EX-99.2 3 supplementalinformation_.htm EX-99.2
Supplemental Information 2023 400 W. Parkway Place, Suite 100, Ridgeland, MS 39157 | TEL: 601-354-3555 | FAX: 601-352-1441 THIRD QUARTER Conference Call 888-346-0688 | ID – EastGroup October 25, 2023 11:00 a.m. Eastern Time webcast available at EastGroup.net September 30, 2023 G ra nd W es t C ro ss in g, H ou st on , T ex as

Page 2 of 24 Table of Contents Financial Information: Consolidated Balance Sheets ................................................................................ 3 Consolidated Statements of Income and Comprehensive Income ......................... 4 Reconciliations of GAAP to Non-GAAP Measures ................................................. 5 Consolidated Statements of Cash Flows ................................................................ 7 Same Property Portfolio Analysis ........................................................................... 8 Additional Financial Information ............................................................................. 9 Financial Statistics ................................................................................................. 10 Capital Deployment: Development and Value-Add Properties Summary ................................................ 11 Development and Value-Add Properties Transferred to Real Estate Properties ..... 12 Acquisitions and Dispositions ................................................................................. 13 Real Estate Improvements and Leasing Costs ....................................................... 14 Property Information: Leasing Statistics and Occupancy Summary ......................................................... 15 Core Market Operating Statistics ........................................................................... 16 Lease Expiration Summary .................................................................................... 17 Top 10 Customers by Annualized Base Rent ......................................................... 18 Capitalization: Debt and Equity Market Capitalization ................................................................... 19 Continuous Common Equity Program .................................................................... 20 Debt-to-EBITDAre Ratios ....................................................................................... 21 Other Information: Outlook for 2023 .................................................................................................... 22 Glossary of REIT Terms ........................................................................................ 23 FORWARD-LOOKING STATEMENTS The statements and certain other information contained herein, which can be identified by the use of forward-looking terminology such as “may,” “will,” “seek,” “expects,” “anticipates,” “believes,” “targets,” “intends,” “should,” “estimates,” “could,” “continue,” “assume,” “projects,” “goals” “plans” or variations of such words and similar expressions or the negative of such words, constitute “forward-looking statements” within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended, and are subject to the safe harbors created thereby. These forward-looking statements reflect the current views of EastGroup Properties, Inc. (the “Company” or “EastGroup”) about its plans, intentions, expectations, strategies, and prospects, which are based on the information currently available to the Company and on assumptions it has made. For instance, the amount, timing and frequency of future dividends is subject to authorization by the Company’s Board of Directors and will be based upon a variety of factors. Although the Company believes that its plans, intentions, expectations, strategies and prospects as reflected in or suggested by those forward-looking statements are reasonable, the Company can give no assurance that such plans, intentions, expectations, or strategies will be attained or achieved. Furthermore, these forward-looking statements should be considered as subject to the many risks and uncertainties that exist in the Company’s operations and business environment. Such risks and uncertainties could cause actual results to differ materially from those projected. These uncertainties include, but are not limited to: international, national, regional and local economic conditions; disruption in supply and delivery chains; construction costs could increase as a result of inflation impacting the costs to develop properties; the competitive environment in which the Company operates; fluctuations of occupancy or rental rates; potential defaults (including bankruptcies or insolvency) on or non-renewal of leases by tenants, or our ability to lease space at current or anticipated rents, particularly in light of the impacts of inflation; potential changes in the law or governmental regulations and interpretations of those laws and regulations, including changes in real estate laws, Real Estate Investment Trust (“REIT”) or corporate income tax laws, potential changes in zoning laws, or increases in real property tax rates, and any related increased cost of compliance; our ability to maintain our qualification as a REIT; acquisition and development risks, including failure of such acquisitions and development projects to perform in accordance with projections; natural disasters such as fires, floods, tornadoes, hurricanes and earthquakes; pandemics, epidemics or other public health emergencies, such as the coronavirus pandemic; availability of financing and capital, increase in interest rates, and ability to raise equity capital on attractive terms; financing risks, including the risks that our cash flows from operations may be insufficient to meet required payments of principal and interest, and we may be unable to refinance our existing debt upon maturity or obtain new financing on attractive terms or at all; our ability to retain our credit agency ratings; our ability to comply with applicable financial covenants; credit risk in the event of non-performance by the counterparties to our interest rate swaps; lack of or insufficient amounts of insurance; litigation, including costs associated with prosecuting or defending claims and any adverse outcomes; our ability to attract and retain key personnel; risks related to the failure, inadequacy or interruption of our data security systems and processes; potentially catastrophic events such as acts of war, civil unrest and terrorism; and environmental liabilities, including costs, fines or penalties that may be incurred due to necessary remediation of contamination of properties presently owned or previously owned by us. All forward-looking statements should be read in light of the risks identified in Part I, Item 1A. Risk Factors within the Company’s most recent Annual Report on Form 10-K, as such factors may be updated from time to time in the Company’s periodic filings and current reports filed with the SEC. The Company assumes no obligation to update publicly any forward-looking statements, including its Outlook for 2023, whether as a result of new information, future events or otherwise.

Page 3 of 24 Consolidated Balance Sheets (In thousands, except share and per share data) (Unaudited) September 30, 2023 December 31, 2022 ASSETS Real estate properties 4,776,355$ 4,395,972 Development and value-add properties 552,461 538,449 5,328,816 4,934,421 Less accumulated depreciation (1,246,312) (1,150,814) 4,082,504 3,783,607 Unconsolidated investment 7,261 7,230 Cash and cash equivalents 374 56 Other assets 264,715 244,944 TOTAL ASSETS 4,354,854$ 4,035,837 LIABILITIES AND EQUITY LIABILITIES Unsecured bank credit facilities, net of debt issuance costs (1,760)$ 168,454 Unsecured debt, net of debt issuance costs 1,676,131 1,691,259 Secured debt, net of debt issuance costs - 2,031 Accounts payable and accrued expenses 218,119 136,988 Other liabilities 83,099 83,666 Total Liabilities 1,975,589 2,082,398 EQUITY Stockholders' Equity: Common shares; $0.0001 par value; 70,000,000 shares authorized; 46,277,057 shares issued and outstanding at September 30, 2023 and 43,575,539 at December 31, 2022 4 4 Excess shares; $0.0001 par value; 30,000,000 shares authorized; zero shares issued - - Additional paid-in capital 2,706,064 2,251,521 Distributions in excess of earnings (369,192) (334,898) Accumulated other comprehensive income 42,088 36,371 Total Stockholders' Equity 2,378,964 1,952,998 Noncontrolling interest in joint ventures 301 441 Total Equity 2,379,265 1,953,439 TOTAL LIABILITIES AND EQUITY 4,354,854$ 4,035,837

