EASTGROUP PROPERTIES, INC. SUMMARY STATEMENTS OF OPERATIONS 2000 Revenues $ Three Months Ended Six Months Ended June 30, June 30, 1999 2000 1999 (In thousands, except per share data) 23,606 21,098 46,747 41,983 Operating expenses General and administrative (5,325) (1,269) (4,901) (920) (10,521) (2,488) (9,895) (2,041) Earnings before interest, taxes, depreciation and amortization (EBITDA) 17,012 15,277 33,738 30,047 Interest expense (A) Depreciation and amortization Minority interest in joint ventures Gain on real estate (4,585) (5,911) (121) 620 (4,634) (4,900) (114) 224 (8,719) (11,440) (220) 621 (8,985) (9,715) (206) 1,675 7,015 5,853 13,980 12,816 - - - 7,015 5,853 13,980 12,398 (1,940) (3,064) (1,940) (438) Net income before cumulative effect of change in accounting principles Cumulative effect of change in accounting principle (B) Net income Preferred dividends-Series A Convertible preferred dividends-Series B (970) (1,532) (970) (219) (418) Net income available to common shareholders 4,513 4,664 8,976 10,020 Depreciation and amortization Minority interest - depreciation Gain on depreciable real estate Cumulative effect of change in accounting principle Convertible preferred dividends-Series B Limited partnership units 5,911 (39) 1,532 6 4,900 (71) (224) 219 - 11,440 (78) (1) 3,064 18 9,715 (163) (1,675) 418 438 - 9,488 23,419 18,753 Funds from operations 11,923 Straight-line rents Leasing commissions (renewal) Non-revenue producing capital expenditures (343) (376) (1,015) (252) (839) (766) (563) (1,508) (411) (1,476) Cash available for distribution $ 10,189 8,397 20,582 16,866 Basic per common share data: Net income available to common shareholders $ 0.29 0.29 0.58 0.62 Weighted average common shares outstanding 15,624 16,076 15,597 16,189 0.29 0.29 0.57 0.61 15,785 16,245 15,760 16,336 Diluted per common share data: (C) Net income available to common shareholders $ Weighted average common shares outstanding Funds from operations $ 0.63 0.57 1.24 1.12 Cash available for distribution $ 0.54 0.50 1.09 1.00 18,967 16,700 18,942 16,791 Weighted average common shares outstanding (A) Net of capitalized interest of $388,000 and $481,000 for the three months ended June 30, 2000 and 1999, respectively; and $1,032,000 and $759,000 for the six months ended June 30, 2000 and 1999, respectively. (B) Represents previously capitalized start-up and organizational costs that were expensed on January 1, 1999 in accordance with the requirements of Statement of Position 98-5. (C) Assumes dilutive effect of common stock equivalents.