Group 1 - The article discusses the investment opportunities provided by the "Value in Corporate Events" service, which covers major corporate events such as earnings reports, M&A, and IPOs [1][2] - EastGroup Properties (NYSE: EGP) was previously identified as a fully valued industrial play in the Sunbelt region, benefiting from low leverage and positive business performance remarks [1] Group 2 - The investing group aims to provide members with actionable ideas and opportunities to capitalize on significant corporate events, covering around 10 major events each month [2] - The article emphasizes that past performance does not guarantee future results and that no specific investment recommendations are made [3]

Core Viewpoint - EastGroup Properties, Inc. has declared a quarterly cash dividend of $1.40 per share, marking its 182nd consecutive quarterly distribution and reflecting a strong commitment to returning value to shareholders [1] Group 1: Dividend Information - The quarterly cash dividend of $1.40 per share is payable on July 15, 2025, to shareholders of record on June 30, 2025 [1] - This dividend represents an annualized rate of $5.60 per share [1] - EastGroup has maintained or increased its dividend for 32 consecutive years, with increases in 29 of those years, including each of the last 13 years [1] Group 2: Company Overview - EastGroup Properties, Inc. is a self-administered equity real estate investment trust focused on 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 currently includes approximately 63.1 million square feet, encompassing development projects and value-add acquisitions in lease-up and under construction [2]

Financial Data and Key Metrics Changes - The meeting confirmed that a quorum was present, allowing for the transaction of business, but specific financial data and key metrics were not disclosed during the meeting [5][6]. Business Line Data and Key Metrics Changes - No specific data or key metrics related to individual business lines were provided during the meeting [5][6]. Market Data and Key Metrics Changes - There was no discussion regarding market data or key metrics changes during the meeting [5][6]. Company Strategy and Development Direction and Industry Competition - The meeting included proposals for the election of directors and the ratification of the independent accounting firm, indicating a focus on governance and oversight, but did not elaborate on specific strategic initiatives or competitive positioning [5][6]. Management's Comments on Operating Environment and Future Outlook - Management did not provide comments on the operating environment or future outlook during the meeting [5][6]. Other Important Information - The results of the meeting will be filed with the SEC within four business days, ensuring transparency and compliance with regulatory requirements [8]. Q&A Session All Questions and Answers Question: Were there any questions regarding the proposals? - No questions were submitted by shareholders regarding the proposals during the meeting [6][7].

