2021年第四季度电话会议888-346-0688|ID-EastGroup 2022年2月9日上午11：00东部时间网络广播可在Eastgroup.net补充信息400W.Parkway Place，Suite100，Ridgeland，MS 39157上观看|电话：6013543555|传真：6013521441|Eastgroup.net 2021年12月31日

第2页(共24页)目录财务信息：综合资产负债表.3综合损益表及全面损益表.4将公认会计准则调整为非公认会计准则...5现金Flows....合并报表7同一房产投资组合分析....8其他财务信息....9金融统计数据.10资本部署：开发和增值属性摘要...11转让给房地产的开发和增值物业.12个收购和处置....13房地产改善和租赁成本...14物业信息：租赁统计和入住率汇总...15核心市场运营Statistics....16租赁期满摘要.17按年化基本租金...排名前10位的客户18资本化：债权和股权市值....19连续普通股Program....20债务与息税前利润比率.21其他信息：2022年.展望22房地产投资信托基金术语汇编.23本新闻稿中包含的前瞻性陈述、陈述和某些其他信息, 这可以通过使用前瞻性的术语来识别，这些前瞻性术语诸如“可能”、“将”、“寻求”、“期望”、“预期”、“相信”、“目标”、“打算”、“应该”、“估计”、“可能”、“继续”、“假设”、“项目”或“计划”以及这些词语或类似表达的变体或这些词语的否定，这些前瞻性陈述符合1933年“证券法”(修订本)第27A条和1934年“证券交易法”(修订本)第21E条的含义，并受由此产生的避风港的约束。这些前瞻性陈述反映了公司目前对其计划、意图、预期、战略和前景的看法，这些看法是基于公司目前掌握的信息和所做的假设。尽管公司相信这些前瞻性陈述中反映或暗示的计划、意图、预期、战略和前景是合理的，但公司不能保证这些计划、意图、期望或战略一定会实现或实现。此外，这些前瞻性陈述应被视为受制于公司运营和商业环境中存在的许多风险和不确定因素。这种风险和不确定性可能导致实际结果与预期结果大相径庭。这些不确定性包括但不限于：国际、国家、区域和地方经济状况；冠状病毒(“新冠肺炎”)大流行的影响持续时间和程度。, 包括任何新冠肺炎变异导致的风险，或受新冠肺炎疫苗对我们的业务运营或租户的业务运营(包括他们及时支付租金的能力)和整体经济效果的影响；供应链和交付链的中断；一般利率水平和以有吸引力的条款筹集股本的能力；融资风险，包括我们的运营现金流可能不足以满足所需的本金和利息支付、我们可能无法在到期时对现有债务进行再融资或以有吸引力的条款或根本不能获得新的融资的风险；我们保留股权的能力。我们遵守适用金融契约的能力；公司经营的竞争环境；入住率或租金的波动；租户可能违约(包括破产或资不抵债)或租户不续签租约的可能性；或者我们以当前或预期租金租赁空间的能力，特别是考虑到现有或潜在租户在未来能够运营实物场所的时间和条件存在重大不确定性；法律或政府法规的潜在变化以及对这些法律法规的解释，包括房地产法律或房地产投资信托基金或公司的变化。我们保持房地产投资信托基金资格的能力；收购和发展风险，包括此类收购和开发项目未能按照预测执行；自然灾害，如火灾、洪水、龙卷风、飓风和地震；流行病或其他突发公共卫生事件，如新冠肺炎的爆发；影响我们的政府法规的条款以及对这些法规的解释, 这些风险包括：遵守这些法规的成本；房地产和分区法律的变化以及房地产税率的提高；如果我们的利率掉期交易对手未能履行义务，可能导致的信用风险；保险金额不足或不足；诉讼，包括与起诉或抗辩索赔相关的成本以及任何不利结果；我们留住关键人员的能力；未来恐怖袭击或内乱的后果；以及环境责任，包括因对我们目前拥有或以前拥有的物业的污染进行必要补救而可能招致的成本、罚款或罚款。所有前瞻性陈述都应根据第一部分第1A项中确定的风险阅读。本公司截至2020年12月31日的年度报告Form 10-K以及随后的Form 10-Q季度报告中的风险因素。公司没有义务公开更新任何前瞻性陈述，包括它对2022年的展望，无论是由于新信息、未来事件还是其他原因。

Page 3 of 24 Consolidated Balance Sheets (In thousands, except share and per share data) (Unaudited) December 31, 2021 December 31, 2020 ASSETS Real estate properties 3,546,711$ 3,159,497 Development and value-add properties 504,614 359,588 4,051,325 3,519,085 Less accumulated depreciation (1,035,617) (955,328) 3,015,708 2,563,757 Real estate assets held for sale 5,695 - Unconsolidated investment 7,320 7,446 Cash 4,393 21 Other assets 182,220 149,579 TOTAL ASSETS 3,215,336$ 2,720,803 LIABILITIES AND EQUITY LIABILITIES Unsecured bank credit facilities, net of debt issuance costs 207,066$ 124,194 Unsecured debt, net of debt issuance costs 1,242,570 1,107,708 Secured debt, net of debt issuance costs 2,142 78,993 Accounts payable and accrued expenses 109,760 69,573 Other liabilities 82,338 69,817 Total Liabilities 1,643,876 1,450,285 EQUITY Stockholders' Equity: Common shares; $0.0001 par value; 70,000,000 shares authorized; 41,268,846 shares issued and outstanding at December 31, 2021 and 39,676,828 at December 31, 2020 4 4 Excess shares; $0.0001 par value; 30,000,000 shares authorized; no shares issued - - Additional paid-in capital 1,886,820 1,610,053 Distributions in excess of earnings (318,056) (329,667) Accumulated other comprehensive income (loss) 1,302 (10,752) Total Stockholders' Equity 1,570,070 1,269,638 Noncontrolling interest in joint ventures 1,390 880 Total Equity 1,571,460 1,270,518 TOTAL LIABILITIES AND EQUITY 3,215,336$ 2,720,803

