Comprehensive Stock Comparison
Compare Kimco Realty Corporation (KIM) 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 KIM's 14.2% |
| Value | KIM | Lower P/E (30.4x vs 141.7x) |
| Quality / Margins | KIM | 27.3% net margin vs CURB's 21.7% |
| Stability / Safety | CURB | Beta 0.49 vs KIM's 0.70, lower leverage |
| Dividends | KIM | 4.3% yield, vs CURB's 2.6% |
| Momentum (1Y) | CURB | +15.6% vs KIM's +11.1% |
| Efficiency (ROA) | KIM | 3.0% ROA vs CURB's 1.6%, ROIC 2.7% 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
Kimco Realty is a real estate investment trust that owns and operates open-air, grocery-anchored shopping centers and mixed-use properties across the United States. It generates revenue primarily through collecting rent from retail tenants—with grocery stores serving as anchor tenants that drive consistent foot traffic—and earns additional income from property management and development services. The company's competitive advantage lies in its strategic focus on grocery-anchored centers in high-density metropolitan markets, which provides recession-resistant cash flow due to the essential nature of grocery retail.
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.
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
KIM leads in 2 of 6 categories (Financial Metrics, Valuation Metrics). CURB leads in 1 (Total Returns). 3 tied.
Financial Metrics (TTM)
KIM is the larger business by revenue, generating $2.1B annually — 11.7x CURB's $183M. KIM is the more profitable business, keeping 27.3% 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 | KIMKimco Realty Corp… | CURBCurbline Properti… |
|---|---|---|
| RevenueTrailing 12 months | $2.1B | $183M |
| EBITDAEarnings before interest/tax | $1.1B | $103M |
| Net IncomeAfter-tax profit | $584M | $40M |
| Free Cash FlowCash after capex | $630M | $107M |
| Gross MarginGross profit ÷ Revenue | +69.1% | +62.9% |
| Operating MarginEBIT ÷ Revenue | +36.0% | +16.7% |
| Net MarginNet income ÷ Revenue | +27.3% | +21.7% |
| FCF MarginFCF ÷ Revenue | +29.4% | +58.5% |
| Rev. Growth (YoY)Latest quarter vs prior year | +3.2% | +56.1% |
| EPS Growth (YoY)Latest quarter vs prior year | -4.3% | -18.2% |
Valuation Metrics
At 42.8x trailing earnings, KIM trades at a 43% valuation discount to CURB's 75.2x P/E. On an enterprise value basis, KIM's 19.4x EV/EBITDA is more attractive than CURB's 31.0x.
| Metric | KIMKimco Realty Corp… | CURBCurbline Properti… |
|---|---|---|
| Market CapShares × price | $16.0B | $2.9B |
| Enterprise ValueMkt cap + debt − cash | $23.9B | $3.2B |
| Trailing P/EPrice ÷ TTM EPS | 42.82x | 75.16x |
| Forward P/EPrice ÷ next-FY EPS est. | 30.43x | 141.74x |
| PEG RatioP/E ÷ EPS growth rate | — | — |
| EV / EBITDAEnterprise value multiple | 19.38x | 31.03x |
| Price / SalesMarket cap ÷ Revenue | 7.86x | 15.92x |
| Price / BookPrice ÷ Book value/share | 1.46x | 1.53x |
| Price / FCFMarket cap ÷ FCF | 23.49x | 27.34x |
Profitability & Efficiency
KIM delivers a 5.5% return on equity — every $100 of shareholder capital generates $6 in annual profit, vs $2 for CURB. CURB carries lower financial leverage with a 0.29x debt-to-equity ratio, signaling a more conservative balance sheet compared to KIM's 0.79x. On the Piotroski fundamental quality scale (0–9), CURB scores 6/9 vs KIM's 5/9, reflecting solid financial health.
| Metric | KIMKimco Realty Corp… | CURBCurbline Properti… |
|---|---|---|
| ROE (TTM)Return on equity | +5.5% | +2.1% |
| ROA (TTM)Return on assets | +3.0% | +1.6% |
| ROICReturn on invested capital | +2.7% | +1.3% |
| ROCEReturn on capital employed | +3.3% | +1.4% |
| Piotroski ScoreFundamental quality 0–9 | 5 | 6 |
| Debt / EquityFinancial leverage | 0.79x | 0.29x |
| Net DebtTotal debt minus cash | $7.9B | $267M |
| Cash & Equiv.Liquid assets | $689M | $290M |
| Total DebtShort + long-term debt | $8.6B | $557M |
| Interest CoverageEBIT ÷ Interest expense | 2.04x | — |
Total Returns (with DRIP)
A $10,000 investment in KIM five years ago would be worth $15,116 today (with dividends reinvested), compared to $14,474 for CURB. Over the past 12 months, CURB leads with a +15.6% total return vs KIM's +11.1%. The 3-year compound annual growth rate (CAGR) favors CURB at 13.1% vs KIM's 8.8% — a key indicator of consistent wealth creation.
| Metric | KIMKimco Realty Corp… | CURBCurbline Properti… |
|---|---|---|
| YTD ReturnYear-to-date | +17.4% | +20.2% |
| 1-Year ReturnPast 12 months | +11.1% | +15.6% |
| 3-Year ReturnCumulative with dividends | +28.8% | +44.7% |
| 5-Year ReturnCumulative with dividends | +51.2% | +44.7% |
| 10-Year ReturnCumulative with dividends | +23.3% | +44.7% |
| CAGR (3Y)Annualised 3-year return | +8.8% | +13.1% |
Risk & Volatility
CURB is the less volatile stock with a 0.49 beta — it tends to amplify market swings less than KIM's 0.70 beta. A beta below 1.0 means the stock typically moves less than the S&P 500.
