SITC
SITE Centers Corp.
REIT - Retail
Market Cap$295M
5Y Perf.-75.2%
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Stock Comparison
SITC vs FRT
Revenue, margins, valuation, and 5-year total return — side by side.
FRT
Federal Realty Investment Trust
REIT - Retail
Market Cap$10.09B
5Y Perf.+46.1%
SITC vs FRT — Key Financials
Market cap, revenue, margins, and valuation side-by-side.
| Company Snapshot | SITC | FRT |
|---|---|---|
| Industry | REIT - Retail | REIT - Retail |
| Market Cap | $295M | $10.09B |
| Revenue (TTM) | $52M | $1.28B |
| Net Income (TTM) | $38M | $411M |
| Gross Margin | 48.2% | 52.0% |
| Operating Margin | -62.6% | 42.0% |
| Forward P/E | 1.7x | 40.4x |
| Total Debt | $0.00 | $5.03B |
| Cash & Equiv. | $119M | $107M |
SITC vs FRT — Long-Term Stock Performance
Price return indexed to 100 at period start. Dividends excluded.
SITC
FRT
| Stock | May 20 | May 26 | Return |
|---|---|---|---|
| SITE Centers Corp. (SITC) | 100 | 24.8 | -75.2% |
| Federal Realty Inve… (FRT) | 100 | 146.1 | +46.1% |
Price return only. Dividends and distributions are not included.
Quick Verdict: SITC vs FRT
Each card shows where this stock fits in a portfolio — not just who wins on paper.
Bottom line: SITC leads in 5 of 7 categories, making it the strongest pick for valuation and capital efficiency and profitability and margin quality. Federal Realty Investment Trust is the stronger pick specifically for growth and revenue expansion and capital preservation and lower volatility. As sector peers, any of these can serve as alternatives in the same allocation.
SITC
SITE Centers Corp.
The Real Estate Income Play
SITC carries the broadest edge in this set and is the clearest fit for income & stability and valuation efficiency.
- Dividend streak 4 yrs, beta 1.05, yield 100.0%
- PEG 0.05 vs FRT's 1.67
- Lower P/E (1.7x vs 40.4x), PEG 0.05 vs 1.67
Best for: income & stability and valuation efficiency
FRT
Federal Realty Investment Trust
The Real Estate Income Play
FRT is the clearest fit if your priority is growth exposure and long-term compounding.
- Rev growth 6.3%, EPS growth 40.1%, 3Y rev CAGR 6.0%
- 0.9% 10Y total return vs SITC's -78.4%
- Lower volatility, beta 0.55, current ratio 1.02x
Best for: growth exposure and long-term compounding
See the full category breakdown
| Category | Winner | Why |
|---|---|---|
| Growth | FRT | 6.3% FFO/revenue growth vs SITC's -62.7% |
| Value | SITC | Lower P/E (1.7x vs 40.4x), PEG 0.05 vs 1.67 |
| Quality / Margins | SITC | 72.1% margin vs FRT's 32.1% |
| Stability / Safety | FRT | Beta 0.55 vs SITC's 1.05 |
| Dividends | SITC | 100.0% yield, 4-year raise streak, vs FRT's 3.9% |
| Momentum (1Y) | SITC | +31.4% vs FRT's +28.0% |
| Efficiency (ROA) | SITC | 5.8% ROA vs FRT's 4.7%, ROIC 27.2% vs 4.2% |
SITC vs FRT — Revenue Breakdown by Segment
How each company's revenue is distributed across its business units
FY 2025
FY 2018
SITC vs FRT — Financial Metrics
Side-by-side numbers across 2 stocks — who leads on profitability, valuation, growth, and risk.
BEST OVERALLSITCLAGGINGFRT
FRTFederal Realty Invest…
3leads
SITCSITE Centers Corp.
3leads
6 Total Categories
CATEGORYLEADERvs FRTMETRICS WON
Income & Cash FlowRevenue, margins, and cash flow strength
FRT5/6
Valuation MetricsMultiples, price ratios, and targets
SITC6/6
Profitability & EfficiencyROE, ROIC, leverage, and quality scores
SITC7/7
Total Returns1Y, 3Y, 5Y total returns with dividends
FRT5/6
Risk & VolatilityBeta, volatility, and downside exposure
FRT2/2
Analyst OutlookRatings, price targets, and dividends
SITC2/2
Income & Cash Flow (Last 12 Months)
FRT leads this category, winning 5 of 6 comparable metrics.
