Comprehensive Stock Comparison
Compare Kite Realty Group Trust (KRG) vs Kimco Realty Corporation (KIM) vs Regency Centers Corporation (REG) vs Brixmor Property Group Inc. (BRX) vs Phillips Edison & Company, Inc. (PECO) 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 | KIM | 14.2% revenue growth vs KRG's 0.7% |
| Value | BRX | Lower P/E (29.8x vs 56.4x) |
| Quality / Margins | KRG | 35.2% net margin vs PECO's 9.9% |
| Stability / Safety | PECO | Beta 0.40 vs KIM's 0.70 |
| Dividends | KIM | 4.3% yield, vs REG's 3.4% |
| Momentum (1Y) | KRG | +19.0% vs REG's +6.7% |
| Efficiency (ROA) | KRG | 4.5% ROA vs PECO's 1.6%, ROIC 2.3% vs 6.7% |
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
Kite Realty Group Trust is a retail-focused real estate investment trust that owns and operates neighborhood, community, and lifestyle shopping centers. It generates revenue primarily through collecting rent from retail tenants—with anchor tenants and smaller shops contributing to its income stream—along with property management fees and development activities. The company's competitive advantage lies in its vertically integrated operations and expertise in redeveloping properties in desirable markets to maximize tenant value.
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.
Regency Centers is a real estate investment trust that owns, operates, and develops grocery-anchored shopping centers in affluent suburban neighborhoods. It generates revenue primarily through rental income from its portfolio of retail properties — with anchor tenants like Publix, Whole Foods, and Kroger providing stable cash flow — and also earns development fees from new projects. The company's competitive advantage lies in its high-quality portfolio concentrated in affluent, densely populated trade areas with strong demographics and limited new retail development.
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.
Phillips Edison & Company is a real estate investment trust that owns and operates grocery-anchored neighborhood shopping centers across the United States. It makes money primarily through collecting rent from retail tenants — with grocery stores serving as anchor tenants that drive consistent foot traffic — and through property management fees. The company's competitive advantage lies in its specialized focus on necessity-based retail properties in strong markets and its vertically-integrated operating platform that allows for efficient portfolio management.
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 5 stocks. BestLagging
Financial Scorecard
BRX leads in 3 of 6 categories — strongest in Valuation Metrics and Profitability & Efficiency. 3 categories are tied.
Financial Metrics (TTM)
KIM is the larger business by revenue, generating $2.1B annually — 2.6x PECO's $824M. KRG is the more profitable business, keeping 35.2% of every revenue dollar as net income compared to PECO's 9.9%. On growth, PECO holds the edge at +77.9% YoY revenue growth, suggesting stronger near-term business momentum.
| Metric | KRGKite Realty Group… | KIMKimco Realty Corp… | REGRegency Centers C… | BRXBrixmor Property … | PECOPhillips Edison &… |
|---|---|---|---|---|---|
| RevenueTrailing 12 months | $848M | $2.1B | $1.6B | $1.4B | $824M |
| EBITDAEarnings before interest/tax | $573M | $1.1B | $1.3B | $898M | $643M |
| Net IncomeAfter-tax profit | $299M | $584M | $411M | $386M | $82M |
| Free Cash FlowCash after capex | $278M | $630M | $815M | $480M | $201M |
| Gross MarginGross profit ÷ Revenue | +53.3% | +69.1% | +64.6% | +87.0% | +75.1% |
| Operating MarginEBIT ÷ Revenue | +23.1% | +36.0% | +58.0% | +35.2% | +47.6% |
| Net MarginNet income ÷ Revenue | +35.2% | +27.3% | +26.4% | +28.2% | +9.9% |
| FCF MarginFCF ÷ Revenue | +32.8% | +29.4% | +52.2% | +35.0% | +24.4% |
| Rev. Growth (YoY)Latest quarter vs prior year | -3.4% | +3.2% | +3.5% | +7.7% | +77.9% |
| EPS Growth (YoY)Latest quarter vs prior year | +7.5% | -4.3% | +7.4% | +63.0% | +135.6% |
Valuation Metrics
At 18.9x trailing earnings, KRG trades at a 75% valuation discount to PECO's 77.0x P/E. On an enterprise value basis, BRX's 9.9x EV/EBITDA is more attractive than KIM's 19.4x.