Page 4 of 24 Consolidated Statements of Income and Comprehensive Income (In thousands, except per share data) (Unaudited) 2021 2020 2021 2020 REVENUES Income from real estate operations 107,349$ 92,592 409,412 362,669 Other revenue 23 76 63 354 107,372 92,668 409,475 363,023 EXPENSES Expenses from real estate operations 29,557 25,863 115,078 103,368 Depreciation and amortization 33,174 30,686 127,099 116,359 General and administrative 3,623 3,384 15,704 14,404 Indirect leasing costs 103 139 700 661 66,457 60,072 258,581 234,792 OTHER INCOME (EXPENSE) Interest expense (8,072) (8,777) (32,945) (33,927) Gain on sales of real estate investments 38,859 13,145 38,859 13,145 Other 209 231 830 942 NET INCOME 71,911 37,195 157,638 108,391 Net income attributable to noncontrolling interest in joint ventures (22) (14) (81) (28) NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS 71,889 37,181 157,557 108,363 Other comprehensive income (loss) - interest rate swaps 3,778 2,693 12,054 (13,559) TOTAL COMPREHENSIVE INCOME 75,667$ 39,874 169,611 94,804 BASIC PER COMMON SHARE DATA FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS Net income attributable to common stockholders 1.76$ 0.94 3.91 2.77 Weighted average shares outstanding 40,844 39,507 40,255 39,185 DILUTED PER COMMON SHARE DATA FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS Net income attributable to common stockholders 1.75$ 0.94 3.90 2.76 Weighted average shares outstanding 41,011 39,653 40,377 39,296 Twelve Months Ended December 31,December 31, Three Months Ended

24页GAAP到非GAAP衡量标准的调整(千，每股数据除外)(未经审计)2021 2020 2021 2020 EastGroup Property，Inc.普通股股东71,889$37,181,157,557 108,363折旧及摊销33,174 30,686127,099 116359公司未合并投资折旧份额34 34 136 137非控制权益折旧和摊销-(28)-(142)房地产投资销售收益(38,859)(13,145)(38，859)(13,145)普通股股东的运营资金66,238美元54,728 245,933 211,572净收益71,911美元37,195 157,638 108,391利息支出(1)8,072 8,777 32,945 33,927折旧和摊销33，174 30,686 127,099 116,359公司未合并投资折旧份额34 34 136 137息税折旧及摊销前利润(“EBITDA”)113,191 76,692317,818 258,814房地产投资销售收益(38，(13,145)(38,859)(13,145)房地产EBITDA(“EBITDARE”)74,332$63,547 278,959 245,669稀释后每股普通股可归因于EastGroup物业的净收入数据, 公司普通股股东应占普通股股东净收入1.75$0.94 3.90 2.76普通股股东应占FFO 1.62$1.38 6.09 5.38每股收益和FFO加权平均流通股41,011 39,653 40,377 39,296 12月31日(1)分别扣除截至2021年12月31日和2020年12月31日的三个月的资本化利息净额2342美元和2089美元；截至2021年12月31日和2020年12月31日的12个月分别为9028美元和9651美元。截至12月31日的3个月，截至12月31日的12个月

Page 6 of 24 Reconciliations of GAAP to Non-GAAP Measures (Continued) (In thousands) (Unaudited) 2021 2020 2021 2020 NET INCOME 71,911$ 37,195 157,638 108,391 Gain on sales of real estate investments (38,859) (13,145) (38,859) (13,145) Interest income - (15) (6) (101) Other revenue (23) (76) (63) (354) Indirect leasing costs 103 139 700 661 Depreciation and amortization 33,174 30,686 127,099 116,359 Company's share of depreciation from unconsolidated investment 34 34 136 137 Interest expense (1) 8,072 8,777 32,945 33,927 General and administrative expense (2) 3,623 3,384 15,704 14,404 Noncontrolling interest in PNOI of consolidated joint ventures (15) (41) (61) (171) PROPERTY NET OPERATING INCOME ("PNOI") 78,020 66,938 295,233 260,108 PNOI from 2020 and 2021 acquisitions (2,208) (191) (5,111) (492) PNOI from 2020 and 2021 development and value-add properties (8,471) (4,342) (26,970) (12,552) PNOI from 2020 and 2021 operating property dispositions (169) (668) (1,518) (2,691) Other PNOI 57 87 233 256 SAME PNOI (Straight-Line Basis) 67,229 61,824 261,867 244,629 Net lease termination fee income from same properties (464) (48) (1,411) (709) SAME PNOI EXCLUDING INCOME FROM LEASE TERMINATIONS (Straight-Line Basis) 66,765 61,776 260,456 243,920 Straight-line rent adjustments for same properties (1,060) 197 (3,685) (324) Acquired leases — market rent adjustment amortization for same properties (115) (315) (640) (1,375) SAME PNOI EXCLUDING INCOME FROM LEASE TERMINATIONS (Cash Basis) 65,590$ 61,658 256,131 242,221 Twelve Months Ended December 31, December 31, (1) Net of capitalized interest of $2,342 and $2,089 for the three months ended December 31, 2021 and 2020, respectively; and $9,028 and $9,651 for the twelve months ended December 31, 2021 and 2020, respectively. (2) Net of capitalized development costs of $2,402 and $1,637 for the three months ended December 31, 2021 and 2020, respectively; and $7,713 and $6,689 for the twelve months ended December 31, 2021 and 2020, respectively. Three Months Ended

Page 7 of 24 Consolidated Statements of Cash Flows (In thousands) (Unaudited) 2021 2020 OPERATING ACTIVITIES Net income 157,638$ 108,391 Adjustments to reconcile net income to net cash provided by operating activities: Depreciation and amortization 127,099 116,359 Stock-based compensation expense 7,511 6,579 Gain on sales of real estate investments (38,859) (13,145) Gain on casualties and involuntary conversion on real estate assets - (161) Changes in operating assets and liabilities: Accrued income and other assets (11,572) (4,615) Accounts payable, accrued expenses and prepaid rent 13,298 (18,851) Other 1,377 1,728 NET CASH PROVIDED BY OPERATING ACTIVITIES 256,492 196,285 INVESTING ACTIVITIES Development and value-add properties (418,855) (195,446) Purchases of real estate (108,149) (49,199) Real estate improvements (36,665) (33,131) Net proceeds from sales of real estate investments 44,260 21,565 Leasing commissions (33,301) (17,516) Proceeds from casualties and involuntary conversion on real estate assets - 242 Repayments on mortgage loans receivable - 1,679 Changes in accrued development costs 21,678 (5,339) Changes in other assets and other liabilities 1,769 (11,111) NET CASH USED IN INVESTING ACTIVITIES (529,263) (288,256) FINANCING ACTIVITIES Proceeds from unsecured bank credit facilities 625,520 625,387 Repayments on unsecured bank credit facilities (541,310) (613,097) Proceeds from unsecured debt 175,000 275,000 Repayments on unsecured debt (40,000) (105,000) Repayments on secured debt (76,920) (54,306) Debt issuance costs (2,678) (1,090) Distributions paid to stockholders (not including dividends accrued) (131,759) (119,765) Proceeds from common stock offerings 273,097 90,721 Other (3,807) (6,082) NET CASH PROVIDED BY FINANCING ACTIVITIES 277,143 91,768 INCREASE (DECREASE) IN CASH AND CASH EQUIVALENTS 4,372 (203) CASH AND CASH EQUIVALENTS AT BEGINNING OF YEAR 21 224 CASH AND CASH EQUIVALENTS AT END OF YEAR 4,393$ 21 SUPPLEMENTAL CASH FLOW INFORMATION Cash paid for interest, net of amounts capitalized of $9,028 and $9,651 for 2021 and 2020, respectively 31,658$ 32,362 Cash paid for operating lease liabilities 1,707 1,476 NON-CASH OPERATING ACTIVITY Operating lease liabilities arising from obtaining right of use assets 13,056$ 495 Twelve Months Ended December 31,