Page 4 of 24 Consolidated Statements of Income and Comprehensive Income (In thousands, except per share data) (Unaudited) 2023 2022 2023 2022 REVENUES Income from real estate operations 144,378$ 125,570 417,153 357,020 Other revenue 2,152 88 4,289 165 146,530 125,658 421,442 357,185 EXPENSES Expenses from real estate operations 40,709 35,033 114,662 98,643 Depreciation and amortization 42,521 39,277 125,830 113,079 General and administrative 3,429 3,967 13,017 12,503 Indirect leasing costs 147 119 436 410 86,806 78,396 253,945 224,635 OTHER INCOME (EXPENSE) Interest expense (11,288) (9,771) (36,888) (26,851) Gain on sales of real estate investments - - 4,809 40,999 Other 474 326 1,661 888 NET INCOME 48,910 37,817 137,079 147,586 Net income attributable to noncontrolling interest in joint ventures (14) (25) (43) (75) NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS 48,896 37,792 137,036 147,511 Other comprehensive income - interest rate swaps 5,777 17,157 5,717 39,826 TOTAL COMPREHENSIVE INCOME 54,673$ 54,949 142,753 187,337 BASIC PER COMMON SHARE DATA FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS Net income attributable to common stockholders 1.07$ 0.87 3.07 3.49 Weighted average shares outstanding - Basic 45,658 43,467 44,688 42,308 DILUTED PER COMMON SHARE DATA FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS Net income attributable to common stockholders 1.07$ 0.87 3.06 3.48 Weighted average shares outstanding - Diluted 45,788 43,581 44,782 42,419 Nine Months Ended September 30,September 30, Three Months Ended

Page 5 of 24 Reconciliations of GAAP to Non-GAAP Measures (In thousands, except per share data) (Unaudited) 2023 2022 2023 2022 NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS 48,896$ 37,792 137,036 147,511 Depreciation and amortization 42,521 39,277 125,830 113,079 Company's share of depreciation from unconsolidated investment 31 31 93 93 Depreciation and amortization from noncontrolling interest (2) (5) (4) (14) Gain on sales of real estate investments - - (4,809) (40,999) Gain on sales of non-operating real estate - - (446) - FUNDS FROM OPERATIONS ("FFO") ATTRIBUTABLE TO COMMON STOCKHOLDERS* 91,446 77,095 257,700 219,670 Gain on involuntary conversion and business interruption claims (2,118) - (4,187) - FFO ATTRIBUTABLE TO COMMON STOCKHOLDERS - EXCLUDING GAIN ON INVOLUNTARY CONVERSION AND BUSINESS INTERRUPTION CLAIMS* 89,328$ 77,095 253,513 219,670 NET INCOME 48,910$ 37,817 137,079 147,586 Interest expense (1) 11,288 9,771 36,888 26,851 Depreciation and amortization 42,521 39,277 125,830 113,079 Company's share of depreciation from unconsolidated investment 31 31 93 93 EARNINGS BEFORE INTEREST, TAXES, DEPRECIATION AND AMORTIZATION ("EBITDA") 102,750 86,896 299,890 287,609 Gain on sales of real estate investments - - (4,809) (40,999) Gain on sales of non-operating real estate - - (446) - EBITDA FOR REAL ESTATE ("EBITDAre")* 102,750$ 86,896 294,635 246,610 DILUTED PER COMMON SHARE DATA FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS Net income attributable to common stockholders 1.07$ 0.87 3.06 3.48 FFO attributable to common stockholders* 2.00$ 1.77 5.75 5.18 FFO attributable to common stockholders - excluding gain on involuntary conversion and business interruption claims* 1.95$ 1.77 5.66 5.18 Weighted average shares outstanding for EPS and FFO purposes - Diluted 45,788 43,581 44,782 42,419 September 30, * This is a non-GAAP financial measure. Please refer to Glossary of REIT Terms. Three Months Ended September 30, Nine Months Ended (1) Net of capitalized interest of $4,251 and $3,572 for the three months ended September 30, 2023 and 2022, respectively; and $11,864 and $8,515 for the nine months ended September 30, 2023 and 2022, respectively.

Page 6 of 24 Reconciliations of GAAP to Non-GAAP Measures (Continued) (In thousands) (Unaudited) 2023 2022 2023 2022 NET INCOME 48,910$ 37,817 137,079 147,586 Gain on sales of real estate investments - - (4,809) (40,999) Gain on sales of non-operating real estate - - (446) - Interest income (197) (36) (383) (42) Other revenue (2,152) (88) (4,289) (165) Indirect leasing costs 147 119 436 410 Depreciation and amortization 42,521 39,277 125,830 113,079 Company's share of depreciation from unconsolidated investment 31 31 93 93 Interest expense (1) 11,288 9,771 36,888 26,851 General and administrative expense (2) 3,429 3,967 13,017 12,503 Noncontrolling interest in PNOI of consolidated joint ventures (16) (31) (47) (84) PROPERTY NET OPERATING INCOME ("PNOI")* 103,961 90,827 303,369 259,232 PNOI from 2022 and 2023 acquisitions (4,807) (4,261) (13,548) (5,686) PNOI from 2022 and 2023 development and value-add properties (12,433) (5,100) (33,295) (10,533) PNOI from 2022 and 2023 operating property dispositions - 134 95 (31) Other PNOI 49 109 248 222 SAME PNOI (Straight-Line Basis)* 86,770 81,709 256,869 243,204 Lease termination fee income from same properties (209) (24) (419) (2,397) SAME PNOI EXCLUDING INCOME FROM LEASE TERMINATIONS (Straight-Line Basis)* 86,561 81,685 256,450 240,807 Straight-line rent adjustments for same properties (280) (935) (962) (3,707) Acquired leases — market rent adjustment amortization for same properties (115) (168) (444) (1,102) SAME PNOI EXCLUDING INCOME FROM LEASE TERMINATIONS (Cash Basis)* 86,166$ 80,582 255,044 235,998 Three Months Ended * This is a non-GAAP financial measure. Please refer to Glossary of REIT Terms. Nine Months Ended September 30, September 30, (1) Net of capitalized interest of $4,251 and $3,572 for the three months ended September 30, 2023 and 2022, respectively; and $11,864 and $8,515 for the nine months ended September 30, 2023 and 2022, respectively. (2) Net of capitalized development costs of $3,171 and $2,388 for the three months ended September 30, 2023 and 2022, respectively; and $7,983 and $7,474 for the nine months ended September 30, 2023 and 2022, respectively.

