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Eastgroup Properties cash flow, quarter by quarter

Latest: Q3 2026 · from the cash-flow statements filed with the SEC

Free cash flow$60.2M in Q3 2026 · $248M over twelve months

Operating cash flow$176M
Capital spending−$116M
Free cash flow+$60.2M
Cash / net income2.2×

Analysis

In Q3 2026, Eastgroup Properties generated $176M of operating cash flow and spent $116M on capital projects, leaving free cash flow of $60.2M. That is $4.7M more than in Q3 2025 ($55.5M).

Over the twelve months to Sep 30, 2026, operating cash flow was $543M; the largest uses were dividends ($333M), capital spending ($295M), real estate bought ($169M); besides operations, cash came from other financing ($393M), shares issued ($69.3M); the cash balance rose by $80.3M.

Operating cash flow was $176M against net income of $78.4M — 2.2× profit, cash ran ahead of reported earnings. The largest differences: depreciation & amortization +$58.2M, payables +$48.8M, stock-based pay +$3.1M.

Free cash flow

Eastgroup Properties: free cash flow by quarterEastgroup Properties: free cash flow by quarter−$9.8MQ4 2024$77.4MQ1 2025$41.0MQ2 2025$55.5MQ3 2025−$15.1MQ4 2025$97.0MQ1 2026$105MQ2 2026$60.2MQ3 2026
Operating cash flow less capital spending.
Eastgroup Properties: operating cash flow against capital spendingEastgroup Properties: operating cash flow against capital spendingOperating cash flowCapital spending$53.9M$63.7MQ4 2024$134M$56.3MQ1 2025$143M$102MQ2 2025$139M$83.4MQ3 2025$64.7M$79.8MQ4 2025$142M$45.3MQ1 2026$160M$54.2MQ2 2026$176M$116MQ3 2026
Latest (Q3 2026): Operating cash flow $176M, Capital spending $116M.

Capital allocation, year by year

Eastgroup Properties: where the cash came from (up) and went (down), by fiscal yearEastgroup Properties: where the cash came from (up) and went (down), by fiscal yearOperating cash flowNet borrowingShares issuedAsset salesCapital spendingDividendsFY2021: Operating cash flow $256MFY2021: Net borrowing −$406MFY2021: Shares issued $273MFY2021: Asset sales $44.3MFY2021: Capital spending −$419MFY2021: Dividends −$132M$574MFY2021FY2022: Operating cash flow $317MFY2022: Net borrowing −$531MFY2022: Shares issued $75.6MFY2022: Asset sales $51.0MFY2022: Capital spending −$494MFY2022: Dividends −$194M$443MFY2022FY2023: Operating cash flow $338MFY2023: Net borrowing −$657MFY2023: Shares issued $692MFY2023: Asset sales $41.5MFY2023: Capital spending −$388MFY2023: Dividends −$226M$1.1BFY2023FY2024: Operating cash flow $417MFY2024: Net borrowing −$235MFY2024: Shares issued $718MFY2024: Asset sales $17.7MFY2024: Capital spending −$245MFY2024: Dividends −$253M$1.2BFY2024FY2025: Operating cash flow $481MFY2025: Net borrowing −$216MFY2025: Shares issued $264MFY2025: Asset sales $3.4MFY2025: Capital spending −$322MFY2025: Dividends −$303M$748MFY2025
Over these 5 years operating cash flow totalled $1.8B; the largest uses were net borrowing ($2.0B) and capital spending ($1.9B). Cash-flow statements as filed.

Cash runway and the debt wall

Cash & investments$284K
Debt$1.6B
Net debt$1.6B

Eastgroup Properties funds itself: free cash flow was $248M over the last twelve months, and $284K of cash and investments stands against $1.6B of debt.

Where the cash came from and went

Eastgroup Properties: sources (+) and uses (−) of cash, Q3 2026Eastgroup Properties: sources (+) and uses (−) of cash, Q3 2026Other financing$302MOperating cash flow$176MCapital spending−$116MReal estate bought−$110MNet borrowing (+) / repaid (−)−$106MDividends−$83.2MCash drawn (+) / kept (−)−$49.9MOther investing−$27.0MAsset & business sales$13.4M
Eastgroup Properties: sources (+) and uses (−) of cash, TTM to Q3 2026Eastgroup Properties: sources (+) and uses (−) of cash, TTM to Q3 2026Operating cash flow$543MOther financing$393MDividends−$333MCapital spending−$295MReal estate bought−$169MOther investing−$109MCash drawn (+) / kept (−)−$80.3MNet borrowing (+) / repaid (−)−$75.0MShares issued$69.3MAsset & business sales$56.3M

From profit to cash

Eastgroup Properties: net income to operating cash flow, Q3 2026Eastgroup Properties: net income to operating cash flow, Q3 2026Net income$78.4MDepreciation & amortization$58.2MStock-based pay$3.1MPayables$48.8MOperating cash flow$176M
Non-cash charges are added back; money tied up in receivables or inventory is subtracted.

Every quarter

QuarterOperating cash flowCapital spendingDividendsNet borrowing (+) / repaid (−)Shares issuedCash drawn (+) / kept (−)Free cash flow
Q3 2026$176M−$116M−$83.2M−$106M—−$49.9M$60.2M
Q2 2026$160M−$54.2M−$83.2M——−$2.0M$105M
Q1 2026$142M−$45.3M−$83.7M−$130M$69.3M−$30.4M$97.0M
Q4 2025$64.7M−$79.8M−$82.6M−$75.0M—$2.0M−$15.1M
Q3 2025$139M−$83.4M−$73.7M−$88.3M$117M$29.9M$55.5M
Q2 2025$143M−$102M−$73.1M—$74.1M−$12.4M$41.0M
Q1 2025$134M−$56.3M−$73.2M−$50.0M$72.9M−$3.0M$77.4M
Q4 2024$53.9M−$63.7M−$68.8M−$120M$463M−$572K−$9.8M

Eastgroup Properties: income statement and cash flow

Eastgroup Properties, Q3 2026: revenue $199M (+10% year over year), operating margin 41.6%. The chart follows the revenue to costs, profit and cash.

Eastgroup Properties: every quarter, Q/Q and Y/Y → Open in the app

Read automatically from the company’s XBRL cash-flow statements; quarterly figures for the fourth quarter are the year less the first three. Errors are possible. Not investment advice.