EastGroup Properties (EGP) vs First Industrial Realty (FR)
Head-to-head comparison of performance, valuation, growth, profitability and dividends. Prices delayed 15 minutes; data as of Oct 7, 2026.
Summary
First Industrial Realty (FR) has outperformed EastGroup Properties (EGP) over the past year, gaining 13.0% versus a gain of 11.5%. Over five years, EGP leads with a +5.3% price change compared with +3.0% for FR. EastGroup Properties is the larger company by market cap ($10.25 billion vs $7.97 billion), about 1.3 times the size.
On valuation, First Industrial Realty trades at a lower forward P/E (30.9x vs 34.3x for EastGroup Properties). EastGroup Properties offers the higher dividend yield (3.36% vs 3.25%). EastGroup Properties converts more of its revenue into profit, with a net margin of 35.7% versus 34.0%.
Summary generated from market data by MetaCap's automated system. Methodology
Relative performance
Percent change in share price from the first common trading day shown; excludes dividends.
Head-to-head
| Metric | EGP | FR |
|---|---|---|
| Share price | $190.55 | $58.18 |
| Market cap | $10.25B | $7.97B |
| 1-day change | -1.20% | -1.82% |
| YTD return | +7.62% | +1.90% |
| 1-year return | +11.45% | +12.97% |
| 5-year return | +5.27% | +3.04% |
| P/E ratio (TTM) | 33.97 | 21.16 |
| Forward P/E | 34.28 | 30.86 |
| EPS (TTM) | $5.61 | $2.75 |
| Dividend yield | 3.36% | 3.25% |
| Annual dividend | $6.40 | $1.89 |
| Revenue (latest FY) | $721.34M | $727.08M |
| Revenue growth (YoY) | +12.67% | +8.58% |
| Net income (latest FY) | $257.46M | $247.44M |
| Net margin | 35.69% | 34.03% |
| 52-week high | $226.71 | $69.88 |
| 52-week low | $166.11 | $50.24 |
| Distance from 52-week high | -15.95% | -16.74% |
| Analyst consensus | buy | buy |
| Avg. price target upside | +19.57% | +24.18% |
| Average volume | 486.18K | 1.05M |
| Shares outstanding | 53.77M | 132.57M |
| Employees | 103 | 151 |
| Sector | Real Estate | Real Estate |
| Industry | REIT - Industrial | REIT - Industrial |
Highlighted cells mark the higher value for growth, returns, margins and yield, and the lower value for P/E ratios. Highlighting is a mechanical comparison, not a recommendation.
Key differences
- EastGroup Properties trades at a higher earnings multiple (34.0x vs 21.2x trailing P/E).
About EastGroup Properties
EGP stock →EastGroup Properties, Inc. a member of the S&P Mid-Cap 400 and Russell 2000 Indexes.
Real Estate · REIT - Industrial · 103 employees
About First Industrial Realty
FR stock →First Industrial Realty Trust, Inc. is a leading U.S.-only owner, operator, developer and acquirer of logistics properties.
Real Estate · REIT - Industrial · 151 employees
EGP vs FR FAQ
Which is bigger, EastGroup Properties or First Industrial Realty?
EastGroup Properties (EGP) is larger, with a market capitalization of $10.25B compared with $7.97B for First Industrial Realty (FR).
Which stock has performed better over the past year, EGP or FR?
FR returned +12.97% over the past 12 months, compared with +11.45% for EGP (price return, excluding dividends). Past performance does not predict future results.
Which has the lower P/E ratio, EGP or FR?
FR has the lower trailing P/E at 21.2, versus 34.0 for EGP. A lower P/E is not by itself a sign of a better investment; it can reflect slower expected growth or higher risk.
Which pays a higher dividend, EastGroup Properties or First Industrial Realty?
EastGroup Properties has the higher yield at 3.36%, compared with 3.25% for First Industrial Realty.
Are EastGroup Properties and First Industrial Realty in the same industry?
Yes. Both are classified in the REIT - Industrial industry within the Real Estate sector.