Page 7 of 24 Consolidated Statements of Cash Flows (In thousands) (Unaudited) 2023 2022 OPERATING ACTIVITIES Net income 137,079$ 147,586 Adjustments to reconcile net income to net cash provided by operating activities: Depreciation and amortization 125,830 113,079 Stock-based compensation expense 6,835 6,530 Gain on sales of real estate investments (4,809) (40,999) Gain on sales of non-operating real estate (446) - Gain on involuntary conversion and business interruption claims (4,187) - Changes in operating assets and liabilities: Accrued income and other assets (11,986) (2,743) Accounts payable, accrued expenses and prepaid rent 50,434 52,496 Other 1,349 602 NET CASH PROVIDED BY OPERATING ACTIVITIES 300,099 276,551 INVESTING ACTIVITIES Development and value-add properties (286,256) (395,313) Purchases of real estate (87,338) (2,049) Real estate improvements (42,097) (31,043) Net proceeds from sales of real estate investments and non-operating real estate 13,821 51,006 Leasing commissions (22,712) (26,968) Proceeds from involuntary conversion on real estate assets 1,339 - Changes in accrued development costs 26,724 22,141 Changes in other assets and other liabilities 7,060 (3,328) NET CASH USED IN INVESTING ACTIVITIES (389,459) (385,554) FINANCING ACTIVITIES Proceeds from unsecured bank credit facilities 334,230 695,726 Repayments on unsecured bank credit facilities (504,230) (749,053) Proceeds from unsecured debt 100,000 375,000 Repayments on unsecured debt (115,000) (75,000) Repayments on secured debt (1,970) (60,070) Debt issuance costs (1,796) (1,617) Distributions paid to stockholders (not including dividends accrued) (166,960) (139,597) Proceeds from common stock offerings 450,869 75,379 Common stock offering related costs (484) (190) Other (4,981) (11,120) NET CASH PROVIDED BY FINANCING ACTIVITIES 89,678 109,458 INCREASE IN CASH AND CASH EQUIVALENTS 318 455 CASH AND CASH EQUIVALENTS AT BEGINNING OF PERIOD 56 4,393 CASH AND CASH EQUIVALENTS AT END OF PERIOD 374$ 4,848 SUPPLEMENTAL CASH FLOW INFORMATION Cash paid for interest, net of amounts capitalized of $11,864 and $8,515 for 2023 and 2022, respectively 30,888$ 21,550 Cash paid for operating lease liabilities 1,620 1,445 Common stock issued in the purchase of real estate - 303,682 Debt assumed in the purchase of real estate - 60,000 NON-CASH OPERATING ACTIVITY Operating lease liabilities arising from obtaining right of use assets -$ 398 Nine Months Ended September 30,

Page 8 of 24 Same Property Portfolio Analysis (In thousands) (Unaudited) 2023 2022 % Change 2023 2022 % Change Same Property Portfolio (1) Square feet as of period end 46,514 46,514 46,514 46,514 Average occupancy 98.1% 98.5% -0.4% 98.4% 98.1% 0.3% Occupancy as of period end 98.1% 98.8% -0.7% 98.1% 98.8% -0.7% Same Property Portfolio Analysis (Straight-Line Basis) (1) * Income from real estate operations 120,573$ 112,582 7.1% 354,191$ 334,340 5.9% Less cash received for lease terminations (209) (24) (419) (2,397) Income excluding lease termination income 120,364 112,558 6.9% 353,772 331,943 6.6% Expenses from real estate operations (33,803) (30,873) 9.5% (97,322) (91,136) 6.8% PNOI excluding income from lease terminations 86,561$ 81,685 6.0% 256,450$ 240,807 6.5% Same Property Portfolio Analysis (Cash Basis) (1) * Income from real estate operations 120,178$ 111,479 7.8% 352,785$ 329,531 7.1% Less cash received for lease terminations (209) (24) (419) (2,397) Income excluding lease termination income 119,969 111,455 7.6% 352,366 327,134 7.7% Expenses from real estate operations (33,803) (30,873) 9.5% (97,322) (91,136) 6.8% PNOI excluding income from lease terminations 86,166$ 80,582 6.9% 255,044$ 235,998 8.1% (1) Includes properties which were included in the operating portfolio for the entire period of 1/1/22 through 9/30/23. * This is a non-GAAP financial measure. Please refer to Glossary of REIT Terms. September 30, September 30, Three Months Ended Nine Months Ended

Page 9 of 24 Additional Financial Information (In thousands) (Unaudited) 2023 2022 2023 2022 Lease income - operating leases 106,683$ 93,548 311,529 267,423 Variable lease income (1) 37,695 32,022 105,624 89,597 Income from real estate operations 144,378 125,570 417,153 357,020 Straight-line rent income adjustment 2,343 2,764 8,787 6,654 Reserves for uncollectible straight-line rent (186) (188) (642) (153) Net straight-line rent adjustment 2,157 2,576 8,145 6,501 Lease termination fee income 221 24 532 2,397 Recoveries (reserves) of uncollectible cash rent (260) (10) (559) 25 Stock-based compensation expense (1,881) (2,210) (6,835) (6,530) Debt issuance costs amortization (504) (342) (1,464) (978) Indirect leasing costs (147) (119) (436) (410) Gain on involuntary conversion and business interruption claims (2) 2,118 - 4,187 - Acquired leases - market rent adjustment amortization 560 605 1,855 1,957 2023 2022 2023 2022 WEIGHTED AVERAGE COMMON SHARES Weighted average common shares - Basic 45,658 43,467 44,688 42,308 BASIC SHARES FOR EARNINGS PER SHARE ("EPS") 45,658 43,467 44,688 42,308 Potential common shares: Unvested restricted stock 130 114 94 111 DILUTED SHARES FOR EPS AND FFO 45,788 43,581 44,782 42,419 (1) Primarily includes tenant reimbursements for real estate taxes, insurance and common area maintenance. (2) Included in Other revenue on the Consolidated Statements of Income and Comprehensive Income; included in FFO. (Items below represent increases or (decreases) in FFO) September 30, Three Months Ended Three Months Ended September 30, Nine Months Ended September 30, Nine Months Ended September 30, SELECTED INCOME STATEMENT INFORMATION

