EastGroup Properties, Inc. (NYSE: EGP), an S&P MidCap 400 Company, is a self-administered equity real estate investment trust focused on the development, acquisition and operation of industrial properties in major Sunbelt markets throughout the United States with an emphasis in the states of Florida, Texas, Arizona, California and North Carolina. The Company’s goal is to maximize shareholder value by being a leading provider in its markets of functional, flexible and quality business distribution space for location sensitive customers (primarily in the 15,000 to 70,000 square foot range). The Company’s strategy for growth is based on ownership of premier distribution facilities generally clustered near major transportation features in supply-constrained submarkets.

Performance Details

Previous trading day’s Close
$170.51
Current high for the day
$0.00
Current low for the day
$0.00
Day's Volume
0
30 days average volume
0
Market Cap
$7.07 bil
52-week high
$171.42
52-week low
$113.47
Last paid dividend value
$0.79
Dividend Yield
1.85%
Previous quarter FFO
$218.02mil

Last updated: Jun. 15 2021

Highlighted REIT Properties

TenWest_K4A9592_Sized
Ten West Crossing
WH38_2770
World Houston
WH_K4A8714_Sized
World Houston
WH40
World Houston
WH42
World Houston
Eisenhauer1-6
Eisenhauer Point
Eisenhauer Point San Antonio
Eisenhauer Point
Eisenhauer Point SA2
Eisenhauer Point
Creekviewaerial2
Creekview 121
creekview-81
Creekview 121
Alamo Ridge San Antonio
Alamo Ridge
alamoridge_9456
Alamo Ridge
Yosemite Milpitas
Yosemite Distribution Center
Siempre Viva San Diego
Siempre Viva
Wiegman Hayward
Wiegman
Chestnut Business Center City of Industry
Chestnut Business Center
Eastlake Distribution Center San Diego
Eastlake Distribution Center
parcnorthfortworth-80
Parc North
Parc North Dallas
Parc North
parcnorthfortworth-76
Parc North
Steele Creek aerial
Steele Creek Commerce Center
Steele Creek 7
Steele Creek Commerce Center
Steele Creek 6
Steele Creek Commerce Center
Steele Creek 2
Steele Creek Commerce Center
Steele Creek 1
Steele Creek Commerce Center
Oak Creek Distribution Tampa
Oak Creek Distribution Center
Madison Distribution Tampa
Madison Distribution Center
Gateway Commerce Center Miami
Gateway Commerce Park
SRXI Rear View 03
Southridge Commerce Park
SRIX Front View 05
Southridge Commerce Park
Southridge Commerce Park Aerial 01-15-14 (2) cropped
Southridge Commerce Park
SR XI Twilight 02
Southridge Commerce Park
Horizon Commerce Park Aerial
Horizon Commerce Park
Horizon 1
Horizon Commerce Park
Horizon
Horizon Commerce Park
Jones Corporate Park Las Vegas
Jones Corporate Park
Progress Center
Progress Center
Hurricane Shoals
Hurricane Shoals
Shiloh400
Shiloh 400
Shiloh Atlanta aerial sm
Shiloh 400
Sky Harbor 1sm
Sky Harbor
skyharboraerial sm
Sky Harbor
Sky Harbor 8.26.8 013
Sky Harbor
Kyrene 202 Phoenix
Kyrene 202
Kyrene 202 Ext Building Ism
Kyrene 202
Kyrene202aerial
Kyrene 202
Ten West Crossing Katy TX
Ten West Crossing 1
Southridge Commerce Park Orlando FL
Southridge Commerce Park I
Kyrene 202 Business Park Chandler AZ
Kyrene 202 Business Park I
Horizon Commerce Park Orlando FL
Horizon Commerce Park I
Southridge Commerce Park Orlando FL
Southridge Commerce Park
Kyrene 202 Business Park Chandler AZ
Kyrene 202 Business Park
Horizon Commerce Park Orlando FL
Horizon Commerce Park
Ten West Crossing Katy TX
Ten West Crossing

Nareit Coverage

Names to Note: March/April 2021

Names to Note: March/April 2021

People making news in the REIT and publicly traded real estate industry.

American Campus Communities, Inc. (NYSE:ACC) announced that Cydney Donnell will be appointed as the new chair of the board, replacing Edward Lowenthal who will retire at the 2021 annual meeting. Donnell has served on the board since 2004. She has been the director of real estate programs and an executive professor at the Mays Business School of Texas A&M University since 2006 and has served as associate department head of the Finance Department since 2011.

