Comprehensive Stock Comparison
Compare InvenTrust Properties Corp. (IVT) vs Brixmor Property Group Inc. (BRX) 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 | IVT | 9.2% revenue growth vs BRX's 6.7% |
| Value | BRX | Lower P/E (29.8x vs 153.5x) |
| Quality / Margins | IVT | 37.3% net margin vs BRX's 28.2% |
| Stability / Safety | IVT | Beta 0.54 vs BRX's 0.66 |
| Dividends | Tie | Neither pays a meaningful dividend |
| Momentum (1Y) | BRX | +12.4% vs IVT's +8.0% |
| Efficiency (ROA) | BRX | 4.2% ROA vs IVT's 4.0%, ROIC 6.8% vs 1.5% |
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
InvenTrust Properties Corp. is a retail real estate investment trust that owns and operates grocery-anchored shopping centers primarily in Sun Belt markets. It generates revenue through rental income from tenants—with grocery stores serving as anchor tenants that drive consistent foot traffic—and property management fees. The company's competitive advantage lies in its focus on essential retail properties in high-growth Sun Belt regions, which provides stable occupancy and resilience against e-commerce disruption.
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.
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
BRX leads in 4 of 6 categories (Financial Metrics, Valuation Metrics). IVT leads in 1 (Analyst Outlook). 1 tied.
Financial Metrics (TTM)
BRX is the larger business by revenue, generating $1.4B annually — 4.6x IVT's $299M. IVT is the more profitable business, keeping 37.3% of every revenue dollar as net income compared to BRX's 28.2%.
| Metric | IVTInvenTrust Proper… | BRXBrixmor Property … |
|---|---|---|
| RevenueTrailing 12 months | $299M | $1.4B |
| EBITDAEarnings before interest/tax | $179M | $898M |
| Net IncomeAfter-tax profit | $111M | $386M |
| Free Cash FlowCash after capex | $82M | $480M |
| Gross MarginGross profit ÷ Revenue | +48.7% | +87.0% |
| Operating MarginEBIT ÷ Revenue | +17.1% | +35.2% |
| Net MarginNet income ÷ Revenue | +37.3% | +28.2% |
| FCF MarginFCF ÷ Revenue | +27.5% | +35.0% |
| Rev. Growth (YoY)Latest quarter vs prior year | +9.4% | +7.7% |
| EPS Growth (YoY)Latest quarter vs prior year | -73.9% | +63.0% |
Valuation Metrics
At 22.0x trailing earnings, IVT trades at a 9% valuation discount to BRX's 24.2x P/E. On an enterprise value basis, BRX's 9.9x EV/EBITDA is more attractive than IVT's 18.6x.
| Metric | IVTInvenTrust Proper… | BRXBrixmor Property … |
|---|---|---|
| Market CapShares × price | $2.4B | $9.3B |
| Enterprise ValueMkt cap + debt − cash | $3.3B | $8.9B |
| Trailing P/EPrice ÷ TTM EPS | 21.97x | 24.22x |
| Forward P/EPrice ÷ next-FY EPS est. | 153.47x | 29.76x |
| PEG RatioP/E ÷ EPS growth rate | — | — |
| EV / EBITDAEnterprise value multiple | 18.60x | 9.95x |
| Price / SalesMarket cap ÷ Revenue | 8.10x | 6.76x |
| Price / BookPrice ÷ Book value/share | 1.36x | 3.10x |
| Price / FCFMarket cap ÷ FCF | 15.60x | 14.21x |
Profitability & Efficiency
BRX delivers a 12.8% return on equity — every $100 of shareholder capital generates $13 in annual profit, vs $6 for IVT. On the Piotroski fundamental quality scale (0–9), BRX scores 6/9 vs IVT's 5/9, reflecting solid financial health.
| Metric | IVTInvenTrust Proper… | BRXBrixmor Property … |
|---|---|---|
| ROE (TTM)Return on equity | +6.2% | +12.8% |
| ROA (TTM)Return on assets | +4.0% | +4.2% |
| ROICReturn on invested capital | +1.5% | +6.8% |
| ROCEReturn on capital employed | +1.9% | +5.4% |
| Piotroski ScoreFundamental quality 0–9 | 5 | 6 |
| Debt / EquityFinancial leverage | 0.54x | — |
| Net DebtTotal debt minus cash | $922M | -$334M |
| Cash & Equiv.Liquid assets | $41M | $334M |
| Total DebtShort + long-term debt | $963M | $0 |
| Interest CoverageEBIT ÷ Interest expense | 1.49x | — |
Total Returns (with DRIP)
A $10,000 investment in BRX five years ago would be worth $17,938 today (with dividends reinvested), compared to $2,556 for IVT. Over the past 12 months, BRX leads with a +12.4% total return vs IVT's +8.0%. The 3-year compound annual growth rate (CAGR) favors BRX at 14.1% vs IVT's 11.9% — a key indicator of consistent wealth creation.