Page 10 of 24 Financial Statistics ($ in thousands, except per share data) (Unaudited) Quarter Ended 9/30/23 2022 2021 2020 2019 ASSETS/MARKET CAPITALIZATION Assets 4,354,854$ 4,035,837 3,215,336 2,720,803 2,546,078 Equity Market Capitalization 7,706,518 6,451,794 9,403,107 5,477,783 5,164,306 Total Market Capitalization (Debt and Equity) (1) 9,386,518 8,318,835 10,859,473 6,791,879 6,350,438 Shares Outstanding - Common 46,277,057 43,575,539 41,268,846 39,676,828 38,925,953 Price per share 166.53$ 148.06 227.85 138.06 132.67 FFO CHANGE* FFO per diluted share 2.00$ 7.00 6.09 5.38 4.98 Change compared to same period prior year 13.0% 14.9% 13.2% 8.0% 6.9% COMMON DIVIDEND PAYOUT RATIO* Dividend distribution 1.27$ 4.70 3.58 3.08 2.94 FFO per diluted share 2.00 7.00 6.09 5.38 4.98 Dividend payout ratio 64% 67% 59% 57% 59% COMMON DIVIDEND YIELD (2) Dividend distribution 1.27$ 4.70 3.58 3.08 2.94 Price per share 166.53 148.06 227.85 138.06 132.67 Dividend yield 3.05% 3.17% 1.57% 2.23% 2.22% FFO MULTIPLE (3) * FFO per diluted share 2.00$ 7.00 6.09 5.38 4.98 Price per share 166.53 148.06 227.85 138.06 132.67 Multiple 20.82 21.15 37.41 25.66 26.64 INTEREST & FIXED CHARGE COVERAGE RATIO* EBITDAre 102,750$ 337,536 278,959 245,669 221,517 Interest expense 11,288 38,499 32,945 33,927 34,463 Interest and fixed charge coverage ratio 9.10 8.77 8.47 7.24 6.43 DEBT-TO-EBITDAre RATIO (4) * Debt 1,674,371$ 1,861,744 1,451,778 1,310,895 1,182,602 EBITDAre 102,750 337,536 278,959 245,669 221,517 Debt-To-EBITDAre ratio (4) 4.07 5.52 5.20 5.34 5.34 Adjusted debt-to-pro forma EBITDAre ratio (4) 3.29 4.48 3.83 4.43 3.92 DEBT-TO-TOTAL MARKET CAPITALIZATION (1) 17.9% 22.4% 13.4% 19.3% 18.7% ISSUER RATINGS (5) Issuer Rating Outlook Moody's Investors Service Baa2 Stable (1) Before deducting unamortized debt issuance costs. (2) Quarterly calculation: (Dividend distributions for the quarter x 4)/price per share. Yearly calculation: Dividend for the 12-month period/price per share. (3) Quarterly calculation: (FFO per diluted share for the quarter x 4)/price per share. Yearly calculation: FFO per diluted share for the 12-month period/price per share. (4) Quarterly calculation: Debt/(EBITDAre for the quarter x 4). Yearly calculation: Debt/EBITDAre for the 12-month period. (5) A security rating is not a recommendation to buy, sell or hold securities and may be subject to revision or withdrawal at any time by the assigning rating agency. * This is a non-GAAP financial measure. Please refer to Glossary of REIT Terms. Years Ended

Page 11 of 24 Development and Value-Add Properties Summary ($ in thousands) (Unaudited) Cumulative Anticipated Costs at Projected Conversion % Leased Square Feet (SF) 9/30/23 Total Costs Date (1) 10/23/23 Lease-Up Gateway 2 Miami, FL 133,000 21,460$ 23,700 02/24 78% Hillside 1 Greenville, SC 122,000 11,807 12,400 04/24 33% Stonefield 35 1-3 Austin, TX 274,000 32,482 35,300 08/24 30% Total Lease-up 529,000 65,749 71,400 43% Wgt Avg % Under Construction SunCoast 10 Fort Myers, FL 100,000 12,297 13,600 12/23 100% Horizon West 10 Orlando, FL 357,000 36,216 44,600 10/24 82% McKinney 1 & 2 Dallas, TX 172,000 21,934 27,300 10/24 14% Springwood 1 & 2 Houston, TX 292,000 30,488 33,300 10/24 9% Baswood 3-5 Fort Worth, TX 351,000 33,442 45,000 01/25 0% Eisenhauer Point 10-12 San Antonio, TX 223,000 16,085 29,400 01/25 11% SunCoast 9 Fort Myers, FL 111,000 12,777 16,200 01/25 0% Cass White 1 & 2 Atlanta, GA 296,000 20,578 31,900 02/25 0% Riverside 1 & 2 Atlanta, GA 284,000 17,871 33,700 02/25 0% Horizon West 6 Orlando, FL 87,000 5,283 12,300 03/25 0% MCO Logistics Center Orlando, FL 167,000 11,861 24,200 03/25 0% Braselton 3 Atlanta, GA 115,000 2,269 14,300 05/25 0% Gateway South Dade 1 & 2 Miami, FL 169,000 16,104 33,400 05/25 0% Skyway 1 & 2 Charlotte, NC 318,000 6,099 37,200 06/25 0% Arista 36 1-3 Denver, CO 360,000 8,397 80,300 11/26 0% Total Under Construction 3,402,000 251,701 476,700 14% Wgt Avg % Total Lease-Up and Under Construction 3,931,000 317,450$ 548,100 18% Wgt Avg % Projected Stabilized Yields (2) Yield Lease-Up 6.9% Under Construction 6.8% Development 6.8% Prospective Development Acres Projected SF Phoenix, AZ 59 780,000 21,107$ Sacramento, CA 7 82,000 3,299 San Francisco, CA 4 65,000 3,561 Fort Myers, FL 20 252,000 4,270 Miami, FL 25 341,000 22,322 Orlando, FL 40 442,000 12,806 Tampa, FL 105 973,000 23,384 Atlanta, GA 104 1,092,000 12,686 Jackson, MS 3 28,000 706 Charlotte, NC 114 828,000 10,617 Greenville, SC 71 476,000 6,853 Austin, TX 141 1,681,000 54,084 Dallas, TX 32 244,000 10,755 Fort Worth, TX 16 313,000 7,093 Houston, TX 98 1,377,000 29,345 San Antonio, TX 66 876,000 12,123 Total Prospective Development 905 9,850,000 235,011 Total Development and Value-Add Properties 905 13,781,000 552,461$ (1) Development properties will transfer to the operating portfolio at the earlier of 90% occupancy or one year after shell completion. (2) Weighted average yield based on projected stabilized annual property net operating income on a straight-line basis at 100% occupancy divided by projected total costs.

Page 12 of 24 Development and Value-Add Properties Transferred to Real Estate Properties ($ in thousands) (Unaudited) Cumulative Costs at Conversion % Leased Square Feet (SF) 9/30/23 Date 10/23/23 1st Quarter Grand West Crossing 1 Houston, TX 121,000 13,684$ 02/23 100% SunCoast 11 Fort Myers, FL 79,000 9,813 02/23 100% Cypress Preserve 1 & 2 (1) Houston, TX 516,000 55,302 03/23 100% 716,000 78,799 2nd Quarter Zephyr (1) San Francisco, CA 82,000 29,045 04/23 42% McKinney 3 & 4 Dallas, TX 212,000 26,911 05/23 100% Horizon West 1 Orlando, FL 97,000 12,385 06/23 100% 391,000 68,341 3rd Quarter Access Point 3 (1) Greenville, SC 299,000 24,390 07/23 72% I-20 West Business Center Atlanta, GA 155,000 15,047 07/23 100% Arlington Tech 3 Fort Worth, TX 77,000 10,112 08/23 100% Grand Oaks 75 4 Tampa, FL 185,000 18,755 09/23 100% LakePort 4 & 5 Dallas, TX 177,000 24,194 09/23 100% Steele Creek 11 & 12 Charlotte, NC 241,000 26,566 09/23 100% 1,134,000 119,064 Total Transferred to Real Estate Properties 2,241,000 266,204$ 94% Wgt Avg % Projected Stabilized Yields (2) Yield Development 7.6% Value-Add 5.6% Combined 6.8% (1) Represents value-add acquisitions. (2) Weighted average yield based on projected stabilized annual property net operating income on a straight-line basis at 100% occupancy divided by projected total costs.