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Financial Data and Key Metrics Changes - Funds from operations (FFO) per share for Q1 2025 were $2.12, up 7.1% from the same quarter last year, marking over a decade of quarterly FFO per share exceeding the prior year's results [9][17] - Quarter-end leasing was at 97.3% with occupancy at 96.5%, while average quarterly occupancy was 95.8%, down 170 basis points from Q1 2024 [9][10] - Cash same-store net operating income (NOI) rose 5.2% for the quarter despite lower occupancy [10] - The company’s debt to total market capitalization was 13.7%, with an unadjusted debt to EBITDA ratio of 3 times and interest coverage of 15 times [20] Business Line Data and Key Metrics Changes - Quarterly releasing spreads were 47% on a GAAP basis and 31% on a cash basis [10] - The top ten tenants accounted for 7.1% of rents, down 70 basis points from a year ago, indicating a more diversified rent roll [10] Market Data and Key Metrics Changes - The leasing market showed improvement, but trade talks created uncertainty, particularly affecting the Los Angeles and Orange County markets [11][36] - Other markets, such as the Carolinas, Atlanta, and Florida, experienced better leasing volumes compared to the western regions [36] Company Strategy and Development Direction - The company is focusing on leasing to maintain occupancy and has raised its threshold for new investments and development starts until there is better economic visibility [12][14] - The company is reforecasting 2025 development starts to $250 million, with expectations for the majority in the second half of the year [14] - The strategy includes capitalizing on limited availability and modern facilities to put upward pressure on rents as demand strengthens [16] Management's Comments on Operating Environment and Future Outlook - Management expressed confidence in navigating through periods of uncertainty, emphasizing the importance of financial strength and portfolio quality [23][25] - The company is optimistic about long-term trends such as population migration and evolving logistics chains, which are expected to benefit its portfolio [26] - Management acknowledged the uncertainty in the market due to tariffs and interest rates but remains focused on executing their strategy [23][25] Other Important Information - The company has maintained a healthy tenant collection rate, with bad debt as a percentage of revenue lower than in the previous year [22] - G&A expenses increased due to less overhead capitalization and an increase in equity-based compensation accounting [21] Q&A Session Summary Question: Leasing pace in the second quarter and market pullback - Management noted strong leasing volume in Q1, with some markets showing resilience despite uncertainty, particularly in the eastern regions [30][36] Question: Urgency in leasing and flexibility with tenants - Management emphasized the importance of quick leasing decisions but maintained standards without significantly lowering rents [42][46] Question: Dominguez building redevelopment plans - The building was scheduled for redevelopment due to its aging condition, with expectations for leasing activity to pick up post-improvements [54][62] Question: Development starts and market conditions - Management indicated that uncertainty around tariffs and potential recession led to a cautious approach in development starts, with a focus on market demand [69][75] Question: Leasing spreads in Los Angeles - Management acknowledged that the low leasing spreads in LA were not representative of the overall portfolio, attributing it to negative absorption in that specific market [80][82] Question: Construction costs and tenant space utilization - Construction costs have decreased, but demand remains a concern; tenants are looking to utilize their spaces more efficiently amid economic uncertainty [97][100] Question: Acquisition strategy and market changes - The company has adjusted its acquisition strategy due to changes in capital markets, focusing on higher return thresholds and being cautious with new investments [106][110] Question: Onshoring and manufacturing trends - Management expressed optimism about potential onshoring trends benefiting the company, particularly in Sunbelt markets [117][121]

Financial Data and Key Metrics Changes - Funds from operations (FFO) per share for Q1 2025 were $2.12, up 7.1% from the same quarter last year, marking over a decade of quarterly FFO per share exceeding the prior year's same quarter [9][17] - Quarter-end leasing was at 97.3% with occupancy at 96.5%, while average quarterly occupancy was 95.8%, down 170 basis points from Q1 2024 [9][10] - Cash same-store net operating income (NOI) rose 5.2% for the quarter despite lower occupancy [10][22] - The company’s debt to total market capitalization was 13.7%, with an unadjusted debt to EBITDA ratio of 3 times and interest coverage at 15 times [20] Business Line Data and Key Metrics Changes - Quarterly releasing spreads were 47% on a GAAP basis and 31% on a cash basis [10] - The top ten tenants now account for 7.1% of rents, down 70 basis points from a year ago, indicating a more diversified rent roll [10] Market Data and Key Metrics Changes - The leasing market showed improvement, but trade talks created uncertainty, particularly affecting the Los Angeles and Orange County markets [11][36] - Other markets, such as the Carolinas, Atlanta, and Florida, have shown stronger leasing volumes compared to Texas [36] Company Strategy and Development Direction - The company is focusing on leasing to maintain occupancy and has raised its threshold for new investments and development starts until there is better economic visibility [12][14] - Development starts for 2025 are reforecasted to $250 million, with expectations for the majority in the second half of the year [14][21] - The company aims to capitalize on development opportunities earlier than private peers due to its balance sheet strength and existing tenant expansion needs [16] Management's Comments on Operating Environment and Future Outlook - Management expressed confidence in navigating through periods of uncertainty, emphasizing the importance of financial strength and portfolio quality [23][25] - The company remains optimistic about long-term trends such as population migration and evolving logistics chains, despite current macroeconomic uncertainties [26][121] Other Important Information - The company has maintained healthy tenant collections, with bad debt as a percentage of revenue lower in Q1 compared to 2024 [22] - The company is experiencing upward pressure on rents due to limited availability and higher development costs [15] Q&A Session Summary Question: Leasing pace in the second quarter and market pullback - Management reported strong leasing volume, with Q1 being the third-best quarter historically, but noted some tenants are putting decisions on hold due to uncertainty [30][32] Question: Urgency in leasing and flexibility with tenants - Management emphasized the need for quick lease completions but maintained standards without significantly lowering rents [42][46] Question: Dominguez building redevelopment plans - The building was scheduled for redevelopment due to its aging condition, with expectations for leasing activity to pick up after improvements are completed [54][62] Question: Development starts and market conditions - Management indicated that uncertainty around tariffs and potential recession led to a cautious approach in development starts, with a focus on market demand [69][75] Question: Leasing spreads in Los Angeles - Management acknowledged that the 5% leasing spread in LA was low and not representative of the overall portfolio, attributing it to negative absorption in that market [80][82] Question: Construction costs and tenant space utilization - Construction costs have decreased by 10-12%, but demand remains a concern; tenants are looking to utilize space more efficiently due to economic uncertainty [97][100] Question: Acquisition strategy and market changes - The company has adjusted its acquisition strategy to be more conservative, increasing return thresholds due to changes in capital markets [106][110] Question: Onshoring and manufacturing trends - Management expressed hope for increased US-based manufacturing, which could benefit the company, particularly in Sunbelt markets [117][121]