| Metric | IVTInvenTrust Proper… | BRXBrixmor Property … |
|---|---|---|
| YTD ReturnYear-to-date | +11.9% | +17.8% |
| 1-Year ReturnPast 12 months | +8.0% | +12.4% |
| 3-Year ReturnCumulative with dividends | +40.2% | +48.4% |
| 5-Year ReturnCumulative with dividends | -74.4% | +79.4% |
| 10-Year ReturnCumulative with dividends | -68.8% | +71.8% |
| CAGR (3Y)Annualised 3-year return | +11.9% | +14.1% |
Risk & Volatility
IVT is the less volatile stock with a 0.54 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 | IVTInvenTrust Proper… | BRXBrixmor Property … |
|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 0.54x | 0.66x |
| 52-Week HighHighest price in past year | $31.91 | $30.68 |
| 52-Week LowLowest price in past year | $25.21 | $22.29 |
| % of 52W HighCurrent price vs 52-week peak | +97.8% | +98.7% |
| RSI (14)Momentum oscillator 0–100 | 66.0 | 81.8 |
| Avg Volume (50D)Average daily shares traded | 384K | 2.4M |
Analyst Outlook
Wall Street rates IVT as "Buy" and BRX as "Buy". Consensus price targets imply 5.8% upside for IVT (target: $33) vs 0.9% for BRX (target: $31).
| Metric | IVTInvenTrust Proper… | BRXBrixmor Property … |
|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Buy | Buy |
| Price TargetConsensus 12-month target | $33.00 | $30.54 |
| # AnalystsCovering analysts | 4 | 30 |
| Dividend YieldAnnual dividend ÷ price | — | — |
| Dividend StreakConsecutive years of raises | 7 | 4 |
| Dividend / ShareAnnual DPS | — | — |
| Buyback YieldShare repurchases ÷ mkt cap | 0.0% | +0.1% |
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 |
|---|---|---|---|
| InvenTrust Properti… (IVT) | 100 | 13.1 | -86.9% |
| Brixmor Property Gr… (BRX) | 280.14 | 309.7 | +10.6% |
Brixmor Property Gr… (BRX) returned +79% over 5 years vs InvenTrust Properti… (IVT)'s -74%. 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 |
|---|---|---|---|
| InvenTrust Properti… (IVT) | $250M | $299M | +19.8% |
| Brixmor Property Gr… (BRX) | $1.3B | $1.4B | +7.5% |
InvenTrust Properties Corp.'s revenue grew from $250M (2016) to $299M (2025) — a 2.0% CAGR. 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 |
|---|---|---|---|
| InvenTrust Properti… (IVT) | 101.2% | 37.2% | -63.2% |
| Brixmor Property Gr… (BRX) | 21.6% | 28.2% | +30.3% |
InvenTrust Properties Corp.'s net margin went from 101% (2016) to 37% (2025). 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 |
|---|---|---|---|
| InvenTrust Properti… (IVT) | 30.7 | 19.9 | -35.2% |
| Brixmor Property Gr… (BRX) | 19 | 21 | +10.5% |
InvenTrust Properties Corp. has traded in a 20x–326x P/E range over 4 years; current trailing P/E is ~22x. 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 |
|---|---|---|---|
| InvenTrust Properti… (IVT) | 2.9 | 1.42 | -51.0% |
| Brixmor Property Gr… (BRX) | 0.9 | 1.25 | +38.9% |
InvenTrust Properties Corp.'s EPS grew from $2.90 (2016) to $1.42 (2025) — a -8% CAGR. Brixmor Property Group Inc.'s EPS grew from $0.90 (2016) to $1.25 (2025) — a 4% CAGR.
Chart 6Free Cash Flow — 5 Years
InvenTrust Properties Corp. generated $155M FCF in 2025 (+120% vs 2021). Brixmor Property Group Inc. generated $652M FCF in 2025 (+18% vs 2021).
IVT vs BRX: Frequently Asked Questions
9 questions · data-driven answers · updated daily
01Is IVT or BRX a better buy right now?
InvenTrust Properties Corp. (IVT) offers the better valuation at 22.0x trailing P/E (153.5x forward), making it the more compelling value choice. Analysts rate InvenTrust Properties Corp. (IVT) a "Buy" — based on 4 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 — IVT or BRX?
On trailing P/E, InvenTrust Properties Corp. (IVT) is the cheapest at 22.0x 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 — IVT or BRX?
Over the past 5 years, Brixmor Property Group Inc. (BRX) delivered a total return of +79.4%, compared to -74.4% for InvenTrust Properties Corp. (IVT). 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 IVT's -68.8%. 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 — IVT or BRX?
By beta (market sensitivity over 5 years), InvenTrust Properties Corp. (IVT) is the lower-risk stock at 0.54β versus Brixmor Property Group Inc.'s 0.66β — meaning BRX is approximately 23% more volatile than IVT relative to the S&P 500.
05Which has better profit margins — IVT or BRX?
InvenTrust Properties Corp. (IVT) is the more profitable company, earning 37.2% net margin versus 28.2% for Brixmor Property Group Inc. — meaning it keeps 37.2% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: BRX leads at 35.2% versus 17.2% for IVT. 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 IVT or BRX more undervalued right now?
On forward earnings alone, Brixmor Property Group Inc. (BRX) trades at 29.8x forward P/E versus 153.5x for InvenTrust Properties Corp. — 123.7x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for IVT: 5.8% to $33.00.
07Which pays a better dividend — IVT or BRX?
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 IVT or BRX better for a retirement portfolio?
For long-horizon retirement investors, InvenTrust Properties Corp. (IVT) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0.54)). Both have compounded well over 10 years (IVT: -68.8%, 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 IVT and BRX?
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. 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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