Page 13 of 24 Acquisitions and Dispositions Through September 30, 2023 ($ in thousands) (Unaudited) Date Property Name Location Size Purchase Price (1) 1st Quarter None 2nd Quarter 04/04/23 Lakeside Station Land Tampa, FL 58.8 Acres 6,847$ 04/18/23 Craig Corporate Center Las Vegas, NV 156,000 SF 34,365 04/24/23 Northeast Trade Center Land San Antonio, TX 49.0 Acres 6,177 06/29/23 Gateway Interchange Phase 3 Land Phoenix, AZ 8.9 Acres 4,730 3rd Quarter 07/06/23 Denton 35 Exchange Land Dallas, TX 20.3 Acres 5,690 09/05/23 Blue Diamond Business Park Las Vegas, NV 254,000 SF 52,973 09/06/23 Crossroads Logistics Park Land Tampa, FL 43.8 Acres 15,146 09/15/23 Arista 36 Business Park Land Denver, CO 29.3 Acres 5,878 410,000 SF Total Acquisitions 210.1 Acres 131,806$ Date Property Name Location Size Gross Sales Price 1st Quarter 03/02/23 Basswood Land Fort Worth, TX 2.0 Acres 1,550$ 81 (2) 03/31/23 World Houston 23 Houston, TX 125,000 SF 9,600 4,809 (3) 2nd Quarter 06/14/23 Lee Road Land Houston, TX 9.9 Acres 3,200 365 (2) 3rd Quarter None 125,000 SF Total Dispositions 11.9 Acres 14,350$ 5,255 (3) Included in Gain on sales of real estate investments on the Consolidated Statements of Income and Comprehensive Income; not included in FFO. DISPOSITIONS ACQUISITIONS Realized Gain (2) Included in Other on the Consolidated Statements of Income and Comprehensive Income; not included in FFO. (1) Represents acquisition price plus closing costs.

Page 14 of 24 Real Estate Improvements and Leasing Costs (In thousands) (Unaudited) REAL ESTATE IMPROVEMENTS 2023 2022 2023 2022 Upgrade on acquisitions 217$ 126 711 458 Tenant improvements: New tenants 4,568 3,437 13,869 9,775 Renewal tenants 947 606 2,511 2,477 Other: Building improvements 2,290 2,509 6,727 7,926 Roofs 4,582 2,733 15,457 5,665 Parking lots 1,014 373 2,808 1,598 Other 512 658 971 1,398 TOTAL REAL ESTATE IMPROVEMENTS (1) 14,130$ 10,442 43,054 29,297 CAPITALIZED LEASING COSTS (Principally Commissions) Development and value-add 1,388$ 3,654 7,405 10,422 New tenants 2,600 2,414 7,695 8,554 Renewal tenants 3,448 2,881 8,739 9,779 TOTAL CAPITALIZED LEASING COSTS (2)(3) 7,436$ 8,949 23,839 28,755 (1) Reconciliation of Total Real Estate Improvements to Real Estate Improvements on the Consolidated Statements of Cash Flows: 2023 2022 Total Real Estate Improvements 43,054$ 29,297 Change in real estate property payables (298) (1) Change in construction in progress (659) 1,747 42,097$ 31,043 (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: 2023 2022 Total Capitalized Leasing Costs 23,839$ 28,755 Change in leasing commissions payables (1,127) (1,787) 22,712$ 26,968 Nine Months Ended September 30, Leasing Commissions on the Consolidated Statements of Cash Flows September 30, Real Estate Improvements on the Consolidated Statements of Cash Flows Nine Months Ended September 30, Nine Months EndedThree Months Ended September 30,

