CURB
Curbline Properties Corp.
REIT - Retail
Market Cap$2.91B
5Y Perf.+13.2%
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Stock Comparison
CURB vs KRG
Revenue, margins, valuation, and 5-year total return — side by side.
KRG
Kite Realty Group Trust
REIT - Retail
Market Cap$5.43B
5Y Perf.+0.6%
CURB vs KRG — Key Financials
Market cap, revenue, margins, and valuation side-by-side.
| Company Snapshot | CURB | KRG |
|---|---|---|
| Industry | REIT - Retail | REIT - Retail |
| Market Cap | $2.91B | $5.43B |
| Revenue (TTM) | $203M | $827M |
| Net Income (TTM) | $33M | $286M |
| Gross Margin | 49.6% | 52.3% |
| Operating Margin | 16.4% | 23.0% |
| Forward P/E | 126.1x | 81.1x |
| Total Debt | $490M | $3.37B |
| Cash & Equiv. | $290M | $37M |
CURB vs KRG — Long-Term Stock Performance
Price return indexed to 100 at period start. Dividends excluded.
CURB
KRG
| Stock | Sep 24 | May 26 | Return |
|---|---|---|---|
| Curbline Properties… (CURB) | 100 | 113.2 | +13.2% |
| Kite Realty Group T… (KRG) | 100 | 100.6 | +0.6% |
Price return only. Dividends and distributions are not included.
Quick Verdict: CURB vs KRG
Each card shows where this stock fits in a portfolio — not just who wins on paper.
Bottom line: KRG leads in 5 of 7 categories, making it the strongest pick for valuation and capital efficiency and profitability and margin quality. Curbline Properties Corp. 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.
CURB
Curbline Properties Corp.
The Real Estate Income Play
CURB is the clearest fit if your priority is growth exposure and long-term compounding.
- Rev growth 51.3%, EPS growth 289.5%, 3Y rev CAGR 35.7%
- 44.4% 10Y total return vs KRG's 30.9%
- Lower volatility, beta 0.47, Low D/E 25.6%, current ratio 5.11x
Best for: growth exposure and long-term compounding
KRG
Kite Realty Group Trust
The Real Estate Income Play
KRG carries the broadest edge in this set and is the clearest fit for income & stability.
- Dividend streak 5 yrs, beta 0.56, yield 4.1%
- Lower P/E (81.1x vs 126.1x)
- 34.6% margin vs CURB's 16.2%
Best for: income & stability
See the full category breakdown
| Category | Winner | Why |
|---|---|---|
| Growth | CURB | 51.3% FFO/revenue growth vs KRG's 0.7% |
| Value | KRG | Lower P/E (81.1x vs 126.1x) |
| Quality / Margins | KRG | 34.6% margin vs CURB's 16.2% |
| Stability / Safety | CURB | Beta 0.47 vs KRG's 0.56, lower leverage |
| Dividends | KRG | 4.1% yield, 5-year raise streak, vs CURB's 2.7% |
| Momentum (1Y) | KRG | +25.1% vs CURB's +20.8% |
| Efficiency (ROA) | KRG | 4.3% ROA vs CURB's 1.4%, ROIC 2.3% vs 1.3% |
CURB vs KRG — Revenue Breakdown by Segment
How each company's revenue is distributed across its business units
Segment breakdown not available.
FY 2025
CURB vs KRG — Financial Metrics
Side-by-side numbers across 2 stocks — who leads on profitability, valuation, growth, and risk.
BEST OVERALLKRGLAGGINGCURB
CURBCurbline Properties C…
0leads
KRGKite Realty Group Tru…
5leads
6 Total Categories
CATEGORYLEADERvs CURBMETRICS WON
Income & Cash FlowRevenue, margins, and cash flow strength
KRG4/6
Valuation MetricsMultiples, price ratios, and targets
KRG5/6
Profitability & EfficiencyROE, ROIC, leverage, and quality scores
KRG5/9
Total Returns1Y, 3Y, 5Y total returns with dividends
KRG4/6
Risk & VolatilityBeta, volatility, and downside exposure
Tied
—
Analyst OutlookRatings, price targets, and dividends
KRG2/2
Income & Cash Flow (Last 12 Months)
KRG leads this category, winning 4 of 6 comparable metrics.
Income & Cash Flow (Last 12 Months)
KRG is the larger business by revenue, generating $827M annually — 4.1x CURB's $203M. KRG is the more profitable business, keeping 34.6% of every revenue dollar as net income compared to CURB's 16.2%. On growth, CURB holds the edge at +50.9% YoY revenue growth, suggesting stronger near-term business momentum.
| Metric | CURBCurbline Properti… | KRGKite Realty Group… |
|---|---|---|
| RevenueTrailing 12 months | $203M | $827M |
| EBITDAEarnings before interest/tax | $117M | $553M |
| Net IncomeAfter-tax profit | $33M | $286M |
| Free Cash FlowCash after capex | $121M | $255M |
| Gross MarginGross profit ÷ Revenue | +49.6% | +52.3% |
| Operating MarginEBIT ÷ Revenue | +16.4% | +23.0% |
| Net MarginNet income ÷ Revenue | +16.2% | +34.6% |
| FCF MarginFCF ÷ Revenue | +59.5% | +30.9% |
| Rev. Growth (YoY)Latest quarter vs prior year | +50.9% | -9.5% |
| EPS Growth (YoY)Latest quarter vs prior year | -66.2% | -45.5% |
KRG leads this category, winning 4 of 6 comparable metrics.
