EastGroup Properties Inc (EGP)vsRegency Centers Corporation (REG)
EGP
EastGroup Properties Inc
$202.74
+1.06%
REAL ESTATE · Cap: $11.21B
REG
Regency Centers Corporation
$77.12
+0.21%
REAL ESTATE · Cap: $15.02B
Smart Verdict
WallStSmart Research — data-driven comparison
Regency Centers Corporation generates 124% more annual revenue ($1.69B vs $751.42M). EGP leads profitability with a 40.6% profit margin vs 33.0%. REG appears more attractively valued with a PEG of 2.70. REG earns a higher WallStSmart Score of 59/100 (C).
EGP
Buy57
out of 100
Grade: C
REG
Buy59
out of 100
Grade: C
Intrinsic Value Comparison
Multi-model valuation · Graham Formula
Margin of Safety
-3.2%
Fair Value
$183.95
Current Price
$202.74
$18.79 premium
Margin of Safety
+44.7%
Fair Value
$138.36
Current Price
$77.12
$61.24 discount
Key Strengths & Concerns
Side-by-side fundamental analysis
Key Strengths
Keeps 41 of every $100 in revenue as profit
Strong operational efficiency at 40.8%
Keeps 33 of every $100 in revenue as profit
Strong operational efficiency at 39.6%
Reasonable price relative to book value
Areas to Watch
Premium valuation, high expectations priced in
Expensive relative to growth rate
Distress zone — elevated risk
Moderate valuation
Expensive relative to growth rate
Distress zone — elevated risk
Comparative Analysis Report
WallStSmart ResearchBull Case : EGP
The strongest argument for EGP centers on Profit Margin, Operating Margin. Profitability is solid with margins at 40.6% and operating margin at 40.8%.
Bull Case : REG
The strongest argument for REG centers on Profit Margin, Operating Margin, Price/Book. Profitability is solid with margins at 33.0% and operating margin at 39.6%.
Bear Case : EGP
The primary concerns for EGP are P/E Ratio, PEG Ratio, Altman Z-Score.
Bear Case : REG
The primary concerns for REG are P/E Ratio, PEG Ratio, Altman Z-Score.
Key Dynamics to Monitor
EGP carries more volatility with a beta of 1.04 — expect wider price swings.
EGP is growing revenue faster at 9.1% — sustainability is the question.
EGP generates stronger free cash flow (146M), providing more financial flexibility.
Monitor REIT - INDUSTRIAL industry trends, competitive dynamics, and regulatory changes.
Bottom Line
REG scores higher overall (59/100 vs 57/100), backed by strong 33.0% margins. Both earn "Buy" and "Buy" ratings respectively — the choice depends on your investment horizon and risk tolerance.
This analysis is generated from publicly available financial data. Not financial advice.
EastGroup Properties Inc
REAL ESTATE · REIT - INDUSTRIAL · USA
EastGroup Properties, Inc. (NYSE: EGP), an S&P MidCap 400 company, is a self-managed capital real estate investment trust focused on the development, acquisition and operation of industrial properties in Sunbelt's major markets in the United States. with an emphasis on the states of Florida, Texas, Arizona, California and North Carolina.
Regency Centers Corporation
REAL ESTATE · REIT - RETAIL · USA
Regency Centers Corporation is a real estate investment trust based in Jacksonville, Florida and is one of the largest operators of shopping centers with grocery stores as anchor tenants.
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