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 September 30, 2023 Leases Signed Signed Average Term Straight-Line Basis Cash Basis Improvement (1) Commission (1) Leasing Cost (1) (In Thousands) (In Years) New Leases (2) 31 655 5.6 62.7% 46.7% 5.26$ 4.27$ 9.53$ Renewal Leases 53 1,662 4.4 52.5% 36.1% 1.05 2.13 3.18 Total/Weighted Average 84 2,317 4.7 55.4% 39.1% 2.24$ 2.73$ 4.97$ Per Year 0.48$ 0.58$ 1.06$ Weighted Average Retention (3) 82.6% Nine Months Ended Number of Square Feet Weighted Rental Change Rental Change PSF Tenant PSF Leasing PSF Total September 30, 2023 Leases Signed Signed Average Term Straight-Line Basis Cash Basis Improvement (1) Commission (1) Leasing Cost (1) (In Thousands) (In Years) New Leases (2) 85 1,834 5.5 54.7% 41.6% 4.10$ 3.91$ 8.01$ Renewal Leases 171 4,325 4.7 51.8% 34.8% 0.86 2.05 2.91 Total/Weighted Average 256 6,159 4.9 52.7% 36.8% 1.82$ 2.61$ 4.43$ Per Year 0.37$ 0.53$ 0.90$ Weighted Average Retention (3) 74.7% 09/30/23 06/30/23 03/31/23 12/31/22 09/30/22 Percentage Leased 98.5% 98.5% 98.7% 98.7% 99.0% Percentage Occupied 97.7% 98.2% 97.9% 98.3% 98.5% (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. (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 September 30, 2023 (Unaudited) Total % of Total Square Feet Annualized % % Straight-Line Cash Straight-Line Cash Straight-Line Cash Straight-Line Cash of Properties Base Rent (1) Leased Occupied 2023 (2) 2024 Basis Basis (4) Basis Basis (4) Basis Basis (4) Basis Basis (4) Florida Tampa 4,533,000 7.7% 98.9% 97.3% 172,000 589,000 12.9% 11.7% 10.9% 11.1% 73.1% 53.3% 60.0% 44.3% Orlando 4,287,000 8.0% 99.8% 99.8% 171,000 543,000 16.2% 20.4% 14.3% 14.0% 78.5% 57.8% 65.6% 49.8% Jacksonville 2,273,000 3.4% 100.0% 100.0% 30,000 506,000 13.4% 10.8% 14.1% 12.9% 56.5% 44.5% 51.5% 38.3% Miami/Fort Lauderdale 1,733,000 3.8% 98.8% 98.8% 103,000 335,000 6.2% -5.0% -1.6% -0.9% 70.3% 49.2% 38.7% 35.7% Fort Myers 784,000 1.6% 97.4% 97.4% 12,000 98,000 -1.6% 2.0% 1.4% 1.7% 29.3% 17.0% 34.5% 20.5% 13,610,000 24.5% 99.3% 98.7% 488,000 2,071,000 12.0% 10.8% 9.8% 9.8% 64.9% 47.3% 53.2% 41.2% Texas Houston 6,816,000 10.7% 97.6% 97.3% 61,000 719,000 4.6% 2.9% 8.4% 7.7% 23.5% 7.6% 28.4% 10.5% Dallas 5,251,000 9.3% 99.2% 97.4% 44,000 556,000 5.0% 7.0% 4.8% 9.3% 78.9% 60.0% 76.8% 59.0% San Antonio 4,411,000 7.8% 98.6% 97.4% 34,000 588,000 4.3% 4.8% 4.6% 5.8% 55.9% 33.6% 35.0% 20.1% Austin 1,302,000 3.0% 100.0% 97.7% 68,000 211,000 11.9% 9.9% 8.1% 7.3% 76.6% 54.3% 67.1% 47.5% El Paso 1,126,000 1.6% 100.0% 100.0% 20,000 194,000 10.2% 10.5% 6.8% 7.6% 64.6% 50.1% 102.5% 77.6% Fort Worth 1,108,000 1.8% 93.3% 90.9% - 23,000 -24.6% -24.5% -14.7% -15.9% 60.5% 55.2% 72.3% 50.8% 20,014,000 34.2% 98.3% 97.2% 227,000 2,291,000 4.2% 4.2% 5.4% 6.6% 58.9% 40.1% 49.3% 31.5% California Los Angeles (5) 2,484,000 6.8% 100.0% 100.0% 90,000 101,000 5.6% 8.4% 5.3% 8.1% 7.9% 3.1% 51.5% 38.9% San Francisco 2,503,000 6.1% 94.1% 91.2% 141,000 225,000 -6.5% 10.3% 6.0% 12.2% 63.4% 51.6% 50.8% 40.5% San Diego (5) 1,933,000 5.1% 100.0% 100.0% 39,000 119,000 2.4% 2.9% 1.8% 8.8% N/A N/A 99.1% 64.1% Fresno 398,000 0.5% 91.8% 91.8% 35,000 44,000 4.4% 3.0% 0.5% -1.6% 8.4% 3.5% 32.9% 21.9% Sacramento 329,000 0.6% 100.0% 100.0% - 10,000 N/A N/A N/A N/A N/A N/A N/A N/A 7,647,000 19.1% 97.6% 96.7% 305,000 499,000 2.0% 7.5% 4.5% 8.8% 45.5% 35.6% 52.0% 40.0% Arizona Phoenix 3,000,000 5.7% 100.0% 99.6% 62,000 320,000 8.3% 8.9% 5.8% 9.4% 82.6% 58.5% 97.6% 73.9% Tucson 848,000 1.4% 100.0% 100.0% - 101,000 2.7% 3.9% 1.4% 3.4% N/A N/A 50.6% 30.4% 3,848,000 7.1% 100.0% 99.7% 62,000 421,000 7.1% 7.9% 4.9% 8.1% 82.6% 58.5% 95.2% 71.7% Other Core Charlotte 3,883,000 5.5% 99.3% 97.6% 16,000 348,000 2.7% 5.6% 8.4% 9.8% 52.3% 33.9% 47.4% 28.7% Atlanta 1,467,000 2.3% 100.0% 100.0% - 350,000 1.3% 3.8% 1.5% 3.3% 54.4% 38.4% 54.6% 38.9% Denver 886,000 1.8% 100.0% 99.0% - 61,000 6.3% 10.2% 6.1% 8.9% 17.5% 9.2% 20.7% 10.9% Las Vegas 1,165,000 2.9% 94.4% 94.4% - 66,000 2.3% 5.0% 6.7% 8.8% N/A N/A 105.5% 74.1% Greenville 768,000 0.9% 89.3% 89.3% - - -0.4% 2.0% -5.3% -3.0% N/A N/A N/A N/A 8,169,000 13.4% 97.9% 96.9% 16,000 825,000 2.9% 5.8% 6.1% 8.0% 49.6% 33.3% 55.6% 36.1% Total Core Markets 53,288,000 98.3% 98.5% 97.7% 1,098,000 6,107,000 5.9% 6.9% 6.4% 8.1% 57.4% 40.7% 53.9% 37.8% Total Other Markets 1,293,000 1.7% 99.6% 99.4% 5,000 359,000 8.6% 7.7% 8.9% 8.1% 16.0% 7.7% 21.2% 10.9% Total Operating Properties 54,581,000 100.0% 98.5% 97.7% 1,103,000 6,466,000 6.0% 6.9% 6.5% 8.1% 55.4% 39.1% 52.7% 36.8% (1) Based on the Annualized Base Rent as of the reporting period for occupied square feet (without S/L Rent). (2) Square Feet expiring during the remainder of the year, including month-to-month leases. (3) Does not include leases with terms less than 12 months and leases for first generation space. (4) Excludes straight-line rent adjustments. (5) Includes the Company's share of its less-than-wholly-owned real estate investments. * This is a non-GAAP financial measure. Please refer to Glossary of REIT Terms. YTD Same PNOI Change* Rental Change (excluding income from lease terminations) New and Renewal Leases (3) in Square Feet Lease Expirations QTR YTD QTR

Page 17 of 24 Lease Expiration Summary - Total Square Feet of Operating Properties Based on Leases Signed Through September 30, 2023 ($ in thousands) (Unaudited) Annualized Current % of Total Base Rent of Base Rent of Square Footage of Leases Expiring Leases Expiring LEASE EXPIRATION Leases Expiring (without S/L Rent) (without S/L Rent) Vacancy 802,000 -$ 0.0% 2023 - remainder of year (1) 1,103,000 8,859 2.1% 2024 6,466,000 47,580 11.3% 2025 8,130,000 65,316 15.4% 2026 9,803,000 78,868 18.7% 2027 8,711,000 71,773 17.0% 2028 6,734,000 51,887 12.3% 2029 4,519,000 31,683 7.5% 2030 2,425,000 17,217 4.1% 2031 998,000 9,264 2.2% 2032 and beyond 4,890,000 39,741 9.4% TOTAL 54,581,000 422,188$ 100.0% (1) Includes month-to-month leases.

Page 18 of 24 Top 10 Customers by Annualized Base Rent As of September 30, 2023 (Unaudited) % of Total # of % of Total Annualized Customer Leases Location Portfolio Base Rent (1) 1 Amazon 2 San Diego, CA 710,000 1 San Antonio, TX 57,000 1 Tucson, AZ 10,000 1.4% 1.9% 2 REPET, Inc. 1 Los Angeles, CA 300,000 0.5% 0.8% 3 Starship Logistics LLC 1 Los Angeles, CA 262,000 0.5% 0.8% 4 DSV Air & Sea Inc. 3 Houston, TX 385,000 1 San Diego, CA 20,000 0.7% 0.8% 5 Consolidated Electrical Distributors 2 San Antonio, TX 145,000 2 Orlando, FL 91,000 1 San Francisco, CA 84,000 1 Charlotte, NC 28,000 0.6% 0.7% 6 FedEx Corp. 1 Dallas, TX 157,000 1 Fort Myers, FL 63,000 1 San Diego, CA 51,000 1 Fort Lauderdale, FL 50,000 1 Jackson, MS 6,000 0.6% 0.7% 7 The Chamberlain Group 2 Tucson, AZ 350,000 1 Charlotte, NC 11,000 0.7% 0.7% 8 Trane U.S. Inc. 1 Fort Worth, TX 147,000 1 Jacksonville, FL 81,000 1 Dallas, TX 58,000 1 Greenville, SC 55,000 1 Denver, CO 18,000 1 New Orleans, LA 11,000 1 Orlando, FL 7,000 0.7% 0.6% 9 Infinite Electronics Inc. 4 Dallas, TX 320,000 0.6% 0.6% 10 Novolex Holdings, LLC 1 Los Angeles, CA 286,000 0.5% 0.6% 36 3,763,000 6.8% 8.2% (1) Calculation: Customer Annualized Base Rent as of 09/30/23 (without S/L Rent) / Total Annualized Base Rent (without S/L Rent). Leased Total SF

