Comprehensive Stock Comparison
Compare Kimco Realty Corporation (KIM) vs Regency Centers Corporation (REG) Stock
Analyze side-by-side fundamentals, valuation, growth, and profitability to decide which stock is the better buy.
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Quick Verdict
| Category | Winner | Why |
|---|---|---|
| Growth | KIM | 14.2% revenue growth vs REG's 9.7% |
| Value | KIM | Lower P/E (30.4x vs 32.1x) |
| Quality / Margins | KIM | 27.3% net margin vs REG's 26.4% |
| Stability / Safety | REG | Beta 0.52 vs KIM's 0.70, lower leverage |
| Dividends | KIM | 4.3% yield, vs REG's 3.4% |
| Momentum (1Y) | KIM | +11.1% vs REG's +6.7% |
| Efficiency (ROA) | REG | 3.2% ROA vs KIM's 3.0%, ROIC 6.1% vs 2.7% |
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
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.
Regency Centers is a real estate investment trust that owns, operates, and develops grocery-anchored shopping centers in affluent suburban neighborhoods. It generates revenue primarily through rental income from its portfolio of retail properties — with anchor tenants like Publix, Whole Foods, and Kroger providing stable cash flow — and also earns development fees from new projects. The company's competitive advantage lies in its high-quality portfolio concentrated in affluent, densely populated trade areas with strong demographics and limited new retail development.
Revenue Breakdown by Segment
How each company's revenue is distributed across its business units
Financial Metrics Comparison
Side-by-side fundamentals across 2 stocks. BestLagging
Financial Scorecard
REG leads in 4 of 6 categories — strongest in Financial Metrics and Profitability & Efficiency. 2 categories are tied.
Financial Metrics (TTM)
KIM and REG operate at a comparable scale, with $2.1B and $1.6B in trailing revenue. Profitability is closely matched — net margins range from 27.3% (KIM) to 26.4% (REG).
| Metric | KIMKimco Realty Corp… | REGRegency Centers C… |
|---|---|---|
| RevenueTrailing 12 months | $2.1B | $1.6B |
| EBITDAEarnings before interest/tax | $1.1B | $1.3B |
| Net IncomeAfter-tax profit | $584M | $411M |
| Free Cash FlowCash after capex | $630M | $815M |
| Gross MarginGross profit ÷ Revenue | +69.1% | +64.6% |
| Operating MarginEBIT ÷ Revenue | +36.0% | +58.0% |
| Net MarginNet income ÷ Revenue | +27.3% | +26.4% |
| FCF MarginFCF ÷ Revenue | +29.4% | +52.2% |
| Rev. Growth (YoY)Latest quarter vs prior year | +3.2% | +3.5% |
| EPS Growth (YoY)Latest quarter vs prior year | -4.3% | +7.4% |
Valuation Metrics
At 37.4x trailing earnings, REG trades at a 13% valuation discount to KIM's 42.8x P/E. On an enterprise value basis, REG's 14.4x EV/EBITDA is more attractive than KIM's 19.4x.
| Metric | KIMKimco Realty Corp… | REGRegency Centers C… |
|---|---|---|
| Market CapShares × price | $16.0B | $14.4B |
| Enterprise ValueMkt cap + debt − cash | $23.9B | $19.4B |
| Trailing P/EPrice ÷ TTM EPS | 42.82x | 37.44x |
| Forward P/EPrice ÷ next-FY EPS est. | 30.43x | 32.13x |
| PEG RatioP/E ÷ EPS growth rate | — | 4.63x |
| EV / EBITDAEnterprise value multiple | 19.38x | 14.44x |
| Price / SalesMarket cap ÷ Revenue | 7.86x | 9.58x |
| Price / BookPrice ÷ Book value/share | 1.46x | 2.10x |
| Price / FCFMarket cap ÷ FCF | 23.49x | 18.22x |
Profitability & Efficiency
REG delivers a 5.8% return on equity — every $100 of shareholder capital generates $6 in annual profit, vs $6 for KIM. REG carries lower financial leverage with a 0.73x debt-to-equity ratio, signaling a more conservative balance sheet compared to KIM's 0.79x. On the Piotroski fundamental quality scale (0–9), REG scores 7/9 vs KIM's 5/9, reflecting strong financial health.
