Comprehensive Stock Comparison
Compare Brixmor Property Group Inc. (BRX) vs Simon Property Group, Inc. (SPG) 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 | BRX | 6.7% revenue growth vs SPG's 6.7% |
| Value | BRX | Lower P/E (29.8x vs 30.4x) |
| Quality / Margins | SPG | 72.5% net margin vs BRX's 28.2% |
| Stability / Safety | BRX | Beta 0.66 vs SPG's 0.86 |
| Dividends | Tie | Neither pays a meaningful dividend |
| Momentum (1Y) | SPG | +14.1% vs BRX's +12.4% |
| Efficiency (ROA) | SPG | 11.4% ROA vs BRX's 4.2%, ROIC 7.6% vs 6.8% |
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.
Simon Property Group is a real estate investment trust that owns and operates premier shopping malls, outlets, and mixed-use destinations across North America, Europe, and Asia. It generates revenue primarily through tenant leases—collecting base rents, percentage rents based on tenant sales, and common area maintenance charges—with retail properties contributing over 90% of its income. The company's moat lies in its portfolio of high-quality, dominant regional malls in prime locations that attract premium tenants and shoppers, creating a network effect that's difficult to replicate.
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
SPG leads in 3 of 6 categories (Financial Metrics, Profitability & Efficiency). BRX leads in 2 (Valuation Metrics, Analyst Outlook). 1 tied.
Financial Metrics (TTM)
SPG is the larger business by revenue, generating $6.4B annually — 4.6x BRX's $1.4B. SPG is the more profitable business, keeping 72.5% of every revenue dollar as net income compared to BRX's 28.2%. On growth, SPG holds the edge at +13.2% YoY revenue growth, suggesting stronger near-term business momentum.
| Metric | BRXBrixmor Property … | SPGSimon Property Gr… |
|---|---|---|
| RevenueTrailing 12 months | $1.4B | $6.4B |
| EBITDAEarnings before interest/tax | $898M | $4.7B |
| Net IncomeAfter-tax profit | $386M | $4.6B |
| Free Cash FlowCash after capex | $480M | $2.3B |
| Gross MarginGross profit ÷ Revenue | +87.0% | +85.7% |
| Operating MarginEBIT ÷ Revenue | +35.2% | +49.9% |
| Net MarginNet income ÷ Revenue | +28.2% | +72.5% |
| FCF MarginFCF ÷ Revenue | +35.0% | +35.4% |
| Rev. Growth (YoY)Latest quarter vs prior year | +7.7% | +13.2% |
| EPS Growth (YoY)Latest quarter vs prior year | +63.0% | +3.6% |
Valuation Metrics
At 14.4x trailing earnings, SPG trades at a 40% valuation discount to BRX's 24.2x P/E. On an enterprise value basis, BRX's 9.9x EV/EBITDA is more attractive than SPG's 20.5x.
| Metric | BRXBrixmor Property … | SPGSimon Property Gr… |
|---|---|---|
| Market CapShares × price | $9.3B | $66.3B |
| Enterprise ValueMkt cap + debt − cash | $8.9B | $95.4B |
| Trailing P/EPrice ÷ TTM EPS | 24.22x | 14.42x |
| Forward P/EPrice ÷ next-FY EPS est. | 29.76x | 30.39x |
| PEG RatioP/E ÷ EPS growth rate | — | 0.46x |
| EV / EBITDAEnterprise value multiple | 9.95x | 20.48x |
| Price / SalesMarket cap ÷ Revenue | 6.76x | 10.42x |
| Price / BookPrice ÷ Book value/share | 3.10x | 9.91x |
| Price / FCFMarket cap ÷ FCF | 14.21x | — |
Profitability & Efficiency
SPG delivers a 68.8% return on equity — every $100 of shareholder capital generates $69 in annual profit, vs $13 for BRX. On the Piotroski fundamental quality scale (0–9), BRX scores 6/9 vs SPG's 5/9, reflecting solid financial health.