| Metric | KIMKimco Realty Corp… | CURBCurbline Properti… |
|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 0.70x | 0.49x |
| 52-Week HighHighest price in past year | $23.91 | $28.48 |
| 52-Week LowLowest price in past year | $17.93 | $20.91 |
| % of 52W HighCurrent price vs 52-week peak | +98.5% | +97.6% |
| RSI (14)Momentum oscillator 0–100 | 76.3 | 83.8 |
| Avg Volume (50D)Average daily shares traded | 4.4M | 630K |
Analyst Outlook
Wall Street rates KIM as "Hold" and CURB as "Buy". Consensus price targets imply 2.5% upside for KIM (target: $24) vs 0.7% for CURB (target: $28). For income investors, KIM offers the higher dividend yield at 4.33% vs CURB's 2.64%.
| Metric | KIMKimco Realty Corp… | CURBCurbline Properti… |
|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Hold | Buy |
| Price TargetConsensus 12-month target | $24.14 | $28.00 |
| # AnalystsCovering analysts | 36 | 7 |
| Dividend YieldAnnual dividend ÷ price | +4.3% | +2.6% |
| Dividend StreakConsecutive years of raises | 0 | 1 |
| Dividend / ShareAnnual DPS | $1.02 | $0.73 |
| Buyback YieldShare repurchases ÷ mkt cap | 0.0% | 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 |
|---|---|---|---|
| Kimco Realty Corpor… (KIM) | 100 | 90.25 | -9.7% |
| Curbline Properties… (CURB) | 113.85 | 122.42 | +7.5% |
Kimco Realty Corpor… (KIM) returned +51% over 5 years vs Curbline Properties… (CURB)'s +45%. A $10,000 investment in KIM 5 years ago would be worth $15,116 today (including dividends reinvested).
Chart 2Revenue Growth — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| Kimco Realty Corpor… (KIM) | $1.2B | $2.0B | +74.0% |
| Curbline Properties… (CURB) | $73M | $184M | +151.6% |
Chart 3Net Margin Trend — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| Kimco Realty Corpor… (KIM) | 32.4% | 20.2% | -37.7% |
| Curbline Properties… (CURB) | 35.2% | 21.6% | -38.5% |
Chart 4P/E Ratio History — 8 Years
| Stock | 2017 | 2024 | Change |
|---|---|---|---|
| Kimco Realty Corpor… (KIM) | 20.9 | 42.6 | +103.8% |
Kimco Realty Corporation has traded in a 7x–132x P/E range over 8 years; current trailing P/E is ~43x.
Chart 5EPS Growth — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| Kimco Realty Corpor… (KIM) | 0.79 | 0.55 | -30.4% |
| Curbline Properties… (CURB) | 0.25 | 0.37 | +48.0% |
Chart 6Free Cash Flow — 5 Years
Kimco Realty Corporation generated $681M FCF in 2024 (+10% vs 2021). Curbline Properties Corp. generated $107M FCF in 2025 (+115% vs 2022).
KIM vs CURB: Frequently Asked Questions
9 questions · data-driven answers · updated daily
01Is KIM or CURB a better buy right now?
Kimco Realty Corporation (KIM) offers the better valuation at 42.8x trailing P/E (30.4x 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 — KIM or CURB?
On trailing P/E, Kimco Realty Corporation (KIM) is the cheapest at 42.8x versus Curbline Properties Corp. at 75.2x. On forward P/E, Kimco Realty Corporation is actually cheaper at 30.4x.
03Which is the better long-term investment — KIM or CURB?
Over the past 5 years, Kimco Realty Corporation (KIM) delivered a total return of +51.2%, compared to +44.7% for Curbline Properties Corp. (CURB). A $10,000 investment in KIM five years ago would be worth approximately $15K today (assuming dividends reinvested). Over 10 years, the gap is even starker: CURB returned +44.7% versus KIM's +23.3%. 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 — KIM or CURB?
By beta (market sensitivity over 5 years), Curbline Properties Corp. (CURB) is the lower-risk stock at 0.49β versus Kimco Realty Corporation's 0.70β — meaning KIM is approximately 41% 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 29% versus 79% for Kimco Realty Corporation — giving it more financial flexibility in a downturn.
05Which has better profit margins — KIM or CURB?
Curbline Properties Corp. (CURB) is the more profitable company, earning 21.6% net margin versus 20.2% for Kimco Realty Corporation — meaning it keeps 21.6% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: KIM leads at 30.9% versus 16.6% for CURB. At the gross margin level — before operating expenses — KIM leads at 68.7%, 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 KIM or CURB more undervalued right now?
On forward earnings alone, Kimco Realty Corporation (KIM) trades at 30.4x forward P/E versus 141.7x for Curbline Properties Corp. — 111.3x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for KIM: 2.5% to $24.14.
07Which pays a better dividend — KIM or CURB?
All stocks in this comparison pay dividends. Kimco Realty Corporation (KIM) offers the highest yield at 4.3%, versus 2.6% for Curbline Properties Corp. (CURB).
08Is KIM 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%, KIM: +23.3%), 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 KIM 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. In terms of investment character: KIM is a mid-cap income-oriented stock; CURB is a small-cap quality compounder 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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