Core Insights - EastGroup Properties (EGP) reported revenue of $174.45 million for Q1 2025, a 13.1% increase year-over-year, with EPS of $2.12 compared to $1.22 a year ago [1] - The reported revenue exceeded the Zacks Consensus Estimate of $170.29 million, resulting in a surprise of +2.44%, while the EPS also surpassed the consensus estimate of $2.11 by +0.47% [1] Revenue Breakdown - Income from real estate operations was $172.64 million, exceeding the average estimate of $169.52 million by analysts, reflecting a year-over-year increase of +12.1% [4] - Other revenue reached $1.81 million, significantly higher than the average estimate of $0.30 million, marking a year-over-year change of +1103.3% [4] Stock Performance - Over the past month, shares of EastGroup Properties have returned -9.3%, compared to a -6.6% change in the Zacks S&P 500 composite [3] - The stock currently holds a Zacks Rank 4 (Sell), indicating potential underperformance relative to the broader market in the near term [3]

Financial Performance - EastGroup Properties (EGP) reported quarterly funds from operations (FFO) of $2.12 per share, exceeding the Zacks Consensus Estimate of $2.11 per share, and up from $1.98 per share a year ago, representing an FFO surprise of 0.47% [1] - The company posted revenues of $174.45 million for the quarter ended March 2025, surpassing the Zacks Consensus Estimate by 2.44%, compared to year-ago revenues of $154.22 million [2] Market Performance - EastGroup Properties shares have declined approximately 0.9% since the beginning of the year, while the S&P 500 has decreased by 10.1% [3] - The current consensus FFO estimate for the upcoming quarter is $2.20 on revenues of $174.95 million, and for the current fiscal year, it is $8.88 on revenues of $702.81 million [7] Industry Outlook - The Zacks Industry Rank for REIT and Equity Trust - Other is currently in the bottom 38% of over 250 Zacks industries, indicating potential underperformance compared to the top 50% of ranked industries [8]

