Comprehensive Stock Comparison
Compare Agree Realty Corporation (ADC) vs Kimco Realty Corporation (KIM) Stock
Analyze side-by-side fundamentals, valuation, growth, and profitability to decide which stock is the better buy.
Selected Stocks
Add up to 10 tickers. Use presets or search to get started.
Quick Verdict
| Category | Winner | Why |
|---|---|---|
| Growth | ADC | 16.4% revenue growth vs KIM's 14.2% |
| Value | KIM | Lower P/E (30.4x vs 41.3x) |
| Quality / Margins | ADC | 27.6% net margin vs KIM's 27.3% |
| Stability / Safety | ADC | Beta 0.06 vs KIM's 0.70, lower leverage |
| Dividends | KIM | 4.3% yield, vs ADC's 0.1% |
| Momentum (1Y) | ADC | +13.6% vs KIM's +11.1% |
| Efficiency (ROA) | KIM | 3.0% ROA vs ADC's 2.0%, ROIC 2.7% vs 2.9% |
Who Each Stock Is For
Income & stability
Growth exposure
Long-term compounding (10Y)
Sleep-well-at-night portfolio
Defensive / Recession hedge
Business Model
What each company does and how it makes money
Agree Realty Corporation is a retail-focused real estate investment trust that acquires and develops single-tenant properties leased to national retail tenants. It generates revenue primarily through long-term net leases — where tenants pay most property expenses — with its portfolio heavily weighted toward investment-grade tenants like Walmart, Dollar General, and Tractor Supply. The company's competitive advantage lies in its disciplined acquisition strategy focused on recession-resistant retail sectors and its relationships with creditworthy tenants that provide stable, predictable cash flows.
Kimco Realty is a real estate investment trust that owns and operates open-air, grocery-anchored shopping centers and mixed-use properties across the United States. It generates revenue primarily through collecting rent from retail tenants—with grocery stores serving as anchor tenants that drive consistent foot traffic—and earns additional income from property management and development services. The company's competitive advantage lies in its strategic focus on grocery-anchored centers in high-density metropolitan markets, which provides recession-resistant cash flow due to the essential nature of grocery retail.
Revenue Breakdown by Segment
How each company's revenue is distributed across its business units
Segment breakdown not available.
Financial Metrics Comparison
Side-by-side fundamentals across 2 stocks. BestLagging
Financial Scorecard
ADC leads in 4 of 6 categories (Financial Metrics, Valuation Metrics). KIM leads in 2 (Total Returns, Analyst Outlook).
Financial Metrics (TTM)
KIM is the larger business by revenue, generating $2.1B annually — 3.1x ADC's $689M. Profitability is closely matched — net margins range from 27.6% (ADC) to 27.3% (KIM). On growth, ADC holds the edge at +18.7% YoY revenue growth, suggesting stronger near-term business momentum.
| Metric | ADCAgree Realty Corp… | KIMKimco Realty Corp… |
|---|---|---|
| RevenueTrailing 12 months | $689M | $2.1B |
| EBITDAEarnings before interest/tax | $581M | $1.1B |
| Net IncomeAfter-tax profit | $190M | $584M |
| Free Cash FlowCash after capex | $484M | $630M |
| Gross MarginGross profit ÷ Revenue | +89.0% | +69.1% |
| Operating MarginEBIT ÷ Revenue | +46.9% | +36.0% |
| Net MarginNet income ÷ Revenue | +27.6% | +27.3% |
| FCF MarginFCF ÷ Revenue | +70.3% | +29.4% |
| Rev. Growth (YoY)Latest quarter vs prior year | +18.7% | +3.2% |
| EPS Growth (YoY)Latest quarter vs prior year | +7.1% | -4.3% |
Valuation Metrics
At 42.8x trailing earnings, KIM trades at a 6% valuation discount to ADC's 45.5x P/E. On an enterprise value basis, ADC's 5.5x EV/EBITDA is more attractive than KIM's 19.4x.
| Metric | ADCAgree Realty Corp… | KIMKimco Realty Corp… |
|---|---|---|
| Market CapShares × price | $236M | $16.0B |
| Enterprise ValueMkt cap + debt − cash | $3.2B | $23.9B |
| Trailing P/EPrice ÷ TTM EPS | 45.47x | 42.82x |
| Forward P/EPrice ÷ next-FY EPS est. | 41.29x | 30.43x |
| PEG RatioP/E ÷ EPS growth rate | 120.54x | — |
| EV / EBITDAEnterprise value multiple | 5.46x | 19.38x |
| Price / SalesMarket cap ÷ Revenue | 0.33x | 7.86x |
| Price / BookPrice ÷ Book value/share | 1.43x | 1.46x |
| Price / FCFMarket cap ÷ FCF | 0.47x | 23.49x |
Profitability & Efficiency
KIM delivers a 5.5% return on equity — every $100 of shareholder capital generates $6 in annual profit, vs $3 for ADC. ADC carries lower financial leverage with a 0.47x debt-to-equity ratio, signaling a more conservative balance sheet compared to KIM's 0.79x. On the Piotroski fundamental quality scale (0–9), ADC scores 6/9 vs KIM's 5/9, reflecting solid financial health.