Federal Realty Investment Trust (NYSE: FRT) promoted Jeffrey Berkes to president and COO. In this newly created role, Berkes will have direct responsibility for Federal’s day-to-day property operating functions on both the East and West Coasts. He joined the company in 2000 as chief investment officer, and in 2011, became president, western region.

JBG SMITH (NYSE: JBGS) named Phyllis Caldwell to its board of trustees. Caldwell is an independent advisor, and the sole member of Wroxton Civic Ventures LLC, which provides advisory services on various financial, housing, and economic development matters.

Kilroy Realty Corp. (NYSE: KRC) announced that Tyler Rose, who most recently served as CFO, has been promoted to president. Michelle Ngo, who previously served as the company’s SVP and treasurer, has been promoted to SVP, CFO, and treasurer. Eliott Trencher, the company’s SVP of corporate strategy, has been promoted to SVP and chief investment officer.

Thomas Baltimore, Jr. has been named to the board of American Express Co. Baltimore is chairman, CEO, and president of Park Hotels & Resorts Inc. (NYSE: PK).

Phillips Edison & Company, Inc. promoted Katelyn Wloszek to the position of director of customer experience. Since joining PECO in 2015, Wloszek has served in various property management positions.

Realty Income Corp. (NYSE: O) named Michelle Bushore as EVP, chief legal officer, general counsel, and secretary. Bushore most recently served as EVP, general counsel, chief legal & risk officer of Caesars Entertainment, Inc.

Seritage Growth Properties (NYSE: SRG) announced that Andrea Olshan has been appointed CEO and president and will join the board of trustees. Previously, Olshan was the CEO of Olshan Properties, a private real estate company that specializes in developing and managing a portfolio of retail and mixed-use properties throughout the U.S.

Ventas, Inc. (NYSE: VTR) announced that Maurice Smith, president and CEO of Health Care Service Corporation, has been appointed as an independent member of its board. Smith began his career at HCSC in 1993 and has served in a wide variety of roles.

W. P. Carey Inc. (NYSE: WPC) promoted Christopher Mertlitz to managing director, head of European investments. He joined the company in 2011.

Weyerhaeuser Co. (NYSE: WY) announced the appointment of Nancy Loewe as SVP and CFO. Loewe joins Weyerhaeuser from Visa, where she served as SVP of finance, and brings more than 20 years of financial and operating experience across multiple industries.

In Memorium

Maynard

Maynard Cleveland Bartram, Jr., who served as Nareit President from 1972-73, died in January. Bartram graduated from Yale University in 1950 and joined Connecticut General (now CIGNA) in national real estate investment. He was President, Connecticut General Mortgage and Realty Investments, and President, CONGEN Realty Advisory Company. After selling the REIT to Prudential, he was principal at Bartram & Company real estate investment advisors, later Bartram & Cochran.

Leland Speed, founder and chairman of EastGroup Properties, Inc. (NYSE: EGP) and

Leland Speed

Parkway Properties, Inc. (NYSE: PKY), died in January at the age of 88. Speed was awarded Nareit’s Industry Leadership Award in 2008 in recognition of his “significant and lasting contribution to the growth and betterment of the industry.”

Speed was a REIT pioneer, beginning his career in 1978 when the industry was composed primarily of mREITs. He built an enterprise through the acquisitions of a series of mREITs through the 1980s and was an early champion of the potential for publicly traded equity REITs in the 1990s. Speed, who was married to his wife Bessie for more than 50 years, is survived by his son Warren.

Suggested Results
Off
Magazine Issue
Magazine Issue Year
2021

EastGroup Properties Shines as the Sun Belt's Last-Mile Leader

Dawn Wotapka

Dawn Wotapka is a freelance writer and regular contributor to REIT magazine.

EastGroup Properties is meeting the growing need for smaller industrial distribution facilities located close to consumers across the Sun Belt.

Last-Mile Leader

EastGroup Properties is meeting the growing need for smaller industrial distribution facilities located close to consumers across the Sun Belt.

Marshall Loeb, EastGroup’s president and CEO
Marshall Loeb, president and CEO of EastGroup Properties

When it comes to industrial real estate, EastGroup Properties Inc. (NYSE: EGP) has operated under a simple mantra in its 30 years as a public company: bigger isn’t always better. The REIT has honed its strategy in favor of smaller warehouse buildings located closer to consumers in markets across the Sun Belt.

EastGroup’s properties are more akin to attractive office parks than typical warehouse space, and instead of focusing on a handful of prominent tenants, the REIT rents to a wide variety of businesses that may need just 15,000 or so square feet. 