Portfolio Overview - As of March 31, 2025, EastGroup owned 536 industrial properties across 12 states, with a total portfolio of approximately 63.1 million square feet[109]. - The operating portfolio was 97.3% leased and 96.5% occupied as of March 31, 2025, compared to 98.0% and 97.7% respectively at March 31, 2024[119]. - Development and value-add properties totaled $686,102,000 as of March 31, 2025, compared to $674,472,000 at December 31, 2024[144]. Financial Performance - Net Income Attributable to EastGroup Properties, Inc. Common Stockholders was $1.14 per diluted share for the three months ended March 31, 2025, a decrease of 6.6% from $1.22 in the same period of 2024[117]. - Net Income attributable to EastGroup Properties, Inc. for Q1 2025 was $59,423,000 ($1.14 per share), a slight increase from $58,644,000 ($1.23 per share) in Q1 2024[156]. - Funds from Operations (FFO) attributable to Common Stockholders increased to $111,973,000 in Q1 2025, up from $94,870,000 in Q1 2024, reflecting a growth of 18.1%[137]. - Property Net Operating Income (PNOI) for Q1 2025 was $126,178,000, an increase of $14,815,000 or 13.3% compared to Q1 2024[143]. - Same Property Net Operating Income (PNOI) excluding income from lease terminations increased by 5.3% year-over-year, reaching $113,639,000 in Q1 2025[143]. Leasing Activity - During the three months ended March 31, 2025, EastGroup executed new and renewal leases on 2,594,000 square feet, representing 4.4% of the operating portfolio, with average rental rates increasing by 46.9% compared to previous leases[116]. - Average rental rate for same properties increased to $8.55 per square foot in Q1 2025, compared to $8.08 per square foot in Q1 2024, marking a rise of 5.8%[143]. - As of April 22, 2025, the percentage of leases scheduled to expire during the remainder of 2025 was reduced to 5.8% from 6.9% as of March 31, 2025[119]. Construction and Development - EastGroup began construction of a redevelopment project of 262,000 square feet in Los Angeles during the three months ended March 31, 2025[121]. - The projected total investment for EastGroup's development projects is $573.2 million, with $142.9 million remaining to be invested as of March 31, 2025[121]. Capital and Financing - EastGroup's financing and equity issuances are supported by $675 million in unsecured bank credit facilities[123]. - The Company has a $625,000,000 unsecured bank credit facility with a maturity date of July 31, 2028, and an interest rate of 5.160% as of March 31, 2025[174]. - The Company also has a $50,000,000 unsecured bank credit facility with the same maturity date, with an interest rate of 5.235% as of March 31, 2025[175]. - The $625,000,000 facility includes a sustainability-linked pricing component, reducing the interest rate margin by four basis points to 73.5 basis points for the three months ended March 31, 2025[177]. - EastGroup had total immediate liquidity of approximately $882,933,000 as of March 31, 2025, including $20,515,000 in cash and cash equivalents[169]. Debt and Interest - Total Liabilities decreased by $22,111,000 to $1,762,821,000 during the same period[139]. - Scheduled principal payments on long-term unsecured debt total $1,460,000,000, with a weighted average interest rate of 3.38%[172]. - Total interest expense decreased to $8,025,000 in Q1 2025 from $10,061,000 in Q1 2024, primarily due to reduced unsecured debt activity[159]. - Average borrowings on unsecured bank credit facilities decreased to $820,000 in Q1 2025 from $2,704,000 in Q1 2024, with a weighted average variable interest rate of 5.24%[160]. - The weighted average interest rate for the Company's variable rate unsecured bank credit facilities was 5.20% as of March 31, 2025[196]. Shareholder Activity - During the three months ended March 31, 2025, EastGroup sold 33,120 shares of common stock at a weighted average price of $183.15 per share, generating net proceeds of $6,005,000[112]. - The Company entered into forward equity sale agreements for 1,043,871 shares at an initial weighted average forward price of $182.02 per share during the same period[182]. - As of April 22, 2025, approximately $523,593,000 of common stock remains available to be sold under the Current ATM Program[184]. Economic and Compliance Factors - The Company’s financial results are influenced by general economic conditions, which could affect tenants' ability to make lease payments and overall cash flows[201]. - The Company was in compliance with all financial debt covenants as of March 31, 2025[178].

Exhibit 99.1 EastGroup Properties Announces First Quarter 2025 Results Quarter Highlights JACKSON, MISSISSIPPI, April 23, 2025 - EastGroup Properties, Inc. (NYSE: EGP) (the "Company", "we", "us" or "EastGroup") announced today the results of its operations for the three months ended March 31, 2025. Commenting on EastGroup's performance, Marshall Loeb, CEO, stated, "I'm proud of our first quarter progress. The past two quarters marked two of our three historic highs for square feet of operating portfolio lea ...