AKR
Acadia Realty Trust
REIT - Retail
Market Cap$2.90B
5Y Perf.+88.9%
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Stock Comparison
AKR vs REG
Revenue, margins, valuation, and 5-year total return — side by side.
REG
Regency Centers Corporation
REIT - Retail
Market Cap$14.48B
5Y Perf.+84.8%
AKR vs REG — Key Financials
Market cap, revenue, margins, and valuation side-by-side.
| Company Snapshot | AKR | REG |
|---|---|---|
| Industry | REIT - Retail | REIT - Retail |
| Market Cap | $2.90B | $14.48B |
| Revenue (TTM) | $409M | $1.68B |
| Net Income (TTM) | $154M | $630M |
| Gross Margin | 50.5% | 60.5% |
| Operating Margin | 47.1% | 54.0% |
| Forward P/E | 79.0x | 32.6x |
| Total Debt | $1.92B | $5.94B |
| Cash & Equiv. | $39M | $121M |
AKR vs REG — Long-Term Stock Performance
Price return indexed to 100 at period start. Dividends excluded.
AKR
REG
| Stock | May 20 | May 26 | Return |
|---|---|---|---|
| Acadia Realty Trust (AKR) | 100 | 188.9 | +88.9% |
| Regency Centers Cor… (REG) | 100 | 184.8 | +84.8% |
Price return only. Dividends and distributions are not included.
Quick Verdict: AKR vs REG
Each card shows where this stock fits in a portfolio — not just who wins on paper.
Bottom line: REG leads in 4 of 7 categories, making it the strongest pick for valuation and capital efficiency and capital preservation and lower volatility. Acadia Realty Trust is the stronger pick specifically for growth and revenue expansion and profitability and margin quality. As sector peers, any of these can serve as alternatives in the same allocation.
AKR
Acadia Realty Trust
The Real Estate Income Play
AKR is the clearest fit if your priority is growth exposure and sleep-well-at-night.
- Rev growth 14.2%, EPS growth -50.0%, 3Y rev CAGR 8.0%
- Lower volatility, beta 0.63, Low D/E 73.3%, current ratio 1.24x
- 14.2% FFO/revenue growth vs REG's 3.4%
Best for: growth exposure and sleep-well-at-night
REG
Regency Centers Corporation
The Real Estate Income Play
REG carries the broadest edge in this set and is the clearest fit for income & stability and long-term compounding.
- Dividend streak 5 yrs, beta 0.36, yield 3.5%
- 31.9% 10Y total return vs AKR's -14.4%
- Beta 0.36, yield 3.5%, current ratio 1.05x
Best for: income & stability and long-term compounding
See the full category breakdown
| Category | Winner | Why |
|---|---|---|
| Growth | AKR | 14.2% FFO/revenue growth vs REG's 3.4% |
| Value | REG | Lower P/E (32.6x vs 79.0x) |
| Quality / Margins | AKR | 37.7% margin vs REG's 37.4% |
| Stability / Safety | REG | Beta 0.36 vs AKR's 0.63 |
| Dividends | REG | 3.5% yield, 5-year raise streak, vs AKR's 3.5% |
| Momentum (1Y) | AKR | +19.1% vs REG's +13.9% |
| Efficiency (ROA) | REG | 4.9% ROA vs AKR's 3.2%, ROIC 3.5% vs 0.9% |
AKR vs REG — Revenue Breakdown by Segment
How each company's revenue is distributed across its business units
FY 2025
FY 2025
AKR vs REG — Financial Metrics
Side-by-side numbers across 2 stocks — who leads on profitability, valuation, growth, and risk.
BEST OVERALLREGLAGGINGAKR
AKRAcadia Realty Trust
0leads
REGRegency Centers Corpo…
3leads
6 Total Categories
CATEGORYLEADERvs AKRMETRICS WON
Income & Cash FlowRevenue, margins, and cash flow strength
REG4/6
Valuation MetricsMultiples, price ratios, and targets
Tied
—
Profitability & EfficiencyROE, ROIC, leverage, and quality scores
REG6/9
Total Returns1Y, 3Y, 5Y total returns with dividends
Tied
—
Risk & VolatilityBeta, volatility, and downside exposure
Tied
—
Analyst OutlookRatings, price targets, and dividends
REG2/2
Income & Cash Flow (Last 12 Months)
REG leads this category, winning 4 of 6 comparable metrics.
