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EastGroup Properties Inc (EGP) — chart, structure and Closelooknet read

The Closelooknet read

EastGroup Properties is a real estate investment trust that develops, acquires and operates industrial distribution buildings, mostly in the 20,000 to 100,000 square foot range, across fast-growing US states such as Texas, Florida, California, Arizona and North Carolina. It is self-administered, meaning it manages its own properties rather than paying an outside manager, and its tenants are businesses that need warehouse and light-industrial space near major transport links.

Detail below: the desk's view, the earnings record, peers and the company snapshot; daily prices on the price-history tab. Research diary readings, not advice.

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Signals for this name

Every Closelooknet reading that exists for EGP, from the same nightly bakes the boards use. Research diary readings, not advice.

Weather around the name 3 macro readings: Money Temperature, Factor regime, Sovereign pressure

The weather around this name

Macro readings that apply by membership — the regime, the factor tape, the sector cell, the funding backdrop.

  • Money Temperature Composite 47/100 · S&P 500 fund at 48, above its 200-day averageEight instruments scored on position, momentum, volume, volatility and fragility — the regime every name trades inside. Temperature lab → 2026-11-06
  • Factor regime Defensive rotation — low-vol leading, regime-change watchMomentum against low volatility (SPMO / SPLV): below its 50-day trend, 60th percentile of the window, -22.8% over 20 sessions. Factor regime → 2026-11-06
  • Sovereign pressure Index -1.91 · down 2.45 over 21 sessionsG7 long-end yields, 10s30s and the slope — the funding weather for every balance sheet on this site. Sovereign pressure → 2026-11-06
How it trades on rate days beta 0.46 to TLT · on the worst bond days it moved with the market

How it trades on rate days

How EGP has moved when long-dated Treasury yields rise — measured against TLT, the 20+ year Treasury fund.

  • Beta to long bonds, 1 year 0.46 — tends to move with bonds for every 1% move in TLT (20+ year Treasuries), EastGroup Properties Inc moved 0.46% on average · correlation 0.25 · higher than 37% of US names
  • Beta, last 3 months 0.46 about the same as over the year
  • On the 10 worst bond days −0.84% on average against −0.74% for the S&P 500 the 10 sessions of the past year in which TLT fell most, i.e. long yields rose most
  • Latest of those days −0.05% TLT −1.29% that day 2026-09-24

Daily total returns from the adjusted price series; a TLT down day is a day long yields rose. Beta = the average move of the name for a 1% move in TLT. Past sensitivity, not a forecast. An investment diary, not a recommendation.

Who it is priced against REIT - Industrial · United States · 7 names with week and year-to-date

Peer group

REIT - Industrial · United States

This name carries no Closelooknet score, so its cohort ranks on trend state — distance to the 50- and 200-day averages — never on a score it does not have.

Compared against EGP on the nightly bakes; the Peers tab ranks the cohort on the Closelooknet scores where it exists.

Company snapshot — EastGroup Properties Inc

EGP in five paragraphs: what it makes and sells, where it sits in the Closelooknet stack, who it is priced against, why we track it, what we watch. Research diary, not advice.

What it does
EastGroup Properties is a real estate investment trust that develops, acquires and operates industrial distribution buildings, mostly in the 20,000 to 100,000 square foot range, across fast-growing US states such as Texas, Florida, California, Arizona and North Carolina. It is self-administered, meaning it manages its own properties rather than paying an outside manager, and its tenants are businesses that need warehouse and light-industrial space near major transport links. The company is based in Ridgeland, Mississippi, and has operated as a REIT since long before its current portfolio size.
Where it sits in the stack
EastGroup carries no seat in Rubin, our AI infrastructure index, since it owns warehouse and distribution buildings rather than any stage of the compute build-out. It sits in the industrial REIT sleeve of our wider company universe, alongside other landlords that lease space to logistics and manufacturing tenants.
Who it is priced against
Closelooknet's peer group has not been set for this name; the comparison the market usually draws is with other industrial REITs, most often Prologis, the larger name in the same warehouse and distribution space.
Why Closelooknet tracks it
It holds a seat in the Russell 1000 but carries no Closelooknet score and no quote history in the diary yet.
What the diary watches
The diary watches occupancy and lease renewal terms across its Sunbelt markets, since demand for distribution space there depends on broader logistics and manufacturing activity rather than on AI infrastructure spending.

EastGroup Properties Inc (EGP) trades on US exchanges.

Written from the company’s public profile and Closelooknet’s own readings, 2026-09-17. Descriptive, refreshed with the registry; corrections welcome via the imprint. closelook.net is an investment research diary — market structure, index membership and scores are our own readings, not investment advice. Related: index compare · sector dispersion · scanner.

The Street on this name 1 analyst action on the wire · latest: price target by Wells Fargo, 2026-09-01

The Street on this name

Analyst actions and the latest print for EGP from the Closelooknet wires — third-party opinions on the record, not our readings.