24个相同物业组合分析的第8页(单位：千)(未经审计)2021 2020%变化2021 2020%变化相同物业组合(1)截至期末41,020 41,020 41,020平方英尺平均入住率98.0%97.5%0.5%97.6%97.0%0.6%截至期末入住率98.1%97.8%0.3%98.1%97.8%0.3%同一财产组合分析(收付实现制)(1)房地产业务收入92,178美元85,961 7.2%360,879美元340,637美元租赁终止收到的现金减少5.9%(544)(61)(1,631)(769)不包括租赁终止收入的收入91,634 85,900 6.7%359,248 339,868 5.7%房地产业务费用(26,044)(24,242)7.4%(103,117)(97,647)5.6%PNO.61,658 6.4%256,131$242,221 5.7%同一物业组合分析(直线法)(1)房地产业务收入93,273美元86,066 8.4%364,984美元342,276美元因租赁终止而收到的现金减少6.6%(544)(61)(1,631)(769)因租赁终止而增加直线租金冲销80 13220 60不包括租赁终止收入的收入92,809 86,018 7.9%363,573 341,567 6.4%房地产运营支出(26,044)(24,242)7.4%(103,117)(97,647)5.6%PNOI不包括租赁终止收入66,765$61,776 8.1%260,456$243,920 6.8%(1)包括在1/1/20至12/31/21整个期间纳入运营组合的物业。十二月三十一日，截至十二月三十一日止三个月

Page 9 of 24 Additional Financial Information (In thousands) (Unaudited) 2021 2020 2021 2020 SELECTED INCOME STATEMENT INFORMATION Straight-line rent income adjustment 2,187$ 1,154 8,698 4,888 Recoveries (reserves) for uncollectible straight-line rent 73 (774) 518 (1,795) Net straight-line rent adjustment 2,260 380 9,216 3,093 Cash received for lease terminations 544 61 1,631 769 Less straight-line rent write-offs (80) (13) (220) (60) Net lease termination fee income 464 48 1,411 709 Recoveries (reserves) for uncollectible cash rent 56 (323) (43) (968) Stock-based compensation expense (1,671) (1,546) (7,511) (6,579) Debt issuance costs amortization (334) (373) (1,296) (1,418) Indirect leasing costs (103) (139) (700) (661) Gain on casualties and involuntary conversion (1) - - - 161 Acquired leases - market rent adjustment amortization 344 368 1,048 1,432 2021 2020 2021 2020 WEIGHTED AVERAGE COMMON SHARES Weighted average common shares 40,844 39,507 40,255 39,185 BASIC SHARES FOR EARNINGS PER SHARE ("EPS") 40,844 39,507 40,255 39,185 Potential common shares: Unvested restricted stock 167 146 122 111 DILUTED SHARES FOR EPS AND FFO 41,011 39,653 40,377 39,296 (1) Included in Other revenue on the Consolidated Statements of Income and Comprehensive Income; included in FFO. (Items below represent increases or (decreases) in FFO) December 31, Three Months Ended Three Months Ended December 31, Twelve Months Ended December 31, Twelve Months Ended December 31,

24金融统计数据第10页(千美元，每股数据除外)(未经审计)2021 2020 2019 2018 2017资产/市值资产3,215,336美元2,720,803 2,546,078 2,131,705,953,221股权市值9,403,107 5,477,7835,164,3063,348,2693,071，927总市值(债务及股权)(1)10,859,4736,791,8796,350,4384,458,037 4,183,620股未偿还-普通股41,268,846 39,676,828 38,925,953 36,501,356 34,758每股价格227.85$138.06 132.67 91.73 88.38FFO每股摊薄收益变动(2)6.09$5.38 4.98 4.66 4.25与上年同期相比变动13.2%8.0%6.9%9.6%6.3%普通股派息比率股息分配3.58$3.08 2.94 2.72每股摊薄FFO(2)派息比率6.09 5.38 4.98 4.66 4.25股息派息比率59%57%59%58%59%普通股股息收益率股息分配3.58$3.08 2.94 2.72 2.52每股价格227.85 138.06 132.67 91.73 88.38股息率1.57%2.23%2.22%2.97%2.85%稀释后每股FFO倍数FFO(2)6.09美元5.38 4.98 4.66 4.25每股价格227.85 138.06 132.67 91.73 88.38倍数37.41 25.66 26.64 19.68 20.80利息及固定费用覆盖比率EBITDAR 278，959美元245,669 221,517 200,788 180,214利息支出32,945 33,927 34,463 35,106 34,775利息和固定费用覆盖比率8.47 7.24 6.43 5.72 5.18债务与EBITDARE比率1,451,778美元1,310,8951,182,6021,105,7871,108,282 EBITDARE 278,959 245,669 221,517 200,772, 214债务与EBITDARE比率5.20 5.34 5.34 5.51 6.15调整后债务与形式EBITDARE比率3.83 4.43 3.92 4.73 5.45债务与总市值之比(1)13.4%19.3%18.7%24.9%26.6%发行人评级(3)发行人评级展望穆迪投资者服务Baa2稳定(1)扣除未摊销债务发行成本。(3)证券评级并非买卖或持有证券的建议，并可随时由转让评级机构修订或撤回。(2)关于本公司采用来自运营的NAREIT资金白皮书-2018年重述，本公司现在从FFO中剔除销售非经营性房地产和本公司业务附带资产的损益，因此调整了前几年的业绩，以符合FFO的最新定义。截止的年数

