The company owns more than 15,500 freestanding properties across all 50 states and Europe, and it collects rent from roughly 1,600 customers across 92 industries. Tenants include familiar brands like 7-Eleven, Dollar General (NYSE: DG), Walgreens and FedEx (NYSE: FDX), which helps reinforce the stability investors look for in a core REIT position.Realty Income (NYSE: O) is one of the most recognizable names in REIT land—and for Thomas, it’s a foundational holding in net lease.Thomas shared seven REITs he li ...

OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 __________________________ FORM 10-K ☒ ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 FOR THE FISCAL YEAR ENDED December 31, 2025 For the transition period from ___ to ___ COMMISSION FILE NUMBER 1-07094 EASTGROUP PROPERTIES, INC. (Exact Name of Registrant as Specified in its Charter) Maryland 13-2711135 (St ...

Financial Data and Key Metrics Changes - Funds from operations (FFO) per share for Q4 2025 was $2.34, an increase of 8.8% quarter-over-quarter, and for the year, FFO per share growth was 7.7% [7][13] - Quarter-end leasing was at 97%, with occupancy at 96.5%, and average quarterly occupancy increased by 40 basis points from Q4 2024 [7][8] - Same-store occupancy reached 97.4%, with cash same-store rental line rising 8.4% for the quarter and 6.7% for the year [8][14] Business Line Data and Key Metrics Changes - Development leasing accounted for 52% of the annual total square footage in Q4, marking the best quarter of overall leasing in over three years [10] - Quarterly re-leasing spreads were 35% GAAP and 19% cash for leases signed during the quarter, with annual results at 40% and 25% respectively [8] Market Data and Key Metrics Changes - The company noted a flight to quality in the market, with its portfolio occupancy outperforming broader markets [10] - The construction pipeline is at a historical low, which is expected to place upward pressure on rents as demand stabilizes [11] Company Strategy and Development Direction - The company aims to capitalize on development opportunities based on its experience, balance sheet strength, and existing tenant expansion needs [11] - The company is expanding its footprint in Las Vegas and has added new land development sites in San Antonio and Northeast Dallas [12] Management's Comments on Operating Environment and Future Outlook - Management expressed optimism about market demand picking up momentum and the sustainability of this trend [19] - The company anticipates FFO for 2026 to be in the range of $2.25-$2.33 per share for Q1 and $9.40-$9.60 per share for the year, representing increases of 8% and 6.1% compared to the prior year [16] Other Important Information - The company has a strong balance sheet with a debt to total market capitalization of 14.7% and a debt to EBITDA ratio of 3 times [15] - Projected G&A expenses for 2026 are $27 million, including costs related to executive team transitions [17] Q&A Session Summary Question: Development leasing trends and prospect activity - Management noted that the uptick in development leasing was primarily due to decisions made after a period of uncertainty, with a mix of expansions and new tenants [25][26] Question: Market rent growth expectations - Management indicated that while demand has increased, it has not yet translated into significant rent growth, but they are optimistic about future increases due to low construction pipeline levels [36][37] Question: Competitive supply and lender appetite - Management expressed confidence in their competitive position, noting that while supply may eventually increase, current zoning and permitting challenges will delay new developments [46][90] Question: Capital allocation and debt versus equity issuance - Management stated they are monitoring both debt and equity markets and will remain flexible in their capital allocation strategy [60][62] Question: Guidance setting and expectations for 2026 - Management emphasized a cautious approach to guidance, aiming for a conservative estimate while remaining optimistic about potential outperformance [75][78]

