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Side-by-side financial comparison of EASTGROUP PROPERTIES INC (EGP) and INDEPENDENCE REALTY TRUST, INC. (IRT). Click either name above to swap in a different company.
EASTGROUP PROPERTIES INC is the larger business by last-quarter revenue ($190.3M vs $165.3M, roughly 1.2× INDEPENDENCE REALTY TRUST, INC.). On growth, EASTGROUP PROPERTIES INC posted the faster year-over-year revenue change (9.1% vs 2.5%). Over the past eight quarters, EASTGROUP PROPERTIES INC's revenue compounded faster (9.4% CAGR vs 2.2%).
Genpact Ltd. is an American information technology services, consulting, and outsourcing company headquartered in New York City, New York. Founded in Gurgaon, India, and legally domiciled in Bermuda, Genpact employs more than 125,000 people and provides services to clients in over 30 countries worldwide. Genpact is listed on the NYSE and generated revenues of US$4.48 billion in 2023.
Brandywine Realty Trust is a Philadelphia-based real estate investment trust (REIT) that invests in office buildings in Philadelphia, Washington, D.C., and Austin, Texas.
EGP vs IRT — Head-to-Head
Income Statement — Q1 FY2026 vs Q1 FY2026
| Metric | | |
|---|---|---|
| Revenue | $190.3M | $165.3M |
| Net Profit | $94.6M | — |
| Gross Margin | — | — |
| Operating Margin | — | — |
| Net Margin | 49.7% | — |
| Revenue YoY | 9.1% | 2.5% |
| Net Profit YoY | 59.2% | — |
| EPS (diluted) | $1.77 | $0.00 |
Green = leading value per metric. Periods may differ when fiscal calendars don't align.
8-Quarter Revenue & Profit Trend
Side-by-side quarterly history. Quarters aligned by calendar period so offset fiscal years line up.
| Q1 26 | $190.3M | $165.3M | ||
| Q4 25 | $187.5M | $167.1M | ||
| Q3 25 | $182.1M | $167.1M | ||
| Q2 25 | $177.3M | $162.2M | ||
| Q1 25 | $174.4M | $161.2M | ||
| Q4 24 | $164.0M | $161.0M | ||
| Q3 24 | $162.9M | $160.1M | ||
| Q2 24 | $159.1M | $158.4M |
| Q1 26 | $94.6M | — | ||
| Q4 25 | $67.8M | $33.3M | ||
| Q3 25 | $67.0M | $6.9M | ||
| Q2 25 | $63.3M | $8.0M | ||
| Q1 25 | $59.4M | $8.4M | ||
| Q4 24 | $58.7M | $-1.0M | ||
| Q3 24 | $55.2M | $12.4M | ||
| Q2 24 | $55.3M | $10.4M |
| Q1 26 | 49.7% | — | ||
| Q4 25 | 36.1% | 19.9% | ||
| Q3 25 | 36.8% | 4.1% | ||
| Q2 25 | 35.7% | 5.0% | ||
| Q1 25 | 34.1% | 5.2% | ||
| Q4 24 | 35.8% | -0.6% | ||
| Q3 24 | 33.9% | 7.7% | ||
| Q2 24 | 34.8% | 6.5% |
| Q1 26 | $1.77 | $0.00 | ||
| Q4 25 | $1.27 | $0.14 | ||
| Q3 25 | $1.26 | $0.03 | ||
| Q2 25 | $1.20 | $0.03 | ||
| Q1 25 | $1.14 | $0.04 | ||
| Q4 24 | $1.17 | $-0.01 | ||
| Q3 24 | $1.13 | $0.05 | ||
| Q2 24 | $1.14 | $0.05 |
Balance Sheet & Financial Strength
Snapshot of each company's liquidity, leverage and book value from the latest quarter.
| Metric | | |
|---|---|---|
| Cash + ST InvestmentsLiquidity on hand | $31.4M | $23.3M |
| Total DebtLower is stronger | $1.6B | — |
| Stockholders' EquityBook value | $3.6B | $3.4B |
| Total Assets | $5.5B | $6.1B |
| Debt / EquityLower = less leverage | 0.45× | — |
8-quarter trend — quarters aligned by calendar period.