| Metric | ADCAgree Realty Corp… | KIMKimco Realty Corp… |
|---|---|---|
| ROE (TTM)Return on equity | +3.2% | +5.5% |
| ROA (TTM)Return on assets | +2.0% | +3.0% |
| ROICReturn on invested capital | +2.9% | +2.7% |
| ROCEReturn on capital employed | +4.5% | +3.3% |
| Piotroski ScoreFundamental quality 0–9 | 6 | 5 |
| Debt / EquityFinancial leverage | 0.47x | 0.79x |
| Net DebtTotal debt minus cash | $2.9B | $7.9B |
| Cash & Equiv.Liquid assets | $16M | $689M |
| Total DebtShort + long-term debt | $2.9B | $8.6B |
| Interest CoverageEBIT ÷ Interest expense | — | 2.04x |
Total Returns (with DRIP)
A $10,000 investment in KIM five years ago would be worth $15,116 today (with dividends reinvested), compared to $14,667 for ADC. Over the past 12 months, ADC leads with a +13.6% total return vs KIM's +11.1%. The 3-year compound annual growth rate (CAGR) favors KIM at 8.8% vs ADC's 8.1% — a key indicator of consistent wealth creation.
| Metric | ADCAgree Realty Corp… | KIMKimco Realty Corp… |
|---|---|---|
| YTD ReturnYear-to-date | +12.3% | +17.4% |
| 1-Year ReturnPast 12 months | +13.6% | +11.1% |
| 3-Year ReturnCumulative with dividends | +26.5% | +28.8% |
| 5-Year ReturnCumulative with dividends | +46.7% | +51.2% |
| 10-Year ReturnCumulative with dividends | +186.6% | +23.3% |
| CAGR (3Y)Annualised 3-year return | +8.1% | +8.8% |
Risk & Volatility
ADC is the less volatile stock with a 0.06 beta — it tends to amplify market swings less than KIM's 0.70 beta. A beta below 1.0 means the stock typically moves less than the S&P 500.
| Metric | ADCAgree Realty Corp… | KIMKimco Realty Corp… |
|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 0.06x | 0.70x |
| 52-Week HighHighest price in past year | $81.17 | $23.91 |
| 52-Week LowLowest price in past year | $68.98 | $17.93 |
| % of 52W HighCurrent price vs 52-week peak | +99.1% | +98.5% |
| RSI (14)Momentum oscillator 0–100 | 70.6 | 76.3 |
| Avg Volume (50D)Average daily shares traded | 1.1M | 4.4M |
Analyst Outlook
Wall Street rates ADC as "Buy" and KIM as "Hold". Consensus price targets imply 2.5% upside for KIM (target: $24) vs 0.7% for ADC (target: $81). KIM is the only dividend payer here at 4.33% yield — a key consideration for income-focused portfolios.
| Metric | ADCAgree Realty Corp… | KIMKimco Realty Corp… |
|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Buy | Hold |
| Price TargetConsensus 12-month target | $81.06 | $24.14 |
| # AnalystsCovering analysts | 32 | 36 |
| Dividend YieldAnnual dividend ÷ price | +0.1% | +4.3% |
| Dividend StreakConsecutive years of raises | 0 | 0 |
| Dividend / ShareAnnual DPS | $0.07 | $1.02 |
| Buyback YieldShare repurchases ÷ mkt cap | +1.6% | 0.0% |
Historical Charts
Charts are rendered on first load. Hover for details.
Chart 1Total Return — 5 Years (Rebased to 100)
| Stock | Mar 20 | Feb 26 | Change |
|---|---|---|---|
| Agree Realty Corpor… (ADC) | 100 | 95.54 | -4.5% |
| Kimco Realty Corpor… (KIM) | 100 | 116.89 | +16.9% |
Kimco Realty Corpor… (KIM) returned +51% over 5 years vs Agree Realty Corpor… (ADC)'s +47%. A $10,000 investment in KIM 5 years ago would be worth $15,116 today (including dividends reinvested).
Chart 2Revenue Growth — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| Agree Realty Corpor… (ADC) | $92M | $718M | +684.9% |
| Kimco Realty Corpor… (KIM) | $1.2B | $2.0B | +74.0% |
Agree Realty Corporation's revenue grew from $92M (2016) to $718M (2025) — a 25.7% CAGR.
Chart 3Net Margin Trend — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| Agree Realty Corpor… (ADC) | 49.3% | 27.4% | -44.4% |
| Kimco Realty Corpor… (KIM) | 32.4% | 20.2% | -37.7% |
Agree Realty Corporation's net margin went from 49% (2016) to 27% (2025).
