Regency Centers Corporation (REG)vsSimon Property Group Inc (SPG)
REG
Regency Centers Corporation
$72.95
-0.23%
REAL ESTATE · Cap: $14.09B
SPG
Simon Property Group Inc
$205.32
+0.42%
REAL ESTATE · Cap: $77.76B
Smart Verdict
WallStSmart Research — data-driven comparison
Simon Property Group Inc generates 312% more annual revenue ($6.94B vs $1.69B). SPG leads profitability with a 66.6% profit margin vs 33.0%. REG appears more attractively valued with a PEG of 2.70. REG earns a higher WallStSmart Score of 59/100 (C).
REG
Buy59
out of 100
Grade: C
SPG
Buy57
out of 100
Grade: C
Intrinsic Value Comparison
Multi-model valuation · Graham Formula
Margin of Safety
+44.2%
Fair Value
$136.95
Current Price
$72.95
$64.00 discount
Margin of Safety
-20.6%
Fair Value
$161.47
Current Price
$205.32
$43.85 premium
Key Strengths & Concerns
Side-by-side fundamental analysis
Key Strengths
Keeps 33 of every $100 in revenue as profit
Strong operational efficiency at 39.6%
Reasonable price relative to book value
Every $100 of equity generates 104 in profit
Keeps 67 of every $100 in revenue as profit
Strong operational efficiency at 46.0%
Large-cap with strong market position
Attractively priced relative to earnings
19.5% revenue growth
Areas to Watch
Moderate valuation
Expensive relative to growth rate
Distress zone — elevated risk
Trading at 15.1x book value
Expensive relative to growth rate
Earnings declined 12.5%
Distress zone — elevated risk
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 33.0% and operating margin at 39.6%.
Bull Case : SPG
The strongest argument for SPG centers on Return on Equity, Profit Margin, Operating Margin. Profitability is solid with margins at 66.6% and operating margin at 46.0%. Revenue growth of 19.5% 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, EPS Growth. Debt-to-equity of 6.64 is elevated, increasing financial risk.
Key Dynamics to Monitor
REG profiles as a mature stock while SPG is a growth play — different risk/reward profiles.
SPG carries more volatility with a beta of 1.31 — expect wider price swings.
SPG is growing revenue faster at 19.5% — sustainability is the question.
SPG generates stronger free cash flow (959M), providing more financial flexibility.
Bottom Line
REG scores higher overall (59/100 vs 57/100), backed by strong 33.0% margins. Both earn "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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