Income & Cash Flow (Last 12 Months)
FRT is the larger business by revenue, generating $1.3B annually — 24.5x SITC's $52M. SITC is the more profitable business, keeping 72.1% of every revenue dollar as net income compared to FRT's 32.1%. On growth, FRT holds the edge at +7.9% YoY revenue growth, suggesting stronger near-term business momentum.
| Metric | SITCSITE Centers Corp. | FRTFederal Realty In… |
|---|---|---|
| RevenueTrailing 12 months | $52M | $1.3B |
| EBITDAEarnings before interest/tax | $17M | $905M |
| Net IncomeAfter-tax profit | $38M | $411M |
| Free Cash FlowCash after capex | -$11M | $528M |
| Gross MarginGross profit ÷ Revenue | +48.2% | +52.0% |
| Operating MarginEBIT ÷ Revenue | -62.6% | +42.0% |
| Net MarginNet income ÷ Revenue | +72.1% | +32.1% |
| FCF MarginFCF ÷ Revenue | -21.9% | +41.3% |
| Rev. Growth (YoY)Latest quarter vs prior year | -70.1% | +7.9% |
| EPS Growth (YoY)Latest quarter vs prior year | -102.1% | +104.1% |
FRT leads this category, winning 5 of 6 comparable metrics.
Valuation Metrics
SITC leads this category, winning 6 of 6 comparable metrics.
Valuation Metrics
At 1.7x trailing earnings, SITC trades at a 93% valuation discount to FRT's 24.4x P/E. Adjusting for growth (PEG ratio), SITC offers better value at 0.05x vs FRT's 1.01x — a lower PEG means you pay less per unit of expected earnings growth.
| Metric | SITCSITE Centers Corp. | FRTFederal Realty In… |
|---|---|---|
| Market CapShares × price | $295M | $10.1B |
| Enterprise ValueMkt cap + debt − cash | $176M | $15.0B |
| Trailing P/EPrice ÷ TTM EPS | 1.66x | 24.38x |
| Forward P/EPrice ÷ next-FY EPS est. | — | 40.43x |
| PEG RatioP/E ÷ EPS growth rate | 0.05x | 1.01x |
| EV / EBITDAEnterprise value multiple | 0.79x | 18.14x |
| Price / SalesMarket cap ÷ Revenue | 2.85x | 7.89x |
| Price / BookPrice ÷ Book value/share | 0.88x | 2.86x |
| Price / FCFMarket cap ÷ FCF | 15.03x | 30.47x |
SITC leads this category, winning 6 of 6 comparable metrics.
Profitability & Efficiency
SITC leads this category, winning 7 of 7 comparable metrics.
Profitability & Efficiency
SITC delivers a 12.2% return on equity — every $100 of shareholder capital generates $12 in annual profit, vs $12 for FRT. On the Piotroski fundamental quality scale (0–9), SITC scores 5/9 vs FRT's 4/9, reflecting solid financial health.
| Metric | SITCSITE Centers Corp. | FRTFederal Realty In… |
|---|---|---|
| ROE (TTM)Return on equity | +12.2% | +11.8% |
| ROA (TTM)Return on assets | +5.8% | +4.7% |
| ROICReturn on invested capital | +27.2% | +4.2% |
| ROCEReturn on capital employed | +30.7% | +5.4% |
| Piotroski ScoreFundamental quality 0–9 | 5 | 4 |
| Debt / EquityFinancial leverage | — | 1.44x |
| Net DebtTotal debt minus cash | -$119M | $4.9B |
| Cash & Equiv.Liquid assets | $119M | $107M |
| Total DebtShort + long-term debt | $0 | $5.0B |
| Interest CoverageEBIT ÷ Interest expense | — | 3.34x |
SITC leads this category, winning 7 of 7 comparable metrics.
Total Returns (Dividends Reinvested)
FRT leads this category, winning 5 of 6 comparable metrics.
Total Returns (Dividends Reinvested)
A $10,000 investment in FRT five years ago would be worth $12,158 today (with dividends reinvested), compared to $3,196 for SITC. Over the past 12 months, SITC leads with a +31.4% total return vs FRT's +28.0%. The 3-year compound annual growth rate (CAGR) favors FRT at 11.3% vs SITC's -29.0% — a key indicator of consistent wealth creation.
| Metric | SITCSITE Centers Corp. | FRTFederal Realty In… |
|---|---|---|
| YTD ReturnYear-to-date | -12.2% | +20.2% |
| 1-Year ReturnPast 12 months | +31.4% | +28.0% |
| 3-Year ReturnCumulative with dividends | -64.1% | +37.7% |
| 5-Year ReturnCumulative with dividends | -68.0% | +21.6% |
| 10-Year ReturnCumulative with dividends | -78.4% | +0.9% |
| CAGR (3Y)Annualised 3-year return | -29.0% | +11.3% |
FRT leads this category, winning 5 of 6 comparable metrics.
Risk & Volatility
FRT leads this category, winning 2 of 2 comparable metrics.