Financial Data and Key Metrics Changes - Funds from operations (FFO) were $2.34 per share, up 8.8% quarter-over-quarter, and for the year, FFO per share growth was 7.7% [7] - Quarterly occupancy was 96.5%, with average quarterly occupancy at 96.2%, an increase of 40 basis points from Q4 2024 [7] - Same-store occupancy reached 97.4%, with cash same-store rental line rising 8.4% for the quarter and 6.7% for the year [8][14] Business Line Data and Key Metrics Changes - Development leasing accounted for 52% of the annual total square footage in Q4, marking the best quarter of overall leasing in over three years [10] - Quarterly re-leasing spreads were 35% GAAP and 19% cash for leases signed during the quarter, with annual results at 40% and 25% respectively [8] - Average lease size in Q4 increased to over 60,000 sq ft, indicating a positive trend in leasing activity [29] Market Data and Key Metrics Changes - The company noted a flight to quality in the market, with its portfolio occupancy outperforming broader markets [10] - The construction pipeline is at a 7-8 year low, which is expected to lead to upward pressure on rents as demand stabilizes [11][36] - The company is focusing on geographic and tenant diversity to stabilize earnings regardless of economic conditions [8] Company Strategy and Development Direction - The company plans to capitalize on development opportunities based on its experience, balance sheet strength, and existing tenant expansion needs [11] - A forecast of $250 million in new development starts for 2026 was provided, with an emphasis on maintaining projected yields [11] - The company is modernizing its portfolio and expanding its footprint in key markets like Las Vegas and San Antonio [12] Management's Comments on Operating Environment and Future Outlook - Management expressed optimism about market demand picking up momentum, with expectations for sustainable growth [19] - The company is confident in its high-quality portfolio and the ability to execute in a steadily improving environment [18] - Management acknowledged potential challenges in the operating environment but remains focused on driving FFO per share growth and enhancing portfolio quality [19] Other Important Information - The company ended the year with $19 million drawn on its unsecured bank credit facility, leaving over $650 million in available capacity [15] - Projected G&A expenses for 2026 are $27 million, including costs related to executive team transitions [17] - The company has $140 million in unsecured debt maturing during Q4 2026, with plans to fund repayments and new investments through bank credit facilities and new debt issuance [18] Q&A Session Summary Question: Development leasing trends and prospect activity - Management noted that the uptick in development leasing was primarily due to long-term decision-making resuming after a volatile year, with a mix of expansions and new tenants [25][26] Question: Market rent growth expectations - Management indicated that while demand has picked up, it has not yet translated into significant rent growth, but optimism remains due to low construction pipeline levels [36][37] Question: Competitive supply and lender appetite - Management expressed confidence in the current competitive supply situation, noting that obtaining permits and land remains challenging for private developers [47][48] Question: Guidance and capital allocation - Management discussed the flexibility in capital allocation between debt and equity, emphasizing a balanced approach based on market conditions [60][62] Question: Development lease-up assumptions - Management indicated that development lease-up is expected to be back-end weighted, with significant activity anticipated in the latter half of the year [68][69]

Financial Data and Key Metrics Changes - Funds from operations (FFO) were $2.34 per share, up 8.8% quarter-over-quarter, and for the year, FFO per share growth was 7.7% [5][11] - Quarter-end leasing was at 97%, with occupancy at 96.5%, and average quarterly occupancy increased by 40 basis points from Q4 2024 to 96.2% [5][6] - Same-store occupancy reached 97.4%, with cash same-store rental line rising 8.4% for the quarter and 6.7% for the year [6][11] Business Line Data and Key Metrics Changes - Development leasing accounted for 52% of the annual total square footage in Q4, marking the best quarter of overall leasing in over three years [8] - Quarterly re-leasing spreads were 35% GAAP and 19% cash for leases signed during the quarter, with annual results at 40% and 25% respectively [6][11] Market Data and Key Metrics Changes - The company noted a flight to quality in the market, with its portfolio occupancy outperforming broader markets [8] - The construction pipeline is at a 7-8 year low, which is expected to lead to upward pressure on rents as demand stabilizes [9][33] Company Strategy and Development Direction - The company aims to capitalize on development opportunities based on its experience, balance sheet strength, and existing tenant expansion needs [9][10] - The company is expanding its footprint in Las Vegas and has added new land development sites in San Antonio and Northeast Dallas [10] - The company is modernizing its portfolio and exiting less strategic markets like Fresno [10] Management's Comments on Operating Environment and Future Outlook - Management expressed optimism about market demand picking up momentum and the sustainability of this trend [17] - The company anticipates FFO for 2026 to be in the range of $2.25-$2.33 per share for Q1 and $9.40-$9.60 per share for the year, representing increases of 8% and 6.1% compared to the prior year [13] - Management highlighted the challenges in obtaining zoning and permitting, which may limit supply and create upward pressure on rents [9][88] Other Important Information - The company ended the year with $19 million drawn on its unsecured bank credit facility, leaving over $650 million in available capacity [12] - Projected G&A expenses for 2026 are $27 million, including costs related to executive team transitions [14] Q&A Session Summary Question: Can you walk through the development leasing trends and prospect activity? - Management noted that the uptick in development leasing was primarily due to long-awaited decisions being made, with a mix of expansions and new tenants [22][24] Question: How is the development leasing translating into pricing or market rent growth? - Management indicated that while demand has picked up, it has not yet translated into significant rent growth, but they are optimistic due to low construction pipeline levels [32][33] Question: What are the expectations for competitive supply and lender appetite for development? - Management expressed confidence in the tight competitive supply and noted that while there is institutional demand, the process of securing land and permits remains challenging [44][88] Question: What yields are anticipated on new starts? - Management expects yields on new starts to be similar to those achieved in 2025, with a strong land bank and permits in hand [52][53] Question: How will the expanded management structure improve operations? - Management highlighted that the restructuring aims to enhance operational efficiencies and better support field teams, allowing for quicker decision-making [95][100]