| Metric | KIMKimco Realty Corp… | REGRegency Centers C… |
|---|---|---|
| ROE (TTM)Return on equity | +5.5% | +5.8% |
| ROA (TTM)Return on assets | +3.0% | +3.2% |
| ROICReturn on invested capital | +2.7% | +6.1% |
| ROCEReturn on capital employed | +3.3% | +8.1% |
| Piotroski ScoreFundamental quality 0–9 | 5 | 7 |
| Debt / EquityFinancial leverage | 0.79x | 0.73x |
| Net DebtTotal debt minus cash | $7.9B | $5.0B |
| Cash & Equiv.Liquid assets | $689M | $56M |
| Total DebtShort + long-term debt | $8.6B | $5.0B |
| Interest CoverageEBIT ÷ Interest expense | 2.04x | 5.13x |
Total Returns (with DRIP)
A $10,000 investment in REG five years ago would be worth $16,665 today (with dividends reinvested), compared to $15,116 for KIM. Over the past 12 months, KIM leads with a +11.1% total return vs REG's +6.7%. The 3-year compound annual growth rate (CAGR) favors REG at 11.5% vs KIM's 8.8% — a key indicator of consistent wealth creation.
| Metric | KIMKimco Realty Corp… | REGRegency Centers C… |
|---|---|---|
| YTD ReturnYear-to-date | +17.4% | +16.2% |
| 1-Year ReturnPast 12 months | +11.1% | +6.7% |
| 3-Year ReturnCumulative with dividends | +28.8% | +38.6% |
| 5-Year ReturnCumulative with dividends | +51.2% | +66.6% |
| 10-Year ReturnCumulative with dividends | +23.3% | +45.5% |
| CAGR (3Y)Annualised 3-year return | +8.8% | +11.5% |
Risk & Volatility
REG is the less volatile stock with a 0.52 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 | KIMKimco Realty Corp… | REGRegency Centers C… |
|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 0.70x | 0.52x |
| 52-Week HighHighest price in past year | $23.91 | $79.08 |
| 52-Week LowLowest price in past year | $17.93 | $63.44 |
| % of 52W HighCurrent price vs 52-week peak | +98.5% | +99.9% |
| RSI (14)Momentum oscillator 0–100 | 76.3 | 70.9 |
| Avg Volume (50D)Average daily shares traded | 4.4M | 1.1M |
Analyst Outlook
Wall Street rates KIM as "Hold" and REG as "Buy". Consensus price targets imply 2.5% upside for KIM (target: $24) vs 1.5% for REG (target: $80). For income investors, KIM offers the higher dividend yield at 4.33% vs REG's 3.39%.
| Metric | KIMKimco Realty Corp… | REGRegency Centers C… |
|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Hold | Buy |
| Price TargetConsensus 12-month target | $24.14 | $80.22 |
| # AnalystsCovering analysts | 36 | 32 |
| Dividend YieldAnnual dividend ÷ price | +4.3% | +3.4% |
| Dividend StreakConsecutive years of raises | 0 | 4 |
| Dividend / ShareAnnual DPS | $1.02 | $2.68 |
| Buyback YieldShare repurchases ÷ mkt cap | 0.0% | +1.5% |
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 |
|---|---|---|---|
| Kimco Realty Corpor… (KIM) | 100 | 116.89 | +16.9% |
| Regency Centers Cor… (REG) | 100 | 119.39 | +19.4% |
Regency Centers Cor… (REG) returned +67% over 5 years vs Kimco Realty Corpor… (KIM)'s +51%. A $10,000 investment in REG 5 years ago would be worth $16,665 today (including dividends reinvested).
Chart 2Revenue Growth — 10 Years
| Stock | 2015 | 2024 | Change |
|---|---|---|---|
| Kimco Realty Corpor… (KIM) | $1.2B | $2.0B | +74.6% |
| Regency Centers Cor… (REG) | $591M | $1.5B | +154.3% |
Kimco Realty Corporation's revenue grew from $1.2B (2015) to $2.0B (2024) — a 6.4% CAGR. Regency Centers Corporation's revenue grew from $591M (2015) to $1.5B (2024) — a 10.9% CAGR.