Income & Cash Flow (Last 12 Months)
REG is the larger business by revenue, generating $1.7B annually — 4.1x AKR's $409M. Profitability is closely matched — net margins range from 37.7% (AKR) to 37.4% (REG). On growth, REG holds the edge at +31.9% YoY revenue growth, suggesting stronger near-term business momentum.
| Metric | AKRAcadia Realty Tru… | REGRegency Centers C… |
|---|---|---|
| RevenueTrailing 12 months | $409M | $1.7B |
| EBITDAEarnings before interest/tax | $351M | $1.3B |
| Net IncomeAfter-tax profit | $154M | $630M |
| Free Cash FlowCash after capex | $105M | $700M |
| Gross MarginGross profit ÷ Revenue | +50.5% | +60.5% |
| Operating MarginEBIT ÷ Revenue | +47.1% | +54.0% |
| Net MarginNet income ÷ Revenue | +37.7% | +37.4% |
| FCF MarginFCF ÷ Revenue | +25.8% | +41.6% |
| Rev. Growth (YoY)Latest quarter vs prior year | -1.3% | +31.9% |
| EPS Growth (YoY)Latest quarter vs prior year | +100.0% | +2.6% |
REG leads this category, winning 4 of 6 comparable metrics.
Valuation Metrics
Evenly matched — AKR and REG each lead in 3 of 6 comparable metrics.
Valuation Metrics
At 28.0x trailing earnings, REG trades at a 88% valuation discount to AKR's 233.3x P/E. On an enterprise value basis, REG's 20.7x EV/EBITDA is more attractive than AKR's 23.1x.
| Metric | AKRAcadia Realty Tru… | REGRegency Centers C… |
|---|---|---|
| Market CapShares × price | $2.9B | $14.5B |
| Enterprise ValueMkt cap + debt − cash | $4.8B | $20.3B |
| Trailing P/EPrice ÷ TTM EPS | 233.26x | 28.04x |
| Forward P/EPrice ÷ next-FY EPS est. | 79.00x | 32.56x |
| PEG RatioP/E ÷ EPS growth rate | — | 0.46x |
| EV / EBITDAEnterprise value multiple | 23.14x | 20.70x |
| Price / SalesMarket cap ÷ Revenue | 7.07x | 9.32x |
| Price / BookPrice ÷ Book value/share | 1.11x | 2.01x |
| Price / FCFMarket cap ÷ FCF | 17.39x | 36.75x |
Evenly matched — AKR and REG each lead in 3 of 6 comparable metrics.
Profitability & Efficiency
REG leads this category, winning 6 of 9 comparable metrics.
Profitability & Efficiency
REG delivers a 9.0% return on equity — every $100 of shareholder capital generates $9 in annual profit, vs $6 for AKR. AKR carries lower financial leverage with a 0.73x debt-to-equity ratio, signaling a more conservative balance sheet compared to REG's 0.83x. On the Piotroski fundamental quality scale (0–9), REG scores 6/9 vs AKR's 4/9, reflecting solid financial health.
| Metric | AKRAcadia Realty Tru… | REGRegency Centers C… |
|---|---|---|
| ROE (TTM)Return on equity | +5.8% | +9.0% |
| ROA (TTM)Return on assets | +3.2% | +4.9% |
| ROICReturn on invested capital | +0.9% | +3.5% |
| ROCEReturn on capital employed | +1.1% | +4.7% |
| Piotroski ScoreFundamental quality 0–9 | 4 | 6 |
| Debt / EquityFinancial leverage | 0.73x | 0.83x |
| Net DebtTotal debt minus cash | $1.9B | $5.8B |
| Cash & Equiv.Liquid assets | $39M | $121M |
| Total DebtShort + long-term debt | $1.9B | $5.9B |
| Interest CoverageEBIT ÷ Interest expense | 0.58x | 2.72x |
REG leads this category, winning 6 of 9 comparable metrics.
Total Returns (Dividends Reinvested)
Evenly matched — AKR and REG each lead in 3 of 6 comparable metrics.
Total Returns (Dividends Reinvested)
A $10,000 investment in REG five years ago would be worth $14,475 today (with dividends reinvested), compared to $11,918 for AKR. Over the past 12 months, AKR leads with a +19.1% total return vs REG's +13.9%. The 3-year compound annual growth rate (CAGR) favors AKR at 22.3% vs REG's 13.6% — a key indicator of consistent wealth creation.
| Metric | AKRAcadia Realty Tru… | REGRegency Centers C… |
|---|---|---|
| YTD ReturnYear-to-date | +8.3% | +17.5% |
| 1-Year ReturnPast 12 months | +19.1% | +13.9% |
| 3-Year ReturnCumulative with dividends | +83.1% | +46.4% |
| 5-Year ReturnCumulative with dividends | +19.2% | +44.8% |
| 10-Year ReturnCumulative with dividends | -14.4% | +31.9% |
| CAGR (3Y)Annualised 3-year return | +22.3% | +13.6% |
Evenly matched — AKR and REG each lead in 3 of 6 comparable metrics.
Risk & Volatility
Evenly matched — AKR and REG each lead in 1 of 2 comparable metrics.
