Core Insights - The article discusses the author's journey from a political career to value investing, emphasizing the importance of risk management and long-term wealth growth [1] Group 1: Career Transition - The author initially pursued a career in politics but shifted to finance after facing challenges in 2019, recognizing the need for financial stability [1] - The transition to value investing was motivated by a desire to make money work effectively and to protect against future setbacks [1] Group 2: Professional Experience - From 2020 to 2022, the author worked in a sales role at a law firm, where they became the top-grossing salesman and managed a team, contributing to sales strategy [1] - The experience gained during this period was instrumental in assessing company prospects based on sales strategies [1] Group 3: Investment Advisory Role - Between 2022 and 2023, the author served as an investment advisory representative with Fidelity, focusing on 401K planning [1] - The author excelled in this role, passing Series exams ahead of schedule, but felt constrained by Fidelity's reliance on modern portfolio theory, leading to a decision to leave after one year [1] Group 4: Current Endeavors - In November 2023, the author began writing for Seeking Alpha, sharing investment opportunities and insights with readers [1] - The articles reflect the author's personal investment journey and the opportunities they seek, inviting readers to join in this process [1]

Leadership Changes - EastGroup Properties, Inc. announced a series of leadership promotions effective January 1, 2026, to support long-term growth [1] - The promotions reflect the company's confidence in the leadership team's ability to drive shareholder value and enhance operational alignment [1][7] - Reid Dunbar will become President, Staci Tyler will become Chief Financial Officer, Brent Wood will assume the role of Chief Operating Officer, and Michelle Rayner will become Chief Accounting Officer [7] Executive Profiles - Reid Dunbar has been with EastGroup since 2017, leading the Central Region and driving portfolio growth [1] - Staci Tyler, an 18-year veteran, will lead all aspects of the financial strategy, including capital markets and investor relations [2] - Brent Wood, with nearly 30 years at EastGroup, will oversee leasing and asset management for approximately 65 million square feet [3] - Michelle Rayner joined in 2011 and has extensive experience in accounting and financial reporting [4] Succession Planning - John Coleman, Executive Vice President of the Eastern Region, will retire on June 30, 2026, after a 25-year tenure [5] - Todd Johnson will succeed Coleman as Executive Vice President of the Eastern Region, having delivered strong results in Florida markets [5][6] Company Overview - EastGroup is a self-administered equity real estate investment trust focused on industrial properties in high-growth markets across the U.S. [8] - The company aims to maximize shareholder value by providing quality business distribution space, primarily in the 20,000 to 100,000 square foot range [8] - The current portfolio includes approximately 65 million square feet, with a strategy centered on premier distribution facilities near major transportation features [8]

Core Points - EastGroup Properties, Inc. declared a quarterly cash dividend of $1.55 per share, payable on January 15, 2026, to shareholders of record on December 31, 2025, marking the 184th consecutive quarterly distribution [1] - The annualized dividend rate is $6.20 per share, and the company has maintained or increased its dividend for 33 consecutive years, with increases in 30 of those years, including each of the last 14 years [1] 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 [2] - 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 [2] - EastGroup's portfolio, including development projects and value-add acquisitions, currently encompasses approximately 64.5 million square feet [2]

Core Viewpoint - EastGroup Properties (EGP) is a real estate investment trust (REIT) focusing on industrial properties in major Sunbelt markets, known for strategic investments in high-demand areas contributing to growth and stability [1] Group 1: Company Overview - EGP specializes in the development, acquisition, and operation of industrial properties [1] - The company operates in a competitive landscape with Cousins Properties (CUZ) as a notable competitor, focusing on office properties [1] Group 2: Stock Performance and Ratings - Barclays upgraded EGP to an "Overweight" rating on December 4, 2025, indicating a positive outlook despite a current Zacks Rank of 4 (Sell) [2] - EGP's stock price at the time of the upgrade was $179.24, suggesting potential for outperformance in the market [2] - EGP's current stock price reflects a slight decrease of 0.12% or $0.21, with a trading range today between $177.35 and $179.715 [4] Group 3: Market Comparison - Investors should consider the Zacks Rank when comparing EGP with Cousins Properties, as CUZ holds a Zacks Rank of 2 (Buy), indicating a more favorable earnings outlook [3] - EGP has a market capitalization of approximately $9.56 billion and a trading volume of 365,686 shares on the NYSE [4]

Core Insights - Investors in the REIT and Equity Trust - Other sector should consider Cousins Properties (CUZ) and EastGroup Properties (EGP) for potential undervalued stock opportunities [1] Valuation Metrics - Cousins Properties has a Zacks Rank of 2 (Buy), indicating a positive earnings outlook, while EastGroup Properties has a Zacks Rank of 4 (Sell) [3] - CUZ has a forward P/E ratio of 9.08, significantly lower than EGP's forward P/E of 20.23, suggesting CUZ may be undervalued [5] - The PEG ratio for CUZ is 2.04, compared to EGP's PEG ratio of 2.73, indicating CUZ has a more favorable earnings growth outlook relative to its valuation [5] - CUZ's P/B ratio is 0.91, while EGP's P/B ratio is 2.75, further supporting the argument that CUZ is undervalued [6] - Overall, CUZ has a Value grade of B, while EGP has a Value grade of D, highlighting CUZ's stronger valuation metrics [6] Conclusion - Given the stronger estimate revision activity and more attractive valuation metrics, CUZ is positioned as the superior option for value investors compared to EGP [7]

Core Viewpoint - The current environment is favorable for investing in REITs, with 66% of investors anticipating a decrease in the Fed Funds rate to between 2.75% and 3.50% over the next 12 months [1]. Group 1: Investment Environment - A significant majority of investors (66%) expect a reduction in the Fed Funds rate, which could enhance the attractiveness of REITs as an investment option [1].

