EGP
EastGroup Properties, Inc. Real Estate - REIT - Industrial Investor Relations →
EastGroup Properties, Inc. (EGP) closed at $209.01 as of 2026-07-31, trading 27.2% above its 200-week moving average of $164.27. The stock is currently moving closer to the line, down from 30.0% last week. The 14-week RSI sits at 58, indicating neutral momentum.
A big spike in selling this week — 2.1x the usual volume, and the price dropped. Sometimes this kind of heavy selling marks the end of a decline. The idea is that the last reluctant holders have finally sold, leaving fewer sellers left to push the price lower.
Over the past 2740 weeks of data, EGP has crossed below its 200-week moving average 27 times. On average, these episodes lasted 22 weeks. Historically, investors who bought EGP at the start of these episodes saw an average one-year return of +13.6%.
With a market cap of $11.2 billion, EGP is a large-cap stock. The company generates a free cash flow yield of 3.4%. Return on equity stands at 8.7%. The stock trades at 3.1x book value.
Share count has increased 22.4% over three years, indicating dilution.
Over the past 33.6 years, a hypothetical investment of $100 in EGP would have grown to $10182, compared to $3098 for the S&P 500. That represents an annualized return of 14.8% vs 10.8% for the index — confirming EGP as a market-beating investment and the kind of quality company where buying during 200-week moving average touches has historically been rewarded.
Free cash flow has been growing at a 15% compound annual rate, with 4 consecutive years of positive cash generation.
Business Health
Annual financials — how the underlying business has performed over the past several years.
Cash Flow Free cash flow & net income ($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 18 historical episodes, buying EGP when it crossed below its 200-week moving average produced an average return of +26.7% after 12 months (median +23.0%), compared to +18.5% 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 +57.9% vs +38.7% 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 (date TBD — last report: 2026-03-31).
| Level | σ | Price | Signal |
|---|---|---|---|
| Deep Value | +2σ | $187.45 | Unusually cheap — potential buy zone |
| Value | +1σ | $192.50 | Cheap vs. own history |
| Fair Value | +0σ | $197.83 | Historical mean behavior |
| Expensive | -1σ | $203.45 | Expensive vs. own history |
| Deep Expensive | -2σ | $209.41 | 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 27 times with an average 1-year return of +13.6% after recovery.
| Crossed Below | Recovered | Weeks | Max Depth | 1-Year Return | Return Since Touch |
|---|---|---|---|---|---|
| Jan 1974 | Mar 1978 | 216 | 67.6% | -33.9% | +23391.9% |
| Jan 1986 | Jan 1986 | 3 | 5.0% | -6.2% | +11838.5% |
| Feb 1986 | Mar 1986 | 5 | 4.7% | +7.4% | +12139.5% |
| Apr 1986 | Apr 1986 | 1 | 1.0% | +1.9% | +11598.8% |
| May 1986 | Mar 1989 | 147 | 33.3% | -1.5% | +11646.0% |
| Apr 1989 | Apr 1989 | 1 | 0.2% | -12.2% | +12233.8% |
| Oct 1989 | Dec 1989 | 7 | 2.9% | -41.2% | +12546.0% |
| Jan 1990 | Feb 1990 | 3 | 0.2% | -21.7% | +12468.4% |
| Mar 1990 | Feb 1991 | 48 | 44.3% | -3.3% | +12707.0% |
| Mar 1991 | Mar 1991 | 1 | 2.4% | +0.6% | +13884.9% |
| Jul 1991 | Feb 1992 | 29 | 17.0% | -0.5% | +13961.3% |
| Feb 1992 | Apr 1992 | 10 | 3.7% | +47.6% | +14189.6% |
| Jun 1992 | Aug 1992 | 8 | 9.1% | +47.9% | +13925.7% |
| Oct 2008 | Nov 2009 | 60 | 47.7% | +0.4% | +885.8% |
| Dec 2009 | Mar 2010 | 12 | 10.9% | +16.2% | +859.6% |
| Mar 2010 | Apr 2010 | 1 | 0.4% | +22.6% | +863.9% |
| May 2010 | Jun 2010 | 6 | 5.4% | +26.9% | +871.3% |
| Jun 2010 | Aug 2010 | 9 | 7.4% | +32.5% | +936.7% |
| Aug 2015 | Sep 2015 | 2 | 2.6% | +48.2% | +453.2% |
| Nov 2015 | Nov 2015 | 1 | 0.6% | +25.3% | +432.8% |
| Jan 2016 | Feb 2016 | 8 | 7.0% | +47.4% | +436.3% |
| Mar 2020 | Mar 2020 | 1 | 1.4% | +59.9% | +180.3% |
| Oct 2022 | Oct 2022 | 1 | 0.4% | +24.7% | +70.5% |
| Apr 2024 | Apr 2024 | 1 | 0.8% | +7.9% | +44.3% |
| Dec 2024 | Jan 2025 | 5 | 4.5% | +15.8% | +37.3% |
| Mar 2025 | Apr 2025 | 4 | 5.4% | +21.6% | +35.9% |
| Jul 2025 | Aug 2025 | 3 | 1.5% | +33.5% | +33.5% |
| Average | 22 | — | +13.6% | — |
Frequently Asked Questions
Is EGP below its 200-week moving average?
No. EastGroup Properties, Inc. (EGP) is currently 27.2% above its 200-week moving average of $164.27. It would need to fall to $164.27 to cross below the line.
What is EGP's 200-week moving average price?
EastGroup Properties, Inc.'s 200-week moving average is $164.27 as of 2026-07-31. 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 27 times in our data. On average, buying at that moment produced a one-year return of +13.6%. These dips have historically been decent entry points. These episodes lasted 22 weeks on average.
Is EGP a good value right now?
Here's what our data says about EGP as of 2026-07-31: The stock is above its 200-week moving average, so it doesn't currently meet our primary signal. The 14-week RSI is 58. Free cash flow yield is 3.4%. Return on equity is 8.7%. Price-to-book is 3.1x. 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 33.6 years, $100 invested in EGP would have grown to $10182, compared to $3098 for the S&P 500. That's 14.8% 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 296.00%.
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 2026-07-31