Page 11 of 24 Development and Value-Add Properties Summary ($ in thousands) (Unaudited) Anticipated 4th Qtr Cumulative Projected Conversion % Leased Square Feet (SF) 2021 at 12/31/21 Total Costs Date (1) 2/7/22 Lease-up Access Point 1 (2) Greenville, SC 156,000 134$ 12,522 13,300 01/22 100% Access Point 2 (2) Greenville, SC 159,000 329 11,631 13,100 05/22 100% Grand Oaks 75 3 Tampa. FL 136,000 151 10,192 12,400 07/22 92% Horizon West 2 & 3 Orlando, FL 210,000 626 17,190 19,200 09/22 35% Siempre Viva 3-6 (2) San Diego, CA 547,000 132,688 132,688 135,600 12/22 65% Total Lease-up 1,208,000 133,928 184,223 193,600 72% Wgt Avg % Lease-Up: Projected Stabilized Yield (3) 6.0% Under Construction Speed Distribution Center San Diego, CA 519,000 13,852 67,818 88,600 03/22 100% SunCoast 12 Fort Myers, FL 79,000 2,075 4,178 8,000 06/22 100% CreekView 9 & 10 Dallas, TX 145,000 3,765 11,336 17,200 07/22 100% Steele Creek 8 Charlotte, NC 72,000 728 2,728 8,400 08/22 100% Basswood 1 & 2 Fort Worth, TX 237,000 3,082 15,229 22,100 02/23 12% Gateway 3 Miami, FL 133,000 4,205 13,166 19,100 04/23 0% Grand Oaks 75 4 Tampa. FL 185,000 2,692 6,378 17,900 04/23 0% Tri-County Crossing 5 San Antonio, TX 105,000 1,926 5,600 10,300 04/23 0% Americas Ten 2 El Paso, TX 168,000 5,445 9,100 14,100 05/23 0% Grand West Crossing 1 Houston, TX 121,000 5,068 8,869 15,700 05/23 0% 45 Crossing Austin, TX 177,000 4,380 17,060 26,200 06/23 83% McKinney 3 & 4 Dallas, TX 212,000 5,073 10,438 26,300 06/23 0% Ridgeview 3 San Antonio, TX 88,000 3,826 5,804 10,700 06/23 0% Tri-County Crossing 6 San Antonio, TX 124,000 1,263 3,782 9,900 06/23 0% LakePort 4 & 5 Dallas, TX 177,000 7,938 7,938 22,400 08/23 0% I-20 West Business Center Atlanta, GA 155,000 838 2,964 14,200 10/23 0% Total Under Construction 2,697,000 66,156 192,388 331,100 37% Wgt Avg % Under Construction: Projected Stabilized Yield (3) 6.8% 48% Wgt Avg % Development: Projected Stabilized Yield (3) 6.9% Value-Add: Projected Stabilized Yield (3) 5.2% Prospective Development Acres Projected SF Fort Myers, FL 42 543,000 220 8,298 Miami, FL 17 243,000 129 14,331 Orlando, FL 107 1,278,000 803 26,238 Tampa, FL 2 32,000 - 825 Atlanta, GA 64 580,000 5,058 5,058 Jackson, MS 3 28,000 - 706 Charlotte, NC 181 1,387,000 12,443 15,104 Greenville, SC 59 400,000 51 1,736 Austin, TX 22 274,000 6,431 6,431 Dallas, TX (4) 26 172,000 (6,566) 8,398 Fort Worth, TX 50 652,000 195 15,327 Houston, TX 98 1,293,000 6,710 24,833 San Antonio, TX 6 55,000 10 718 Total Prospective Development 677 6,937,000 25,484 128,003 Total Development and Value-Add Properties 677 10,842,000 225,568$ 504,614 (1) Development properties will transfer to the operating portfolio at the earlier of 90% occupancy or one year after shell completion. Value-add properties will transfer at the earlier of 90% occupancy or one year after acquisition. (2) These value-add projects were acquired by EastGroup. (3) Weighted average yield based on estimated annual property net operating income on a straight-line basis at 100% occupancy divided by projected total costs. (4) Negative amount represents land inventory costs transferred to Under Construction. Costs Incurred

Page 12 of 24 Development and Value-Add Properties Transferred to Real Estate Properties ($ in thousands) (Unaudited) 4th Qtr Cumulative Conversion % Leased Square Feet (SF) 2021 at 12/31/21 Date 2/7/22 1st Quarter Gilbert Crossroads A & B Phoenix, AZ 140,000 1$ 16,970 01/21 100% CreekView 7 & 8 Dallas, TX 137,000 (4) 17,687 03/21 100% Hurricane Shoals 3 Atlanta, GA 101,000 (2) 10,331 03/21 100% Northpoint 200 (1) Atlanta, GA 79,000 (3) 6,890 03/21 100% Rancho Distribution Center (1) Los Angeles, CA 162,000 - 27,645 03/21 100% 619,000 (8) 79,523 2nd Quarter World Houston 44 Houston, TX 134,000 106 9,232 05/21 100% Gateway 4 Miami, FL 197,000 962 24,724 06/21 100% Interstate Commons 2 (1) Phoenix, AZ 142,000 19 12,344 06/21 100% Settlers Crossing 3 & 4 Austin, TX 173,000 (5) 19,995 06/21 100% SunCoast 7 Fort Myers, FL 77,000 436 8,575 06/21 100% Tri-County Crossing 3 & 4 San Antonio, TX 203,000 109 16,175 06/21 100% 926,000 1,627 91,045 3rd Quarter Cherokee 75 Business Center 2 (1) Atlanta, GA 105,000 10 9,312 07/21 100% Northwest Crossing 1-3 Houston, TX 278,000 741 24,747 09/21 81% 383,000 751 34,059 4th Quarter Ridgeview 1 & 2 San Antonio, TX 226,000 1,435 20,549 10/21 100% Gilbert Crossroads C & D Phoenix, AZ 178,000 2,724 23,019 12/21 100% LakePort 1-3 Dallas, TX 194,000 1,060 24,192 12/21 100% Steele Creek 10 Charlotte, NC 162,000 287 11,044 12/21 100% 760,000 5,506 78,804 Total Transferred to Real Estate Properties 2,688,000 7,876$ 283,431 Projected Stabilized Yield (2) 7.2% 98% Wgt Avg % (1) These value-add projects were acquired by EastGroup. (2) Weighted average yield based on estimated annual property net operating income on a straight-line basis at 100% occupancy divided by projected total costs. Costs Incurred