| Metric | KRGKite Realty Group… | KIMKimco Realty Corp… | REGRegency Centers C… | BRXBrixmor Property … | PECOPhillips Edison &… |
|---|---|---|---|---|---|
| Market CapShares × price | $5.4B | $16.0B | $14.4B | $9.3B | $4.9B |
| Enterprise ValueMkt cap + debt − cash | $8.8B | $23.9B | $19.4B | $8.9B | $7.0B |
| Trailing P/EPrice ÷ TTM EPS | 18.88x | 42.82x | 37.44x | 24.22x | 77.02x |
| Forward P/EPrice ÷ next-FY EPS est. | 80.90x | 30.43x | 32.13x | 29.76x | 56.44x |
| PEG RatioP/E ÷ EPS growth rate | — | — | 4.63x | — | — |
| EV / EBITDAEnterprise value multiple | 15.33x | 19.38x | 14.44x | 9.95x | 10.61x |
| Price / SalesMarket cap ÷ Revenue | 6.42x | 7.86x | 9.58x | 6.76x | 7.47x |
| Price / BookPrice ÷ Book value/share | 1.75x | 1.46x | 2.10x | 3.10x | 2.04x |
| Price / FCFMarket cap ÷ FCF | 19.61x | 23.49x | 18.22x | 14.21x | 20.61x |
Profitability & Efficiency
BRX delivers a 12.8% return on equity — every $100 of shareholder capital generates $13 in annual profit, vs $3 for PECO. REG carries lower financial leverage with a 0.73x debt-to-equity ratio, signaling a more conservative balance sheet compared to KRG's 1.06x. On the Piotroski fundamental quality scale (0–9), REG scores 7/9 vs KIM's 5/9, reflecting strong financial health.
| Metric | KRGKite Realty Group… | KIMKimco Realty Corp… | REGRegency Centers C… | BRXBrixmor Property … | PECOPhillips Edison &… |
|---|---|---|---|---|---|
| ROE (TTM)Return on equity | +9.4% | +5.5% | +5.8% | +12.8% | +3.2% |
| ROA (TTM)Return on assets | +4.5% | +3.0% | +3.2% | +4.2% | +1.6% |
| ROICReturn on invested capital | +2.3% | +2.7% | +6.1% | +6.8% | +6.7% |
| ROCEReturn on capital employed | +3.0% | +3.3% | +8.1% | +5.4% | +9.1% |
| Piotroski ScoreFundamental quality 0–9 | 6 | 5 | 7 | 6 | 7 |
| Debt / EquityFinancial leverage | 1.06x | 0.79x | 0.73x | — | 0.80x |
| Net DebtTotal debt minus cash | $3.3B | $7.9B | $5.0B | -$334M | $2.1B |
| Cash & Equiv.Liquid assets | $37M | $689M | $56M | $334M | $5M |
| Total DebtShort + long-term debt | $3.4B | $8.6B | $5.0B | $0 | $2.1B |
| Interest CoverageEBIT ÷ Interest expense | 1.59x | 2.04x | 5.13x | — | 4.45x |
Total Returns (with DRIP)
A $10,000 investment in PECO five years ago would be worth $77,580 today (with dividends reinvested), compared to $15,116 for KIM. Over the past 12 months, KRG leads with a +19.0% total return vs REG's +6.7%. The 3-year compound annual growth rate (CAGR) favors BRX at 14.1% vs PECO's 8.0% — a key indicator of consistent wealth creation.