Chart 4P/E Ratio History — 9 Years
| Stock | 2017 | 2025 | Change |
|---|---|---|---|
| Agree Realty Corpor… (ADC) | 24.7 | 40.7 | +64.8% |
| Kimco Realty Corpor… (KIM) | 20.9 | 42.6 | +103.8% |
Agree Realty Corporation has traded in a 25x–41x P/E range over 9 years; current trailing P/E is ~45x. Kimco Realty Corporation has traded in a 7x–132x P/E range over 8 years; current trailing P/E is ~43x.
Chart 5EPS Growth — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| Agree Realty Corpor… (ADC) | 1.97 | 1.77 | -10.2% |
| Kimco Realty Corpor… (KIM) | 0.79 | 0.55 | -30.4% |
Agree Realty Corporation's EPS grew from $1.97 (2016) to $1.77 (2025) — a -1% CAGR.
Chart 6Free Cash Flow — 5 Years
Agree Realty Corporation generated $504M FCF in 2025 (+105% vs 2021). Kimco Realty Corporation generated $681M FCF in 2024 (+10% vs 2021).
ADC vs KIM: Frequently Asked Questions
9 questions · data-driven answers · updated daily
01Is ADC or KIM a better buy right now?
Kimco Realty Corporation (KIM) offers the better valuation at 42.8x trailing P/E (30.4x forward), making it the more compelling value choice. Analysts rate Agree Realty Corporation (ADC) a "Buy" — based on 32 analyst ratings — the highest consensus in this comparison. The "better buy" depends entirely on your goals: growth investors should weight revenue trajectory, value investors should weight P/E and PEG, and income investors should weight dividend yield and streak.
02Which has the better valuation — ADC or KIM?
On trailing P/E, Kimco Realty Corporation (KIM) is the cheapest at 42.8x versus Agree Realty Corporation at 45.5x. On forward P/E, Kimco Realty Corporation is actually cheaper at 30.4x.
03Which is the better long-term investment — ADC or KIM?
Over the past 5 years, Kimco Realty Corporation (KIM) delivered a total return of +51.2%, compared to +46.7% for Agree Realty Corporation (ADC). A $10,000 investment in KIM five years ago would be worth approximately $15K today (assuming dividends reinvested). Over 10 years, the gap is even starker: ADC returned +186.6% versus KIM's +23.3%. Past returns do not guarantee future results, and the stock with the higher historical return may already have its best growth priced in.
04Which is safer — ADC or KIM?
By beta (market sensitivity over 5 years), Agree Realty Corporation (ADC) is the lower-risk stock at 0.06β versus Kimco Realty Corporation's 0.70β — meaning KIM is approximately 1002% more volatile than ADC relative to the S&P 500. On balance sheet safety, Agree Realty Corporation (ADC) carries a lower debt/equity ratio of 47% versus 79% for Kimco Realty Corporation — giving it more financial flexibility in a downturn.
05Which has better profit margins — ADC or KIM?
Agree Realty Corporation (ADC) is the more profitable company, earning 27.4% net margin versus 20.2% for Kimco Realty Corporation — meaning it keeps 27.4% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: ADC leads at 47.4% versus 30.9% for KIM. At the gross margin level — before operating expenses — ADC leads at 92.7%, reflecting greater pricing power or product mix advantage. Stronger margins indicate durable pricing power, lower cost of revenue, or higher mix of software/services. They are one of the clearest signs of business quality.
06Is ADC or KIM more undervalued right now?
On forward earnings alone, Kimco Realty Corporation (KIM) trades at 30.4x forward P/E versus 41.3x for Agree Realty Corporation — 10.9x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for KIM: 2.5% to $24.14.
07Which pays a better dividend — ADC or KIM?
In this comparison, KIM (4.3% yield) pays a dividend. ADC does not pay a meaningful dividend and should not be held primarily for income.
08Is ADC or KIM better for a retirement portfolio?
For long-horizon retirement investors, Agree Realty Corporation (ADC) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0.06), +186.6% 10Y return). Both have compounded well over 10 years (ADC: +186.6%, KIM: +23.3%), confirming both are viable long-term holds — but the lower-volatility option typically results in less emotional selling during corrections. Retirement portfolios generally favour predictability over maximum returns. Consult a financial advisor before making allocation decisions.
09What are the main differences between ADC and KIM?
Both stocks operate in the Real Estate sector, making this a peer-level intra-sector comparison — the same macro tailwinds and headwinds will affect both. In terms of investment character: ADC is a small-cap quality compounder stock; KIM is a mid-cap income-oriented stock. KIM pays a dividend while ADC does not, making them suitable for different income and tax situations. These fundamental differences mean investors should not choose between them on a single metric — the "better stock" depends entirely on which of these characteristics aligns with your investment strategy.
Find Stocks Like These
Explore pre-built screens for each stock's profile, or build a custom screen to find stocks that beat both.