SIMON PROPERTY GROUP INC. (SPG) Stock Analysis
SIMON PROPERTY GROUP INC.
▾ What's in the 67/100 risk score? (higher = riskier)
Contributions (weight × component score) sum to the total. This near-term score now includes fundamental health (leverage, FCF trend, DCF applicability). It excludes the the Altman Z score, whose retained-earnings input this filer does not report separately, which relies on a proxied (estimated) input. See the Financial Health section for the full balance-sheet read.
How to read SPG (REIT)
REITs pay out most of their cash, so judge them on cash distributions and the value of their property — not on earnings or a standard DCF.
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REIT lens (P/AFFO + dividend yield) ↓
Price-to-AFFO and the dividend yield are the real cheap/expensive gauges for real estate.
Is now a good time to buy SPG?
Macro: Neutral / mid-cycleSPG trades at $219.58 vs an estimated intrinsic value of $114.03 — a +92.6% premium to model IV.
Not investment advice. The model can be wrong. Verify the assumptions in the sections below and consider consulting a licensed advisor for significant decisions.
Football field: where does the price sit?
Different valuation methods produce different fair-value ranges depending on assumptions. Plotting them together lets you see at a glance whether the current price is reasonable across approaches, or only one specific lens.
Industry multiples sourced from: broad market average (sector unknown). See the Peer Basket section below for the peer comparison and its limited-comparables caveat.
How does SPG stack up against its closest peers?
We take the 4 same-industry companies most similar to SPG (similar size) and check what investors are paying for each dollar of their revenue (or profits). If SPG is much more expensive on the same yardstick, that's a red flag — unless you have a specific reason it deserves a premium. For a leveraged business, EV/EBIT and FCF yield (both in the table) are usually more reliable than EV/Sales, because revenue multiples ignore differences in margins and debt.
▾ What's "EV / Sales" in plain English?
EV (Enterprise Value) = market cap + total debt − cash. It's "what you'd pay to buy the entire company outright" — you pay the market cap to shareholders and take over their debt, but you keep their cash. EV is fairer than market cap alone because it includes the debt the new owner inherits.
EV / Sales = EV ÷ annual revenue. So "2.5×" means investors pay $2.50 of enterprise value per $1 of yearly sales. Higher = market is paying more per dollar of sales (usually because they expect future growth or fat margins).
p25 / median / p75 are the 25th, 50th (middle), and 75th percentile of the peers' multiples. Half the peers fall between p25 and p75. The median (p50) is the typical peer — that's the benchmark we compare to.
| EV / SalesEV / Sales — For every $1 of yearly revenue, this is how many dollars investors pay to own the whole business (including debt). Why it matters: Works for pre-profit growth companies where P/E and FCF don't apply. The most apples-to-apples cross-company multiple because it ignores accounting choices. Reference: 1–3x for mature companies · 4–10x for software/SaaS · 10–20x for hypergrowth · >20x is rare and demanding Full explanation → |
6.6x / 14.7x / 19.4x |
Bold middle number = median peer. Half the peers trade above it, half below. Computed over 4 same-industry peers; implausible multiples excluded.
⚠️ Important caveat: peer multiples only work if the peers are genuinely comparable. Always check the peer list below — if the auto-picker grabbed micro-caps or unrelated businesses, the comparison is noise. A medical-device giant priced against tiny biotech startups won't produce a useful signal.
Real-estate-specific metrics
REITs are valued on AFFO (Adjusted Funds from Operations) and dividend yield, not DCF. Reported depreciation isn't a real cash cost for real estate — properties typically hold or appreciate. The metrics below are the industry-standard yardsticks.
Note: Depreciation & Amortization line not available — using FCF/share as AFFO proxy. Directionally correct but understates true AFFO (true AFFO adds back D&A and subtracts only maintenance CapEx; FCF subtracts all CapEx).
Quality & solvency checks
Cheap stocks can be cheap for a reason. These screens warn when a low valuation comes paired with structural fragility.
Why it matters: Cheap-looking stocks (low P/E or P/B) often have low Z-scores because the market knows the company is dying. Z-score warns you before you fall into a value trap.
Reference: > 3.0 = safe zone · 1.81–3.0 = grey zone · < 1.81 = distress zone
Full explanation →
REITs deliberately carry high leverage backed by long-life real estate and pay out 90%+ of taxable income — both inputs that Altman Z flags as distress. See the REIT Valuation Lens above for P/AFFO, dividend yield and payout ratio.
Why it matters: High score = fundamentals improving. Low score = deteriorating. Especially powerful for filtering cheap stocks: cheap + high F-score historically outperforms; cheap + low F-score is often a value trap.
Reference: 7–9 = strong · 4–6 = mediocre · 0–3 = weak
Full explanation →
Piotroski F's checks (operating cash flow, gross-margin trend, current ratio, asset turnover) assume an industrial cost structure, so they misread asset-heavy or financial businesses like this one — a healthy REIT, utility, pipeline, BDC/fund or holding company can score low for reasons that aren't weakness. See the sector lens above for the metrics that actually matter.
