Comprehensive Stock Comparison
Compare Brixmor Property Group Inc. (BRX) vs Curbline Properties Corp. (CURB) 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 | CURB | 52.2% revenue growth vs BRX's 6.7% |
| Value | BRX | Lower P/E (29.8x vs 141.7x) |
| Quality / Margins | BRX | 28.2% net margin vs CURB's 21.7% |
| Stability / Safety | CURB | Beta 0.49 vs BRX's 0.66 |
| Dividends | CURB | 2.6% yield; 1-year raise streak; BRX pays no meaningful dividend |
| Momentum (1Y) | CURB | +15.6% vs BRX's +12.4% |
| Efficiency (ROA) | BRX | 4.2% ROA vs CURB's 1.6%, ROIC 6.8% vs 1.3% |
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
Brixmor Property Group is a real estate investment trust that owns and operates a national portfolio of open-air shopping centers across prime retail locations. It generates revenue primarily through collecting rent from retailers — with major tenants including TJX, Kroger, and Walmart — and property management fees. Its competitive advantage lies in owning a high-quality portfolio of 395 shopping centers in established trade areas, creating a network effect that attracts essential retailers serving local communities.
Curbline Properties Corp is a real estate investment trust that owns and manages convenience shopping centers located at high-traffic intersections across the United States. It generates revenue primarily through rental income from tenants—including restaurants, healthcare services, financial institutions, and retail stores—with property management fees providing additional income. The company's competitive advantage lies in its strategic focus on curbline locations at well-trafficked intersections, which creates consistent foot and vehicle traffic for its tenants.
Financial Metrics Comparison
Side-by-side fundamentals across 2 stocks. BestLagging
Financial Scorecard
BRX leads in 5 of 6 categories — strongest in Financial Metrics and Valuation Metrics. 1 category is tied.
Financial Metrics (TTM)
BRX is the larger business by revenue, generating $1.4B annually — 7.5x CURB's $183M. BRX is the more profitable business, keeping 28.2% of every revenue dollar as net income compared to CURB's 21.7%. On growth, CURB holds the edge at +56.1% YoY revenue growth, suggesting stronger near-term business momentum.
| Metric | BRXBrixmor Property … | CURBCurbline Properti… |
|---|---|---|
| RevenueTrailing 12 months | $1.4B | $183M |
| EBITDAEarnings before interest/tax | $898M | $103M |
| Net IncomeAfter-tax profit | $386M | $40M |
| Free Cash FlowCash after capex | $480M | $107M |
| Gross MarginGross profit ÷ Revenue | +87.0% | +62.9% |
| Operating MarginEBIT ÷ Revenue | +35.2% | +16.7% |
| Net MarginNet income ÷ Revenue | +28.2% | +21.7% |
| FCF MarginFCF ÷ Revenue | +35.0% | +58.5% |
| Rev. Growth (YoY)Latest quarter vs prior year | +7.7% | +56.1% |
| EPS Growth (YoY)Latest quarter vs prior year | +63.0% | -18.2% |
Valuation Metrics
At 24.2x trailing earnings, BRX trades at a 68% valuation discount to CURB's 75.2x P/E. On an enterprise value basis, BRX's 9.9x EV/EBITDA is more attractive than CURB's 31.0x.
| Metric | BRXBrixmor Property … | CURBCurbline Properti… |
|---|---|---|
| Market CapShares × price | $9.3B | $2.9B |
| Enterprise ValueMkt cap + debt − cash | $8.9B | $3.2B |
| Trailing P/EPrice ÷ TTM EPS | 24.22x | 75.16x |
| Forward P/EPrice ÷ next-FY EPS est. | 29.76x | 141.74x |
| PEG RatioP/E ÷ EPS growth rate | — | — |
| EV / EBITDAEnterprise value multiple | 9.95x | 31.03x |
| Price / SalesMarket cap ÷ Revenue | 6.76x | 15.92x |
| Price / BookPrice ÷ Book value/share | 3.10x | 1.53x |
| Price / FCFMarket cap ÷ FCF | 14.21x | 27.34x |
Profitability & Efficiency
BRX delivers a 12.8% return on equity — every $100 of shareholder capital generates $13 in annual profit, vs $2 for CURB.