Valuation Metrics
KRG leads this category, winning 5 of 6 comparable metrics.
Valuation Metrics
At 19.4x trailing earnings, KRG trades at a 74% valuation discount to CURB's 74.5x P/E. On an enterprise value basis, KRG's 15.3x EV/EBITDA is more attractive than CURB's 30.2x.
| Metric | CURBCurbline Properti… | KRGKite Realty Group… |
|---|---|---|
| Market CapShares × price | $2.9B | $5.4B |
| Enterprise ValueMkt cap + debt − cash | $3.1B | $8.8B |
| Trailing P/EPrice ÷ TTM EPS | 74.51x | 19.36x |
| Forward P/EPrice ÷ next-FY EPS est. | 126.06x | 81.12x |
| PEG RatioP/E ÷ EPS growth rate | — | — |
| EV / EBITDAEnterprise value multiple | 30.19x | 15.30x |
| Price / SalesMarket cap ÷ Revenue | 15.91x | 6.40x |
| Price / BookPrice ÷ Book value/share | 1.52x | 1.80x |
| Price / FCFMarket cap ÷ FCF | 23.35x | 19.54x |
KRG leads this category, winning 5 of 6 comparable metrics.
Profitability & Efficiency
KRG leads this category, winning 5 of 9 comparable metrics.
Profitability & Efficiency
KRG delivers a 8.9% return on equity — every $100 of shareholder capital generates $9 in annual profit, vs $2 for CURB. CURB carries lower financial leverage with a 0.26x debt-to-equity ratio, signaling a more conservative balance sheet compared to KRG's 1.06x. On the Piotroski fundamental quality scale (0–9), KRG scores 6/9 vs CURB's 5/9, reflecting solid financial health.
| Metric | CURBCurbline Properti… | KRGKite Realty Group… |
|---|---|---|
| ROE (TTM)Return on equity | +1.7% | +8.9% |
| ROA (TTM)Return on assets | +1.4% | +4.3% |
| ROICReturn on invested capital | +1.3% | +2.3% |
| ROCEReturn on capital employed | +1.4% | +3.0% |
| Piotroski ScoreFundamental quality 0–9 | 5 | 6 |
| Debt / EquityFinancial leverage | 0.26x | 1.06x |
| Net DebtTotal debt minus cash | $200M | $3.3B |
| Cash & Equiv.Liquid assets | $290M | $37M |
| Total DebtShort + long-term debt | $490M | $3.4B |
| Interest CoverageEBIT ÷ Interest expense | 4.31x | 3.51x |
KRG leads this category, winning 5 of 9 comparable metrics.
Total Returns (Dividends Reinvested)
KRG leads this category, winning 4 of 6 comparable metrics.
Total Returns (Dividends Reinvested)
A $10,000 investment in KRG five years ago would be worth $14,678 today (with dividends reinvested), compared to $14,438 for CURB. Over the past 12 months, KRG leads with a +25.1% total return vs CURB's +20.8%. The 3-year compound annual growth rate (CAGR) favors KRG at 13.1% vs CURB's 13.0% — a key indicator of consistent wealth creation.
| Metric | CURBCurbline Properti… | KRGKite Realty Group… |
|---|---|---|
| YTD ReturnYear-to-date | +19.9% | +15.3% |
| 1-Year ReturnPast 12 months | +20.8% | +25.1% |
| 3-Year ReturnCumulative with dividends | +44.4% | +44.9% |
| 5-Year ReturnCumulative with dividends | +44.4% | +46.8% |
| 10-Year ReturnCumulative with dividends | +44.4% | +30.9% |
| CAGR (3Y)Annualised 3-year return | +13.0% | +13.1% |
KRG leads this category, winning 4 of 6 comparable metrics.
Risk & Volatility
Evenly matched — CURB and KRG each lead in 1 of 2 comparable metrics.
Risk & Volatility
CURB is the less volatile stock with a 0.47 beta — it tends to amplify market swings less than KRG's 0.56 beta. A beta below 1.0 means the stock typically moves less than the S&P 500. KRG currently trades 99.6% from its 52-week high vs CURB's 95.3% drawdown — a narrower gap to the peak suggests stronger recent price momentum.
| Metric | CURBCurbline Properti… | KRGKite Realty Group… |
|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 0.47x | 0.56x |
| 52-Week HighHighest price in past year | $28.94 | $26.82 |
| 52-Week LowLowest price in past year | $21.62 | $20.86 |
| % of 52W HighCurrent price vs 52-week peak | +95.3% | +99.6% |
| RSI (14)Momentum oscillator 0–100 | 53.2 | 64.6 |
| Avg Volume (50D)Average daily shares traded | 730K | 1.8M |
Evenly matched — CURB and KRG each lead in 1 of 2 comparable metrics.
