Regency Centers Corporation (REG)vsSimon Property Group Inc (SPG)
REG
Regency Centers Corporation
$79.08
+0.24%
REAL ESTATE · Cap: $14.70B
SPG
Simon Property Group Inc
$205.51
+1.58%
REAL ESTATE · Cap: $77.06B
Smart Verdict
WallStSmart Research — data-driven comparison
Simon Property Group Inc generates 286% more annual revenue ($6.36B vs $1.65B). SPG leads profitability with a 72.7% profit margin vs 33.1%. REG appears more attractively valued with a PEG of 2.61. SPG earns a higher WallStSmart Score of 67/100 (B-).
REG
Buy63
out of 100
Grade: C+
SPG
Strong Buy67
out of 100
Grade: B-
Intrinsic Value Comparison
Multi-model valuation · Graham Formula
Margin of Safety
+48.0%
Fair Value
$147.14
Current Price
$79.08
$68.06 discount
Margin of Safety
-18.2%
Fair Value
$164.74
Current Price
$205.51
$40.77 premium
Key Strengths & Concerns
Side-by-side fundamental analysis
Key Strengths
Keeps 33 of every $100 in revenue as profit
Strong operational efficiency at 40.7%
Reasonable price relative to book value
Every $100 of equity generates 104 in profit
Keeps 73 of every $100 in revenue as profit
Strong operational efficiency at 49.7%
Earnings expanding 358.1% YoY
Large-cap with strong market position
Attractively priced relative to earnings
Areas to Watch
Moderate valuation
Expensive relative to growth rate
Distress zone — elevated risk
Trading at 12.9x book value
Expensive relative to growth rate
Comparative Analysis Report
WallStSmart ResearchBull Case : REG
The strongest argument for REG centers on Profit Margin, Operating Margin, Price/Book. Profitability is solid with margins at 33.1% and operating margin at 40.7%.
Bull Case : SPG
The strongest argument for SPG centers on Return on Equity, Profit Margin, Operating Margin. Profitability is solid with margins at 72.7% and operating margin at 49.7%. Revenue growth of 13.2% demonstrates continued momentum.
Bear Case : REG
The primary concerns for REG are P/E Ratio, PEG Ratio, Altman Z-Score.
Bear Case : SPG
The primary concerns for SPG are Price/Book, PEG Ratio.
Key Dynamics to Monitor
SPG carries more volatility with a beta of 1.40 — expect wider price swings.
SPG is growing revenue faster at 13.2% — sustainability is the question.
SPG generates stronger free cash flow (982M), providing more financial flexibility.
Monitor REIT - RETAIL industry trends, competitive dynamics, and regulatory changes.
Bottom Line
SPG scores higher overall (67/100 vs 63/100), backed by strong 72.7% margins and 13.2% revenue growth. REG offers better value entry with a 48.0% margin of safety. Both earn "Strong Buy" and "Buy" ratings respectively — the choice depends on your investment horizon and risk tolerance.
This analysis is generated from publicly available financial data. Not financial advice.
Regency Centers Corporation
REAL ESTATE · REIT - RETAIL · USA
Regency Centers Corporation is a real estate investment trust based in Jacksonville, Florida and is one of the largest operators of shopping centers with grocery stores as anchor tenants.
Simon Property Group Inc
REAL ESTATE · REIT - RETAIL · USA
Simon Property Group, Inc. is a real estate investment trust that invests in shopping malls, outlet centers, and community/lifestyle centers. It is the largest owner of shopping malls in the United States and is headquartered in Indianapolis, Indiana.
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