EGP vs. ELS: EastGroup Properties vs. Equity LifeStyle Properties Stock Comparison
How do EastGroup Properties (EGP) and Equity LifeStyle Properties (ELS) stack up? This page sets them side by side across company profile, performance and risk, profitability, growth, financial strength, dividends, and valuation, with selected fundamentals also measured against each stock's industry-group peers.
Company Profile
EastGroup Properties (EGP) and Equity LifeStyle Properties (ELS) both fall under the Equity Real Estate Investment Trusts (REITs) industry group, but EGP is classified in Industrial REITs while ELS is classified in Residential REITs.
Both EastGroup Properties (EGP) and Equity LifeStyle Properties (ELS) are REITs — read their payout ratios and P/E alongside FFO (funds from operations) rather than at face value.
| Profile Item | EGP | ELS |
|---|---|---|
| Name | EastGroup Properties, Inc. | Equity LifeStyle Properties, Inc. |
| Country/Region | United States | United States |
| GICS Sector | Real Estate | Real Estate |
| GICS Industry Group | Equity Real Estate Investment Trusts (REITs) | Equity Real Estate Investment Trusts (REITs) |
| GICS Industry | Industrial REITs | Residential REITs |
| GICS Sub-Industry | Industrial REITs | Single-Family Residential REITs |
| Market Capitalization | 10.42 billion USD | 12.67 billion USD |
| Currency | USD | USD |
| Exchange | NYSE | NYSE |
| Listing Date | February 21, 1973 | February 25, 1993 |
| Security Type | REIT | REIT |
Price Performance
Cumulative Growth
Trailing Returns
Calendar-Year Returns
Performance Metrics
| Metric | EGP | ELS |
|---|---|---|
| Total Return (1Y) | 15.75% | 4.40% |
| Total Return (3Y, Annualized) | 9.55% | 1.94% |
| Total Return (5Y, Annualized) | 3.20% | -3.06% |
Risk Profile
Drawdown History
Return Distribution
Risk Metrics
| Metric | EGP | ELS |
|---|---|---|
| Volatility (1Y, Annualized) | 17.70% | 19.05% |
| Beta (5Y) | 0.94 | 0.57 |
| Max Drawdown (5Y) | -38.08% | -32.51% |
| Avg. Volume (3M) | 506.74K | 1.77M |
Risk-Adjusted Performance
Risk-Return Positioning
Risk-Adjusted Metrics
| Metric | EGP | ELS |
|---|---|---|
| Sharpe Ratio (1Y) | 0.65 | 0.01 |
| Sortino Ratio (1Y) | 0.98 | 0.01 |
Profitability
ROE (TTM)
Equity LifeStyle Properties (ELS) at 22.34% sits in the top ROE quartile, while EastGroup Properties (EGP) at 8.93% is closer to the peer norm — stronger capital efficiency for ELS.
EGP
Equity Real Estate Investment Trusts (REITs) industry group
8.93%
- Max
- 22.74%
- Q3
- 10.54%
- EGP
- 8.93%
- Median
- 6.38%
- Q1
- 1.69%
- Min
- -10.86%
ELS
Equity Real Estate Investment Trusts (REITs) industry group
22.34%
- Max
- 22.74%
- ELS
- 22.34%
- Q3
- 10.54%
- Median
- 6.38%
- Q1
- 1.69%
- Min
- -10.86%
Net Margin (TTM)
Neither EastGroup Properties (EGP) in Equity Real Estate Investment Trusts (REITs) nor Equity LifeStyle Properties (ELS) in Equity Real Estate Investment Trusts (REITs) is well served by net margin: heavy depreciation makes net income a poor profitability proxy in their businesses, where FFO-based measures are the standard read.
Operating Margin (TTM)
Neither side reports a meaningful operating margin: for EastGroup Properties (EGP) in Equity Real Estate Investment Trusts (REITs) and Equity LifeStyle Properties (ELS) in Equity Real Estate Investment Trusts (REITs), funding costs are part of the core business, so net margin and ROE are the cleaner profitability reads.
Profitability Metrics
| Metric | EGP | ELS |
|---|---|---|
| ROE (TTM) | 8.93% | 22.34% |
| ROA (TTM) | 3.51% | 6.06% |
| Net Margin (TTM) | -- | -- |
| Operating Margin (TTM) | -- | -- |
| Gross Margin (TTM) | -- | -- |
Growth
Revenue Growth
EastGroup Properties (EGP) at 12.67% sits in the top revenue growth quartile, while Equity LifeStyle Properties (ELS) at 1.18% is closer to the peer norm — faster top-line expansion for EGP.
EPS Growth
EPS growth isn't a meaningful figure for either EastGroup Properties (EGP) in Equity Real Estate Investment Trusts (REITs) or Equity LifeStyle Properties (ELS) in Equity Real Estate Investment Trusts (REITs) under our convention.
Growth Metrics
| Metric | EGP | ELS |
|---|---|---|
| Revenue Growth (YoY) | 12.67% | 1.18% |
| Revenue Growth (3Y CAGR) | 13.99% | 1.79% |
| EPS Growth (YoY) | -- | -- |
| EPS Growth (3Y CAGR) | -- | -- |
Financial Strength
Current Ratio (MRQ)
EastGroup Properties (EGP) at 0.62 keeps current ratio within its industry’s typical mid-range, while Equity LifeStyle Properties (ELS) at 0.12 runs in the tighter-liquidity quartile — a thinner cushion against current liabilities for ELS.
