EastGroup Properties (MEX:EGP) Margin of Safety % (DCF Dividends Based): -159.97% (As of Jul. 18, 2026)

Author: Vera Yuan Vera Yuan
Vera Yuan
Vera Yuan
Director of Data and Quant Analytics at GuruFocus
Focused on building reliable datasets, financial models, and research tools for value-minded investors. Committed to turning complex data into practical guidance for value-investing and long-term wealth.
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Charlie Tian
Founder & CEO of GuruFocus
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.

MEX:EGP EastGroup Properties Inc MEX:EGP
94 GF Score
Price MXN3,725.50
GF Value MXN3,253.86
! 8 Warning Signs
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What is EastGroup Properties Margin of Safety % (DCF Dividends Based)?

EastGroup Properties MEX:EGP 94 Margin of Safety % (DCF Dividends Based) is -159.97% as of Jul. 18, 2026. GuruFocus rates MEX:EGP with a GF Score™ of 94/100 and a GF Value™ of MXN3,253.86. The stock has 8 warning signs investors should review.

Margin of Safety % (DCF Dividends Based) = (Intrinsic Value: DCF (Dividends Based) - Current Price) / Intrinsic Value: DCF (Dividends Based).

Note: Discounted Dividend model is only suitable for companies who have a consistant distribution history with more than 5 years. If the company's dividends does not remain steady over a long period, results may not be accurate due to the low consistency. The model is also only suitable for predictable companies (Business Predictability Rank higher than 1-Star). If the company's Predictability Rank is 1-Star or Not Rated, the data will not be stored into our database.

As of today (2026-07-18), EastGroup Properties's Predictability Rank is 4.5-Stars. EastGroup Properties's intrinsic value calculated from the Discounted Dividend model is MXN1735.94 and current share price is MXN3725.50. Consequently,

EastGroup Properties's Margin of Safety % (DCF Dividends Based) using Discounted Dividend model is -159.97%.

MEX:EGP vs LINE, CUBE, FR: Margin of Safety % (DCF Dividends Based) Comparison

For the REIT - Industrial subindustry, EastGroup Properties's Margin of Safety % (DCF Dividends Based), along with its competitors' market caps and Margin of Safety % (DCF Dividends Based) 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 Margin of Safety % (DCF Dividends Based) vs REITs Industry

For the REITs industry and Real Estate sector, EastGroup Properties's Margin of Safety % (DCF Dividends Based) distribution charts can be found below:

* The bar in red indicates where EastGroup Properties's Margin of Safety % (DCF Dividends Based) falls into.


MEX:EGP
94GF Score
EastGroup Properties Inc MEX:EGP
Margin of Safety % (DCF Dividends Based) is just one metric. See GF Score™, valuation, warning signs, and more.
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EastGroup Properties Margin of Safety % (DCF Dividends Based) Calculation

EastGroup Properties's Margin of Safety % (DCF Dividends Based) for today is calculated as

Margin of Safety % (DCF Dividends Based)=(Intrinsic Value: DCF (Dividends Based)-Current Price)/Intrinsic Value: DCF (Dividends Based)
=(1433.06-3725.50)/1433.06
=-159.97 %

* 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.

The intrinsic value is calculated from the Discounted Dividend model with default parameters.

What does a Margin of Safety % (DCF Dividends Based) of -159.97% mean?
EastGroup Properties (MEX:EGP) has a Margin of Safety % (DCF Dividends Based) of -159.97% as of Jul. 18, 2026. Margin of Safety % (DCF Dividends Based) is the percent difference between the current price and the intrinsic DCF Dividends price. View historical data on EastGroup Properties.
Is EastGroup Properties' Margin of Safety % (DCF Dividends Based) too high?
EastGroup Properties' current Margin of Safety % (DCF Dividends Based) is -159.97%. Overall, EastGroup Properties has a GF Score™ of 94/100, reflecting its overall financial health beyond just this single metric.
How does EastGroup Properties' Margin of Safety % (DCF Dividends Based) compare to LINE and CUBE?
EastGroup Properties' Margin of Safety % (DCF Dividends Based) of -159.97% can be compared against companies in the REITs industry. See the competitive comparison table and distribution chart on this page for a detailed peer-by-peer breakdown.
What is a good Margin of Safety % (DCF Dividends Based) for a REITs company?
A good Margin of Safety % (DCF Dividends Based) depends on the REITs industry context. However, Margin of Safety % (DCF Dividends Based) should not be evaluated in isolation — investors should consider it alongside profitability, growth, and financial strength metrics. Use the industry distribution chart on this page to see where any company falls relative to its peers.
What does a high Margin of Safety % (DCF Dividends Based) mean?
A high Margin of Safety % (DCF Dividends Based) can signal that a stock is expensive relative to its fundamentals. Margin of Safety % (DCF Dividends Based) is the percent difference between the current price and the intrinsic DCF Dividends price. View historical data on EastGroup Properties. EastGroup Properties's current Margin of Safety % (DCF Dividends Based) is -159.97%. 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 Margin of Safety % (DCF Dividends Based) of -159.97%. 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 Margin of Safety % (DCF Dividends Based) is -159.97%. 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 Margin of Safety % (DCF Dividends Based) calculated?
Margin of Safety % (DCF Dividends Based) is calculated from a company's financial statements. For EastGroup Properties (MEX:EGP), the current Margin of Safety % (DCF Dividends Based) is -159.97% 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:

  • Margin of Safety % (DCF Dividends Based): -159.97%
  • GF Value™: MXN3,253.86 vs. price of MXN3,725.50 (14.5% above fair value)
  • GF Score™: 94/100 with 8 warning signs

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 Business Description

Industry Real EstateREITs
Other Exchanges EGP:USAEGO:Germany
Address 400 West Parkway Place, Suite 100, Ridgeland, MS, USA, 39157
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

Margin of Safety % (DCF Dividends Based) is just one metric. See GF Value™, 30-year financials, guru trades, warning signs, and more.

MXN3,725.50
Price
MXN3,253.86
GF Value