EGP vs. REG: EastGroup Properties vs. Regency Centers Stock Comparison

Company Profile

EastGroup Properties (EGP) and Regency Centers (REG) both fall under the Equity Real Estate Investment Trusts (REITs) industry group, but EGP is classified in Industrial REITs while REG is classified in Retail REITs.

Both EastGroup Properties (EGP) and Regency Centers (REG) are REITs — read their payout ratios and P/E alongside FFO (funds from operations) rather than at face value.

Price Performance

Cumulative Growth

Trailing Returns

Calendar-Year Returns

Performance Metrics

Risk Profile

Drawdown History

Return Distribution

Risk Metrics

Risk-Adjusted Performance

Risk-Return Positioning

Risk-Adjusted Metrics

Profitability

Both EastGroup Properties (EGP) at 8.93% and Regency Centers (REG) at 7.67% land near their industries’ usual ROE ranges, so capital efficiency looks broadly in line with peers on both sides.

Neither EastGroup Properties (EGP) in Equity Real Estate Investment Trusts (REITs) nor Regency Centers (REG) 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.

Neither side reports a meaningful operating margin: for EastGroup Properties (EGP) in Equity Real Estate Investment Trusts (REITs) and Regency Centers (REG) 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

Growth

EastGroup Properties (EGP) at 12.67% sits in the top revenue growth quartile, while Regency Centers (REG) at 6.85% is closer to the peer norm — faster top-line expansion for EGP.

EPS growth isn't a meaningful figure for either EastGroup Properties (EGP) in Equity Real Estate Investment Trusts (REITs) or Regency Centers (REG) in Equity Real Estate Investment Trusts (REITs) under our convention.

Growth Metrics

Financial Strength

Both EastGroup Properties (EGP) at 0.62 and Regency Centers (REG) at 1.03 carry current ratio within their industries’ typical mid-ranges, suggesting balanced short-term liquidity relative to peers.

EastGroup Properties (EGP) at 0.52 keeps leverage in the lower industry quartile, while Regency Centers (REG) at 0.72 runs a more typical debt-to-equity mix.

Financial Strength Metrics

Dividends

Both EastGroup Properties (EGP) at 3.30% and Regency Centers (REG) at 3.96% pay solid, industry-typical yields, sitting squarely within their peers’ usual range.

An earnings-based payout ratio fits neither EastGroup Properties (EGP) in Equity Real Estate Investment Trusts (REITs) nor Regency Centers (REG) 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

Valuation

P/E ratio is not a meaningful valuation yardstick for either EastGroup Properties (EGP) in Equity Real Estate Investment Trusts (REITs) or Regency Centers (REG) in Equity Real Estate Investment Trusts (REITs): depreciation suppresses reported earnings in their businesses, and price-to-FFO is the conventional yardstick instead.

Both EastGroup Properties (EGP) at 13.56 and Regency Centers (REG) at 8.15 command a richer price per dollar of sales than most peers, sitting in the upper P/S ratio quartile of their industries.

Regency Centers (REG) at 2.08 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.

Valuation Metrics