| Metric | KRGKite Realty Group… | KIMKimco Realty Corp… | REGRegency Centers C… | BRXBrixmor Property … | PECOPhillips Edison &… |
|---|---|---|---|---|---|
| YTD ReturnYear-to-date | +11.2% | +17.4% | +16.2% | +17.8% | +12.0% |
| 1-Year ReturnPast 12 months | +19.0% | +11.1% | +6.7% | +12.4% | +9.0% |
| 3-Year ReturnCumulative with dividends | +34.9% | +28.8% | +38.6% | +48.4% | +25.8% |
| 5-Year ReturnCumulative with dividends | +59.6% | +51.2% | +66.6% | +79.4% | +675.8% |
| 10-Year ReturnCumulative with dividends | +35.3% | +23.3% | +45.5% | +71.8% | +675.8% |
| CAGR (3Y)Annualised 3-year return | +10.5% | +8.8% | +11.5% | +14.1% | +8.0% |
Risk & Volatility
PECO is the less volatile stock with a 0.40 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 | KRGKite Realty Group… | KIMKimco Realty Corp… | REGRegency Centers C… | BRXBrixmor Property … | PECOPhillips Edison &… |
|---|---|---|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 0.60x | 0.70x | 0.52x | 0.66x | 0.40x |
| 52-Week HighHighest price in past year | $26.30 | $23.91 | $79.08 | $30.68 | $40.06 |
| 52-Week LowLowest price in past year | $18.52 | $17.93 | $63.44 | $22.29 | $32.40 |
| % of 52W HighCurrent price vs 52-week peak | +99.0% | +98.5% | +99.9% | +98.7% | +98.1% |
| RSI (14)Momentum oscillator 0–100 | 70.9 | 76.3 | 70.9 | 81.8 | 73.7 |
| Avg Volume (50D)Average daily shares traded | 1.5M | 4.4M | 1.1M | 2.4M | 771K |
Analyst Outlook
Analyst consensus: KRG as "Hold", KIM as "Hold", REG as "Buy", BRX as "Buy", PECO as "Hold". Consensus price targets imply 2.5% upside for KIM (target: $24) vs -3.1% for KRG (target: $25). For income investors, KIM offers the higher dividend yield at 4.33% vs PECO's 2.49%.
| Metric | KRGKite Realty Group… | KIMKimco Realty Corp… | REGRegency Centers C… | BRXBrixmor Property … | PECOPhillips Edison &… |
|---|---|---|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Hold | Hold | Buy | Buy | Hold |
| Price TargetConsensus 12-month target | $25.25 | $24.14 | $80.22 | $30.54 | $39.40 |
| # AnalystsCovering analysts | 25 | 36 | 32 | 30 | 13 |
| Dividend YieldAnnual dividend ÷ price | — | +4.3% | +3.4% | — | +2.5% |
| Dividend StreakConsecutive years of raises | 4 | 0 | 4 | 4 | 0 |
| Dividend / ShareAnnual DPS | — | $1.02 | $2.68 | — | $0.98 |
| Buyback YieldShare repurchases ÷ mkt cap | 0.0% | 0.0% | +1.5% | +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 21 | Feb 26 | Change |
|---|---|---|---|
| Kite Realty Group T… (KRG) | 100 | 121.96 | +22.0% |
| Kimco Realty Corpor… (KIM) | 100 | 112.17 | +12.2% |
| Regency Centers Cor… (REG) | 100 | 130.19 | +30.2% |
| Brixmor Property Gr… (BRX) | 100 | 134.09 | +34.1% |
| Phillips Edison & C… (PECO) | 100 | 630.43 | +530.4% |
Phillips Edison & C… (PECO) returned +676% over 5 years vs Kimco Realty Corpor… (KIM)'s +51%. A $10,000 investment in PECO 5 years ago would be worth $77,580 today (including dividends reinvested).
Chart 2Revenue Growth — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| Kite Realty Group T… (KRG) | $354M | $848M | +139.4% |
| Kimco Realty Corpor… (KIM) | $1.2B | $2.0B | +74.0% |
| Regency Centers Cor… (REG) | $646M | $1.5B | +132.7% |
| Brixmor Property Gr… (BRX) | $1.3B | $1.4B | +7.5% |
| Phillips Edison & C… (PECO) | $258M | $661M | +156.6% |
Kite Realty Group Trust's revenue grew from $354M (2016) to $848M (2025) — a 10.2% CAGR.
Chart 3Net Margin Trend — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| Kite Realty Group T… (KRG) | 0.3% | 35.2% | +10446.2% |
| Kimco Realty Corpor… (KIM) | 32.4% | 20.2% | -37.7% |
| Regency Centers Cor… (REG) | 25.5% | 26.6% | +4.3% |
| Brixmor Property Gr… (BRX) | 21.6% | 28.2% | +30.3% |
| Phillips Edison & C… (PECO) | 3.5% | 9.5% | +173.5% |
Kite Realty Group Trust's net margin went from 0% (2016) to 35% (2025).
