EGP
EastGroup Properties, Inc. Real Estate - REIT - Industrial Investor Relations →
EastGroup Properties, Inc. (EGP) closed at $199.97 as of 2026-06-19, trading 22.5% above its 200-week moving average of $163.25. The stock is currently moving closer to the line, down from 25.9% last week. The 14-week RSI sits at 61, indicating neutral momentum.
Trading volume is running at 1.3x of its 14-week average, which is in the normal range. The balance between buying and selling volume (1.00 ratio) is neutral — neither side is clearly dominating.
Over the past 2734 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 +11.9%.
With a market cap of $10.7 billion, EGP is a large-cap stock. The company generates a free cash flow yield of 3.4%. Return on equity stands at 8.5%. The stock trades at 3.0x book value.
Share count has increased 22.4% over three years, indicating dilution.
Over the past 33.5 years, a hypothetical investment of $100 in EGP would have grown to $9669, compared to $3097 for the S&P 500. That represents an annualized return of 14.6% vs 10.8% for the index — confirming EGP as a market-beating investment and the kind of quality company where buying during 200-week moving average touches has historically been rewarded.
Free cash flow has been growing at a 15% compound annual rate, with 4 consecutive years of positive cash generation.
Business Health
Annual financials — how the underlying business has performed over the past several years.
Cash Flow Free cash flow & net income ($M)
Revenue Annual revenue ($M) — business growth proxy
Total Debt Balance sheet debt ($M)
ROIC Return on invested capital (%)
FCF Yield Free cash flow / market cap (%) — Yartseva signal
Gross Margin Pricing power & competitive moat (%)
Shares Outstanding Buybacks vs dilution (millions)
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 +25.4% 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 +56.8% vs +39.0% 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.
Bean Score Experimental
The Bean Score measures how far a stock's free cash flow yield has deviated from its own quarterly baseline, normalized by the stock's historical behavior. Between earnings dates, FCF is constant — so the score is purely a function of stock price. The levels below show at what prices EGP would reach each dislocation threshold.
Dislocation Price Levels
Prices where EGP's Bean Score would hit each σ threshold. Valid until next earnings report: 2026-07-22.
| Level | σ | Price | Signal |
|---|---|---|---|
| Deep Value | +2σ | $189.11 | Unusually cheap — potential buy zone |
| Value | +1σ | $193.48 | Cheap vs. own history |
| Fair Value | +0σ | $198.06 | Historical mean behavior |
| Expensive | -1σ | $202.86 | Expensive vs. own history |
| Deep Expensive | -2σ | $207.90 | Unusually expensive — potential trim zone |
Quarterly FCF & Yield Trailing twelve-month free cash flow and yield at each quarter end
Signal Accuracy Collecting Data
The Bean Score system is accumulating weekly data to validate signal accuracy. After 13+ weeks of history, this section will display win rates and average returns for each σ threshold crossing — answering the question: "When this score says cheap or expensive, does the price subsequently move in the expected direction?"
Theoretical framework — not backtested or forward-tested. The Bean Score uses trailing twelve-month free cash flow yield as a dislocation identifier. It measures whether the market has pushed a stock's yield unusually far from its own baseline behavior. These levels are reference points for identifying potential swing trade opportunities, not buy/sell signals. FCF values update quarterly with earnings; between reports, all movement is price-driven.
Dislocation Scores Experimental
Each score measures deviation from EGP's own historical baseline — the same idea as the Bean Score, applied to different fundamentals. Positive means cheaper or more dislocated than this stock's norm. Scores marked σ are normalized by the stock's own variability; pp values are simple deltas from its recent baseline.
Theoretical framework — not backtested. These scores describe how unusual today's readings are for this specific company. They are starting points for research, not buy or sell signals. Annual-statement scores (buyback, accruals, FCF vs history) rest on only ~4 yearly data points and are deltas, not sigmas.