截至2021年12月31日的24项收购和处置的第13页(以千美元为单位)(未经审计)日期物业名称位置大小购买价格(1)第一季度1季度1/15/21接入点1格林维尔，SC 156,000 SF 10,501$(2)01/21/21 Northpoint 200 Atlanta，GA 79,000 SF 6,516(3)第二季度05/19/21接入点2 Greenville，SC 159,000 SF 10，743(2)06/03/21布莱尔斯桥第二期陆地亚特兰大，佐治亚州15.1英亩289 06/10/21南方公园配送中心2菲尼克斯，亚利桑那州79,000 SF 9,177 06/17/21切诺基75商务中心2亚特兰大，GA 105,000 SF 8,837(3)第三季度07/28/21 45穿越陆地奥斯汀，德克萨斯州26.8英亩10，02808/16/21山坡地格林维尔，南卡罗来纳州58.7英亩1,593.08/26/21DFW全球物流中心达拉斯，德克萨斯州611,000 SF 89,829 09/23/21进步中心3亚特兰大，GA 50,000 SF 5000第四季度10/12/21 Skyway物流公园兰德夏洛特，北卡罗来纳州夏洛特157.7英亩12，038 10/15/21德克萨斯大道奥斯汀，德克萨斯州20,000 SF 4,143(4)11/10/21 Cass White Land Atlanta，GA 38.0英亩2,923 12/01/21 Siempre Viva配送中心3-6圣地亚哥，CA 547,000 SF 134,479(2)12/01/21 Stonefield 35 Land Austin，TX 21.7英亩6，031 12/10/21斯普林伍德商业园土地休斯顿，德克萨斯州休斯敦21.8英亩6,208 12/17/21河滨公园土地亚特兰大，GA 26.0英亩1,955 1,806,000 SF总收购面积365.8英亩320,290美元物业名称地点大小第一季度无第二季度无第三季度无第四季度11/09/21 Jetport Commerce Park Tampa，FL 284,000 SF 45100美元38美元, 859(5)(2)增值财产收购；计入综合资产负债表上的开发和增值财产。(1)代表收购价格加成交成本。已实现收益(3)购买之日处于开发阶段的增值房产；至少90%入住率后转让给房地产的房产。(5)计入综合损益表和综合收益表的房地产投资销售收益；不计入FFO。处置收购(4)房地产收购，包括8.8英亩土地上一座20000平方英尺的建筑。该大楼目前的租赁期限为2022年12月；然而，一旦租约到期，该公司计划拆除现有大楼并重新开发该地块。

Page 14 of 24 Real Estate Improvements and Leasing Costs (In thousands) (Unaudited) REAL ESTATE IMPROVEMENTS 2021 2020 2021 2020 Upgrade on acquisitions 969$ 16 1,337 298 Tenant improvements: New tenants 5,087 2,941 13,603 11,811 Renewal tenants 1,142 881 3,935 3,284 Other: Building improvements 3,119 1,777 8,044 4,962 Roofs 263 3,504 8,007 8,529 Parking lots 700 129 1,570 568 Other 546 243 1,399 803 TOTAL REAL ESTATE IMPROVEMENTS (1) 11,826$ 9,491 37,895 30,255 CAPITALIZED LEASING COSTS (Principally Commissions) Development and value-add 3,352$ 1,350 12,280 5,223 New tenants 1,762 1,347 10,990 5,732 Renewal tenants 3,615 812 10,111 7,244 TOTAL CAPITALIZED LEASING COSTS (2)(3) 8,729$ 3,509 33,381 18,199 (1) Reconciliation of Total Real Estate Improvements to Real Estate Improvements on the Consolidated Statements of Cash Flows: 2021 2020 Total Real Estate Improvements 37,895$ 30,255 Change in real estate property payables (26) (373) Change in construction in progress (1,204) 3,249 36,665$ 33,131 (2) Included in Other Assets on the Consolidated Balance Sheets. (3) Reconciliation of Total Capitalized Leasing Costs to Leasing Commissions on the Consolidated Statements of Cash Flows: 2021 2020 Total Capitalized Leasing Costs 33,381$ 18,199 Change in leasing commissions payables (80) (683) 33,301$ 17,516$ Twelve Months Ended December 31, Leasing Commissions on the Consolidated Statements of Cash Flows December 31, Real Estate Improvements on the Consolidated Statements of Cash Flows Twelve Months Ended December 31, Twelve Months EndedThree Months Ended December 31,

Page 15 of 24 Leasing Statistics and Occupancy Summary (Unaudited) Three Months Ended Number of Square Feet Weighted Rental Change Rental Change PSF Tenant PSF Leasing PSF Total December 31, 2021 Leases Signed Signed Average Term Straight-Line Basis Cash Basis Improvement (1) Commission (1) Leasing Cost (1) (In Thousands) (In Years) New Leases (2) 43 694 4.9 34.4% 23.7% 2.61$ 2.57$ 5.18$ Renewal Leases 53 1,784 5.0 30.2% 15.6% 0.84 2.06 2.90 Total/Weighted Average 96 2,478 5.0 31.5% 18.0% 1.33$ 2.20$ 3.53$ Per Year 0.27$ 0.44$ 0.71$ Weighted Average Retention (3) 72.0% Twelve Months Ended Number of Square Feet Weighted Rental Change Rental Change PSF Tenant PSF Leasing PSF Total December 31, 2021 Leases Signed Signed Average Term Straight-Line Basis Cash Basis Improvement (1) Commission (1) Leasing Cost (1) (In Thousands) (In Years) New Leases (2) 183 3,764 5.7 33.1% 20.6% 3.93$ 3.08$ 7.01$ Renewal Leases 223 6,025 4.4 29.9% 16.8% 0.89 1.72 2.61 Total/Weighted Average 406 9,789 4.9 31.2% 18.4% 2.06$ 2.24$ 4.30$ Per Year 0.42$ 0.46$ 0.88$ Weighted Average Retention (3) 67.6% 12/31/21 09/30/21 06/30/21 03/31/21 12/31/20 Percentage Leased 98.7% 98.8% 98.3% 98.3% 98.0% Percentage Occupied 97.4% 97.6% 96.8% 97.2% 97.3% (1) Per square foot (PSF) amounts represent total amounts for the life of the lease, except as noted for the Per Year amounts. (2) Does not include leases with terms less than 12 months and leases for first generation space on properties acquired or developed by EastGroup. (3) Calculated as square feet of renewal leases signed during the quarter / square feet of leases expiring during the quarter (not including early terminations or bankruptcies).