Page 19 of 24 Debt and Equity Market Capitalization September 30, 2023 ($ in thousands, except per share data) (Unaudited) Unsecured debt (fixed rate) (1) Weighted average interest rate Principal Payments Maturing Average years to maturity 2023 - remainder of year - -$ 2024 3.65% 170,000 2025 3.12% 145,000 2026 2.57% 140,000 2027 2.74% 175,000 2028 and beyond 3.57% 1,050,000 Total unsecured debt (fixed rate) (1) 3.37% 1,680,000 5.5 Unsecured bank credit facilities (variable rate) $50MM Line - 6.185% - matures 7/30/2025 - $625MM Line - 6.094% - matures 7/30/2025 - Total carrying amount of debt 1,680,000 Total unamortized debt issuance costs (5,629) Total debt, net of unamortized debt issuance costs 1,674,371$ Equity market capitalization Shares outstanding - common 46,277,057 Price per share at quarter end 166.53$ Total equity market capitalization 7,706,518$ Total market capitalization (debt and equity) (2) 9,386,518$ Total debt / total market capitalization (2) 17.9% (1) These loans have a fixed interest rate or an effectively fixed interest rate due to interest rate swaps. (2) Debt refers to total carrying amount of debt.

Page 20 of 24 Continuous Common Equity Program Through September 30, 2023 ($ in thousands, except per share data) (Unaudited) Shares Sold (1) Weighted Average Sales Price (Per Share) Gross Proceeds Offering-Related Fees and Expenses Net Proceeds 1st Quarter 821,034 163.51$ 134,245$ (1,736)$ 132,509$ 2nd Quarter 972,569 169.72 165,064 (1,697) 163,367 3rd Quarter (2) 931,418 177.14 164,996 (1,693) 163,303 TOTAL 2023 2,725,021 170.39$ 464,305$ (5,126)$ 459,179$ (1) As of October 24, 2023, the Company had common shares with an aggregate gross sales price of $285.7 million authorized and remaining for issuance under its continuous common equity program. (2) On September 28 and 29, 2023, the Company sold 53,364 shares of common stock under its continuous common equity offering program. These shares, which are included in the 3rd Quarter sales activity, were deemed to be issued and outstanding upon settlement in October 2023.

Page 21 of 24 Debt-to-EBITDAre Ratios ($ in thousands) (Unaudited) Quarter Ended September 30, 2023 (1) 2022 2021 2020 2019 Debt 1,674,371$ 1,861,744$ 1,451,778 1,310,895 1,182,602 EBITDAre* 102,750 337,536 278,959 245,669 221,517 DEBT-TO-EBITDAre RATIO* 4.07 5.52 5.20 5.34 5.34 Debt 1,674,371$ 1,861,744$ 1,451,778 1,310,895 1,182,602 Subtract development and value-add properties in lease-up or under construction (317,450) (324,831) (376,611) (225,964) (315,794) Adjusted Debt* 1,356,921$ 1,536,913$ 1,075,167 1,084,931 866,808 EBITDAre* 102,750$ 337,536$ 278,959 245,669 221,517 Adjust for acquisitions as if owned for entire period 624 6,900 4,213 1,906 5,590 Adjust for development and value-add properties in lease-up or under construction (203) (857) (700) (1,327) (2,072) Adjust for properties sold during the period - (235) (1,517) (1,081) (3,812) Pro Forma EBITDAre* 103,171$ 343,344$ 280,955 245,167 221,223 ADJUSTED DEBT-TO-PRO FORMA EBITDAre RATIO* 3.29 4.48 3.83 4.43 3.92 (1) Quarterly calculations annualize EBITDAre for the quarter. (2) Yearly calculations use EBITDAre for the 12-month period. * This is a non-GAAP financial measure. Please refer to Glossary of REIT Terms. Years Ended December 31, (2)

Page 22 of 24 Outlook for 2023 (Unaudited) Q4 2023 Y/E 2023 Q4 2023 Y/E 2023 Net income attributable to common stockholders 48,859$ 185,895 50,727 187,763 Depreciation and amortization 43,417 169,336 43,417 169,336 Gain on sales of real estate investments and non-operating real estate - (5,255) - (5,255) Funds from operations attributable to common stockholders* 92,276$ 349,976 94,144 351,844 Weighted average shares outstanding - Diluted 46,713 45,265 46,713 45,265 Per share data (diluted): Net income attributable to common stockholders 1.05$ 4.11 1.09 4.15 Funds from operations attributable to common stockholders 1.98 7.73 2.02 7.77 *This is a non-GAAP financial measure. Please refer to Glossary of REIT Terms. The following assumptions were used for the mid-point: Metrics FFO per share $7.73 - $7.77 $7.58 - $7.68 $7.00 FFO per share increase over prior year 10.7% 9.0% 14.9% Same PNOI growth: cash basis (1) 7.3% - 8.3%(2) 6.8% - 7.8%(2) 8.9% Average month-end occupancy - operating portfolio 97.6% - 98.2% 97.3% - 98.3% 98.0% Lease termination fee income $625,000 $725,000 $2.7 million Reserves of uncollectible rent (Currently no identified bad debt for Q4) $1.7 million $1.8 million $138,000 Development starts: Square feet 2.7 million 2.7 million 2.7 million Projected total investment $360 million $360 million $329 million Value-add property acquisitions (Projected total investment) none none $135 million Operating property acquisitions $145 million $60 million $378 million Operating property dispositions (Potential gains on dispositions are not included in the projections) $40 million $60 million $52 million Unsecured debt closing in period $100 million at 5.27% weighted average interest rate $100 million at 5.27% weighted average interest rate $525 million at 3.82% weighted average interest rate Common stock issuances $585 million $475 million $75 million General and administrative expense $17.3 million $18.5 million $16.4 million Low Range High Range (In thousands, except per share data) Revised Guidance for Year 2023 July Earnings Release Guidance for Year 2023 Actual for Year 2022 (2) Includes properties which have been in the operating portfolio since 1/1/22 and are projected to be in the operating portfolio through 12/31/23; includes 46,437,000 square feet. (1) Excludes straight-line rent adjustments, amortization of market rent intangibles for acquired leases, and income from lease terminations.

