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Dr. Charlie Tian is the founder and CEO of GuruFocus.com, a leading global investment research platform established in 2004. With a Ph.D. in physics, Dr. Tian transitioned from science to finance, applying a data-driven, disciplined approach to value investing.
The developer of the system is Joseph D. Piotroski is relatively unknown accounting professor who shuns publicity and rarely gives interviews.
He graduated from the University of Illinois with a B.S. in accounting in 1989, received an M.B.A. from Indiana University in 1994. Five years later, in 1999, after earning a Ph.D. in accounting from the University of Michigan, he became an associate professor of accounting at the University of Chicago.
He wanted to see if he can develop a system (using a simple nine-point scoring system) that can increase the returns of a strategy of investing in low price to book (referred to in the paper as high book to market) value companies.
What he found was something that exceeded his most optimistic expectations.
Buying only those companies that scored highest (8 or 9) on his nine-point scale, or F-Score as he called it, over the 20 year period from 1976 to 1996 led to an average out-performance over the market of 13.4%.
Even more impressive were the results of a strategy of investing in the highest F-Score companies (8 or 9) and shorting companies with the lowest F-Score (0 or 1).
Over the same period from 1976 to 1996 (20 years) this strategy led to an average yearly return of 23%, substantially outperforming the average S&P 500 index return of 15.83% over the same period.
EastGroup Properties Piotroski F-Score Related Terms
EastGroup Properties Piotroski F-Score Historical Data
* Premium members only.
The historical data trend for EastGroup Properties's Piotroski F-Score 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: Piotroski F-Score Comparison
For the REIT - Industrial subindustry, EastGroup Properties's Piotroski F-Score, along with its competitors' market caps and Piotroski F-Score 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 Piotroski F-Score vs REITs Industry
For the REITs industry and Real Estate sector, EastGroup Properties's Piotroski F-Score distribution charts can be found below:
* The bar in red indicates where EastGroup Properties's Piotroski F-Score 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.
This Year (Mar26) TTM:
Last Year (Mar25) TTM:
Net Income was 1191.87 + 1228.016 + 1219.652 + 1706.326 = MXN5,346 Mil. Cash Flow from Operations was 2699.599 + 2548.101 + 1165.833 + 2566.883 = MXN8,980 Mil. Revenue was 3338.154 + 3341.139 + 3375.439 + 3430.829 = MXN13,486 Mil. Gross Profit was 2427.517 + 2460.544 + 2491.071 + 2519.763 = MXN9,899 Mil.
Average Total Assets from the begining of this year (Mar25)
to the end of this year (Mar26) was
(104500.036 + 97716.167 + 98228.697 + 97803.487 + 99004.284) / 5 = MXN99450.5342 Mil. Total Assets at the begining of this year (Mar25) was MXN104,500 Mil. Long-Term Debt & Capital Lease Obligation was MXN29,742 Mil. Total Current Assets was MXN2,742 Mil. Total Current Liabilities was MXN3,447 Mil.
Net Income was 1012.864 + 1086.511 + 1222.978 + 1215.688 = MXN4,538 Mil.
Revenue was 2914.545 + 3207.077 + 3421.252 + 3568.913 = MXN13,112 Mil. Gross Profit was 2111.19 + 2337.495 + 2520.39 + 2612.287 = MXN9,581 Mil.
Average Total Assets from the begining of last year (Mar24)
to the end of last year (Mar25) was
(75961.142 + 86373.661 + 93608.966 + 105894.316 + 104500.036) / 5 = MXN93267.6242 Mil. Total Assets at the begining of last year (Mar24) was MXN75,961 Mil. Long-Term Debt & Capital Lease Obligation was MXN30,651 Mil. Total Current Assets was MXN2,573 Mil. Total Current Liabilities was MXN4,042 Mil.
*Note: If the latest quarterly/semi-annual/annual total assets data is 0, then we will use previous quarterly/semi-annual/annual data for all the items in the balance sheet.
Profitability
Question 1. Return on Assets (ROA)
Net income before extraordinary items for the year divided by Total Assets at the beginning of the year.
Score 1 if positive, 0 if negative.
EastGroup Properties's current Net Income (TTM) was 5,346.
==> Positive ==> Score 1.
Question 2. Cash Flow Return on Assets (CFROA)
Net cash flow from operating activities (operating cash flow) divided by Total Assets at the beginning of the year.
EastGroup Properties's return on assets of this year was 0.05115658. EastGroup Properties's return on assets of last year was 0.05974161.
==> Last year is higher ==> Score 0.
Question 4. Quality of Earnings (Accrual)
Compare Cash flow return on assets (2) to return on assets (1)
EastGroup Properties's gearing of this year was 0.29906542. EastGroup Properties's gearing of last year was 0.32863063.
==> This year is lower or equal to last year. ==> Score 1.
Question 6. Change in Working Capital (Liquidity)
Compare this year's current ratio (current assets divided by current liabilities) to last year's current ratio.