Risk & Volatility
FRT is the less volatile stock with a 0.55 beta — it tends to amplify market swings less than SITC's 1.05 beta. A beta below 1.0 means the stock typically moves less than the S&P 500. FRT currently trades 99.6% from its 52-week high vs SITC's 42.9% drawdown — a narrower gap to the peak suggests stronger recent price momentum.
| Metric | SITCSITE Centers Corp. | FRTFederal Realty In… |
|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 1.05x | 0.55x |
| 52-Week HighHighest price in past year | $13.10 | $117.23 |
| 52-Week LowLowest price in past year | $5.24 | $89.99 |
| % of 52W HighCurrent price vs 52-week peak | +42.9% | +99.6% |
| RSI (14)Momentum oscillator 0–100 | 54.2 | 67.6 |
| Avg Volume (50D)Average daily shares traded | 778K | 783K |
FRT leads this category, winning 2 of 2 comparable metrics.
Analyst Outlook
SITC leads this category, winning 2 of 2 comparable metrics.
Analyst Outlook
Wall Street rates SITC as "Hold" and FRT as "Buy". Consensus price targets imply 42.3% upside for SITC (target: $8) vs -4.3% for FRT (target: $112). For income investors, SITC offers the higher dividend yield at 100.00% vs FRT's 3.87%.
| Metric | SITCSITE Centers Corp. | FRTFederal Realty In… |
|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Hold | Buy |
| Price TargetConsensus 12-month target | $8.00 | $111.75 |
| # AnalystsCovering analysts | 31 | 33 |
| Dividend YieldAnnual dividend ÷ price | +100.0% | +3.9% |
| Dividend StreakConsecutive years of raises | 4 | 3 |
| Dividend / ShareAnnual DPS | $6.78 | $4.52 |
| Buyback YieldShare repurchases ÷ mkt cap | +0.0% | +0.0% |
SITC leads this category, winning 2 of 2 comparable metrics.
Key Takeaway
FRT leads in 3 of 6 categories (Income & Cash Flow, Total Returns). SITC leads in 3 (Valuation Metrics, Profitability & Efficiency).
Best OverallSITE Centers Corp. (SITC)Leads 3 of 6 categories
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SITC vs FRT: Frequently Asked Questions
10 questions · data-driven answers · updated daily
01Is SITC or FRT a better buy right now?
For growth investors, Federal Realty Investment Trust (FRT) is the stronger pick with 6.
3% revenue growth year-over-year, versus -62. 7% for SITE Centers Corp. (SITC). SITE Centers Corp. (SITC) offers the better valuation at 1. 7x trailing P/E, making it the more compelling value choice. Analysts rate Federal Realty Investment Trust (FRT) a "Buy" — based on 33 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 — SITC or FRT?
On trailing P/E, SITE Centers Corp.
(SITC) is the cheapest at 1. 7x versus Federal Realty Investment Trust at 24. 4x.
03Which is the better long-term investment — SITC or FRT?
Over the past 5 years, Federal Realty Investment Trust (FRT) delivered a total return of +21.
6%, compared to -68. 0% for SITE Centers Corp. (SITC). Over 10 years, the gap is even starker: FRT returned +0. 9% versus SITC's -78. 4%. 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 — SITC or FRT?
By beta (market sensitivity over 5 years), Federal Realty Investment Trust (FRT) is the lower-risk stock at 0.
55β versus SITE Centers Corp. 's 1. 05β — meaning SITC is approximately 90% more volatile than FRT relative to the S&P 500.
05Which is growing faster — SITC or FRT?
By revenue growth (latest reported year), Federal Realty Investment Trust (FRT) is pulling ahead at 6.
3% versus -62. 7% for SITE Centers Corp. (SITC). On earnings-per-share growth, the picture is similar: Federal Realty Investment Trust grew EPS 40. 1% year-over-year, compared to -65. 3% for SITE Centers Corp.. Over a 3-year CAGR, FRT leads at 6. 0% annualised revenue growth. Higher growth typically commands a higher valuation multiple — check whether the premium P/E or P/S is justified by the growth rate using the PEG ratio.
06Which has better profit margins — SITC or FRT?
SITE Centers Corp.
(SITC) is the more profitable company, earning 171. 7% net margin versus 32. 1% for Federal Realty Investment Trust — meaning it keeps 171. 7% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: SITC leads at 171. 7% versus 35. 9% for FRT. At the gross margin level — before operating expenses — SITC leads at 48. 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.
07Is SITC or FRT more undervalued right now?
Analyst consensus price targets imply the most upside for SITC: 42.
3% to $8. 00.
08Which pays a better dividend — SITC or FRT?
All stocks in this comparison pay dividends.
SITE Centers Corp. (SITC) offers the highest yield at 100. 0%, versus 3. 9% for Federal Realty Investment Trust (FRT).
09Is SITC or FRT better for a retirement portfolio?
For long-horizon retirement investors, Federal Realty Investment Trust (FRT) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0.
55), 3. 9% yield). Both have compounded well over 10 years (FRT: +0. 9%, SITC: -78. 4%), 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.
10What are the main differences between SITC and FRT?
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: SITC is a small-cap deep-value stock; FRT is a mid-cap income-oriented stock. 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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Revenue Growth>
%
(SITC: -70.1% · FRT: 7.9%)Net Margin>
%
(SITC: 72.1% · FRT: 32.1%)P/E Ratio<
x
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