Analyst Outlook
KRG leads this category, winning 2 of 2 comparable metrics.
Analyst Outlook
Wall Street rates CURB as "Buy" and KRG as "Hold". Consensus price targets imply 3.4% upside for CURB (target: $29) vs -5.2% for KRG (target: $25). For income investors, KRG offers the higher dividend yield at 4.13% vs CURB's 2.67%.
| Metric | CURBCurbline Properti… | KRGKite Realty Group… |
|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Buy | Hold |
| Price TargetConsensus 12-month target | $28.50 | $25.33 |
| # AnalystsCovering analysts | 7 | 25 |
| Dividend YieldAnnual dividend ÷ price | +2.7% | +4.1% |
| Dividend StreakConsecutive years of raises | 1 | 5 |
| Dividend / ShareAnnual DPS | $0.73 | $1.10 |
| Buyback YieldShare repurchases ÷ mkt cap | 0.0% | +4.6% |
KRG leads this category, winning 2 of 2 comparable metrics.
Key Takeaway
KRG leads in 5 of 6 categories — strongest in Income & Cash Flow and Valuation Metrics. 1 category is tied.
Best OverallKite Realty Group Trust (KRG)Leads 5 of 6 categories
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CURB vs KRG: Frequently Asked Questions
10 questions · data-driven answers · updated daily
01Is CURB or KRG a better buy right now?
For growth investors, Curbline Properties Corp.
(CURB) is the stronger pick with 51. 3% revenue growth year-over-year, versus 0. 7% for Kite Realty Group Trust (KRG). Kite Realty Group Trust (KRG) offers the better valuation at 19. 4x trailing P/E (81. 1x forward), making it the more compelling value choice. Analysts rate Curbline Properties Corp. (CURB) a "Buy" — based on 7 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 — CURB or KRG?
On trailing P/E, Kite Realty Group Trust (KRG) is the cheapest at 19.
4x versus Curbline Properties Corp. at 74. 5x. On forward P/E, Kite Realty Group Trust is actually cheaper at 81. 1x.
03Which is the better long-term investment — CURB or KRG?
Over the past 5 years, Kite Realty Group Trust (KRG) delivered a total return of +46.
8%, compared to +44. 4% for Curbline Properties Corp. (CURB). Over 10 years, the gap is even starker: CURB returned +44. 4% versus KRG's +30. 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 — CURB or KRG?
By beta (market sensitivity over 5 years), Curbline Properties Corp.
(CURB) is the lower-risk stock at 0. 47β versus Kite Realty Group Trust's 0. 56β — meaning KRG is approximately 18% more volatile than CURB relative to the S&P 500. On balance sheet safety, Curbline Properties Corp. (CURB) carries a lower debt/equity ratio of 26% versus 106% for Kite Realty Group Trust — giving it more financial flexibility in a downturn.
05Which is growing faster — CURB or KRG?
By revenue growth (latest reported year), Curbline Properties Corp.
(CURB) is pulling ahead at 51. 3% versus 0. 7% for Kite Realty Group Trust (KRG). On earnings-per-share growth, the picture is similar: Kite Realty Group Trust grew EPS 73. 6% year-over-year, compared to 289. 5% for Curbline Properties Corp.. Over a 3-year CAGR, CURB leads at 35. 7% 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 — CURB or KRG?
Kite Realty Group Trust (KRG) is the more profitable company, earning 35.
2% net margin versus 21. 8% for Curbline Properties Corp. — meaning it keeps 35. 2% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: KRG leads at 23. 1% versus 16. 7% for CURB. At the gross margin level — before operating expenses — CURB leads at 74. 9%, 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 CURB or KRG more undervalued right now?
On forward earnings alone, Kite Realty Group Trust (KRG) trades at 81.
1x forward P/E versus 126. 1x for Curbline Properties Corp. — 44. 9x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for CURB: 3. 4% to $28. 50.
08Which pays a better dividend — CURB or KRG?
All stocks in this comparison pay dividends.
Kite Realty Group Trust (KRG) offers the highest yield at 4. 1%, versus 2. 7% for Curbline Properties Corp. (CURB).
09Is CURB or KRG 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. 47), 2. 7% yield). Both have compounded well over 10 years (CURB: +44. 4%, KRG: +30. 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.
10What are the main differences between CURB and KRG?
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: CURB is a small-cap high-growth stock; KRG is a small-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>
%
(CURB: 50.9% · KRG: -9.5%)Net Margin>
%
(CURB: 16.2% · KRG: 34.6%)P/E Ratio<
x
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