (Piotroski F-Score of 2 or below).
| Entity | Profitable | Expanding | Above Industry Growth | Distressed |
|---|---|---|---|---|
| Eastgroup Properties Inc | Yes | Yes | Yes | No |
| Competitors combined (8) | ||||
| Similar-Size Competitors (10) |
Source: CSIMarket API, trailing 12 months. Altman Z-Score is not shown here: it is not populated in the underlying data for any company. Percentages are of companies in each group that report the relevant metric, not of the full group size.
EGP Stock Performance relative to its Competitors
EGP Stock Performance relative to Similar-Size Competitors
5 Best-Performing Tracked Competitors, Trailing 12 Months
| # | Competitor | TTM Share Price Return | vs U.S.A. 500 |
|---|---|---|---|
| 1 | Lxp Industrial Trust | 282.9% | Outperformed |
| 2 | Plymouth Industrial Reit Inc | 282.9% | Outperformed |
| 3 | First Industrial Realty Trust Inc | 282.9% | Outperformed |
| 4 | Prologis Inc | 282.9% | Outperformed |
| 5 | Terreno Realty Corporation | 282.9% | Outperformed |
TTM share price return and U.S.A. 500 outperformance for Eastgroup Properties Inc's best-performing tracked competitors requires a Commercial License.
Source: CSIMarket API, trailing 12 months.
Eastgroup Properties Inc's Comment on Competition and Industry Peers
Publicly Traded Peers of Eastgroup Properties Inc
Revenue and income for trailing 12 months, in millions of $, except employees| Company | Market Cap | Revenues |
|---|---|---|
| Eastgroup Properties Inc | 10,903.16 | 753.19 |
| Prologis Inc | 127,891.85 | 8,948.19 |
| Rexford Industrial Realty Inc | 8,406.39 | 991.92 |
| First Industrial Realty Trust Inc | 8,152.05 | 744.83 |
| Terreno Realty Corporation | 7,089.97 | 502.88 |
| Lxp Industrial Trust | 3,539.93 | 347.70 |
| SUBTOTAL | 167,371.09 | 12,514.15 |
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Sources: Eastgroup Properties Inc's official press releases and regulatory filings; CSIMarket.com's market research; and the financial filings and press releases of the other companies cited.
Updated on:
Focus of this report: publicly traded companies. Ten additional tables on Eastgroup Properties Inc versus competitors, including market share analysis, are in the navigation menu under Competition. To download the tables, please subscribe.
Eastgroup Properties Inc's Productivity vs Peers Comparison
Revenue and income per employee, trailing 12 months, in $; market cap in millions of $| Company | Market Cap | Revenue / Employee | Income / Employee |
|---|---|---|---|
| Eastgroup Properties Inc | 10,903 | 7,242,192 | 2,931,298 |
| Prologis Inc | 127,892 | 3,193,499 | 1,417,057 |
| Rexford Industrial Realty Inc | 8,406 | 3,874,699 | -1,577,844 |
| First Industrial Realty Trust Inc | 8,152 | 4,900,191 | 2,362,586 |
| Terreno Realty Corporation | 7,090 | 10,699,574 | 8,230,234 |
| Lxp Industrial Trust | 3,540 | 5,994,897 | 1,009,621 |
| PEERS TOTAL | 156,468 | 3,301,787 | 1,253,238 |
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Eastgroup Properties Inc's Business Segment Mix vs Peers
Revenue by operating segment, as named and reported by each company. Segment names are the filer's own and are not standardized across companies. Do not assume a same-named or similarly-named segment is defined identically between two companies. Shares are of each company's own total revenue and are not required to sum to 100% (intersegment revenue, unallocated items).| Company | Largest Segment |
|---|---|
| Prologis Inc | Real Estate Operations Segment 93.26 % |
Source: operating segment revenue as reported in each company's SEC filings (10-K/10-Q), via the CSIMarket API, leaf-level reportable segments only (parent roll-up segments are excluded where sub-segments are separately disclosed).