| Metric | BRXBrixmor Property … | SPGSimon Property Gr… |
|---|---|---|
| ROE (TTM)Return on equity | +12.8% | +68.8% |
| ROA (TTM)Return on assets | +4.2% | +11.4% |
| ROICReturn on invested capital | +6.8% | +7.6% |
| ROCEReturn on capital employed | +5.4% | +9.1% |
| Piotroski ScoreFundamental quality 0–9 | 6 | 5 |
| Debt / EquityFinancial leverage | — | 4.47x |
| Net DebtTotal debt minus cash | -$334M | $29.1B |
| Cash & Equiv.Liquid assets | $334M | $823M |
| Total DebtShort + long-term debt | $0 | $29.9B |
| Interest CoverageEBIT ÷ Interest expense | — | 3.26x |
Total Returns (with DRIP)
A $10,000 investment in SPG five years ago would be worth $21,129 today (with dividends reinvested), compared to $17,938 for BRX. Over the past 12 months, SPG leads with a +14.1% total return vs BRX's +12.4%. The 3-year compound annual growth rate (CAGR) favors SPG at 23.1% vs BRX's 14.1% — a key indicator of consistent wealth creation.
| Metric | BRXBrixmor Property … | SPGSimon Property Gr… |
|---|---|---|
| YTD ReturnYear-to-date | +17.8% | +10.8% |
| 1-Year ReturnPast 12 months | +12.4% | +14.1% |
| 3-Year ReturnCumulative with dividends | +48.4% | +86.7% |
| 5-Year ReturnCumulative with dividends | +79.4% | +111.3% |
| 10-Year ReturnCumulative with dividends | +71.8% | +44.9% |
| CAGR (3Y)Annualised 3-year return | +14.1% | +23.1% |
Risk & Volatility
BRX is the less volatile stock with a 0.66 beta — it tends to amplify market swings less than SPG's 0.86 beta. A beta below 1.0 means the stock typically moves less than the S&P 500.
| Metric | BRXBrixmor Property … | SPGSimon Property Gr… |
|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 0.66x | 0.86x |
| 52-Week HighHighest price in past year | $30.68 | $205.12 |
| 52-Week LowLowest price in past year | $22.29 | $136.34 |
| % of 52W HighCurrent price vs 52-week peak | +98.7% | +99.4% |
| RSI (14)Momentum oscillator 0–100 | 81.8 | 67.1 |
| Avg Volume (50D)Average daily shares traded | 2.4M | 1.3M |
Analyst Outlook
Wall Street rates BRX as "Buy" and SPG as "Hold". Consensus price targets imply 0.9% upside for BRX (target: $31) vs -4.5% for SPG (target: $195).
| Metric | BRXBrixmor Property … | SPGSimon Property Gr… |
|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Buy | Hold |
| Price TargetConsensus 12-month target | $30.54 | $194.60 |
| # AnalystsCovering analysts | 30 | 37 |
| Dividend YieldAnnual dividend ÷ price | — | — |
| Dividend StreakConsecutive years of raises | 4 | 2 |
| Dividend / ShareAnnual DPS | — | — |
| 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 | Mar 20 | Feb 26 | Change |
|---|---|---|---|
| Brixmor Property Gr… (BRX) | 100 | 142.14 | +42.1% |
| Simon Property Grou… (SPG) | 100 | 150.31 | +50.3% |
Simon Property Grou… (SPG) returned +111% over 5 years vs Brixmor Property Gr… (BRX)'s +79%. A $10,000 investment in SPG 5 years ago would be worth $21,129 today (including dividends reinvested).
Chart 2Revenue Growth — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| Brixmor Property Gr… (BRX) | $1.3B | $1.4B | +7.5% |
| Simon Property Grou… (SPG) | $5.4B | $6.4B | +17.1% |
Brixmor Property Group Inc.'s revenue grew from $1.3B (2016) to $1.4B (2025) — a 0.8% CAGR. Simon Property Group, Inc.'s revenue grew from $5.4B (2016) to $6.4B (2025) — a 1.8% CAGR.