| Q1 26 | $31.4M | $23.3M | ||
| Q4 25 | $1.0M | $23.6M | ||
| Q3 25 | $3.0M | $23.3M | ||
| Q2 25 | $32.9M | $19.5M | ||
| Q1 25 | $20.5M | $29.1M | ||
| Q4 24 | $17.5M | $21.2M | ||
| Q3 24 | $17.0M | $17.6M | ||
| Q2 24 | $39.4M | $21.0M |
| Q1 26 | $1.6B | — | ||
| Q4 25 | — | $2.3B | ||
| Q3 25 | $1.4B | $2.3B | ||
| Q2 25 | $1.5B | $2.2B | ||
| Q1 25 | $1.5B | $2.3B | ||
| Q4 24 | $1.5B | $2.3B | ||
| Q3 24 | $1.6B | $2.3B | ||
| Q2 24 | $1.7B | $2.3B |
| Q1 26 | $3.6B | $3.4B | ||
| Q4 25 | $3.5B | $3.5B | ||
| Q3 25 | $3.5B | $3.5B | ||
| Q2 25 | $3.4B | $3.4B | ||
| Q1 25 | $3.3B | $3.5B | ||
| Q4 24 | $3.3B | $3.4B | ||
| Q3 24 | $2.8B | $3.4B | ||
| Q2 24 | $2.8B | $3.4B |
| Q1 26 | $5.5B | $6.1B | ||
| Q4 25 | $5.4B | $6.0B | ||
| Q3 25 | $5.4B | $6.1B | ||
| Q2 25 | $5.2B | $6.0B | ||
| Q1 25 | $5.1B | $6.0B | ||
| Q4 24 | $5.1B | $6.1B | ||
| Q3 24 | $4.8B | $5.9B | ||
| Q2 24 | $4.7B | $5.9B |
| Q1 26 | 0.45× | — | ||
| Q4 25 | — | 0.66× | ||
| Q3 25 | 0.41× | 0.66× | ||
| Q2 25 | 0.43× | 0.66× | ||
| Q1 25 | 0.43× | 0.65× | ||
| Q4 24 | 0.46× | 0.68× | ||
| Q3 24 | 0.57× | 0.68× | ||
| Q2 24 | 0.60× | 0.66× |
Cash Flow & Capital Efficiency
How much cash each business actually produces after reinvestment. Cash flow is harder to manipulate than net income.
| Metric | | |
|---|---|---|
| Operating Cash FlowLast quarter | $142.3M | — |
| Free Cash FlowOCF − Capex | $126.7M | — |
| FCF MarginFCF / Revenue | 66.6% | — |
| Capex IntensityCapex / Revenue | 8.2% | — |
| Cash ConversionOCF / Net Profit | 1.50× | — |
| TTM Free Cash FlowTrailing 4 quarters | $771.1M | — |
8-quarter trend — quarters aligned by calendar period.
| Q1 26 | $142.3M | — | ||
| Q4 25 | $480.7M | $282.1M | ||
| Q3 25 | $138.9M | $79.3M | ||
| Q2 25 | $143.4M | $82.2M | ||
| Q1 25 | $133.7M | $60.4M | ||
| Q4 24 | $416.6M | $259.8M | ||
| Q3 24 | $122.9M | $69.2M | ||
| Q2 24 | $122.9M | $83.0M |
| Q1 26 | $126.7M | — | ||
| Q4 25 | $404.9M | — | ||
| Q3 25 | $120.3M | — | ||
| Q2 25 | $119.2M | — | ||
| Q1 25 | $113.9M | — | ||
| Q4 24 | $357.3M | — | ||
| Q3 24 | $108.5M | — | ||
| Q2 24 | $102.8M | — |
| Q1 26 | 66.6% | — | ||
| Q4 25 | 216.0% | — | ||
| Q3 25 | 66.0% | — | ||
| Q2 25 | 67.2% | — | ||
| Q1 25 | 65.3% | — | ||
| Q4 24 | 217.8% | — | ||
| Q3 24 | 66.6% | — | ||
| Q2 24 | 64.6% | — |
| Q1 26 | 8.2% | — | ||
| Q4 25 | 40.5% | — | ||
| Q3 25 | 10.2% | — | ||
| Q2 25 | 13.7% | — | ||
| Q1 25 | 11.3% | — | ||
| Q4 24 | 36.1% | — | ||
| Q3 24 | 8.9% | — | ||
| Q2 24 | 12.6% | — |
| Q1 26 | 1.50× | — | ||
| Q4 25 | 7.10× | 8.48× | ||
| Q3 25 | 2.07× | 11.51× | ||
| Q2 25 | 2.26× | 10.22× | ||
| Q1 25 | 2.25× | 7.23× | ||
| Q4 24 | 7.10× | — | ||
| Q3 24 | 2.23× | 5.60× | ||
| Q2 24 | 2.22× | 8.02× |
Financial Flow Comparison
Revenue → gross profit → operating profit → net profit for each company.
Revenue Breakdown by Segment
EGP
Segment breakdown not available.
IRT
| Rental and other property revenue | $165.2M | 100% |
| Other revenue | $109.0K | 0% |