Eastgroup Properties Inc's Position in Industry Market Structure
Market-capitalization share and concentration across all 182 companies in Eastgroup Properties Inc's industry classification, broader than the peer set above. Market cap in millions of $.Eastgroup Properties Inc ranks #30 of 182 companies by market capitalization in its industry, holding 0.76 % of total industry market cap. The industry's Herfindahl-Hirschman Index (HHI) is 417, indicating a unconcentrated market structure (U.S. antitrust guidance: below 1,500 unconcentrated, 1,500 to 2,500 moderately concentrated, above 2,500 highly concentrated).
| Rank | Company | Market Cap | Industry Share |
|---|---|---|---|
| 1 | Welltower Inc | 169,907 | 11.84 % |
| 2 | Prologis Inc | 127,892 | 8.91 % |
| 3 | Equinix Inc | 101,514 | 7.07 % |
| 4 | American Tower Corporation | 78,673 | 5.48 % |
| 5 | Simon Property Group inc | 1,234 | 5.2% |
| 6 | Digital Realty Trust Inc | 1,234 | 5.2% |
| 7 | Realty Income Corporation | 1,234 | 5.2% |
| 8 | Public Storage | 1,234 | 5.2% |
| 9 | Ventas inc | 1,234 | 5.2% |
| 10 | Iron Mountain Inc | 1,234 | 5.2% |
| 30 | Eastgroup Properties Inc | 10,903 | 0.76 % |
Market cap and industry share for the rest of Eastgroup Properties Inc's industry peers requires a Commercial License.
Source: CSIMarket API (daily market-structure computation) across CSIMarket's industry classification, market capitalization as of 2026-09-28.
Eastgroup Properties Inc's Same-Size Peers & Stock Performance
Peers chosen by closeness in market-cap rank within the same industry classification (not the named-competitor list above). Trailing 12-month total return, 3-month price momentum, beta and Sharpe ratio vs the broad U.S. market.| Rank | Company | Market Cap | TTM Return |
|---|---|---|---|
| 25 | Equity Lifestyle Properties Inc | 11,925 | -0.68 % |
| 26 | Udr Inc | 11,164 | -7.93 % |
| 27 | Agnc Investment Corp | 11,109 | -2.05 % |
| 28 | Gaming And Leisure Properties inc | 11,046 | -16.18 % |
| 29 | American Homes 4 Rent | 1,234 | 12.3% |
| 30 | Eastgroup Properties Inc | 10,903 | 22.43 % |
| 31 | American Healthcare Reit Inc | 1,234 | 12.3% |
| 32 | Camden Property Trust | 1,234 | 12.3% |
| 33 | Bxp Inc | 1,234 | 12.3% |
| 34 | Federal Realty Investment Trust | 1,234 | 12.3% |
| 35 | Caretrust Reit Inc | 1,234 | 12.3% |
Market cap, return, momentum, beta and Sharpe ratio for the rest of Eastgroup Properties Inc's same-size peers requires a Commercial License.
Source: CSIMarket API (daily market-structure computation); returns and risk metrics as of 2026-09-28. Beta and Sharpe ratio are versus the broad U.S. equity market, not this industry.
Eastgroup Properties Inc's Profitability & Cost Structure
Trailing 12-month margins from SEC-filed financials. Operating margin is compared to the Real Estate Investment Trusts industry median; gross margin, EBITDA margin and capital intensity are compared to the live industry average (194 companies).| Metric | Company | Industry | Difference |
|---|---|---|---|
| Gross Margin | 74.25 % | 71.22 % (avg) | +3.0 pp |
| Operating Margin | - | industry median | - |
| EBITDA Margin | 64.66 % | 37.42 % (avg) | +27.2 pp |
| Capital Intensity (Capex / Revenue) | 67.02 % | 23.97 % (avg) | +43.0 pp |
Source: CSIMarket API, trailing 12 months. SG&A and R&D as a share of revenue have limited coverage as this data is backfilled and appear only where reported. Higher capital intensity is not inherently negative; it reflects the industry's asset requirements.
Eastgroup Properties Inc's Valuation vs Competitive Position
Valuation multiples vs the Real Estate Investment Trusts industry average (194 companies, excluding loss-making/negative-equity outliers), alongside returns on capital for context on whether a premium or discount lines up with measurably stronger or weaker returns.| Metric | Company | Industry Average | Difference |
|---|---|---|---|
| P/E | 35.1x | 33.2x | +1.9x |
| EV / EBITDA | 25.3x | 17.6x | +7.7x |
| P/B | 3.0x | 2.0x | +1.0x |
| Return on Equity | 8.61 % | industry aggregate | 2.66 % |
| Return on Invested Capital | - | 1.99 % (avg) | - |
Source: CSIMarket API, trailing 12 months. A valuation premium or discount is not, by itself, a judgment of over- or under-valuation. Compare it against the return and growth context shown elsewhere on this page.
