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The historical rank and industry rank for EastGroup Properties's Net Margin % or its related term are showing as below:
MEX:EGP'
s Net Margin % Range Over the Past 10 Years
Min: 29.46 Med: 35.63 Max: 39.69
Current: 39.69
MEX:EGP's Net Margin % is ranked worse than 56.06% of 924
companies
in the REITs industry
Industry Median: 45.38
vs MEX:EGP: 39.69
EastGroup Properties (MEX:EGP) Net Margin % Explanation
Although Net Income and Earnings-per-Share (EPS) are the most widely used parameter in measuring a company's profitability and valuation, it is the least reliable. The reason is that reported earnings can be manipulated easily by adjusting any numbers such as Depreciation, Depletion and Amotorization and non-recurring items.
But the long term trend of the net margin is a good indicator of the competitiveness and health of the business.
EastGroup Properties Net Margin % Related Terms
EastGroup Properties Net Margin % Historical Data
* Premium members only.
The historical data trend for EastGroup Properties's Net 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: Net Margin % Comparison
For the REIT - Industrial subindustry, EastGroup Properties's Net Margin %, along with its competitors' market caps and Net 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 Net Margin % vs REITs Industry
For the REITs industry and Real Estate sector, EastGroup Properties's Net Margin % distribution charts can be found below:
* The bar in red indicates where EastGroup Properties's Net 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 Net Margin % of 49.74% as of Mar. 2026. Net margin is the ratio of total net income to net sales. View historical data on EastGroup Properties and its competitors. This is 40% above median its historical median of 35.63. Over the past decade, EastGroup Properties' Net Margin % has ranged from 29.46 to 39.69. According to the industry distribution chart, EastGroup Properties ranks #518 out of 924 companies in the REITs industry, placing it in the top 56.1%.
Is EastGroup Properties' Net Margin % too high?
EastGroup Properties' current Net Margin % of 49.74% is 40% above median its 10-year median of 35.63. Over the past 10 years, this metric has ranged from a low of 29.46 to a high of 39.69. The REITs industry median Net Margin % is 45.38. EastGroup Properties' value of 49.74% is 9.6% above this industry median. Based on the distribution chart, EastGroup Properties ranks #518 out of 924 companies in the REITs industry, which is below the industry midpoint. Overall, EastGroup Properties has a GF Score™ of 94/100, reflecting its overall financial health beyond just this single metric.
How does EastGroup Properties' Net Margin % compare to LINE and CUBE?
According to the REITs industry distribution chart, EastGroup Properties ranks #518 out of 924 companies for Net Margin %. This places EastGroup Properties in the lower half of its industry. The industry median Net Margin % is 45.38. EastGroup Properties' value of 49.74% is 9.6% above this benchmark. Historically, EastGroup Properties' own Net Margin % has ranged from 29.46 to 39.69 over the past decade. While the company's 10-year median is 35.63 vs. the industry median of 45.38, 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 Net Margin % for a REITs company?
The median Net Margin % among REITs companies is 45.38, based on 924 companies in the industry. Companies in the top quartile (top 25%) have a Net Margin % significantly above this median, while those in the bottom quartile fall well below. However, Net Margin % should not be evaluated in isolation — investors should consider it alongside profitability, growth, and financial strength metrics. EastGroup Properties's current Net Margin % of 49.74% is 9.6% 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 Net Margin % mean?
A high Net Margin % can signal that a stock is expensive relative to its fundamentals. Net margin is the ratio of total net income to net sales. View historical data on EastGroup Properties and its competitors. For the REITs industry, the median Net Margin % is 45.38 — values significantly above this may indicate overvaluation, while values below may suggest a bargain or underlying issues. EastGroup Properties's current Net Margin % is 49.74%, which is 40% above median its own 10-year median of 35.63. 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 Net Margin % of 49.74%. 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 Net Margin % is 49.74%, which is 40% above median its 10-year median of 35.63 and 9.6% above the REITs industry median of 45.38. 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 Net Margin % calculated?
Net Margin % is calculated from a company's financial statements. For EastGroup Properties (MEX:EGP), the current Net Margin % is 49.74% 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:
Net Margin %: 49.74% (40% above median its 10-year median of 35.63)
GF Value™: MXN3,253.86 vs. price of MXN3,725.50 (14.5% above fair value)
Industry Position: 9.6% above the REITs median (#518 of 924)
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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