EGP
EastGroup Properties, Inc. Real Estate - REIT - Industrial Investor Relations →
EastGroup Properties, Inc. (EGP) closed at $189.91 as of 2026-02-02, trading 18.5% above its 200-week moving average of $160.23. The stock moved further from the line this week, up from 13.4% last week. With a 14-week RSI of 71, EGP is in overbought territory.
Over the past 2715 weeks of data, EGP has crossed below its 200-week moving average 30 times. On average, these episodes lasted 20 weeks. Historically, investors who bought EGP at the start of these episodes saw an average one-year return of +11.6%.
With a market cap of $10.1 billion, EGP is a large-cap stock. Return on equity stands at 7.6%. The stock trades at 2.9x book value.
Share count has increased 25.6% over three years, indicating dilution.
Over the past 33.2 years, a hypothetical investment of $100 in EGP would have grown to $9105, compared to $2849 for the S&P 500. That represents an annualized return of 14.6% vs 10.6% for the index — confirming EGP as a market-beating investment and the kind of quality company where buying during 200-week moving average touches has historically been rewarded.
Free cash flow has been growing at a 17.5% compound annual rate, with 4 consecutive years of positive cash generation.
Growth of $100: EGP vs S&P 500
Monthly data normalized to $100 at start. Vertical dashed lines mark 200-week MA touches.
What Happens After EGP Crosses Below the Line?
Across 19 historical episodes, buying EGP when it crossed below its 200-week moving average produced an average return of +25.6% after 12 months (median +20.0%), compared to +17.4% for the S&P 500 over the same periods. 100% of those episodes were profitable after one year. After 24 months, the average return was +59.3% vs +38.1% for the index.
Each line shows $100 invested at the moment EGP crossed below its 200-week MA. Bold blue = stock average. Gray dashed = S&P 500 average over same periods.
Historical Touches
EGP has crossed below its 200-week MA 30 times with an average 1-year return of +11.6% after recovery.
| Crossed Below | Recovered | Weeks | Max Depth | 1-Year Return | Return Since Touch |
|---|---|---|---|---|---|
| Jan 1974 | Mar 1978 | 216 | 67.6% | -33.9% | +20906.4% |
| Jan 1986 | Jan 1986 | 3 | 5.0% | -9.4% | +10575.4% |
| Feb 1986 | Mar 1986 | 5 | 4.7% | +7.4% | +10844.5% |
| Apr 1986 | Apr 1986 | 1 | 1.0% | -0.2% | +10361.0% |
| May 1986 | Feb 1989 | 143 | 33.3% | -1.5% | +10403.2% |
| Feb 1989 | Mar 1989 | 2 | 3.1% | +1.7% | +11184.8% |
| Apr 1989 | Apr 1989 | 1 | 2.9% | -9.7% | +11247.8% |
| Oct 1989 | Dec 1989 | 7 | 2.7% | -41.2% | +11208.0% |
| Dec 1989 | Jan 1990 | 1 | 2.0% | -31.3% | +11346.8% |
| Jan 1990 | Jan 1990 | 1 | 0.0% | -21.7% | +11138.6% |
| Mar 1990 | Feb 1991 | 48 | 44.2% | -3.3% | +11352.0% |
| Mar 1991 | Mar 1991 | 1 | 2.2% | +0.6% | +12405.3% |
| Jun 1991 | Jul 1991 | 1 | 1.6% | -0.7% | +12349.1% |
| Jul 1991 | Feb 1992 | 29 | 16.8% | -3.5% | +12473.5% |
| Feb 1992 | Apr 1992 | 10 | 4.4% | +47.6% | +12677.7% |
| Jun 1992 | Jul 1992 | 5 | 8.9% | +47.9% | +12441.8% |
| Aug 1992 | Aug 1992 | 1 | 3.7% | +80.0% | +12794.1% |
| Oct 2008 | Nov 2009 | 60 | 47.6% | +0.4% | +781.5% |
| Dec 2009 | Mar 2010 | 12 | 10.9% | +16.4% | +769.7% |
| Mar 2010 | Apr 2010 | 1 | 0.3% | +22.6% | +761.9% |
| May 2010 | Aug 2010 | 17 | 7.4% | +26.9% | +768.6% |
| Aug 2015 | Sep 2015 | 3 | 2.5% | +48.2% | +394.7% |
| Nov 2015 | Nov 2015 | 1 | 0.5% | +25.3% | +376.4% |
| Jan 2016 | Feb 2016 | 8 | 6.9% | +47.4% | +379.5% |
| Mar 2020 | Mar 2020 | 1 | 1.4% | +59.9% | +150.7% |
| Oct 2022 | Oct 2022 | 1 | 0.4% | +24.7% | +52.4% |
| Apr 2024 | Apr 2024 | 1 | 0.7% | +7.9% | +29.1% |
| Dec 2024 | Jan 2025 | 5 | 4.5% | +15.8% | +22.8% |
| Mar 2025 | Apr 2025 | 4 | 5.3% | N/A | +22.5% |
| Jul 2025 | Aug 2025 | 3 | 1.5% | N/A | +19.4% |
| Average | 20 | — | +11.6% | — |
Not financial advice. This is an educational tool. Past performance does not guarantee future results. Do your own research before making investment decisions.
Data as of Friday close, 2026-02-02