Eastgroup Properties Inc's Multi-Year Financial Trajectory
Fiscal-year revenue growth, operating margin, return on invested capital and P/E, as reported in SEC filings.| Metric | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 | 2025 |
|---|---|---|---|---|---|---|---|---|
| Revenue Growth | 9.57 % | 10.32 % | 9.55 % | 12.80 % | 18.94 % | 17.16 % | 12.21 % | 12.67 % |
| Operating Margin | 36.14 % | 35.18 % | 35.32 % | 36.85 % | 37.49 % | 66.98 % | 67.07 % | 66.52 % |
| Return on Invested Capital | 3.84 % | 3.51 % | 3.39 % | 3.54 % | 3.24 % | 5.79 % | 5.60 % | 5.61 % |
| P/E | 38.8x | 41.3x | 49.8x | 53.6x | 35.9x | 40.6x | 36.8x | 36.4x |
Source: CSIMarket API, fiscal-year figures. P/E is this company's own historical ratio at each fiscal year end and can swing sharply around an earnings trough: that is real, not a data error.
Eastgroup Properties Inc's BCG Growth-Share Matrix
Relative market share (vs Eastgroup Properties Inc's largest competitor by market cap) against industry revenue growth, using the standard textbook thresholds (1.0x share, 10% growth) — a common framework, not a precision instrument.
Eastgroup Properties Inc falls in the Dog quadrant: relative market share of 0.06x vs its largest competitor, in an industry growing revenue 1.9% (median, trailing 12 months).
Source: CSIMarket API (market-cap share and industry revenue growth). The 10% growth and 1.0x share lines are standard textbook thresholds, not derived from this industry's own distribution.
Eastgroup Properties Inc's Competitive Forces (Porter's Five Forces)
Only the forces this data can support honestly are shown; the other three are marked as such rather than guessed.| Force | Assessment | Basis |
|---|---|---|
| Competitive Rivalry | High | Industry HHI of 417 (see Industry Market Structure & Concentration above) |
| Barriers to Entry | High (capital intensive) | Capital intensity (capex / revenue) of 67.02 % vs industry average 23.97 % (see Profitability & Cost Structure above) |
| Supplier Power | Not covered on this page | See Eastgroup Properties Inc's dedicated suppliers page for concentration and dependency data |
| Buyer Power | Not covered on this page | See Eastgroup Properties Inc's dedicated customers page for concentration and dependency data |
| Threat of Substitutes | - | No systematic data source for cross-product substitution exists in this system; not estimated |
Note: this is a partial, data-grounded application of the framework, not a complete strategic assessment. Rivalry and barriers-to-entry readings are mechanical translations of the HHI and capital-intensity figures shown elsewhere on this page, not independent judgments.
Eastgroup Properties Inc's Industry Attractiveness & Competitive Strength
A CSIMarket composite, not a standard field: each axis is an equal-weighted average of three factors already shown elsewhere on this page (industry growth, industry profitability and rivalry for attractiveness; relative market share, profitability and growth vs industry for strength). Disclosed as a designed methodology, not a precision measurement.
Eastgroup Properties Inc falls in the Medium attractiveness / Medium strength cell: Selective.
Source: CSIMarket API, trailing 12 months. Each axis score is a simple 1(low)/2(medium)/3(high) average across its three inputs -- a transparent, disclosed simplification, not a validated academic scoring model.
Eastgroup Properties Inc's SWOT
Every point below is a fixed rule applied to a metric already shown elsewhere on this page (Market Structure, Profitability, Valuation, Run-Rate, Stock Performance, Quality Breadth) — not an independent strategic assessment. A blank quadrant means no rule was met, not that none apply.Strengths
- Latest-quarter revenue run-rate is accelerating (+2.7% annualized vs trailing 12 months).
- Outperforming the U.S.A. 500 over the trailing 12 months.
Weaknesses
- Low relative market share vs the industry leader (0.06x).
Opportunities
- A meaningful share of tracked competitors (42.90 %) show financial-distress signals, a possible opening to gain share.
Threats
- High capital intensity requires continuous reinvestment just to keep pace with the industry.