Page 16 of 24 Core Market Operating Statistics December 31, 2021 (Unaudited) Total Square Feet % Annualized % % Straight-Line Cash Straight-Line Cash Straight-Line Cash Straight-Line Cash of Properties of Total Base Rent (1) Leased Occupied 2022 (2) 2023 Basis Basis (4) Basis Basis (4) Basis Basis (4) Basis Basis (4) Florida Tampa 4,212,000 9.0% 8.3% 97.6% 97.6% 552,000 844,000 5.2% 4.7% 6.6% 6.3% 28.5% 14.5% 25.9% 13.7% Orlando 3,685,000 7.9% 8.3% 98.4% 98.4% 777,000 483,000 2.6% 3.8% 1.6% 2.4% 33.0% 15.3% 21.9% 10.3% Jacksonville 2,273,000 4.8% 3.7% 100.0% 95.4% 587,000 414,000 1.0% 1.9% 6.0% 6.5% 21.8% 8.2% 23.7% 12.6% Miami/Fort Lauderdale 1,656,000 3.5% 4.0% 97.8% 88.2% 82,000 237,000 9.0% 10.6% 3.3% 5.2% 28.8% 21.8% 25.4% 15.4% Fort Myers 626,000 1.3% 1.7% 100.0% 100.0% 74,000 105,000 1.9% 3.1% 1.7% 4.1% N/A N/A 18.2% 6.3% 12,452,000 26.5% 26.0% 98.4% 96.3% 2,072,000 2,083,000 4.0% 4.6% 4.2% 4.8% 28.6% 14.5% 24.4% 12.8% Texas Houston 6,208,000 13.2% 12.0% 95.9% 94.6% 828,000 897,000 1.3% -1.8% -0.4% -0.3% 23.5% 14.8% 8.2% -0.7% Dallas 4,717,000 10.0% 9.4% 100.0% 98.6% 431,000 645,000 4.6% 3.0% 4.4% 3.9% 33.8% 19.1% 26.8% 15.5% San Antonio 4,093,000 8.7% 8.8% 98.2% 94.9% 398,000 673,000 5.7% 6.7% 4.3% 4.0% 13.0% 4.3% 14.9% 5.5% Austin 1,146,000 2.4% 3.1% 99.1% 99.1% 119,000 231,000 2.9% 4.3% 8.0% 11.1% 43.5% 38.6% 36.6% 30.8% El Paso 957,000 2.0% 1.5% 100.0% 100.0% 118,000 144,000 9.5% 9.1% 9.8% 9.0% 7.3% 0.0% 23.9% 12.2% Fort Worth 794,000 1.7% 1.6% 100.0% 100.0% 41,000 129,000 6.6% 19.6% 10.2% 14.0% N/A N/A N/A N/A 17,915,000 38.0% 36.4% 98.1% 96.5% 1,935,000 2,719,000 3.7% 2.8% 3.2% 3.3% 29.1% 17.0% 19.3% 9.4% California Los Angeles (5) 2,484,000 5.3% 7.5% 100.0% 100.0% 110,000 164,000 19.2% 25.8% 27.0% 17.6% 27.7% 13.5% 75.9% 51.7% San Francisco 1,045,000 2.2% 3.4% 100.0% 100.0% 202,000 - 41.6% 44.7% 37.5% 36.7% N/A N/A 19.3% 10.7% San Diego 867,000 1.8% 2.4% 100.0% 100.0% - 142,000 107.4% -5.7% 17.6% -7.3% 68.9% 46.8% 56.2% 40.9% Fresno 398,000 0.9% 0.6% 97.9% 97.9% 142,000 59,000 11.2% 9.2% 1.4% 2.6% N/A N/A 26.0% 13.8% 4,794,000 10.2% 13.9% 99.8% 99.8% 454,000 365,000 35.6% 23.0% 26.2% 16.1% 57.8% 37.7% 66.5% 45.8% Arizona Phoenix 3,040,000 6.5% 6.5% 100.0% 100.0% 420,000 500,000 13.9% 10.0% 13.0% 10.4% 44.0% 18.5% 26.9% 10.9% Tucson 848,000 1.8% 1.7% 100.0% 100.0% 10,000 83,000 2.5% 3.1% 0.6% -2.3% N/A N/A 5.6% -1.7% 3,888,000 8.3% 8.2% 100.0% 100.0% 430,000 583,000 10.8% 8.2% 9.6% 7.1% 44.0% 18.5% 24.7% 9.7% Other Core Charlotte 3,570,000 7.6% 6.3% 99.7% 99.7% 764,000 717,000 5.2% 8.0% 2.0% 4.7% 20.5% 4.8% 18.8% 5.6% Atlanta 1,312,000 2.8% 2.5% 100.0% 100.0% 91,000 30,000 17.3% 29.1% 16.0% 12.4% 16.4% 8.2% 15.4% 6.4% Denver 886,000 1.9% 2.2% 95.1% 95.1% 127,000 69,000 -3.4% -4.8% -2.4% 0.6% 6.8% 9.5% 15.5% 12.9% Las Vegas 754,000 1.6% 2.0% 100.0% 93.4% 138,000 182,000 6.1% -3.2% 2.7% 1.5% 69.9% 52.0% 50.3% 35.7% 6,522,000 13.9% 13.0% 99.2% 98.4% 1,120,000 998,000 5.1% 6.5% 3.0% 4.5% 29.7% 20.1% 24.7% 14.1% Total Core Markets 45,571,000 96.9% 97.5% 98.7% 97.4% 6,011,000 6,748,000 8.7% 7.0% 7.0% 5.9% 31.6% 18.2% 31.6% 18.7% Total Other Markets 1,448,000 3.1% 2.5% 99.2% 98.8% 168,000 179,000 -12.5% -12.4% -0.9% 0.2% 19.1% 9.8% 15.4% 4.3% Total Operating Properties 47,019,000 100.0% 100.0% 98.7% 97.4% 6,179,000 6,927,000 8.1% 6.4% 6.8% 5.7% 31.5% 18.0% 31.2% 18.4% (1) Based on the Annualized Base Rent as of the reporting period for occupied square feet (without S/L Rent). (2) Includes month-to-month leases. (3) Does not include leases with terms less than 12 months and leases for first generation space on properties acquired or developed by EastGroup. (4) Excludes straight-line rent adjustments and amortization of above/below market rent intangibles. (5) Includes the Company's share of its less-than-wholly-owned real estate investments. in Square Feet QTR YTD QTR YTDLease Expirations Rental Change (excluding income from lease terminations) New and Renewal Leases (3) Same Property PNOI Change

Page 17 of 24 Lease Expiration Summary Total Square Feet of Operating Properties Based On Leases Signed Through December 31, 2021 ($ in thousands) (Unaudited) Annualized Current % of Total Base Rent of Base Rent of Square Footage of % of Leases Expiring Leases Expiring LEASE EXPIRATION Leases Expiring Total SF (without S/L Rent) (without S/L Rent) Vacancy 612,000 1.3% -$ 0.0% 2022 (1) 6,179,000 13.1% 42,114 13.7% 2023 6,927,000 14.7% 46,174 15.0% 2024 7,837,000 16.7% 52,363 17.0% 2025 6,348,000 13.5% 44,412 14.4% 2026 7,462,000 15.9% 52,211 16.9% 2027 4,635,000 9.9% 27,410 8.9% 2028 2,415,000 5.1% 16,606 5.4% 2029 1,880,000 4.0% 9,947 3.2% 2030 600,000 1.3% 4,799 1.6% 2031 and beyond 2,124,000 4.5% 11,907 3.9% TOTAL 47,019,000 100.0% 307,943$ 100.0% (1) Includes month-to-month leases.