  • Price target Wells Fargo — target 232 from 221 Target raised to $232 from $221 (+16.3% to spot) 2026-09-01

1 action on the analyst wire since 2026-08-13: 1 target change. Analyst wire → · Earnings wire →

Dividends and capital return trailing yield 3.30%, quarterly · last 1.75 USD on 2026-09-30

Dividends and capital return

What EGP pays out and buys back — distributions read from the price series, money terms from the filings.

  • Trailing 12 months 6.40 USD per share · a 3.30% yield on the 2026-11-06 close 4 distributions, paid quarterly 2026-11-06
  • Change on the year +11.3% against the prior twelve months prior twelve months 5.75 USD per share
  • Last distribution 1.75 USD per share as the price series records it, within days of the ex-date 2026-09-30
  • By calendar year 2023: 1.27 USD (partial) · 2024: 5.34 USD · 2025: 5.90 USD · 2026: 4.85 USD to date first distribution recorded in the three-year window: 2023-12-28

Per-share amounts are derived from the adjusted price series in the listing currency, so dates sit within days of the ex-date; filing figures come from the fundamentals feed for the last reported fiscal year. An investment diary, not a recommendation.

FAQ · from the current data · as of 2026-11-07

Quick answers

What is EastGroup Properties Inc (EGP)?

EastGroup Properties Inc trades as EGP on the US exchange (United States) in the Closelooknet research universe, as of the registry build of 2026-11-07.

Is EGP in a Closelooknet index?

Not currently — EastGroup Properties Inc is tracked in the Closelooknet research universe but is not a constituent of a Closelooknet functional index as of 2026-11-07.

Where does EGP trade against its moving averages?

EastGroup Properties Inc trades 2.2% below its 50-day and 2.1% below its 200-day moving average (2.2% below its 20-day). As of 2026-11-06 — a technical state from the nightly Closelooknet bake, not advice. The Technical tab carries the full row.

How does EastGroup Properties Inc compare with its peers?

Against its peer group (REIT - Industrial · United States), EastGroup Properties Inc (EGP) sits 14.5% below its 52-week high, 2.2% below its 50-day average; CubeSmart (CUBE) is 3.0% below, Extra Space Storage Inc (EXR) is 2.4% below, Public Storage (PSA) is 2.4% below, as of 2026-11-06. Put any of them next to EGP in the chart grid (2×1 or 2×2) and the page lays the companies side by side: performance, trend, valuation, margins and our money-flow reading.

How does EastGroup Properties Inc trade when bond yields rise?

Over the past year EastGroup Properties Inc had a beta of 0.46 to TLT, the long-dated Treasury fund — it tends to move with bonds, higher than 37% of US names. On the 10 sessions in which long bonds fell most it moved −0.84% on average, against −0.74% for the S&P 500. As of 2026-11-06; The "How it trades on rate days" block on this page carries the lines.

What does EastGroup Properties Inc do?

EastGroup Properties is a real estate investment trust that develops, acquires and operates industrial distribution buildings, mostly in the 20,000 to 100,000 square foot range, across fast-growing US states such as Texas, Florida, California, Arizona and North Carolina. It is self-administered, meaning it manages its own properties rather than paying an outside manager, and its tenants are businesses that need warehouse and light-industrial space near major transport links. The company is based in Ridgeland, Mississippi, and has operated as a REIT since long before its current portfolio size. Closelooknet's peer group has not been set for this name; the comparison the market usually draws is with other industrial REITs, most often Prologis, the larger name in the same warehouse and distribution space. (Company snapshot of 2026-09-17.)

Where does EastGroup Properties Inc sit in the AI build-out?

EastGroup carries no seat in Rubin, our AI infrastructure index, since it owns warehouse and distribution buildings rather than any stage of the compute build-out. It sits in the industrial REIT sleeve of our wider company universe, alongside other landlords that lease space to logistics and manufacturing tenants. It holds a seat in the Russell 1000 but carries no Closelooknet score and no quote history in the diary yet. (Company snapshot of 2026-09-17.)

Does EastGroup Properties Inc pay a dividend?

EastGroup Properties Inc has paid 6.40 USD per share over the last twelve months, paid quarterly, a trailing yield of 3.30% on the 2026-11-06 close; the last distribution recorded in the price series was 1.75 USD on 2026-09-30. As of 2026-11-06; the "Dividends and capital return" block on this page carries the lines.

What has Wall Street done on EastGroup Properties Inc recently?

The most recent analyst action on EastGroup Properties Inc on the Closelooknet wire is a price target by Wells Fargo on 2026-09-01 (target 232 from 221). 1 action on the analyst wire since 2026-08-13: 1 target change. Analyst actions are third-party opinions recorded by the wire, not Closelooknet readings. The “The Street on this name” block on this page lists the moves; the full feeds are the analyst wire and the earnings wire.

What does this page show?

A live price chart with SMA overlays and drawing tools for EGP, performance metrics, index-membership context and the Closelooknet structure read — an investment research diary view, not investment advice.

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Related in the Closelooknet universe

then REIT - Industrial. Scored names rank on their Closelooknet score; names without one rank on trend state — above or below their 50- and 200-day averages — never on a score they do not carry.