Regency Centers Corporation (REG)vsSimon Property Group Inc (SPG)
REG
Regency Centers Corporation
$79.07
-0.45%
REAL ESTATE · Cap: $15.02B
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 294% more annual revenue ($6.65B vs $1.69B). SPG leads profitability with a 70.6% profit margin vs 33.0%. REG appears more attractively valued with a PEG of 2.70. SPG earns a higher WallStSmart Score of 63/100 (C+).
REG
Buy59
out of 100
Grade: C
SPG
Buy63
out of 100
Grade: C+
Intrinsic Value Comparison
Multi-model valuation · Graham Formula
Margin of Safety
+44.7%
Fair Value
$138.36
Current Price
$79.07
$59.29 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 39.6%
Reasonable price relative to book value
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
Expensive relative to growth rate
Distress zone — elevated risk
Trading at 15.1x book value
Expensive relative to growth rate
Distress zone — elevated risk
Elevated debt levels
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 70.6% and operating margin at 43.4%. Revenue growth of 19.3% 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, Altman Z-Score. Debt-to-equity of 5.96 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 1.33 — 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 59/100), backed by strong 70.6% margins and 19.3% revenue growth. REG offers better value entry with a 44.7% 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.
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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