EGP
Equity Real Estate Investment Trusts (REITs) industry group
0.62
- Max
- 4.19
- Q3
- 2.11
- Median
- 1.31
- EGP
- 0.62
- Q1
- 0.62
- Min
- 0.06
ELS
Equity Real Estate Investment Trusts (REITs) industry group
0.12
- Max
- 4.19
- Q3
- 2.11
- Median
- 1.31
- Q1
- 0.62
- ELS
- 0.12
- Min
- 0.06
Debt / Equity (MRQ)
EastGroup Properties (EGP) at 0.52 keeps leverage in the lower quartile, while Equity LifeStyle Properties (ELS) at 1.83 sits in the higher-leverage quartile.
EGP
Equity Real Estate Investment Trusts (REITs) industry group
0.52
- Max
- 2.72
- Q3
- 1.59
- Median
- 0.99
- Q1
- 0.72
- EGP
- 0.52
- Min
- 0.20
ELS
Equity Real Estate Investment Trusts (REITs) industry group
1.83
- Max
- 2.72
- ELS
- 1.83
- Q3
- 1.59
- Median
- 0.99
- Q1
- 0.72
- Min
- 0.20
Financial Strength Metrics
| Metric | EGP | ELS |
|---|---|---|
| Current Ratio (MRQ) | 0.62 | 0.12 |
| Debt / Equity (MRQ) | 0.52 | 1.83 |
| Net Debt / EBITDA | 3.63 | 4.23 |
Dividends
Dividend Yield (TTM)
Both EastGroup Properties (EGP) at 3.30% and Equity LifeStyle Properties (ELS) at 3.40% pay solid, industry-typical yields, sitting squarely within their peers’ usual range.
EGP
Equity Real Estate Investment Trusts (REITs) industry group
3.30%
- Max
- 8.62%
- Q3
- 5.95%
- Median
- 4.34%
- EGP
- 3.30%
- Q1
- 3.26%
- Min
- 0.00%
ELS
Equity Real Estate Investment Trusts (REITs) industry group
3.40%
- Max
- 8.62%
- Q3
- 5.95%
- Median
- 4.34%
- ELS
- 3.40%
- Q1
- 3.26%
- Min
- 0.00%
Dividend Payout Ratio (TTM)
An earnings-based payout ratio fits neither EastGroup Properties (EGP) in Equity Real Estate Investment Trusts (REITs) nor Equity LifeStyle Properties (ELS) in Equity Real Estate Investment Trusts (REITs): their distributions are mandated and conventionally measured against FFO, so the accounting-earnings ratio overstates both.
Dividend Metrics
| Metric | EGP | ELS |
|---|---|---|
| Dividend Yield (TTM) | 3.30% | 3.40% |
| Dividend Payout Ratio (TTM) | -- | -- |
Valuation
P/E Ratio (TTM)
P/E ratio is not a meaningful valuation yardstick for either EastGroup Properties (EGP) in Equity Real Estate Investment Trusts (REITs) or Equity LifeStyle Properties (ELS) in Equity Real Estate Investment Trusts (REITs): depreciation suppresses reported earnings in their businesses, and price-to-FFO is the conventional yardstick instead.
P/S Ratio (TTM)
Equity LifeStyle Properties (ELS) at 7.96 is priced about in line with its industry on P/S ratio, while EastGroup Properties (EGP) at 13.56 sits in the pricier quartile — EGP costs more per dollar of sales.
EGP
Equity Real Estate Investment Trusts (REITs) industry group
13.56
- Max
- 14.47
- EGP
- 13.56
- Q3
- 8.02
- Median
- 5.98
- Q1
- 3.27
- Min
- 0.43
ELS
Equity Real Estate Investment Trusts (REITs) industry group
7.96
- Max
- 14.47
- Q3
- 8.02
- ELS
- 7.96
- Median
- 5.98
- Q1
- 3.27
- Min
- 0.43
P/B Ratio (MRQ)
Both look rich against book: EastGroup Properties (EGP) at 2.91 sits in the upper P/B ratio quartile, and Equity LifeStyle Properties (ELS) at 6.99 prices even higher, above its industry range.
EGP
Equity Real Estate Investment Trusts (REITs) industry group
2.91
- Max
- 4.06
- EGP
- 2.91
- Q3
- 2.53
- Median
- 1.64
- Q1
- 1.06
- Min
- 0.21
ELS
Equity Real Estate Investment Trusts (REITs) industry group
6.99
- ELS
- 6.99
- Max
- 4.06
- Q3
- 2.53
- Median
- 1.64
- Q1
- 1.06
- Min
- 0.21
Valuation Metrics
| Metric | EGP | ELS |
|---|---|---|
| P/E Ratio (TTM) | -- | -- |
| P/S Ratio (TTM) | 13.56 | 7.96 |
| P/B Ratio (MRQ) | 2.91 | 6.99 |
| Free Cash Flow Yield (TTM) | -- | -- |