Score 1 if this year's current ratio is higher, 0 if it's lower
EastGroup Properties's current ratio of this year was 0.79561483. EastGroup Properties's current ratio of last year was 0.6364699.
==> This year's current ratio is higher. ==> Score 1.
Question 7. Change in Shares in Issue
Compare the number of shares in issue this year, to the number in issue last year.
Score 0 if there is larger number of shares in issue this year, 1 otherwise.
EastGroup Properties's number of shares in issue this year was 53.546. EastGroup Properties's number of shares in issue last year was 52.028.
==> There is larger number of shares in issue this year. ==> Score 0.
Efficiency
Question 8. Change in Gross Margin
Compare this year's gross margin (Gross Profit divided by sales) to last year's.
Score 1 if this year's gross margin is higher, 0 if it's lower.
EastGroup Properties's gross margin of this year was 0.73403657. EastGroup Properties's gross margin of last year was 0.73074418.
==> This year's gross margin is higher. ==> Score 1.
Question 9. Change in asset turnover
Compare this year's asset turnover (total sales for the year divided by total assets at the beginning of the year) to last year's asset turnover ratio.
Score 1 if this year's asset turnover ratio is higher, 0 if it's lower
EastGroup Properties's asset turnover of this year was 0.12904839. EastGroup Properties's asset turnover of last year was 0.17261177.
==> Last year's asset turnover is higher ==> Score 0.
Evaluation
Piotroski F-Score
=
Que. 1
+
Que. 2
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Que. 3
+
Que. 4
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Que. 5
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Que. 6
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Que. 7
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Que. 8
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Que. 9
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1
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1
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0
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1
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1
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6
Good or high score = 7, 8, 9
Bad or low score = 0, 1, 2, 3
EastGroup Properties has an F-score of 6 indicating the company's financial situation is typical for a stable company.
EastGroup Properties (MEX:EGP) has a Piotroski F-Score of 7 as of Jul. 18, 2026. The Piotroski F-score grades a company's business operating strength from 0-9. View historical data on EastGroup Properties and its competitors. This is 17% above median its historical median of 6.00. Over the past decade, EastGroup Properties' Piotroski F-Score has ranged from 5.00 to 7.00. According to the industry distribution chart, EastGroup Properties ranks #69 out of 880 companies in the REITs industry, placing it in the top 7.8%.
Is EastGroup Properties' Piotroski F-Score too high?
EastGroup Properties' current Piotroski F-Score of 7 is 17% above median its 10-year median of 6.00. Over the past 10 years, this metric has ranged from a low of 5.00 to a high of 7.00. The REITs industry median Piotroski F-Score is 6.00. EastGroup Properties' value of 7 is 16.7% above this industry median. Based on the distribution chart, EastGroup Properties ranks #69 out of 880 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' Piotroski F-Score compare to LINE and CUBE?
According to the REITs industry distribution chart, EastGroup Properties ranks #69 out of 880 companies for Piotroski F-Score. This places EastGroup Properties in the top 8% of its industry — outperforming the majority of peers. The industry median Piotroski F-Score is 6.00. EastGroup Properties' value of 7 is 16.7% above this benchmark. Historically, EastGroup Properties' own Piotroski F-Score has ranged from 5.00 to 7.00 over the past decade. While the company's 10-year median is 6.00 vs. the industry median of 6.00, 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 Piotroski F-Score for a REITs company?
The median Piotroski F-Score among REITs companies is 6.00, based on 880 companies in the industry. Companies in the top quartile (top 25%) have a Piotroski F-Score significantly above this median, while those in the bottom quartile fall well below. However, Piotroski F-Score should not be evaluated in isolation — investors should consider it alongside profitability, growth, and financial strength metrics. EastGroup Properties's current Piotroski F-Score of 7 is 16.7% 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 Piotroski F-Score mean?
A high Piotroski F-Score can signal that a stock is expensive relative to its fundamentals. The Piotroski F-score grades a company's business operating strength from 0-9. View historical data on EastGroup Properties and its competitors. For the REITs industry, the median Piotroski F-Score is 6.00 — values significantly above this may indicate overvaluation, while values below may suggest a bargain or underlying issues. EastGroup Properties's current Piotroski F-Score is 7, which is 17% above median its own 10-year median of 6.00. 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 Piotroski F-Score of 7. 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 Piotroski F-Score is 7, which is 17% above median its 10-year median of 6.00 and 16.7% above the REITs industry median of 6.00. 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 Piotroski F-Score calculated?
Piotroski F-Score is calculated from a company's financial statements. For EastGroup Properties (MEX:EGP), the current Piotroski F-Score is 7 as of Jul. 18, 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:
Piotroski F-Score: 7 (17% above median its 10-year median of 6.00)
GF Value™: MXN3,253.86 vs. price of MXN3,725.50 (14.5% above fair value)
Industry Position: 16.7% above the REITs median (#69 of 880)
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
Get the complete analysis for MEX:EGP
Piotroski F-Score is just one metric. See GF Value™, 30-year financials, guru trades, warning signs, and more.
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