What if you assume different inputs?
Here's where we land — and what happens if you change the assumptions. Drag the sliders to set your own Discount RateDiscount Rate — The annual return you demand for taking single-stock risk instead of buying a safe Treasury or index fund.
Why it matters: Higher discount rate = stricter valuation (a stock has to produce more cash to be worth holding). Lower = more generous.
Reference: 8–12% is standard · 9–10% matches S&P 500 historical return · Below 7% is illogical for single-stock risk
Full explanation → (the annual return you demand for single-stock risk) and terminal growth; the value updates live so you can see whether the stock looks cheaper or richer. The discount rate starts at 8.0%, the figure our model used for SPG. Open Advanced to also change beta, growth and the rate path.
Note: at default inputs this calculator mirrors the headline model's three-scenario weighting (conservative/base/optimistic, 40/35/25), so its opening value should land close to the headline intrinsic value of $114.03. A small gap is rounding; a large one would be a data problem — and we check for it below.
8.0% — beta-based (CAPM), from this stock's BetaBeta — How much the stock moves when the overall market moves. 1.0 = moves with the market; 1.5 = moves 50% more than the market.
Why it matters: Higher beta = more volatile = should demand higher discount rate. Low beta stocks (utilities, consumer staples) move less.
Reference: Most stocks 0.5–1.5 · Defensives ~0.3 · High-vol tech ~1.5–2.0
Full explanation → of 0.64. The safe Treasury rate plus a premium scaled by how much more (or less) volatile the stock is than the market.
9.0% — sector/quality tier. A simpler hurdle set by industry and business durability: lower for stable, wide-moat companies; higher for speculative or micro-caps.
The headline value and this calculator start at 8.0% — the beta-based rate. Drag the slider to the other rate to see the full range.
A full intrinsic value isn't shown for SPG because it's valued with a dividend-discount model this quick calculator doesn't replicate — see our published value above and the sector lens for the right metrics.
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⚙ Advanced — tinker with every input (beta, growth, rate path, margin → full intrinsic value)
SPG is deeply overvalued, trading at a premium of +86.6% to the model's intrinsic valueIntrinsic Value — Our DCF model's estimate of what each share is mathematically worth based on projected cash flows.
Why it matters: Compare to current price. Below IV = potentially undervalued. Above IV = priced for growth that must actually happen.
Reference: Model-derived; quality depends on data and assumptions.
Full explanation →. The market appears to be paying for its consistent profitability and positive operating cash flow, despite rising long-term debt. The primary quantifiable risk is the significant premium, suggesting a potential downside if growth expectations are not met.
As of 2 months ago
Anatomy of a share
What you're buying per share. Bars are at the same scale so you can see the relative size of revenue, costs, cash flow, and debt — not just read them in a table.
What's free cash flow / what do these mean?
Revenue per share — how much the business earns from customers, divided by the number of shares outstanding. Top of the income statement.
Earnings per share — profit left after operating costs, interest, and taxes, per share. Two versions appear on this page and are not interchangeable: GAAP diluted EPS uses the company's weighted-average diluted share count during the reporting period (this is the "earnings" in "price-to-earnings"); net income per current share divides annual net income by today's share count. They differ whenever the share count has changed.
Owner-earnings free cash flow per share — the cash the business produces for shareholders. Savng's owner-earnings FCF subtracts capital expenditures and stock-based compensation from operating cash flow (SBC is a real dilution cost even though it's non-cash). This is deliberately more conservative than "standard" FCF, which subtracts only capital expenditures — so our figure is lower than the headline FCF you'll see elsewhere. FCF funds dividends, buybacks, debt repayment, and acquisitions; a company can report positive earnings yet negative FCF.
Debt per share — total interest-bearing borrowings divided by shares. High debt-per-share next to thin FCF-per-share is a fragility signal.
What you actually need to decide
Every stock price is a disagreement. Here's the single thing that must go right for the bulls, the single thing that breaks the thesis, and the concrete signposts to watch so you can update your view as real results arrive.
- Next quarter's operating cash flow trend
- Changes in long-term debt levels
- Tenant occupancy rates and rental growth
The trend, in plain numbers (2024 → 2025)
Straight from the financial statements — no model, no opinion. For a small or unprofitable company, the direction of these numbers usually tells you more than any single valuation.
- Revenue grew +7% to $6.36B.
- Free cash flow rose to $3.20B.
- Net income grew +97% to $5.36B.
Nothing clearly worsening year-over-year.
Management & Leadership
David Simon has served as the Chairman, CEO, and President of Simon Property Group since 1995, leading the company through various market cycles. He is also the co-founder of the company, establishing a long tenure and deep institutional knowledge.