“Our customers typically serve a local, growing metro area,” says Marshall Loeb, EastGroup’s president and CEO. “As a result, our ‘last-mile’ locations are often irreplaceable as cities grow and our customer pool continues to grow and diversify.”

The company is also benefiting from shifting demographics as consumers exit coastal cities. “EastGroup’s focus on smaller warehouse buildings has made it uniquely sensitive to local market economies, which should work in their favor as we continue to see strong migration trends towards the Southeast and Sun Belt markets,” says Blaine Heck, a senior equity research analyst with Wells Fargo.

The company’s strategy has resonated with investors, as EastGroup’s market capitalization has soared from $2.8 billion in early 2016 to roughly $6.8 billion today. Meanwhile, the dividend has been increased or maintained for 28 consecutive years, with increases in each of the last nine, according to the company. “We have a market-tested strategy and management team,” Loeb says. 

‘Secret Sauce’

The company, once known as Third ICM Realty, traces its roots back to 1969. The EastGroup name was adopted when the current management assumed control in 1983. Four public REITs have been merged into or acquired by EastGroup: Eastover Corp. in 1994; LNH REIT Inc. and Copley Properties Inc. in 1996; and Meridian Point Realty Trust VIII in 1998. 

Throughout its growth over the years, the company’s business model has remained intact. “Their secret sauce is down pat,” says Alex Goldfarb, REIT analyst with Piper Sandler. “They’ve just become phenomenal at it.”

Today, the portfolio includes approximately 47 million square feet in 13 of the 15 fastest-growing major Sun Belt markets. EastGroup focuses on local economies that are growing faster than the broader U.S. economy and are better positioned to handle the ups and downs of economic cycles. 

Gateway Commerce Center, Miami Gardens, Florida
Gateway Commerce Center, Miami Gardens, Florida

Most of EastGroup’s properties are industrial facilities known as “shallow bay” that support distribution, light manufacturing, and last-mile logistics. Some tenants have office space on site. The company prefers to operate a model somewhat similar to building out a residential development. 

“We like developing a whole park. We’ll build two buildings and as those lease up, we’ll then break ground on one or two more,” Loeb explains. “The market demand pulls the supply rather than the company feeding supply into the market. This dramatically reduces our development risk.” 

As EastGroup nears critical mass in a park, original tenants may need to move to a larger space, creating an opening for a new tenant paying higher rent. And, “as we complete the park, our ability to control the tenancy, the architectural design, and the landscaping creates a real sense of place,” Loeb says.

E-commerce and Covid

While e-commerce has grown dramatically in recent years, pushing companies to focus on having distribution as close to consumers as possible—EastGroup’s exact niche—the COVID-19 pandemic only increased the demand. “COVID has actually accelerated the EastGroup model in a variety of ways that will play out over the next several years,” Loeb says. 

What’s more, the shift to work from home has accelerated population movement to the Sun Belt markets, pushing companies to follow, Loeb says. Meanwhile, “we’ve begun seeing companies carry more ‘safety stock’ inventory to avoid the shortages they had during COVID,” he adds. “That shift leads to increased square footage.”

Still, there has been some concern amongst investors that EastGroup’s portfolio of warehouses, which has a smaller average building size than its peers in the industrial REIT sector, could be more exposed to small businesses that are struggling to make it through the pandemic, Heck says. For now, “their rent collections have been strong,” he notes.

ParkView Commerce Center,Flower Mound, Texas
ParkView Commerce Center,Flower Mound, Texas

Hottest Markets “Rotate”

Today, more than one third of EastGroup’s net income comes from Texas, where it has properties in El Paso, Dallas, Austin, San Antonio, and Houston. The latter is its largest market in the state.

Some analysts think the company found itself overexposed to Texas when the price of oil plummeted in 2014, causing it to sell some properties. “In the past, EastGroup’s high exposure to the Houston market has been a disadvantage, but the company has done a great job of diversifying away from Houston through dispositions and additional investment in other Sun Belt markets,” Heck says.

Michael Carroll, a director at RBC Capital Markets, adds that “we were previously concerned EastGroup could face near-term disruption due to its tenant roster being largely comprised of smaller companies and the higher exposure to Houston. However, these potential issues appear modest and manageable.”

The Houston exposure peaked at roughly 21% of rents in 2015 and will be “just above 12%, and falling, this year,” Loeb says.