Historical Touches
EGP has crossed below its 200-week MA 30 times with an average 1-year return of +11.9% after recovery.
| Crossed Below | Recovered | Weeks | Max Depth | 1-Year Return | Return Since Touch |
|---|---|---|---|---|---|
| Jan 1974 | Mar 1978 | 216 | 67.6% | -33.9% | +22207.6% |
| Jan 1986 | Jan 1986 | 3 | 5.0% | -9.4% | +11236.6% |
| Feb 1986 | Mar 1986 | 5 | 4.7% | +7.4% | +11522.4% |
| Apr 1986 | Apr 1986 | 1 | 1.0% | -0.2% | +11009.0% |
| May 1986 | Feb 1989 | 143 | 33.3% | -1.5% | +11053.8% |
| Feb 1989 | Mar 1989 | 2 | 3.1% | +1.7% | +11883.8% |
| Apr 1989 | Apr 1989 | 1 | 2.9% | -9.7% | +11950.8% |
| Oct 1989 | Dec 1989 | 7 | 2.7% | -41.2% | +11908.5% |
| Dec 1989 | Jan 1990 | 1 | 2.0% | -31.3% | +12055.8% |
| Jan 1990 | Jan 1990 | 1 | 0.0% | -21.7% | +11834.7% |
| Mar 1990 | Feb 1991 | 48 | 44.2% | -3.3% | +12061.3% |
| Mar 1991 | Mar 1991 | 1 | 2.2% | +0.6% | +13179.9% |
| Jun 1991 | Jul 1991 | 1 | 1.6% | -0.7% | +13120.3% |
| Jul 1991 | Feb 1992 | 29 | 16.8% | -3.5% | +13252.3% |
| Feb 1992 | Apr 1992 | 10 | 4.4% | +47.6% | +13469.2% |
| Jun 1992 | Jul 1992 | 5 | 8.9% | +47.9% | +13218.6% |
| Aug 1992 | Aug 1992 | 1 | 3.7% | +80.0% | +13592.8% |
| Oct 2008 | Nov 2009 | 60 | 47.6% | +0.4% | +836.1% |
| Dec 2009 | Mar 2010 | 12 | 10.9% | +16.4% | +823.5% |
| Mar 2010 | Apr 2010 | 1 | 0.3% | +22.6% | +815.3% |
| May 2010 | Aug 2010 | 17 | 7.4% | +26.9% | +822.4% |
| Aug 2015 | Sep 2015 | 3 | 2.5% | +48.2% | +425.3% |
| Nov 2015 | Nov 2015 | 1 | 0.5% | +25.3% | +405.9% |
| Jan 2016 | Feb 2016 | 8 | 6.9% | +47.4% | +409.2% |
| Mar 2020 | Mar 2020 | 1 | 1.4% | +59.9% | +166.2% |
| Oct 2022 | Oct 2022 | 1 | 0.4% | +24.7% | +61.9% |
| Apr 2024 | Apr 2024 | 1 | 0.7% | +7.9% | +37.1% |
| Dec 2024 | Jan 2025 | 5 | 4.5% | +15.8% | +30.4% |
| Mar 2025 | Apr 2025 | 4 | 5.3% | +21.5% | +30.1% |
| Jul 2025 | Aug 2025 | 3 | 1.5% | N/A | +26.7% |
| Average | 20 | — | +11.9% | — |
Frequently Asked Questions
Is EGP below its 200-week moving average?
No. EastGroup Properties, Inc. (EGP) is currently 22.5% above its 200-week moving average of $163.25. It would need to fall to $163.25 to cross below the line.
What is EGP's 200-week moving average price?
EastGroup Properties, Inc.'s 200-week moving average is $163.25 as of 2026-06-19. This is the average weekly closing price over roughly the last 4 years, and it acts as a long-term trend line. When a stock drops below this level, it can signal that the price has fallen far enough from the long-term trend to attract value-oriented investors.
What happens when EGP drops below its 200-week moving average?
EGP has crossed below its 200-week moving average 30 times in our data. On average, buying at that moment produced a one-year return of +11.9%. These dips have historically been decent entry points. These episodes lasted 20 weeks on average.
Is EGP a good value right now?
Here's what our data says about EGP as of 2026-06-19: The stock is above its 200-week moving average, so it doesn't currently meet our primary signal. The 14-week RSI is 61. Free cash flow yield is 3.4%. Return on equity is 8.5%. Price-to-book is 3.0x. This is not a buy or sell recommendation — always do your own research.
How does EGP compare to the S&P 500?
Over the past 33.5 years, $100 invested in EGP would have grown to $9669, compared to $3097 for the S&P 500. That's 14.6% annualized vs 10.8% for the index. EGP has outperformed the broader market over this period.
Does EGP pay a dividend?
Yes. EastGroup Properties, Inc. currently pays a dividend yield of 304.00%.
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 week of 2026-06-19