| Metric | BRXBrixmor Property … | CURBCurbline Properti… |
|---|---|---|
| ROE (TTM)Return on equity | +12.8% | +2.1% |
| ROA (TTM)Return on assets | +4.2% | +1.6% |
| ROICReturn on invested capital | +6.8% | +1.3% |
| ROCEReturn on capital employed | +5.4% | +1.4% |
| Piotroski ScoreFundamental quality 0–9 | 6 | 6 |
| Debt / EquityFinancial leverage | — | 0.29x |
| Net DebtTotal debt minus cash | -$334M | $267M |
| Cash & Equiv.Liquid assets | $334M | $290M |
| Total DebtShort + long-term debt | $0 | $557M |
| Interest CoverageEBIT ÷ Interest expense | — | — |
Total Returns (with DRIP)
A $10,000 investment in BRX five years ago would be worth $17,938 today (with dividends reinvested), compared to $14,474 for CURB. Over the past 12 months, CURB leads with a +15.6% total return vs BRX's +12.4%. The 3-year compound annual growth rate (CAGR) favors BRX at 14.1% vs CURB's 13.1% — a key indicator of consistent wealth creation.
| Metric | BRXBrixmor Property … | CURBCurbline Properti… |
|---|---|---|
| YTD ReturnYear-to-date | +17.8% | +20.2% |
| 1-Year ReturnPast 12 months | +12.4% | +15.6% |
| 3-Year ReturnCumulative with dividends | +48.4% | +44.7% |
| 5-Year ReturnCumulative with dividends | +79.4% | +44.7% |
| 10-Year ReturnCumulative with dividends | +71.8% | +44.7% |
| CAGR (3Y)Annualised 3-year return | +14.1% | +13.1% |
Risk & Volatility
CURB is the less volatile stock with a 0.49 beta — it tends to amplify market swings less than BRX's 0.66 beta. A beta below 1.0 means the stock typically moves less than the S&P 500.
| Metric | BRXBrixmor Property … | CURBCurbline Properti… |
|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 0.66x | 0.49x |
| 52-Week HighHighest price in past year | $30.68 | $28.48 |
| 52-Week LowLowest price in past year | $22.29 | $20.91 |
| % of 52W HighCurrent price vs 52-week peak | +98.7% | +97.6% |
| RSI (14)Momentum oscillator 0–100 | 81.8 | 83.8 |
| Avg Volume (50D)Average daily shares traded | 2.4M | 630K |
Analyst Outlook
Wall Street rates BRX as "Buy" and CURB as "Buy". Consensus price targets imply 0.9% upside for BRX (target: $31) vs 0.7% for CURB (target: $28). CURB is the only dividend payer here at 2.64% yield — a key consideration for income-focused portfolios.
| Metric | BRXBrixmor Property … | CURBCurbline Properti… |
|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Buy | Buy |
| Price TargetConsensus 12-month target | $30.54 | $28.00 |
| # AnalystsCovering analysts | 30 | 7 |
| Dividend YieldAnnual dividend ÷ price | — | +2.6% |
| Dividend StreakConsecutive years of raises | 4 | 1 |
| Dividend / ShareAnnual DPS | — | $0.73 |
| Buyback YieldShare repurchases ÷ mkt cap | +0.1% | 0.0% |
Historical Charts
Charts are rendered on first load. Hover for details.
Chart 1Total Return — 5 Years (Rebased to 100)
| Stock | Oct 24 | Feb 26 | Change |
|---|---|---|---|
| Brixmor Property Gr… (BRX) | 100 | 95.15 | -4.8% |
| Curbline Properties… (CURB) | 113.85 | 122.42 | +7.5% |
Brixmor Property Gr… (BRX) returned +79% over 5 years vs Curbline Properties… (CURB)'s +45%. A $10,000 investment in BRX 5 years ago would be worth $17,938 today (including dividends reinvested).