When measuring the portfolio, the Lone Star state is followed by Florida, where the largest concentration in terms of square feet is Tampa. Other Sunshine State cities include Orlando, Miami, and Jacksonville. The REIT also has properties in California: San Francisco, Los Angeles, Fresno, and San Diego; Arizona: Phoenix and Tucson; as well as in Charlotte, North Carolina, Denver, New Orleans, and Las Vegas. The hottest markets rotate, but “today we’d say they are Dallas, Austin, Los Angeles, and San Francisco,” Loeb says.

The company is a relative newcomer to the Atlanta market, where it owns properties including the 195,000-square-foot Broadmoor Commerce Park and the 238,000-square-foot Shiloh 400 Business Center. It is also a newer player in Greenville-Spartanburg, South Carolina, located approximately halfway between Atlanta and Charlotte along the fast-growing I-85 corridor. When it comes to new markets, “none are pressing, but Nashville is a market we’ve discussed over the years,” Loeb says. “Maybe one day.”

Dave Rodgers, a senior research analyst at Robert W. Baird & Co., trusts Loeb to do that at the right time. “A lot of companies make acquisitions that have taken them all over the map,” he says, whereas EastGroup has “stayed very disciplined.”

Kyrene 202 Business Park,Chandler, Arizona
Kyrene 202 Business Park,Chandler, Arizona

Tenant Diversification

EastGroup focuses on players that include food and beverage distributors, commercial and residential construction, service companies, third party logistics firms, and medical suppliers that need a smaller space closer to denser populations. “One misconception of us is that small spaces mean local companies, which isn’t true,” Loeb points out.

The company’s largest tenants include the U.S. Postal Service, with about 1% of the portfolio across five markets, and Mattress Firm Inc., with less than 1% in four markets. Most of its tenants take between 15,000 and 70,000 square feet, and its top 10 customers represent less than 10% of its annualized base rent, protecting it should a tenant or two encounter business issues or enter bankruptcy protection.

Like most REITs, EastGroup has answered investors’ increased demands for ESG investment and reporting. Some 80% of properties have skylights and/or LED lighting, while seven out of 10 have white reflective roofing. The company also has 25 properties that have received LEED certification by the U.S. Green Building Council. However, this isn’t a recent passion, Loeb says.

“As ESG has risen in prominence, we’ve learned to document and report much of what we were already doing, but people weren’t directly asking about,” Loeb says. “We recently published our second annual ESG report, and it remains a key focus for 2021. We will continue to take a lot of steps, big and small, that enhance our ESG standing,” he adds.

“Any Number of Tailwinds”

Heck thinks this year will be a good one for the company. “In 2021, we expect EastGroup to continue to show solid rent growth through in-place annual escalators and increasing rents on expiring leases,” he says, adding that occupancy will likely remain steady near historical highs. “We’ll be focused on EastGroup’s ability to continue to invest in its development pipeline as a source of growth and value creation throughout the year,” he adds. 

For his part, Loeb is excited about the company’s future. “EastGroup has any number of tailwinds that we’ll benefit from at different speeds at different times,” he says. “Compared to some other real estate sectors, I’m excited about where we go from here.”  

Remembering EastGroup Founder Leland Speed

Leland Speed, chairman emeritus of EastGroup’s board of directors
Leland Speed, chairman emeritus of EastGroup’s board of directors

Leland Speed, chairman emeritus of EastGroup’s board of directors and a director of the company, died in January at the age of 88. Speed was the company’s founder and served as CEO until 1997.  His service as a director began in 1978; he served as the chairman of the board from 1983 to 2015 and then as chairman emeritus until the time of his death. Speed was also the recipient of the 2008 Nareit Industry Leadership Award.

Loeb notes that Speed’s real estate knowledge and expertise were instrumental to the growth of the company.

“His leadership and ‘healthy, wealthy, wise’ philosophy were the capstone for our positive culture. From my internship to today, he made EastGroup feel like family, and he could often be found in conversations with employees about a variety of topics, from company history to personal wellbeing and ways to make positive impacts in our communities,” Loeb says.

“Speed was a positive thinker, loved real estate, and he brought positive energy to all he encountered.  He would often speak fondly of his family, and he loved telling stories about his grandchildren,” Loeb says. He adds that Speed’s legacy will live on within the company and the Jackson, Mississippi community.

Suggested Results
Off
Magazine Issue
Magazine Issue Year
2021

Corporate Information

Nareit member since
1986
Address

400 W. Parkway Place
Suite 100
Ridgeland, MS 39157
United States

Company Contacts
Marshall A. Loeb
President & CEO
Brent W. Wood
CFO
Wendi M. Joyner
Investor Relations