Page 23 of 24 Glossary of REIT Terms (Continued) Listed below are definitions of commonly used real estate investment trust (“REIT”) industry terms. For additional information on REITs, please see the National Association of Real Estate Investment Trusts (“Nareit”) web site at www.reit.com. Adjusted Debt-to-Pro Forma EBITDAre Ratio: A ratio calculated by dividing a company’s adjusted debt by its pro forma EBITDAre. Debt is adjusted by subtracting the cost of development and value-add properties in lease-up or under construction. EBITDAre is further adjusted by adding an estimate of NOI for significant acquisitions as if the acquired properties were owned for the entire period, and by subtracting NOI from development and value-add properties in lease-up or under construction and from properties sold during the period. The Adjusted Debt-to-Pro Forma EBITDAre Ratio is a non-GAAP financial measure used to analyze the Company’s financial condition and operating performance relative to its leverage, on an adjusted basis, so as to normalize and annualize property changes during the period. Cash Basis: The Company adjusts its GAAP reporting to exclude straight-line rent adjustments and amortization of market rent intangibles for acquired leases. The cash basis is an indicator of the rents charged to customers by the Company during the periods presented and is useful in analyzing the embedded rent growth in the Company’s portfolio. Debt-to-EBITDAre Ratio: A ratio calculated by dividing a company’s debt by its EBITDAre; this non-GAAP measure is used to analyze the Company’s financial condition and operating performance relative to its leverage. Debt-to-Total Market Capitalization Ratio: A ratio calculated by dividing a company’s debt by the total amount of a company’s equity (at market value) and debt. Earnings Before Interest Taxes Depreciation and Amortization for Real Estate (“EBITDAre”): In accordance with standards established by Nareit, EBITDAre is computed as Earnings, defined as Net Income, excluding gains or losses from sales of real estate investments and non-operating real estate, plus interest, taxes, depreciation and amortization. EBITDAre is a non-GAAP financial measure used to measure the Company’s operating performance and its ability to meet interest payment obligations and pay quarterly stock dividends on an unleveraged basis. Funds From Operations (“FFO”): FFO is the most commonly accepted reporting measure of a REIT’s operating performance, and the Company computes FFO in accordance with standards established by Nareit in the Nareit Funds from Operations White Paper — 2018 Restatement. It is equal to a REIT’s net income (loss) attributable to common stockholders computed in accordance with generally accepted accounting principles (“GAAP”), excluding gains and losses from sales of real estate property (including other assets incidental to the Company’s business) and impairment losses, adjusted for real estate related depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures. FFO is a non-GAAP financial measure used to evaluate the performance of the Company’s investments in real estate assets and its operating results. FFO Excluding Gain on Involuntary Conversion and Business Interruption Claims: A reporting measure calculated as FFO (as defined above), adjusted to exclude gain on involuntary conversion and business interruption claims. The Company believes that this exclusion presents a more meaningful comparison of operating performance. Interest and Fixed Charge Coverage Ratio: A non-GAAP financial measure calculated by dividing the Company’s EBITDAre by its interest expense. We believe this ratio is useful to investors because it provides a basis for analysis of the Company’s leverage, operating performance and its ability to service the interest payments due on its debt. Industrial Properties: Generally consisting of four concrete walls tilted up on a slab of concrete. An internal office component is then added. Business uses include warehousing, distribution, light manufacturing and assembly, research and development, showroom, office, or a combination of some or all of the aforementioned. Leases Expiring and Renewal Leases Signed of Expiring Square Feet: Includes renewals during the period with terms commencing during the period and after the end of the period. Operating Land: Land with no buildings or improvements that generates income from leases with tenants; included in Real estate properties on the Consolidated Balance Sheets. Operating Properties: Stabilized real estate properties (land including buildings and improvements) in the Company’s operating portfolio; included in Real estate properties on the Consolidated Balance Sheets. Percentage Leased: The percentage of total leasable square footage for which there is a signed lease, including month-to-month leases, as of the close of the reporting period. Space is considered leased upon execution of the lease.

Page 24 of 24 Glossary of REIT Terms (Continued) Percentage Occupied: The percentage of total leasable square footage for which the lease term has commenced as of the close of the reporting period. Property Net Operating Income (“PNOI”): Income from real estate operations less Expenses from real estate operations (including market-based internal management fee expense) plus the Company’s share of income and property operating expenses from its less-than-wholly-owned real estate investments. PNOI is a non-GAAP, property-level supplemental measure of performance used to evaluate the performance of the Company’s investments in real estate assets and its operating results. Real Estate Investment Trust (“REIT”): A company that owns and, in most cases, operates income-producing real estate such as apartments, shopping centers, offices, hotels and warehouses. Some REITs also engage in financing real estate. The shares of most REITs are freely traded, usually on a major stock exchange. To qualify as a REIT, a company must distribute at least 90 percent of its taxable income to its stockholders annually. A company that qualifies as a REIT is permitted to deduct dividends paid to its stockholders from its corporate taxable income. As a result, most REITs remit at least 100 percent of their taxable income to their stockholders and therefore owe no corporate federal income tax. Taxes are paid by stockholders on the dividends received. Most states honor this federal treatment and also do not require REITs to pay state income tax. Rental changes on new and renewal leases: Rental changes are calculated as the difference, weighted by square feet, of the annualized base rent due the first month of the new lease’s term and the annualized base rent of the rent due the last month of the former lease’s term. If free rent is given, then the first positive full rent value is used. Rental amounts exclude base stop amounts, holdover rent, and premium or discounted rent amounts. This calculation excludes leases with terms less than 12 months and leases for first generation space on properties acquired or developed by EastGroup. Same Properties: Operating properties owned during the entire current and prior year reporting periods. Properties developed or acquired are excluded until held in the operating portfolio for both the current and prior year reporting periods. Properties sold during the current or prior year reporting periods are excluded. The Same Property Pool includes properties which were included in the operating portfolio for the entire period from January 1, 2022 through September 30, 2023. Same Property Net Operating Income (“Same PNOI”): Income from real estate operations less Expenses from real estate operations (including market-based internal management fee expense), plus the Company’s share of income and property operating expenses from its less-than-wholly-owned real estate investments, for the same properties owned by the Company during the entire current and prior year reporting periods. Same PNOI is a non-GAAP, property-level supplemental measure of performance used to evaluate the performance of the Company’s investments in real estate assets and its operating results on a same property basis. Same PNOI Excluding Income from Lease Terminations: Same PNOI (as defined above), adjusted to exclude income from lease terminations. The Company believes it is useful to evaluate Same PNOI Excluding Income from Lease Terminations on both a straight-line and cash basis. The straight-line basis is calculated by averaging the customers’ rent payments over the lives of the leases; GAAP requires the recognition of rental income on the straight-line basis. The cash basis excludes adjustments for straight-line rent and amortization of market rent intangibles for acquired leases; the cash basis is an indicator of the rents charged to customers by the Company during the periods presented and is useful in analyzing the embedded rent growth in the Company’s portfolio. Straight-Lining: The process of averaging the customer’s rent payments over the life of the lease. GAAP requires real estate companies to “straight-line” rents. Total Return: A stock’s dividend income plus capital appreciation/depreciation over a specified period as a percentage of the stock price at the beginning of the period. Value-Add Properties: Properties that are either acquired but not stabilized or can be converted to a higher and better use. Acquired properties meeting either of the following two conditions are considered value-add properties: (1) Less than 75% occupied as of the acquisition date (or will be less than 75% occupied within one year of acquisition date based on near term lease roll), or (2) 20% or greater of the acquisition cost will be spent to redevelop the property.