EastGroup Properties Inc (EGP)vsSimon Property Group Inc (SPG)
EGP
EastGroup Properties Inc
$183.60
+0.38%
REAL ESTATE · Cap: $9.79B
SPG
Simon Property Group Inc
$181.57
+1.85%
REAL ESTATE · Cap: $57.93B
Smart Verdict
WallStSmart Research — data-driven comparison
Simon Property Group Inc generates 784% more annual revenue ($6.36B vs $719.57M). SPG leads profitability with a 72.7% profit margin vs 35.8%. EGP appears more attractively valued with a PEG of 8.42. SPG earns a higher WallStSmart Score of 67/100 (B-).
EGP
Buy58
out of 100
Grade: C
SPG
Strong Buy67
out of 100
Grade: B-
Intrinsic Value Comparison
Multi-model valuation · Graham Formula
Margin of Safety
-88.2%
Fair Value
$100.91
Current Price
$183.60
$82.69 premium
Margin of Safety
+70.6%
Fair Value
$663.16
Current Price
$181.57
$481.59 discount
Key Strengths & Concerns
Side-by-side fundamental analysis
Key Strengths
Keeps 36 of every $100 in revenue as profit
Strong operational efficiency at 40.5%
Reasonable price relative to book value
Every $100 of equity generates 104 in profit
Keeps 73 of every $100 in revenue as profit
Strong operational efficiency at 49.7%
Large-cap with strong market position
Attractively priced relative to earnings
Areas to Watch
Premium valuation, high expectations priced in
ROE of 7.6% — below average capital efficiency
Expensive relative to growth rate
Trading at 11.4x book value
3.6% earnings growth
Expensive relative to growth rate
Comparative Analysis Report
WallStSmart ResearchBull Case : EGP
The strongest argument for EGP centers on Profit Margin, Operating Margin, Price/Book. Profitability is solid with margins at 35.8% and operating margin at 40.5%. Revenue growth of 14.3% demonstrates continued momentum.
Bull Case : SPG
The strongest argument for SPG centers on Return on Equity, Profit Margin, Operating Margin. Profitability is solid with margins at 72.7% and operating margin at 49.7%. Revenue growth of 13.2% demonstrates continued momentum.
Bear Case : EGP
The primary concerns for EGP are P/E Ratio, Return on Equity, PEG Ratio.
Bear Case : SPG
The primary concerns for SPG are Price/Book, EPS Growth, PEG Ratio.
Key Dynamics to Monitor
SPG carries more volatility with a beta of 1.40 — expect wider price swings.
EGP is growing revenue faster at 14.3% — sustainability is the question.
SPG generates stronger free cash flow (982M), providing more financial flexibility.
Monitor REIT - INDUSTRIAL industry trends, competitive dynamics, and regulatory changes.
Bottom Line
SPG scores higher overall (67/100 vs 58/100), backed by strong 72.7% margins and 13.2% revenue growth. Both earn "Strong 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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