Chart 3Net Margin Trend — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| Brixmor Property Gr… (BRX) | 21.6% | 28.2% | +30.3% |
| Simon Property Grou… (SPG) | 33.8% | 72.5% | +114.3% |
Brixmor Property Group Inc.'s net margin went from 22% (2016) to 28% (2025). Simon Property Group, Inc.'s net margin went from 34% (2016) to 73% (2025).
Chart 4P/E Ratio History — 9 Years
| Stock | 2017 | 2025 | Change |
|---|---|---|---|
| Brixmor Property Gr… (BRX) | 19 | 21 | +10.5% |
| Simon Property Grou… (SPG) | 27.5 | 13.1 | -52.4% |
Brixmor Property Group Inc. has traded in a 12x–102x P/E range over 8 years; current trailing P/E is ~24x. Simon Property Group, Inc. has traded in a 13x–28x P/E range over 9 years; current trailing P/E is ~14x.
Chart 5EPS Growth — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| Brixmor Property Gr… (BRX) | 0.9 | 1.25 | +38.9% |
| Simon Property Grou… (SPG) | 5.87 | 14.14 | +140.9% |
Brixmor Property Group Inc.'s EPS grew from $0.90 (2016) to $1.25 (2025) — a 4% CAGR. Simon Property Group, Inc.'s EPS grew from $5.87 (2016) to $14.14 (2025) — a 10% CAGR.
Chart 6Free Cash Flow — 5 Years
Brixmor Property Group Inc. generated $652M FCF in 2025 (+18% vs 2021). Simon Property Group, Inc. generated $0M FCF in 2025 (-100% vs 2021).
BRX vs SPG: Frequently Asked Questions
9 questions · data-driven answers · updated daily
01Is BRX or SPG a better buy right now?
Simon Property Group, Inc. (SPG) offers the better valuation at 14.4x trailing P/E (30.4x 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 SPG?
On trailing P/E, Simon Property Group, Inc. (SPG) is the cheapest at 14.4x versus Brixmor Property Group Inc. at 24.2x. On forward P/E, Brixmor Property Group Inc. is actually cheaper at 29.8x — notably different from the trailing picture, reflecting expected earnings growth.
03Which is the better long-term investment — BRX or SPG?
Over the past 5 years, Simon Property Group, Inc. (SPG) delivered a total return of +111.3%, compared to +79.4% for Brixmor Property Group Inc. (BRX). A $10,000 investment in SPG five years ago would be worth approximately $21K today (assuming dividends reinvested). Over 10 years, the gap is even starker: BRX returned +71.8% versus SPG's +44.9%. 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 SPG?
By beta (market sensitivity over 5 years), Brixmor Property Group Inc. (BRX) is the lower-risk stock at 0.66β versus Simon Property Group, Inc.'s 0.86β — meaning SPG is approximately 30% more volatile than BRX relative to the S&P 500.
05Which has better profit margins — BRX or SPG?
Simon Property Group, Inc. (SPG) is the more profitable company, earning 72.5% net margin versus 28.2% for Brixmor Property Group Inc. — meaning it keeps 72.5% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: SPG leads at 49.9% versus 35.2% for BRX. 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 SPG more undervalued right now?
On forward earnings alone, Brixmor Property Group Inc. (BRX) trades at 29.8x forward P/E versus 30.4x for Simon Property Group, Inc. — 0.6x 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 SPG?
None of the stocks in this comparison currently pay a material dividend. All are effectively zero-yield and should be held for capital appreciation rather than income.
08Is BRX or SPG better for a retirement portfolio?
For long-horizon retirement investors, Brixmor Property Group Inc. (BRX) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0.66)). Both have compounded well over 10 years (BRX: +71.8%, SPG: +44.9%), 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 SPG?
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: BRX is a small-cap quality compounder stock; SPG is a mid-cap deep-value 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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