What if you'd held EGP?
A $1,000 investment in EastGroup Properties, Inc. (EGP) at the month-end close of 1973-02 would be worth $170,861 at the close of 2026-08 — +16986.1% total return, dividends reinvested. The same $1,000 in the S&P 500 would be worth $69,018.
Your scenario
Result
If you'd bought $1,000 at the start of each year
Value of $1,000 invested on January 1 of each year, held to 2026-08, dividends included.
Every year, $1,000 from 1973
| Year | Value of $1,000 | Year return |
|---|---|---|
| 1973 | $1,000 | — |
| 1974 | $493 | -50.7% |
| 1975 | $550 | +11.6% |
| 1976 | $426 | -22.5% |
| 1977 | $459 | +7.8% |
| 1978 | $558 | +21.4% |
| 1979 | $968 | +73.6% |
| 1980 | $1,410 | +45.7% |
| 1981 | $1,550 | +9.9% |
| 1982 | $1,542 | -0.5% |
| 1983 | $2,510 | +62.8% |
| 1984 | $2,559 | +2.0% |
| 1985 | $2,141 | -16.3% |
| 1986 | $1,821 | -14.9% |
| 1987 | $1,544 | -15.2% |
| 1988 | $1,809 | +17.2% |
| 1989 | $1,925 | +6.4% |
| 1990 | $1,350 | -29.9% |
| 1991 | $1,579 | +17.0% |
| 1992 | $2,312 | +46.4% |
| 1993 | $3,053 | +32.0% |
| 1994 | $2,921 | -4.3% |
| 1995 | $3,776 | +29.3% |
| 1996 | $5,241 | +38.8% |
| 1997 | $6,626 | +26.4% |
| 1998 | $6,069 | -8.4% |
| 1999 | $6,615 | +9.0% |
| 2000 | $8,625 | +30.4% |
| 2001 | $9,639 | +11.8% |
| 2002 | $11,467 | +19.0% |
| 2003 | $15,582 | +35.9% |
| 2004 | $19,513 | +25.2% |
| 2005 | $24,069 | +23.3% |
| 2006 | $29,720 | +23.5% |
| 2007 | $24,265 | -18.4% |
| 2008 | $21,681 | -10.6% |
| 2009 | $24,826 | +14.5% |
| 2010 | $28,946 | +16.6% |
| 2011 | $31,290 | +8.1% |
| 2012 | $40,328 | +28.9% |
| 2013 | $45,059 | +11.7% |
| 2014 | $51,024 | +13.2% |
| 2015 | $46,726 | -8.4% |
| 2016 | $64,363 | +37.7% |
| 2017 | $79,385 | +23.3% |
| 2018 | $84,905 | +7.0% |
| 2019 | $125,851 | +48.2% |
| 2020 | $134,357 | +6.8% |
| 2021 | $226,307 | +68.4% |
| 2022 | $151,475 | -33.1% |
| 2023 | $193,415 | +27.7% |
| 2024 | $174,449 | -9.8% |
| 2025 | $200,358 | +14.9% |
| 2026 | $231,200 | +15.4% |
Best and worst month-end to buy
The best single month-end close to have bought EGP was 1976-10 ($0.23): $1,000 then is $879,565 today. The worst was 2026-07 ($210): $1,000 then is $965.
FAQ
What would $1,000 in EGP be worth today?
A $1,000 investment in EastGroup Properties, Inc. (EGP) at the start of 1973 would be worth about $170,861 today, a total return of +16986.1%. Dividends are reinvested in these figures.
What were the best and worst years for EGP?
EastGroup Properties, Inc. (EGP)'s strongest calendar year since 1973 was 1979, a +73.6% return — $1,000 held through that year became about $1,736 by year-end. Its weakest year was 1974, at -50.7%.
Does the calculator include dividends and splits?
Yes where available. Prices are adjusted for both stock splits and reinvested dividends (total return), the same measure brokerages use.
How much would $100 per month in EGP have grown?
Investing $100 at the end of every month since 1973-02 would have grown to about $6.31M on $64,300 invested.
Did EGP beat the S&P 500?
Over the same period, $1,000 in the S&P 500 index would be worth $69,018. EGP beat the S&P 500 by +147.6% in total return.
Is this investment advice?
No. Wall Street Regrets is an entertainment and education tool. Every number is a historical calculation, not a prediction, and past performance never guarantees future results.
Methodology
EastGroup Properties, Inc. (EGP) historical total-return data from 1973-02 to 2026-08, reduced to month-end closes for the tables above.
Returns use adjusted close prices from Yahoo Finance historical data — adjusted for stock splits and reinvested dividends — the same convention used by major brokerages. A "year" scenario invests $1,000 at the prior December's month-end close and values it at the latest available month-end close. Non-USD amounts are converted at historical month-end exchange rates (Yahoo Finance): to USD on the buy date and back to your currency at the latest rate, so the return reflects the currency move as well as the asset.
Month-end resolution means intra-month extremes are not captured in tables; the calculator uses exact trading-day closes where daily data is available. Figures ignore taxes, fees, and the currency effects of non-USD listings. History is not a forecast. Wall Street Regrets is entertainment, not investment advice.
What if you'd held…
Data: adjusted close prices via Yahoo Finance. As of 2026-08. Not financial advice.