EGP vs. KIM: EastGroup Properties vs. Kimco Realty Stock Comparison
How do EastGroup Properties (EGP) and Kimco Realty (KIM) 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 Kimco Realty (KIM) both fall under the Equity Real Estate Investment Trusts (REITs) industry group, but EGP is classified in Industrial REITs while KIM is classified in Retail REITs.
Both EastGroup Properties (EGP) and Kimco Realty (KIM) are REITs — read their payout ratios and P/E alongside FFO (funds from operations) rather than at face value.
| Profile Item | EGP | KIM |
|---|---|---|
| Name | EastGroup Properties, Inc. | Kimco Realty Corporation |
| 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 | Retail REITs |
| GICS Sub-Industry | Industrial REITs | Retail REITs |
| Market Capitalization | 10.42 billion USD | 16.96 billion USD |
| Currency | USD | USD |
| Exchange | NYSE | NYSE |
| Listing Date | February 21, 1973 | November 22, 1991 |
| Security Type | REIT | REIT |
Price Performance
Cumulative Growth
Trailing Returns
Calendar-Year Returns
Performance Metrics
| Metric | EGP | KIM |
|---|---|---|
| Total Return (1Y) | 15.75% | 31.58% |
| Total Return (3Y, Annualized) | 9.55% | 18.90% |
| Total Return (5Y, Annualized) | 3.20% | 6.77% |
Risk Profile
Drawdown History
Return Distribution
Risk Metrics
| Metric | EGP | KIM |
|---|---|---|
| Volatility (1Y, Annualized) | 17.70% | 18.46% |
| Beta (5Y) | 0.94 | 0.89 |
| Max Drawdown (5Y) | -38.08% | -33.61% |
| Avg. Volume (3M) | 506.74K | 5.37M |
Risk-Adjusted Performance
Risk-Return Positioning
Risk-Adjusted Metrics
| Metric | EGP | KIM |
|---|---|---|
| Sharpe Ratio (1Y) | 0.65 | 1.48 |
| Sortino Ratio (1Y) | 0.98 | 2.48 |
Profitability
ROE (TTM)
Both EastGroup Properties (EGP) at 8.93% and Kimco Realty (KIM) at 7.20% land near their industries’ usual ROE ranges, so capital efficiency looks broadly in line with peers on both sides.
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%
KIM
Equity Real Estate Investment Trusts (REITs) industry group
7.20%
- Max
- 22.74%
- Q3
- 10.54%
- KIM
- 7.20%
- Median
- 6.38%
- Q1
- 1.69%
- Min
- -10.86%
Net Margin (TTM)
Neither EastGroup Properties (EGP) in Equity Real Estate Investment Trusts (REITs) nor Kimco Realty (KIM) 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 Kimco Realty (KIM) 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 | KIM |
|---|---|---|
| ROE (TTM) | 8.93% | 7.20% |
| ROA (TTM) | 3.51% | 2.43% |
| 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 Kimco Realty (KIM) at 5.06% 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 Kimco Realty (KIM) in Equity Real Estate Investment Trusts (REITs) under our convention.
Growth Metrics
| Metric | EGP | KIM |
|---|---|---|
| Revenue Growth (YoY) | 12.67% | 5.06% |
| Revenue Growth (3Y CAGR) | 13.99% | 7.40% |
| EPS Growth (YoY) | -- | -- |
| EPS Growth (3Y CAGR) | -- | -- |
Financial Strength
Current Ratio (MRQ)
Both EastGroup Properties (EGP) at 0.62 and Kimco Realty (KIM) at 1.05 carry current ratio within their industries’ typical mid-ranges, suggesting balanced short-term liquidity relative to peers.
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
KIM
Equity Real Estate Investment Trusts (REITs) industry group
1.05
- Max
- 4.19
- Q3
- 2.11
- Median
- 1.31
- KIM
- 1.05
- Q1
- 0.62
- Min
- 0.06
Debt / Equity (MRQ)
EastGroup Properties (EGP) at 0.52 keeps leverage in the lower industry quartile, while Kimco Realty (KIM) at 0.83 runs a more typical debt-to-equity mix.
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
KIM
Equity Real Estate Investment Trusts (REITs) industry group
0.83
- Max
- 2.72
- Q3
- 1.59
- Median
- 0.99
- KIM
- 0.83
- Q1
- 0.72
- Min
- 0.20
Financial Strength Metrics
| Metric | EGP | KIM |
|---|---|---|
| Current Ratio (MRQ) | 0.62 | 1.05 |
| Debt / Equity (MRQ) | 0.52 | 0.83 |
| Net Debt / EBITDA | 3.63 | 5.95 |
Dividends
Dividend Yield (TTM)
Both EastGroup Properties (EGP) at 3.30% and Kimco Realty (KIM) at 4.14% 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%
KIM
Equity Real Estate Investment Trusts (REITs) industry group
4.14%
- Max
- 8.62%
- Q3
- 5.95%
- Median
- 4.34%
- KIM
- 4.14%
- 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 Kimco Realty (KIM) 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 | KIM |
|---|---|---|
| Dividend Yield (TTM) | 3.30% | 4.14% |
| 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 Kimco Realty (KIM) 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)
Kimco Realty (KIM) at 7.72 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
KIM
Equity Real Estate Investment Trusts (REITs) industry group
7.72
- Max
- 14.47
- Q3
- 8.02
- KIM
- 7.72
- Median
- 5.98
- Q1
- 3.27
- Min
- 0.43
P/B Ratio (MRQ)
Kimco Realty (KIM) at 1.67 is valued about in line with its industry on P/B ratio, while EastGroup Properties (EGP) at 2.91 carries an above-peer premium to book — EGP is pricier on assets.
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
KIM
Equity Real Estate Investment Trusts (REITs) industry group
1.67
- Max
- 4.06
- Q3
- 2.53
- KIM
- 1.67
- Median
- 1.64
- Q1
- 1.06
- Min
- 0.21
Valuation Metrics
| Metric | EGP | KIM |
|---|---|---|
| P/E Ratio (TTM) | -- | -- |
| P/S Ratio (TTM) | 13.56 | 7.72 |
| P/B Ratio (MRQ) | 2.91 | 1.67 |
| Free Cash Flow Yield (TTM) | -- | -- |