Table of Contents Conference Call 1-800-836-8184 | ID – EastGroup February 5, 2026 10:00 a.m. Eastern Time webcast available at EastGroup.net Q4 2025 Supplemental | Page 1 SUPPLEMENTAL INFORMATION December 31, 2025 Skyway Logistics Park, Charlotte, NC Table of Contents | Financial Information: | | | | --- | --- | --- | | Consolidated Balance Sheets | | 3 | | Consolidated Statements of Income and Comprehensive Income | | 4 | | Reconciliations of GAAP to Non-GAAP Measures | | 5 | | Consolidated Statements of ...

EastGroup Properties (EGP) reported $187.47 million in revenue for the quarter ended December 2025, representing a year-over-year increase of 14.3%. EPS of $2.34 for the same period compares to $1.16 a year ago.The reported revenue compares to the Zacks Consensus Estimate of $186.01 million, representing a surprise of +0.79%. The company delivered an EPS surprise of +0.3%, with the consensus EPS estimate being $2.33.While investors closely watch year-over-year changes in headline numbers -- revenue and earn ...

分组1 - EastGroup Properties (EGP) reported quarterly funds from operations (FFO) of $2.34 per share, exceeding the Zacks Consensus Estimate of $2.33 per share, and up from $2.15 per share a year ago, representing an FFO surprise of +0.30% [1] - The company achieved revenues of $187.47 million for the quarter ended December 2025, surpassing the Zacks Consensus Estimate by 0.79%, compared to year-ago revenues of $164.04 million [2] - Over the last four quarters, EastGroup Properties has surpassed consensus FFO estimates three times and topped consensus revenue estimates three times [2] 分组2 - The stock's immediate price movement will depend on management's commentary during the earnings call and future FFO expectations [3] - The current consensus FFO estimate for the coming quarter is $2.26 on revenues of $188.44 million, and for the current fiscal year, it is $9.51 on revenues of $773.96 million [7] - The Zacks Industry Rank indicates that the REIT and Equity Trust - Other sector is currently in the bottom 28% of over 250 Zacks industries, suggesting potential challenges for stock performance [8]

Exhibit 99.1 Quarter Highlights Year Highlights EastGroup Properties Announces Fourth Quarter and Full Year 2025 Results 400 W. Parkway Place, Suite 100, Ridgeland, MS 39157 | TEL: 601-354-3555 | www.EastGroup.net Page 1 • Net Income Attributable to Common Stockholders of $1.27 Per Diluted Share for Fourth Quarter 2025 Compared to $1.16 Per Diluted Share for Fourth Quarter 2024 • Funds from Operations ("FFO"), Excluding Gain on Involuntary Conversion and Business Interruption Claims, of $2.34 Per Diluted Sh ...

Core Viewpoint - EastGroup Properties, Inc. announced the income tax treatment of its 2025 distributions, encouraging shareholders to consult personal tax advisors for specific tax implications [1]. Distribution Summary - Total distributions for 2025 amount to $5.91119 per share, with specific payments detailed as follows: - $0.40314 on January 15, 2025, for the record date of December 31, 2024 - $1.40000 on April 15, 2025, for the record date of March 31, 2025 - $1.40000 on July 15, 2025, for the record date of June 30, 2025 - $1.55000 on October 15, 2025, for the record date of September 30, 2025 - $1.15805 on January 15, 2026, for the record date of December 31, 2025 [2]. Tax Treatment - Cash distributions made on January 15, 2026, are treated as received by shareholders on December 31, 2025, to the extent of 2025 undistributed earnings and profits [2]. - The company did not incur any foreign taxes in 2025, and none of the total distributions are considered qualified dividends eligible for reduced capital gains rates [3]. Company Overview - EastGroup Properties, Inc. is a self-administered equity real estate investment trust focused on the development, acquisition, and operation of industrial properties in high-growth markets across the United States, particularly in Texas, Florida, California, Arizona, and North Carolina [4]. - The company's strategy aims to maximize shareholder value by providing functional, flexible, and quality business distribution space for location-sensitive customers, primarily in the 20,000 to 100,000 square foot range [4]. - EastGroup's portfolio includes approximately 65 million square feet, encompassing development projects and value-add acquisitions currently in lease-up and under construction [4].