截至2021年12月31日，按年化基本租金划分的24个前10名客户中的第18页(未经审计)占总年化客户租赁地点组合基本租金的%(1)1 Starship物流有限责任公司1洛杉矶，加利福尼亚州262,000 0.6%1.0%2联邦快递公司1达拉斯，德克萨斯州157,000 1 Fort Myers，FL 63,000 1 Lauderdale，FL 50,000 1 San Diego，CA 51,000 1 Jackson，FedEx Corp.1 Dallas，TX 157,000 1 Fort Myers，FL 63,000 1 Lauderdale，FL 50,000 1 San Diego，CA 51,000 1 Jackson，MS 6,000 0.7%0.9%3张伯伦集团2 Tucson，AZ 350,000 1 Charlotte，NC 11,000 0.8%0.9%4 Amazon 1 San Diego，CA 191,000 1 San Antonio，TX 57,000 1 Tucson，AZ 10,000 0.5%0.8%5 Novolex Holdings LLC 1 Los Angeles，CA 286,000 0.6%0.8%6 Essendant Co.1 Orlando，FL 404,000 0.9%0.7%7床垫公司1休斯顿，德克萨斯州202,000 1坦帕，FL 109,000 1杰克逊维尔，FL 49,000 1 Fort Myers，FL 25,000 0.8%0.7%8 Ocean International，Inc.3 Orlando，FL 259,000 0.5%0.6%9 Pacific Asiana LLC 1 Los Angeles，CA 183,000 0.4%0.6%10 Agility 2 Houston，TX 246,000 0.5%0.6%24 2,971,000 6.3%7.6%(1)计算：截至2011年12月31日客户年化基本租金(不含序号租金)/年化基本租金总额(不含序号租金)。租赁合计SF

第19页，共24页，债务和股权市值2021年12月31日(千美元，(1)75,000美元115,000美元120,000 145,000 140,000 650,000加权平均利率3.03%2.96%3.47%3.12%3.03%3.09%3.11%有担保债务(固定利率)115 119122 128 1,672-2,156 4.2加权平均利率3.85%3.85%3.85%-3.85%无担保债务及有担保债务总额75,115$115,119 120,122 145,128 141,672 650,000 1,247,156 5.6加权平均利率3.03%2.96%3.47%3.12%3.04%3.09%3.11%无担保债务和有担保债务(固定利率)1,247,156$无担保银行信贷安排(可变利率)$50 mm行-0.876%-到期7/30/2025年26,210$425 MM行-0.875%-到期7/30/2025年183,000债务账面总额1,456,366$未摊销债务发行总成本(4,588)总债务，扣除未摊销债务发行成本1,451,778美元股本市值流通股-季度末每股普通股41,268,846美元227.85$总股本9,403,107美元总市值(债务和股权)(2)10,859,473美元总债务/总市值(2)13.4%(1)由于利率互换，这些贷款的利率是固定的或实际上是固定的(2)扣除未摊销债务发行成本之前

Page 20 of 24 Continuous Common Equity Program Through December 31, 2021 ($ in thousands, except per share data) (Unaudited) Shares Issued and Sold (1) Average Sales Price (Per Share) Gross Proceeds Offering-Related Fees and Expenses Net Proceeds 1st Quarter 317,538 141.72$ 45,000$ (515)$ 44,485$ 2nd Quarter 370,177 162.08 60,000 (682) 59,318 3rd Quarter 278,893 176.45 49,210 (584) 48,626 4th Quarter 584,573 205.28 119,999 (1,273) 118,726 TOTAL 2021 1,551,181 176.77$ 274,209$ (3,054)$ 271,155$ (1) As of February 8, 2022, the Company had common shares with an aggregate gross sales price of $381.9 million authorized and remaining for issuance under its continuous common equity program.

Page 21 of 24 Debt-to-EBITDAre Ratios ($ in thousands) (Unaudited) Quarter Ended Years Ended December 31, December 31, 2021 2021 2020 2019 2018 2017 EBITDAre 74,332$ 278,959$ 245,669 221,517 200,788 180,214 Debt 1,451,778 1,451,778 1,310,895 1,182,602 1,105,787 1,108,282 DEBT-TO-EBITDAre RATIO 4.88 5.20 5.34 5.34 5.51 6.15 EBITDAre 74,332$ 278,959$ 245,669 221,517 200,788 180,214 Adjust for acquisitions as if owned for entire period 5 4,213 1,906 5,590 1,909 859 Adjust for development and value-add properties in lease-up or under construction (517) (700) (1,327) (2,072) (304) (679) Adjust for properties sold during the period (169) (1,517) (1,081) (3,812) (474) (1,031) Pro Forma EBITDAre 73,651$ 280,955$ 245,167 221,223 201,919 179,363 Debt 1,451,778$ 1,451,778$ 1,310,895 1,182,602 1,105,787 1,108,282 Subtract development and value-add properties in lease-up or under construction (376,611) (376,611) (225,964) (315,794) (149,860) (130,505) Adjusted Debt 1,075,167$ 1,075,167$ 1,084,931 866,808 955,927 977,777 ADJUSTED DEBT-TO-PRO FORMA EBITDAre RATIO 3.65 3.83 4.43 3.92 4.73 5.45

242022年展望(未经审计)2022年第一季度2022年第四季度2022年第二季度普通股股东净收益32,149美元133,001 34,633 138,829折旧和摊销33,498 139,946 33,498 139,946普通股股东运营资金65，647$272,947 68,131,278,775稀释股份41,398 41,635 41,398 41每股635数据(稀释后)：普通股股东净收入0.78美元3.19 0.84 3.33普通股股东运营资金1.59 6.56 1.65 6.70中点采用了以下假设：指标每股FFO$6.56-$6.70$6.09 FFO比上年增长8.9%(2)5.7%相同的PNOI增长：现金基础(1)5.1%-6.1%(2)5.7%平均月末占用-经营组合96.5%-97.5%97.1%租赁终止费收入$110万$140万无法收回的租金(目前没有发现2022年坏账)(150万美元)$44., 000个开发项目开工：230万平方英尺280万平方英尺预计总投资2.5亿美元3.41亿增值物业收购(预计总投资)4600万美元1.78亿经营性物业收购3000万美元1.08亿经营性物业处置(处置的潜在收益不包括在预测中)7000万美元4500万美元无担保债务在此期间结束3.75亿美元，加权平均利率3.20%，1.75亿美元2.40%加权平均利率普通股发行1.2亿美元2.74亿美元一般和行政费用1830万美元1570万美元2022年的初步指导(不包括每股数据)2021年的实际情况(2)包括自1/1/21以来一直在运营组合中并预计在12/31/22年前一直在运营组合中的物业；包括43,346,000平方英尺。(1)不包括直线租金调整、已获得租赁的市值租金无形资产摊销和终止租赁的收入。

