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The historical rank and industry rank for EastGroup Properties's FCF Margin % or its related term are showing as below:
MEX:EGP'
s FCF Margin % Range Over the Past 10 Years
Min: 54.07 Med: 59.2 Max: 66.64
Current: 66.59
During the past 13 years, the highest FCF Margin % of EastGroup Properties was 66.64%. The lowest was 54.07%. And the median was 59.20%.
MEX:EGP's FCF Margin % is ranked better than 76.13% of 930
companies
in the REITs industry
Industry Median: 40.025
vs MEX:EGP: 66.59
EastGroup Properties FCF Margin % Related Terms
EastGroup Properties FCF Margin % Historical Data
* Premium members only.
The historical data trend for EastGroup Properties's FCF Margin % can be seen below:
* For Operating Data section: All numbers are indicated by the unit behind each term and all currency related amount are in USD. * For other sections: All numbers are in millions except for per share data, ratio, and percentage. All currency related amount are indicated in the company's associated stock exchange currency.
MEX:EGP vs LINE, CUBE, FR: FCF Margin % Comparison
For the REIT - Industrial subindustry, EastGroup Properties's FCF Margin %, along with its competitors' market caps and FCF Margin % data, can be viewed below:
* Competitive companies are chosen from companies within the same industry, with headquarter located in same country, with closest market capitalization; x-axis shows the market cap, and y-axis shows the term value; the bigger the dot, the larger the market cap. Note that "N/A" values will not show up in the chart.
EastGroup Properties FCF Margin % vs REITs Industry
For the REITs industry and Real Estate sector, EastGroup Properties's FCF Margin % distribution charts can be found below:
* The bar in red indicates where EastGroup Properties's FCF Margin % falls into.
* For Operating Data section: All numbers are indicated by the unit behind each term and all currency related amount are in USD. * For other sections: All numbers are in millions except for per share data, ratio, and percentage. All currency related amount are indicated in the company's associated stock exchange currency.
EastGroup Properties (MEX:EGP) has a FCF Margin % of 74.82% as of Mar. 2026. Free cash flow margin is the ratio of total free cash flow to net sales. View historical data on EastGroup Properties and its competitors. This is 26% above median its historical median of 59.20. Over the past decade, EastGroup Properties' FCF Margin % has ranged from 54.07 to 66.64. According to the industry distribution chart, EastGroup Properties ranks #222 out of 930 companies in the REITs industry, placing it in the top 23.9%.
Is EastGroup Properties' FCF Margin % too high?
EastGroup Properties' current FCF Margin % of 74.82% is 26% above median its 10-year median of 59.20. Over the past 10 years, this metric has ranged from a low of 54.07 to a high of 66.64. The REITs industry median FCF Margin % is 40.03. EastGroup Properties' value of 74.82% is 86.9% above this industry median. Based on the distribution chart, EastGroup Properties ranks #222 out of 930 companies in the REITs industry, which is in the top quartile — a strong position relative to peers. Overall, EastGroup Properties has a GF Score™ of 94/100, reflecting its overall financial health beyond just this single metric.
How does EastGroup Properties' FCF Margin % compare to LINE and CUBE?
According to the REITs industry distribution chart, EastGroup Properties ranks #222 out of 930 companies for FCF Margin %. This places EastGroup Properties in the top 24% of its industry — outperforming the majority of peers. The industry median FCF Margin % is 40.03. EastGroup Properties' value of 74.82% is 86.9% above this benchmark. Historically, EastGroup Properties' own FCF Margin % has ranged from 54.07 to 66.64 over the past decade. While the company's 10-year median is 59.20 vs. the industry median of 40.03, EastGroup Properties has consistently been above the industry average. See the competitive comparison table and distribution chart on this page for a detailed peer-by-peer breakdown.
What is a good FCF Margin % for a REITs company?
The median FCF Margin % among REITs companies is 40.03, based on 930 companies in the industry. Companies in the top quartile (top 25%) have a FCF Margin % significantly above this median, while those in the bottom quartile fall well below. However, FCF Margin % should not be evaluated in isolation — investors should consider it alongside profitability, growth, and financial strength metrics. EastGroup Properties's current FCF Margin % of 74.82% is 86.9% above the industry median. Use the industry distribution chart on this page to see where any company falls relative to its peers.
What does a high FCF Margin % mean?
A high FCF Margin % can signal that a stock is expensive relative to its fundamentals. Free cash flow margin is the ratio of total free cash flow to net sales. View historical data on EastGroup Properties and its competitors. For the REITs industry, the median FCF Margin % is 40.03 — values significantly above this may indicate overvaluation, while values below may suggest a bargain or underlying issues. EastGroup Properties's current FCF Margin % is 74.82%, which is 26% above median its own 10-year median of 59.20. However, context matters — high-growth companies often justify higher valuations. Always evaluate alongside other metrics like GF Score™ and GF Value™.
Is EastGroup Properties stock overvalued right now?
EastGroup Properties (MEX:EGP) has a current FCF Margin % of 74.82%. The stock's GF Value™ is MXN3,253.86, compared to a current price of MXN3,725.50 — trading 14.5% above its estimated fair value. The current FCF Margin % is 74.82%, which is 26% above median its 10-year median of 59.20 and 86.9% above the REITs industry median of 40.03. EastGroup Properties' overall GF Score™ is 94/100 with 8 warning signs to review. Investors should evaluate multiple metrics — including profitability, growth, and financial strength — before making a decision.
How is FCF Margin % calculated?
FCF Margin % is calculated from a company's financial statements. For EastGroup Properties (MEX:EGP), the current FCF Margin % is 74.82% as of Mar. 2026. GuruFocus calculates this using data sourced from SEC filings and annual reports. See the calculation section and 30-year financial data on this page for the full breakdown.
Is EastGroup Properties (MEX:EGP) Overvalued in 2026?
Based on GuruFocus' analysis, EastGroup Properties stock appears to be overvalued.
The current stock price of MXN3,725.50 is trading 14.5% above its estimated GF Value™ of MXN3,253.86.
Key valuation signals for MEX:EGP:
FCF Margin %: 74.82% (26% above median its 10-year median of 59.20)
GF Value™: MXN3,253.86 vs. price of MXN3,725.50 (14.5% above fair value)
Industry Position: 86.9% above the REITs median (#222 of 930)
No single metric tells the full story. See the MEX:EGP stock analysis page for a complete view including 30-year financials, guru trades, and insider activity.
EastGroup Properties Inc is an equity real estate investment trust. It is engaged in the development, acquisition, and operation of industrial properties in Sunbelt markets throughout the United States, predominantly in the states of Florida, Texas, Arizona, California, and North Carolina. The company manages a portfolio of industrial properties. The vast majority of these properties are multi-tenant business distribution buildings that provide large warehousing and office space for customers. The group has one reportable segment, which is industrial properties. The company derives its revenue in the form of rental income.
94GF Score
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FCF Margin % is just one metric. See GF Value™, 30-year financials, guru trades, warning signs, and more.
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