What They Make
Simon Property Group is a real estate investment trust (REITREIT (Real Estate Investment Trust) — A company that owns income-producing real estate and is required to pay out about 90% of its profit to shareholders as dividends.
Why it matters: Because they pay out almost everything, REITs are judged on the cash they distribute (price-to-AFFO and dividend yield), not on ordinary earnings — a normal P/E or DCF misleads here.
Reference: Dividend yields often 3–6%; valued on price-to-AFFO, not P/E.
Full explanation →) that owns, develops, and manages retail properties, primarily malls, premium outlets, and lifestyle centers, catering to a wide range of consumers and retailers.
End Markets
Revenue Drivers
Why Is It Priced Like This?
Why Customers Pay
The market prices SPG at a premium of +86.6% to the model, likely due to its consistent profitability, evidenced by net income being positive for 5/5 years, and its positive operating cash flow for 5/5 years. This suggests investors are optimistic about its durable business model and ability to generate cash, despite the rising long-term debt.
Three Scenarios, Weighted
| Scenario | IV | vs Price | Weight |
|---|---|---|---|
| Conservative | $97.47 | -55.6% | 40% |
| Base | $115.99 | -47.2% | 35% |
| Optimistic | $137.80 | -37.2% | 25% |
| Weighted | $114.03 | -48.1% | 100% |
Business Model & Valuation
How They Make Money
The company's dividend data is sparse, with the model assuming a 3% yield, indicating a focus on returning capital to shareholders through dividends.
Dividend Discount Medium Moderate franchise
REIT (REITs): dividend discount model - GAAP earnings distort REIT valuations.
Show advanced inputs
What this model does NOT do: this is a consolidated owner-earnings FCF model. Standalone segment assumptions: none. It does not project net interest income and fee-income lines independently; their combined effect is embedded in the historical revenue and cash-flow trend the model extrapolates. The calculator above can only approximate a segment's impact through the single consolidated growth rate — it cannot model any one line separately. For a true segment-level view, build a separate model from the company's segment disclosures.
Maturity & Competitive Position
Moat Signals
Revenue has been growing at 5.6%/yr over 4 years, from $5117M to $6365M.
Geography & Markets
Simon Property Group primarily operates in the United States, owning and managing properties across various states. It also has a presence in international markets, though specific geographic mix percentages are not available from current data sources.
Geographic Risks
Market Signals
These are timing signals, not value signals — they describe the stock's recent price behavior, not what the business is worth. Use them for the "the thesis looks good, but is now the moment?" question. Each tile below explains what it's saying.
Why it matters: Short-term contrarian indicator. Extreme readings often precede mean reversion, though not always.
Reference: 30–70 normal · >70 overbought · <30 oversold
Full explanation → (14)64.8NeutralMomentum is balanced — neither overbought nor oversold.
Why it matters: When the fast line crosses above the slow line, short-term momentum is turning up; below, turning down. A timing cue, not a value signal.
Reference: Line above signal = bullish momentum · below = bearish
Full explanation →BullishLine above signalThe fast trend is above the slow trend — short-term momentum is currently upward.
Technicals describe price, not the business. A great company can have a "bearish" tape (a buying chance) and a weak one a "bullish" tape (a trap). Pair these with the valuation and health sections above.
QUALITY
Data Quality & Risk Flags (2 notes — click to expand/collapse)
Guardrail Notes (2)
- No dividend data. Assuming 3% yield.
- Dividend data sparse; DDM using estimated yield. Confidence reduced.
FINANCIALS
Financial Statements (5-year tables — click to expand)
From SIMON PROPERTY GROUP INC.'s SEC filings (EDGAR).
Income (5yr)
| Year | Revenue | Net Income | EPS |
|---|---|---|---|
| 2025 | 6.4B | 5.4B | $14.17 |
| 2024 | 6.0B | 2.7B | $7.26 |
| 2023 | 5.7B | 2.6B | $6.98 |
| 2022 | 5.3B | 2.5B | $6.52 |
| 2021 | 5.1B | 2.6B | $6.84 |
Cash Flow (5yr)
| Year | Operating CF | CapEx | − SBC & adj. | Free Cash Flow |
|---|---|---|---|---|
| 2025 | 4.1B | 934.3M | — | 3.2B |
| 2024 | 3.8B | 755.6M | — | 3.1B |
| 2023 | 3.9B | 793.3M | — | 3.1B |
| 2022 | 3.8B | 650.0M | — | 3.1B |
| 2021 | 3.6B | 527.9M | — | 3.1B |
How we define FCF: operating cash flow − capital expenditure − stock-based compensation (owner-earnings basis — SBC is a real cost to shareholders even though it's non-cash). This is the same owner-earnings FCF definition the valuation model uses, though the DCF's starting value is a TTM dividend, not this single year.
Balance Sheet
| Total Assets | 40.6B |
| Total Liabilities | 33.9B |
| Equity | 5.2B |
| Total Debt | 28.4B |
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