Chart 3Net Margin Trend — 10 Years
| Stock | 2015 | 2024 | Change |
|---|---|---|---|
| Kimco Realty Corpor… (KIM) | 76.6% | 20.2% | -73.7% |
| Regency Centers Cor… (REG) | 25.4% | 26.6% | +4.9% |
Kimco Realty Corporation's net margin went from 77% (2015) to 20% (2024). Regency Centers Corporation's net margin went from 25% (2015) to 27% (2024).
Chart 4P/E Ratio History — 8 Years
| Stock | 2017 | 2024 | Change |
|---|---|---|---|
| Kimco Realty Corpor… (KIM) | 20.9 | 42.6 | +103.8% |
| Regency Centers Cor… (REG) | 69.2 | 35 | -49.4% |
Kimco Realty Corporation has traded in a 7x–132x P/E range over 8 years; current trailing P/E is ~43x. Regency Centers Corporation has traded in a 22x–175x P/E range over 8 years; current trailing P/E is ~37x.
Chart 5EPS Growth — 10 Years
| Stock | 2015 | 2024 | Change |
|---|---|---|---|
| Kimco Realty Corpor… (KIM) | 2 | 0.55 | -72.5% |
| Regency Centers Cor… (REG) | 1.36 | 2.11 | +55.1% |
Kimco Realty Corporation's EPS grew from $2.00 (2015) to $0.55 (2024) — a -13% CAGR. Regency Centers Corporation's EPS grew from $1.36 (2015) to $2.11 (2024) — a 5% CAGR.
Chart 6Free Cash Flow — 5 Years
Kimco Realty Corporation generated $681M FCF in 2024 (+10% vs 2021). Regency Centers Corporation generated $790M FCF in 2024 (+99% vs 2021).
KIM vs REG: Frequently Asked Questions
9 questions · data-driven answers · updated daily
01Is KIM or REG a better buy right now?
Regency Centers Corporation (REG) offers the better valuation at 37.4x trailing P/E (32.1x forward), making it the more compelling value choice. Analysts rate Regency Centers Corporation (REG) 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 — KIM or REG?
On trailing P/E, Regency Centers Corporation (REG) is the cheapest at 37.4x versus Kimco Realty Corporation at 42.8x. On forward P/E, Kimco Realty Corporation is actually cheaper at 30.4x — notably different from the trailing picture, reflecting expected earnings growth.
03Which is the better long-term investment — KIM or REG?
Over the past 5 years, Regency Centers Corporation (REG) delivered a total return of +66.6%, compared to +51.2% for Kimco Realty Corporation (KIM). A $10,000 investment in REG five years ago would be worth approximately $17K today (assuming dividends reinvested). Over 10 years, the gap is even starker: REG returned +45.5% 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 — KIM or REG?
By beta (market sensitivity over 5 years), Regency Centers Corporation (REG) is the lower-risk stock at 0.52β versus Kimco Realty Corporation's 0.70β — meaning KIM is approximately 34% more volatile than REG relative to the S&P 500. On balance sheet safety, Regency Centers Corporation (REG) carries a lower debt/equity ratio of 73% versus 79% for Kimco Realty Corporation — giving it more financial flexibility in a downturn.
05Which has better profit margins — KIM or REG?
Regency Centers Corporation (REG) is the more profitable company, earning 26.6% net margin versus 20.2% for Kimco Realty Corporation — meaning it keeps 26.6% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: REG leads at 64.4% versus 30.9% for KIM. At the gross margin level — before operating expenses — REG leads at 71.2%, 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 KIM or REG more undervalued right now?
On forward earnings alone, Kimco Realty Corporation (KIM) trades at 30.4x forward P/E versus 32.1x for Regency Centers Corporation — 1.7x 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 — KIM or REG?
All stocks in this comparison pay dividends. Kimco Realty Corporation (KIM) offers the highest yield at 4.3%, versus 3.4% for Regency Centers Corporation (REG).
08Is KIM or REG better for a retirement portfolio?
For long-horizon retirement investors, Regency Centers Corporation (REG) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0.52), 3.4% yield). Both have compounded well over 10 years (REG: +45.5%, 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 KIM and REG?
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. 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.
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