Methodology: mechanical, rule-based SWOT. Each bullet reuses a figure already sourced and cited elsewhere on this page; nothing here is generated narrative or independent analyst judgment.
Eastgroup Properties Inc's Financial Strength vs Peers Comparison
Quick ratio, working capital, debt to equity and asset turnover, trailing 12 months| Company | Quick Ratio | Working Capital | Debt / Equity |
|---|---|---|---|
| Eastgroup Properties Inc | 0.09 | 0.09 | 0.44 |
| Prologis Inc | 0.60 | 0.60 | 0.61 |
| Rexford Industrial Realty Inc | 1.00 | 2.33 | 0.38 |
| First Industrial Realty Trust Inc | 0.28 | 0.34 | 0.49 |
| Terreno Realty Corporation | 0.44 | 0.44 | 0.12 |
| Lxp Industrial Trust | 2.62 | 2.82 | 0.21 |
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Quick ratio = cash / current liabilities; working capital ratio = current assets / current liabilities; asset turnover = revenue / total assets. Peers in the Blank Checks industry are excluded.
Eastgroup Properties Inc's Revenue and Income Growth vs Peers
Quarterly revenue and net income growth, year over year and quarter over quarter| Company | Period | Revenue Y/Y | Income Y/Y |
|---|---|---|---|
| Eastgroup Properties Inc | Q2 2026 | +9.1 % | +19.3 % |
| Prologis Inc | Q1 2026 | +7.4 % | +63.4 % |
| Rexford Industrial Realty Inc | Q2 2026 | -1.6 % | - |
| First Industrial Realty Trust Inc | Q1 2026 | +10.0 % | +179.7 % |
| Terreno Realty Corporation | Q2 2026 | +11.1 % | -38.3 % |
| Lxp Industrial Trust | Q2 2026 | +0.4 % | - |
| PEERS TOTAL | +6.8 % | -25.3 % |
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Growth is shown only where both periods are positive. Peers in the Blank Checks industry are excluded.
Eastgroup Properties Inc's Peers' Costs of Sales and Capital Expenditures
Context for revenue growth: peer costs and capex, year over year and quarter over quarter| Company | Period | Costs Y/Y | Capex Y/Y |
|---|---|---|---|
| Eastgroup Properties Inc | Q2 2026 | +29,674.9 % | -46.6 % |
| Prologis Inc | Q1 2026 | -83.2 % | -36.5 % |
| Rexford Industrial Realty Inc | Q2 2026 | +1.7 % | -42.2 % |
| First Industrial Realty Trust Inc | Q1 2026 | +11.0 % | - |
| Terreno Realty Corporation | Q2 2026 | - | +44.1 % |
| Lxp Industrial Trust | Q2 2026 | +1.9 % | +824.8 % |
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Eastgroup Properties Inc's Returns and Turnover vs Peers
ROA, ROI and ROE (trailing 12 months), receivables and inventory turnover| Company | ROA | ROI | ROE |
|---|---|---|---|
| Eastgroup Properties Inc | 5.59% | 5.70% | 8.61% |
| Prologis Inc | 4.04% | 2.58% | 6.90% |
| Rexford Industrial Realty Inc | - | - | - |
| First Industrial Realty Trust Inc | 6.41% | 4.16% | 12.96% |
| Terreno Realty Corporation | 7.04% | 7.02% | 9.17% |
| Lxp Industrial Trust | 1.65% | 1.64% | 2.90% |
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ROA = net income / total assets; ROI = net income / investments; ROE = net income / equity; turnover ratios use trailing 12 month revenue (receivables) and cost of sales (inventory).
Eastgroup Properties Inc's Valuation vs Peers
P/E, price to sales, PEG, price to cash flow and price to book| Company | P/E | Price / Sales |
|---|---|---|
| Eastgroup Properties Inc | 35.50 | 14.48 |
| Prologis Inc | 33.90 | 14.29 |
| Rexford Industrial Realty Inc | - | 8.47 |
| First Industrial Realty Trust Inc | 23.78 | 10.94 |
| Terreno Realty Corporation | 17.82 | 14.10 |
| Lxp Industrial Trust | 60.97 | 10.18 |
| PEERS AVERAGE | 35.10 | 13.37 |
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P/E = price / diluted EPS (trailing 12 months); PEG = P/E divided by EPS growth; the average row divides the peers' combined market cap by their combined income, sales, cash flow and equity.