EastGroup Properties Inc (EGP)vsSimon Property Group Inc (SPG)
EGP
EastGroup Properties Inc
$202.60
-0.41%
REAL ESTATE · Cap: $10.89B
SPG
Simon Property Group Inc
$204.16
-0.87%
REAL ESTATE · Cap: $77.76B
Smart Verdict
WallStSmart Research — data-driven comparison
Simon Property Group Inc generates 824% more annual revenue ($6.94B vs $751.42M). SPG leads profitability with a 66.6% profit margin vs 40.6%. EGP appears more attractively valued with a PEG of 8.42. SPG earns a higher WallStSmart Score of 57/100 (C).
EGP
Buy57
out of 100
Grade: C
SPG
Buy57
out of 100
Grade: C
Intrinsic Value Comparison
Multi-model valuation · Graham Formula
Margin of Safety
-3.4%
Fair Value
$183.71
Current Price
$202.60
$18.89 premium
Margin of Safety
-20.6%
Fair Value
$161.47
Current Price
$204.16
$42.69 premium
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%
Every $100 of equity generates 104 in profit
Keeps 67 of every $100 in revenue as profit
Strong operational efficiency at 46.0%
Large-cap with strong market position
Attractively priced relative to earnings
19.5% revenue growth
Areas to Watch
Premium valuation, high expectations priced in
Expensive relative to growth rate
Distress zone — elevated risk
Trading at 15.0x book value
Expensive relative to growth rate
Earnings declined 12.5%
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 : SPG
The strongest argument for SPG centers on Return on Equity, Profit Margin, Operating Margin. Profitability is solid with margins at 66.6% and operating margin at 46.0%. Revenue growth of 19.5% demonstrates continued momentum.
Bear Case : EGP
The primary concerns for EGP are P/E Ratio, PEG Ratio, Altman Z-Score.
Bear Case : SPG
The primary concerns for SPG are Price/Book, PEG Ratio, EPS Growth. Debt-to-equity of 6.64 is elevated, increasing financial risk.
Key Dynamics to Monitor
EGP profiles as a mature stock while SPG is a growth play — different risk/reward profiles.
SPG carries more volatility with a beta of 1.31 — expect wider price swings.
SPG is growing revenue faster at 19.5% — sustainability is the question.
SPG generates stronger free cash flow (959M), providing more financial flexibility.
Bottom Line
EGP scores higher overall (57/100 vs 57/100), backed by strong 40.6% 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.
Simon Property Group Inc
REAL ESTATE · REIT - RETAIL · USA
Simon Property Group, Inc. is a real estate investment trust that invests in shopping malls, outlet centers, and community/lifestyle centers. It is the largest owner of shopping malls in the United States and is headquartered in Indianapolis, Indiana.
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