Chart 2Revenue Growth — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| Brixmor Property Gr… (BRX) | $1.3B | $1.4B | +7.5% |
| Curbline Properties… (CURB) | $73M | $184M | +151.6% |
Brixmor Property Group Inc.'s revenue grew from $1.3B (2016) to $1.4B (2025) — a 0.8% CAGR.
Chart 3Net Margin Trend — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| Brixmor Property Gr… (BRX) | 21.6% | 28.2% | +30.3% |
| Curbline Properties… (CURB) | 35.2% | 21.6% | -38.5% |
Brixmor Property Group Inc.'s net margin went from 22% (2016) to 28% (2025).
Chart 4P/E Ratio History — 8 Years
| Stock | 2017 | 2025 | Change |
|---|---|---|---|
| Brixmor Property Gr… (BRX) | 19 | 21 | +10.5% |
Brixmor Property Group Inc. has traded in a 12x–102x P/E range over 8 years; current trailing P/E is ~24x.
Chart 5EPS Growth — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| Brixmor Property Gr… (BRX) | 0.9 | 1.25 | +38.9% |
| Curbline Properties… (CURB) | 0.25 | 0.37 | +48.0% |
Brixmor Property Group Inc.'s EPS grew from $0.90 (2016) to $1.25 (2025) — a 4% CAGR.
Chart 6Free Cash Flow — 5 Years
Brixmor Property Group Inc. generated $652M FCF in 2025 (+18% vs 2021). Curbline Properties Corp. generated $107M FCF in 2025 (+115% vs 2022).
BRX vs CURB: Frequently Asked Questions
9 questions · data-driven answers · updated daily
01Is BRX or CURB a better buy right now?
Brixmor Property Group Inc. (BRX) offers the better valuation at 24.2x trailing P/E (29.8x forward), making it the more compelling value choice. Analysts rate Brixmor Property Group Inc. (BRX) a "Buy" — based on 30 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 — BRX or CURB?
On trailing P/E, Brixmor Property Group Inc. (BRX) is the cheapest at 24.2x versus Curbline Properties Corp. at 75.2x. On forward P/E, Brixmor Property Group Inc. is actually cheaper at 29.8x.
03Which is the better long-term investment — BRX or CURB?
Over the past 5 years, Brixmor Property Group Inc. (BRX) delivered a total return of +79.4%, compared to +44.7% for Curbline Properties Corp. (CURB). A $10,000 investment in BRX five years ago would be worth approximately $18K today (assuming dividends reinvested). Over 10 years, the gap is even starker: BRX returned +71.8% versus CURB's +44.7%. 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 — BRX or CURB?
By beta (market sensitivity over 5 years), Curbline Properties Corp. (CURB) is the lower-risk stock at 0.49β versus Brixmor Property Group Inc.'s 0.66β — meaning BRX is approximately 34% more volatile than CURB relative to the S&P 500.
05Which has better profit margins — BRX or CURB?
Brixmor Property Group Inc. (BRX) is the more profitable company, earning 28.2% net margin versus 21.6% for Curbline Properties Corp. — meaning it keeps 28.2% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: BRX leads at 35.2% versus 16.6% for CURB. At the gross margin level — before operating expenses — BRX leads at 87.0%, 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 BRX or CURB more undervalued right now?
On forward earnings alone, Brixmor Property Group Inc. (BRX) trades at 29.8x forward P/E versus 141.7x for Curbline Properties Corp. — 112.0x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for BRX: 0.9% to $30.54.
07Which pays a better dividend — BRX or CURB?
In this comparison, CURB (2.6% yield) pays a dividend. BRX does not pay a meaningful dividend and should not be held primarily for income.
08Is BRX or CURB better for a retirement portfolio?
For long-horizon retirement investors, Curbline Properties Corp. (CURB) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0.49), 2.6% yield). Both have compounded well over 10 years (CURB: +44.7%, BRX: +71.8%), 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 BRX and CURB?
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. CURB pays a dividend while BRX 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.
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