EGP vs. SPG: EastGroup Properties vs. Simon Property Stock Comparison

Company Profile

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

Both EastGroup Properties (EGP) and Simon Property (SPG) 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

Simon Property (SPG) at 129.35% clears its industry range for ROE, a sharper capital-efficiency signal than EastGroup Properties (EGP) at 8.93%, which is closer to a typical peer reading.

Neither EastGroup Properties (EGP) in Equity Real Estate Investment Trusts (REITs) nor Simon Property (SPG) 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 Simon Property (SPG) 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 Simon Property (SPG) at 6.72% 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 Simon Property (SPG) in Equity Real Estate Investment Trusts (REITs) under our convention.

Growth Metrics

Financial Strength

EastGroup Properties (EGP) at 0.62 keeps current ratio within its industry’s typical mid-range, while Simon Property (SPG) at 0.39 runs in the tighter-liquidity quartile — a thinner cushion against current liabilities for SPG.

EastGroup Properties (EGP) at 0.52 keeps leverage in the lower quartile, while Simon Property (SPG) at 5.67 is above its industry debt-to-equity ratio range.

Financial Strength Metrics

Dividends

EastGroup Properties (EGP) at 3.30% pays a yield in its industry’s typical range, while Simon Property (SPG) at 0.97% falls in the bottom quartile of its peers.

An earnings-based payout ratio fits neither EastGroup Properties (EGP) in Equity Real Estate Investment Trusts (REITs) nor Simon Property (SPG) 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 Simon Property (SPG) 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 Simon Property (SPG) at 12.09 command a richer price per dollar of sales than most peers, sitting in the upper P/S ratio quartile of their industries.

Both look rich against book: EastGroup Properties (EGP) at 2.91 sits in the upper P/B ratio quartile, and Simon Property (SPG) at 19.38 prices even higher, above its industry range.

Valuation Metrics