Chart 4P/E Ratio History — 9 Years
| Stock | 2017 | 2025 | Change |
|---|---|---|---|
| Kite Realty Group T… (KRG) | 140 | 17.4 | -87.6% |
| Kimco Realty Corpor… (KIM) | 20.9 | 42.6 | +103.8% |
| Regency Centers Cor… (REG) | 69.2 | 35 | -49.4% |
| Brixmor Property Gr… (BRX) | 19 | 21 | +10.5% |
| Phillips Edison & C… (PECO) | 254.2 | 73.5 | -71.1% |
Kite Realty Group Trust has traded in a 17x–140x P/E range over 3 years; current trailing P/E is ~19x. 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 |
|---|---|---|---|
| Kite Realty Group T… (KRG) | 0.01 | 1.38 | +13700.0% |
| Kimco Realty Corpor… (KIM) | 0.79 | 0.55 | -30.4% |
| Regency Centers Cor… (REG) | 1.42 | 2.11 | +48.6% |
| Brixmor Property Gr… (BRX) | 0.9 | 1.25 | +38.9% |
| Phillips Edison & C… (PECO) | 0.15 | 0.51 | +240.0% |
Kite Realty Group Trust's EPS grew from $0.01 (2016) to $1.38 (2025) — a 73% CAGR.
Chart 6Free Cash Flow — 5 Years
Kite Realty Group Trust generated $278M FCF in 2025 (+545% vs 2021). Kimco Realty Corporation generated $681M FCF in 2024 (+10% vs 2021).
KRG vs KIM vs REG vs BRX vs PECO: Key Questions Answered
9 questions · data-driven answers · updated daily
01Is KRG or KIM or REG or BRX or PECO a better buy right now?
Kite Realty Group Trust (KRG) offers the better valuation at 18.9x trailing P/E (80.9x forward), making it the more compelling value choice. Analysts rate Regency Centers Corporation (REG) a "Buy" — based on 32 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 — KRG or KIM or REG or BRX or PECO?
On trailing P/E, Kite Realty Group Trust (KRG) is the cheapest at 18.9x versus Phillips Edison & Company, Inc. at 77.0x. 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 — KRG or KIM or REG or BRX or PECO?
Over the past 5 years, Phillips Edison & Company, Inc. (PECO) delivered a total return of +675.8%, compared to +51.2% for Kimco Realty Corporation (KIM). A $10,000 investment in PECO five years ago would be worth approximately $78K today (assuming dividends reinvested). Over 10 years, the gap is even starker: PECO returned +675.8% 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 — KRG or KIM or REG or BRX or PECO?
By beta (market sensitivity over 5 years), Phillips Edison & Company, Inc. (PECO) is the lower-risk stock at 0.40β versus Kimco Realty Corporation's 0.70β — meaning KIM is approximately 75% more volatile than PECO relative to the S&P 500. On balance sheet safety, Regency Centers Corporation (REG) carries a lower debt/equity ratio of 73% versus 106% for Kite Realty Group Trust — giving it more financial flexibility in a downturn.
05Which has better profit margins — KRG or KIM or REG or BRX or PECO?
Kite Realty Group Trust (KRG) is the more profitable company, earning 35.2% net margin versus 9.5% for Phillips Edison & Company, Inc. — meaning it keeps 35.2% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: REG leads at 64.4% versus 23.1% for KRG. 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 KRG or KIM or REG or BRX or PECO more undervalued right now?
On forward earnings alone, Brixmor Property Group Inc. (BRX) trades at 29.8x forward P/E versus 80.9x for Kite Realty Group Trust — 51.1x 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 — KRG or KIM or REG or BRX or PECO?
In this comparison, KIM (4.3% yield), REG (3.4% yield), PECO (2.5% yield) pay a dividend. KRG, BRX do not pay a meaningful dividend and should not be held primarily for income.
08Is KRG or KIM or REG or BRX or PECO better for a retirement portfolio?
For long-horizon retirement investors, Phillips Edison & Company, Inc. (PECO) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0.40), 2.5% yield, +675.8% 10Y return). Both have compounded well over 10 years (PECO: +675.8%, 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 KRG and KIM and REG and BRX and PECO?
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: KRG is a small-cap quality compounder stock; KIM is a mid-cap income-oriented stock; REG is a mid-cap income-oriented stock; BRX is a small-cap quality compounder stock; PECO is a small-cap quality compounder stock. KIM, REG, PECO pay a dividend while KRG, BRX do 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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