Federal Realty Investment Trust (FRT)vsSimon Property Group Inc (SPG)
FRT
Federal Realty Investment Trust
$121.83
-0.81%
REAL ESTATE · Cap: $10.79B
SPG
Simon Property Group Inc
$224.81
-0.48%
REAL ESTATE · Cap: $85.96B
Smart Verdict
WallStSmart Research — data-driven comparison
Simon Property Group Inc generates 398% more annual revenue ($6.65B vs $1.34B). SPG leads profitability with a 70.6% profit margin vs 32.7%. FRT appears more attractively valued with a PEG of 3.65. SPG earns a higher WallStSmart Score of 63/100 (C+).
FRT
Buy53
out of 100
Grade: C-
SPG
Buy63
out of 100
Grade: C+
Intrinsic Value Comparison
Multi-model valuation · Graham Formula
Margin of Safety
+36.2%
Fair Value
$167.60
Current Price
$121.83
$45.77 discount
Margin of Safety
-26.8%
Fair Value
$153.57
Current Price
$224.81
$71.24 premium
Key Strengths & Concerns
Side-by-side fundamental analysis
Key Strengths
Keeps 33 of every $100 in revenue as profit
Strong operational efficiency at 35.0%
Every $100 of equity generates 96 in profit
Keeps 71 of every $100 in revenue as profit
Strong operational efficiency at 43.4%
Large-cap with strong market position
Attractively priced relative to earnings
19.3% revenue growth
Areas to Watch
Moderate valuation
Elevated debt levels
Weak financial health signals
Expensive relative to growth rate
Trading at 15.1x book value
Expensive relative to growth rate
Distress zone — elevated risk
Elevated debt levels
Comparative Analysis Report
WallStSmart ResearchBull Case : FRT
The strongest argument for FRT centers on Profit Margin, Operating Margin. Profitability is solid with margins at 32.7% and operating margin at 35.0%.
Bull Case : SPG
The strongest argument for SPG centers on Return on Equity, Profit Margin, Operating Margin. Profitability is solid with margins at 70.6% and operating margin at 43.4%. Revenue growth of 19.3% demonstrates continued momentum.
Bear Case : FRT
The primary concerns for FRT are P/E Ratio, Debt/Equity, Piotroski F-Score.
Bear Case : SPG
The primary concerns for SPG are Price/Book, PEG Ratio, Altman Z-Score. Debt-to-equity of 5.96 is elevated, increasing financial risk.
Key Dynamics to Monitor
FRT profiles as a mature stock while SPG is a growth play — different risk/reward profiles.
SPG carries more volatility with a beta of 1.33 — expect wider price swings.
SPG is growing revenue faster at 19.3% — sustainability is the question.
SPG generates stronger free cash flow (625M), providing more financial flexibility.
Bottom Line
SPG scores higher overall (63/100 vs 53/100), backed by strong 70.6% margins and 19.3% revenue growth. FRT offers better value entry with a 36.2% margin of safety. 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.
Federal Realty Investment Trust
REAL ESTATE · REIT - RETAIL · USA
Federal Realty Investment Trust is a real estate investment trust that invests in shopping centers in the Northeastern United States, the Mid-Atlantic states, California, and South Florida.
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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