Risk & Volatility
REG is the less volatile stock with a 0.36 beta — it tends to amplify market swings less than AKR's 0.63 beta. A beta below 1.0 means the stock typically moves less than the S&P 500.
| Metric | AKRAcadia Realty Tru… | REGRegency Centers C… |
|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 0.63x | 0.36x |
| 52-Week HighHighest price in past year | $22.36 | $81.66 |
| 52-Week LowLowest price in past year | $18.04 | $66.86 |
| % of 52W HighCurrent price vs 52-week peak | +99.1% | +96.8% |
| RSI (14)Momentum oscillator 0–100 | 68.2 | 51.7 |
| Avg Volume (50D)Average daily shares traded | 1.1M | 1.3M |
Evenly matched — AKR and REG each lead in 1 of 2 comparable metrics.
Analyst Outlook
REG leads this category, winning 2 of 2 comparable metrics.
Analyst Outlook
Wall Street rates AKR as "Buy" and REG as "Buy". Consensus price targets imply 1.3% upside for REG (target: $80) vs -7.5% for AKR (target: $21). For income investors, REG offers the higher dividend yield at 3.55% vs AKR's 3.49%.
| Metric | AKRAcadia Realty Tru… | REGRegency Centers C… |
|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Buy | Buy |
| Price TargetConsensus 12-month target | $20.50 | $80.14 |
| # AnalystsCovering analysts | 12 | 32 |
| Dividend YieldAnnual dividend ÷ price | +3.5% | +3.5% |
| Dividend StreakConsecutive years of raises | 1 | 5 |
| Dividend / ShareAnnual DPS | $0.77 | $2.81 |
| Buyback YieldShare repurchases ÷ mkt cap | 0.0% | +0.1% |
REG leads this category, winning 2 of 2 comparable metrics.
Key Takeaway
REG leads in 3 of 6 categories — strongest in Income & Cash Flow and Profitability & Efficiency. 3 categories are tied.
Best OverallRegency Centers Corporation (REG)Leads 3 of 6 categories
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AKR vs REG: Frequently Asked Questions
10 questions · data-driven answers · updated daily
01Is AKR or REG a better buy right now?
For growth investors, Acadia Realty Trust (AKR) is the stronger pick with 14.
2% revenue growth year-over-year, versus 3. 4% for Regency Centers Corporation (REG). Regency Centers Corporation (REG) offers the better valuation at 28. 0x trailing P/E (32. 6x forward), making it the more compelling value choice. Analysts rate Acadia Realty Trust (AKR) a "Buy" — based on 12 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 — AKR or REG?
On trailing P/E, Regency Centers Corporation (REG) is the cheapest at 28.
0x versus Acadia Realty Trust at 233. 3x. On forward P/E, Regency Centers Corporation is actually cheaper at 32. 6x.
03Which is the better long-term investment — AKR or REG?
Over the past 5 years, Regency Centers Corporation (REG) delivered a total return of +44.
8%, compared to +19. 2% for Acadia Realty Trust (AKR). Over 10 years, the gap is even starker: REG returned +31. 9% versus AKR's -14. 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 — AKR or REG?
By beta (market sensitivity over 5 years), Regency Centers Corporation (REG) is the lower-risk stock at 0.
36β versus Acadia Realty Trust's 0. 63β — meaning AKR is approximately 72% more volatile than REG relative to the S&P 500. On balance sheet safety, Acadia Realty Trust (AKR) carries a lower debt/equity ratio of 73% versus 83% for Regency Centers Corporation — giving it more financial flexibility in a downturn.
05Which is growing faster — AKR or REG?
By revenue growth (latest reported year), Acadia Realty Trust (AKR) is pulling ahead at 14.
2% versus 3. 4% for Regency Centers Corporation (REG). On earnings-per-share growth, the picture is similar: Regency Centers Corporation grew EPS 33. 6% year-over-year, compared to -50. 0% for Acadia Realty Trust. Over a 3-year CAGR, AKR leads at 8. 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 — AKR or REG?
Regency Centers Corporation (REG) is the more profitable company, earning 33.
9% net margin versus 3. 3% for Acadia Realty Trust — meaning it keeps 33. 9% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: REG leads at 37. 0% versus 12. 0% for AKR. At the gross margin level — before operating expenses — AKR leads at 50. 5%, 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 AKR or REG more undervalued right now?
On forward earnings alone, Regency Centers Corporation (REG) trades at 32.
6x forward P/E versus 79. 0x for Acadia Realty Trust — 46. 4x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for REG: 1. 3% to $80. 14.
08Which pays a better dividend — AKR or REG?
All stocks in this comparison pay dividends.
Regency Centers Corporation (REG) offers the highest yield at 3. 5%, versus 3. 5% for Acadia Realty Trust (AKR).
09Is AKR 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.
36), 3. 5% yield). Both have compounded well over 10 years (REG: +31. 9%, AKR: -14. 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 AKR and REG?
Both stocks operate in the null 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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Revenue Growth>
%
(AKR: -1.3% · REG: 31.9%)Net Margin>
%
(AKR: 37.7% · REG: 37.4%)P/E Ratio<
x
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