以下是房地产投资信托基金(“REIT”)行业常用术语的定义，共24个REIT术语的第23页。有关REITs的更多信息，请参见全国房地产投资信托协会(“NAREIT”)网站www.reit.com。调整后债务与预计EBITDARE比率：公司调整后债务除以预计EBITDARE计算得出的比率。债务是通过减去租赁或在建的开发和增值物业的成本进行调整的。EBITDARE作进一步调整，增加重大收购的NOI估计，犹如收购物业在整个期间拥有一样，并从租赁或在建物业以及期内出售的物业中减去开发和增值物业的NOI。调整后债务与形式息税前利润比率是一种非公认会计准则财务指标，用于在调整后的基础上分析公司相对于杠杆的财务状况和经营业绩, 以便将该期间的物业变动正常化和年化。收付实现制：该公司调整其GAAP报告，以排除直线租金调整和已获得租赁的市场租金无形资产摊销。收付实现制是本公司在列报期间向客户收取的租金的一个指标，有助于分析本公司投资组合中的内含租金增长。债务与息税前利润比率：公司债务除以息税前利润的比率；这一非公认会计准则的衡量标准用于分析公司相对于杠杆的财务状况和经营业绩。债务与总市值的比率：公司债务除以公司股本(按市值)和债务总额计算的比率。房地产息税折旧及摊销前收益(EBITDARE)：根据NAREIT制定的标准，EBITDARE的计算方法是收益，定义为净收入，不包括房地产投资和非经营性房地产销售的收益或亏损，加上利息、税项、折旧和摊销。EBITDARE是一种非GAAP财务指标，用于衡量公司的经营业绩及其在非杠杆基础上履行利息支付义务和支付季度股票红利的能力。运营资金(FFO)：FFO是最被接受的REIT运营业绩报告指标，公司根据NAREIT在NAREIT运营资金白皮书-2018年重述中建立的标准计算FFO。它等于房地产投资信托基金按照公认会计原则(“公认会计原则”)计算的普通股股东应占净收益(亏损)。, 不包括房地产销售的损益(包括公司业务附带的其他资产)和减值亏损，经房地产相关折旧和摊销调整，以及未合并的合伙企业和合资企业调整后的减值亏损。FFO是一种非GAAP财务指标，用于评估公司在房地产资产投资的表现及其经营业绩。不包括伤亡和非自愿转换收益的FFO：一种以FFO(如上定义)计算的报告度量，调整后不包括伤亡和非自愿转换收益。该公司认为，不包括伤亡收益和非自愿转换，对经营业绩进行了更有意义的比较。工业特性：一般由四面斜放在混凝土板上的混凝土墙组成。然后添加内部办公室组件。商业用途包括仓储、配送、轻工制造和组装、研发、陈列室、办公室或上述部分或全部的组合。即将到期的租约和即将到期的平方英尺签订的续签租约：包括期间内的续签，期限从期间内和期间结束后开始。经营性土地：没有建筑或装修的土地，从与租户的租赁中获得收入；包括在合并资产负债表上的房地产中。经营物业：公司经营组合中稳定的房地产(土地包括建筑物和装修)；包括在综合资产负债表上的房地产。租赁百分比：已签订租约的可出租总面积的百分比，包括按月租约。, 截至本报告所述期间结束时。租约签订后，空间即被视为租赁。

房地产投资信托基金条款(续)第24页占有率：截至报告期末租赁期已开始的总可租赁面积的百分比。房地产净营业收入(PNOI)：房地产运营收入减去房地产运营费用(包括基于市场的内部管理费支出)加上公司非全资房地产投资的收入和物业运营费用份额。PNOI是一种非GAAP的物业层面的补充业绩衡量标准，用于评估公司房地产资产投资的业绩及其经营结果。房地产投资信托基金(Real Estate Investment Trust)：一家拥有并在大多数情况下经营创收房地产的公司，如公寓、购物中心、写字楼、酒店和仓库。一些REITs还从事房地产融资。大多数REITs的股票都是自由交易的，通常是在一个主要的证券交易所。要符合REIT的资格，公司必须每年将至少90%的应税收入分配给股东。符合房地产投资信托基金资格的公司可以从公司应纳税所得额中扣除支付给股东的股息。因此，大多数房地产投资信托基金至少将其应税收入的100%汇给股东，因此不欠公司联邦所得税。股东按收到的股息缴税。大多数州都尊重这种联邦待遇，也不要求房地产投资信托基金缴纳州所得税。新租约和续签租约的租金变动：租金变动是指新租期第一个月到期的年化基本租金与前一次租期最后一个月到期的年化基本租金之间的差额(以平方英尺为加权单位)。如果提供免费租金的话, 然后使用第一个正的全租金值。租金金额不包括基本停靠点金额、中途停留租金以及溢价或折扣租金金额。此计算不包括年期少于12个月的租约及EastGroup收购或发展物业的第一代空间租约。相同物业：在本年度和上一年度报告期内拥有的经营物业。开发或收购的物业不包括在本年度和上一年度报告期的经营组合中。本年度或上一年度报告期内出售的物业不包括在内。同一物业池包括从2020年1月1日到2021年12月31日整个期间包括在运营组合中的物业。同一物业净营业收入(“同一PNOI”)：指在本年度和上一年度报告期内，公司拥有的同一物业的房地产运营收入减去房地产运营支出(包括以市场为基础的内部管理费支出)，加上公司非全资房地产投资的收入和物业运营支出份额。Same PNOI是一种非GAAP的物业层面的补充业绩衡量标准，用于评估公司在同一物业基础上对房地产资产投资的业绩及其经营结果。相同PNOI(不包括租赁终止收入)：相同PNOI(如上定义), 调整后不包括租赁终止带来的收入。该公司认为，在直线和现金基础上评估不包括租赁终止收入在内的相同PNOI是有用的。直线基础是通过平均客户在租赁期间的租金支付来计算的；公认会计原则要求在直线基础上确认租金收入。现金基础不包括直线租金的调整和收购租赁的市场租金无形资产摊销；现金基础是公司在报告期间向客户收取的租金的指标，有助于分析公司投资组合中的嵌入租金增长。直线法：在租赁期内平均支付客户租金的过程。GAAP要求房地产公司的租金是“直线”的。总回报：股票在某一特定期间内的股息收入加上资本增值/折旧，占该期间开始时股价的百分比。增值属性：既可以获得但不稳定的属性，也可以转换为更高、更好的用途的属性。满足以下两个条件之一的已收购物业被视为增值物业：(1)截至收购日入住率低于75%(或根据近期租赁登记，在收购日起一年内入住率将低于75%)，或(2)收购成本的20%或以上将用于重新开发该物业。