Core Viewpoint - EastGroup Properties, Inc. (EGP) is showing potential for a bullish breakout as it has reached a key support level and experienced a "golden cross" in its moving averages [1][2]. Technical Analysis - A "golden cross" occurs when a stock's short-term moving average (50-day) crosses above its long-term moving average (200-day), indicating a potential bullish trend [2]. - The formation of a golden cross involves three stages: a downtrend that bottoms out, the crossover of moving averages, and subsequent upward momentum in stock prices [3]. Recent Performance - EGP shares have increased by 5.6% over the past four weeks, indicating positive momentum [4]. - The company holds a 2 (Buy) rating on the Zacks Rank, suggesting it may be positioned for further gains [4]. Earnings Outlook - There have been no cuts to earnings estimates for the current quarter, with one revision higher in the past 60 days, and the Zacks Consensus Estimate has also increased [4]. - The positive movement in earnings estimates, combined with the technical indicators, suggests that EGP may continue to attract investor interest for potential gains [5].

Core Viewpoint - The article compares Cousins Properties (CUZ) and EastGroup Properties (EGP) to determine which stock is more attractive to value investors [1] Group 1: Investment Strategies - Value investors often utilize a combination of a strong Zacks Rank and high grades in the Value category to identify potential stocks [2] - The Zacks Rank focuses on companies with positive earnings estimate revisions, while Style Scores assess companies based on specific characteristics [2][3] Group 2: Valuation Metrics - Both CUZ and EGP currently hold a Zacks Rank of 2 (Buy), indicating positive earnings outlooks for both companies [3] - CUZ has a forward P/E ratio of 9.40, significantly lower than EGP's forward P/E of 19.78 [5] - CUZ's PEG ratio is 2.40, while EGP's PEG ratio stands at 3.61, suggesting CUZ may be more attractive based on growth expectations [5] - CUZ's P/B ratio is 0.93, compared to EGP's P/B ratio of 2.69, further indicating CUZ's relative undervaluation [6] - Based on these valuation metrics, CUZ is rated with a Value grade of B, while EGP has a Value grade of D, suggesting CUZ is the superior value option [6]

Group 1 - The article does not provide any specific content or key points related to a company or industry [1]

Financial Data and Key Metrics Changes - Funds from operations (FFO) per share for Q3 2025 was $2.27, representing a 6.6% increase compared to the same quarter last year [6][10] - Quarter-end leasing was at 96.7%, with occupancy at 95.9%, and average quarterly occupancy was 95.7%, down 100 basis points from Q3 2023 [6][10] - Cash same-store NOI rose 6.9% for the quarter and 6.2% year-to-date [7] Business Line Data and Key Metrics Changes - Quarterly releasing spreads were 36% GAAP and 22% cash for leases signed during the quarter, with year-to-date results at 42% and 27% GAAP and cash, respectively [6][10] - The company reported a quarterly retention rate of almost 80%, indicating a cautious nature among tenants [8] Market Data and Key Metrics Changes - The market remains somewhat bifurcated, with improved activity in smaller spaces (50,000 square feet and below) but larger spaces experiencing delays in decision-making [7][8] - The company is reforecasting 2025 starts to $200 million based on current demand levels, with a noted decline in the supply pipeline [9] Company Strategy and Development Direction - The company aims to capitalize on development opportunities earlier than private peers, leveraging its balance sheet strength and existing tenant expansion needs [9] - The focus is on geographic and tenant diversity to stabilize earnings regardless of economic conditions [7] Management's Comments on Operating Environment and Future Outlook - Management expressed cautious optimism about improved market activity and the potential for a stronger leasing environment in the future [15] - The company is seeing signs of macro uncertainty subsiding, which could strengthen consumer and corporate confidence [13] Other Important Information - The company has a flexible balance sheet with a debt-to-total market capitalization of 14.1% and an unadjusted debt-to-EBITDA ratio of 2.9 times [11] - Tenant collections remain healthy, with uncollectible rents estimated to be in the 35 to 40 basis point range as a percentage of revenues [13] Q&A Session Summary Question: Expansion on leasing and development pipeline - Management noted that conversations regarding leasing have improved since May, with a high retention rate indicating tenant stability [18][19] Question: Construction costs and market rents - Construction pricing has decreased by 10% to 12%, and current construction pricing is still yielding acceptable returns [25][26] Question: Development pipeline availability and leasing activity - Management indicated that while there is activity in the development pipeline, the pace of leasing has been slower than desired [31][32] Question: Average rent per square foot and GAAP same-store NOI - Average rent per square foot can vary significantly by market, but management remains optimistic about strong rental rate growth [76][79] Question: Bad debt levels and tenant watchlist - Bad debt remains a non-factor, with consistent levels around 30 to 35 basis points relative to total revenue [68] Question: Interest rates and leverage levels - Management is monitoring interest rates and plans to utilize debt as opportunities arise, maintaining a strong capital position [70] Question: Regional market strengths and weaknesses - The eastern region, particularly Florida and Raleigh, has shown strength, while California markets, especially LA, have been slower [48][50]