EastGroup Properties (FRA:EGO) Margin of Safety % (DCF FCF Based): -63.38% (As of Jul. 18, 2026)

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Director of Data and Quant Analytics at GuruFocus
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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.

FRA:EGO EastGroup Properties Inc FRA:EGO
95 GF Score
Price €194.00
GF Value €169.44
Valuation Modestly Overvalued
! 8 Warning Signs
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What is EastGroup Properties Margin of Safety % (DCF FCF Based)?

EastGroup Properties FRA:EGO 95 Margin of Safety % (DCF FCF Based) is -63.38% as of Jul. 18, 2026. GuruFocus rates FRA:EGO with a GF Score™ of 95/100 and a GF Value™ of €169.44 (Modestly Overvalued). The stock has 8 warning signs investors should review.

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

Note: Discounted FCF model is only suitable for predictable companies (Business Predictability Rank higher than 1-Star). If the company's Predictability Rank is 1-Star or Not Rated, result may not be accurate due to the low predictability of business and 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 FCF model is €81.55 and current share price is €194.00. Consequently,

EastGroup Properties's Margin of Safety % (DCF FCF Based) using Discounted FCF model is -63.38%.

FRA:EGO vs LINE, CUBE, FR: Margin of Safety % (DCF FCF Based) Comparison

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

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

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


FRA:EGO
95GF Score
EastGroup Properties Inc FRA:EGO
Margin of Safety % (DCF FCF Based) is just one metric. See GF Score™, valuation, warning signs, and more.
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EastGroup Properties Margin of Safety % (DCF FCF Based) Calculation

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

Margin of Safety % (DCF FCF Based)=(Intrinsic Value: DCF (FCF Based)-Current Price)/Intrinsic Value: DCF (FCF Based)
=(118.74-194.00)/118.74
=-63.38 %

* 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 FCF model with default parameters. The calculation method is the same as Discounted Earnings model except free cash flow are used in the calculation instead of earnings per share.

What does a Margin of Safety % (DCF FCF Based) of -63.38% mean?
EastGroup Properties (FRA:EGO) has a Margin of Safety % (DCF FCF Based) of -63.38% as of Jul. 18, 2026. Margin of Safety % (DCF FCF Based) is the percent difference between the current price and the intrinsic DCF FCF price. View historical data on EastGroup Properties.
Is EastGroup Properties' Margin of Safety % (DCF FCF Based) too high?
EastGroup Properties' current Margin of Safety % (DCF FCF Based) is -63.38%. Overall, EastGroup Properties has a GF Score™ of 95/100 and is considered Modestly Overvalued, reflecting its overall financial health beyond just this single metric.
How does EastGroup Properties' Margin of Safety % (DCF FCF Based) compare to LINE and CUBE?
EastGroup Properties' Margin of Safety % (DCF FCF Based) of -63.38% 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 FCF Based) for a REITs company?
A good Margin of Safety % (DCF FCF Based) depends on the REITs industry context. However, Margin of Safety % (DCF FCF 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 FCF Based) mean?
A high Margin of Safety % (DCF FCF Based) can signal that a stock is expensive relative to its fundamentals. Margin of Safety % (DCF FCF Based) is the percent difference between the current price and the intrinsic DCF FCF price. View historical data on EastGroup Properties. EastGroup Properties's current Margin of Safety % (DCF FCF Based) is -63.38%. 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?
Based on GuruFocus' analysis, EastGroup Properties (FRA:EGO) is currently considered Modestly Overvalued. The stock's GF Value™ is €169.44, compared to a current price of €194.00 — trading 14.5% above its estimated fair value. The current Margin of Safety % (DCF FCF Based) is -63.38%. EastGroup Properties' overall GF Score™ is 95/100 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 FCF Based) calculated?
Margin of Safety % (DCF FCF Based) is calculated from a company's financial statements. For EastGroup Properties (FRA:EGO), the current Margin of Safety % (DCF FCF Based) is -63.38% 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 (FRA:EGO) Overvalued in 2026?

Based on GuruFocus' analysis, EastGroup Properties stock appears to be overvalued. The current stock price of €194.00 is trading 14.5% above its estimated GF Value™ of €169.44. GuruFocus considers EastGroup Properties to be Modestly Overvalued.

Key valuation signals for FRA:EGO:

  • Margin of Safety % (DCF FCF Based): -63.38%
  • GF Value™: €169.44 vs. price of €194.00 (14.5% above fair value)
  • GF Score™: 95/100 with 8 warning signs

No single metric tells the full story. See the FRA:EGO 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:USA
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.
95GF Score

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

€194.00
Price
€169.44
GF Value