Comprehensive Stock Comparison
Compare Realty Income Corporation (O) vs Regency Centers Corporation (REG) Stock
Analyze side-by-side fundamentals, valuation, growth, and profitability to decide which stock is the better buy.
Selected Stocks
Add up to 10 tickers. Use presets or search to get started.
Quick Verdict
| Category | Winner | Why |
|---|---|---|
| Growth | REG | 9.7% revenue growth vs O's 9.1% |
| Value | REG | Lower P/E (32.1x vs 41.8x), PEG 3.97 vs 80.25 |
| Quality / Margins | REG | 26.4% net margin vs O's 18.4% |
| Stability / Safety | O | Beta 0.19 vs REG's 0.52 |
| Dividends | REG | 3.4% yield; 4-year raise streak; O pays no meaningful dividend |
| Momentum (1Y) | O | +23.6% vs REG's +6.7% |
| Efficiency (ROA) | REG | 3.2% ROA vs O's 1.5%, ROIC 6.1% vs 2.3% |
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
Realty Income is a real estate investment trust that owns and leases single-tenant commercial properties to retail and service-oriented businesses. It generates revenue primarily through long-term triple-net leases—where tenants pay rent plus property expenses—with retail clients like convenience stores and drugstores accounting for roughly 80% of its portfolio. The company's moat lies in its massive scale, diversified tenant base, and long-term lease structure that provides predictable monthly cash flow supporting its famous monthly dividend payments.
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.
Revenue Breakdown by Segment
How each company's revenue is distributed across its business units
Financial Metrics Comparison
Side-by-side fundamentals across 2 stocks. BestLagging
Financial Scorecard
REG leads in 2 of 6 categories (Valuation Metrics, Profitability & Efficiency). O leads in 1 (Analyst Outlook). 3 tied.
Financial Metrics (TTM)
O is the larger business by revenue, generating $5.7B annually — 3.7x REG's $1.6B. REG is the more profitable business, keeping 26.4% of every revenue dollar as net income compared to O's 18.4%. On growth, O holds the edge at +11.0% YoY revenue growth, suggesting stronger near-term business momentum.
| Metric | ORealty Income Cor… | REGRegency Centers C… |
|---|---|---|
| RevenueTrailing 12 months | $5.7B | $1.6B |
| EBITDAEarnings before interest/tax | $4.1B | $1.3B |
| Net IncomeAfter-tax profit | $1.1B | $411M |
| Free Cash FlowCash after capex | $2.8B | $815M |
| Gross MarginGross profit ÷ Revenue | +89.8% | +64.6% |
| Operating MarginEBIT ÷ Revenue | +28.3% | +58.0% |
| Net MarginNet income ÷ Revenue | +18.4% | +26.4% |
| FCF MarginFCF ÷ Revenue | +48.5% | +52.2% |
| Rev. Growth (YoY)Latest quarter vs prior year | +11.0% | +3.5% |
| EPS Growth (YoY)Latest quarter vs prior year | +39.1% | +7.4% |
Valuation Metrics
At 37.4x trailing earnings, REG trades at a 35% valuation discount to O's 57.3x P/E. Adjusting for growth (PEG ratio), REG offers better value at 4.63x vs O's 80.25x — a lower PEG means you pay less per unit of expected earnings growth.
| Metric | ORealty Income Cor… | REGRegency Centers C… |
|---|---|---|
| Market CapShares × price | $62.6B | $14.4B |
| Enterprise ValueMkt cap + debt − cash | $62.1B | $19.4B |
| Trailing P/EPrice ÷ TTM EPS | 57.27x | 37.44x |
| Forward P/EPrice ÷ next-FY EPS est. | 41.80x | 32.13x |
| PEG RatioP/E ÷ EPS growth rate | 80.25x | 4.63x |
| EV / EBITDAEnterprise value multiple | 15.16x | 14.44x |
| Price / SalesMarket cap ÷ Revenue | 10.88x | 9.58x |
| Price / BookPrice ÷ Book value/share | 1.51x | 2.10x |
| Price / FCFMarket cap ÷ FCF | 15.66x | 18.22x |
Profitability & Efficiency
REG delivers a 5.8% return on equity — every $100 of shareholder capital generates $6 in annual profit, vs $3 for O. On the Piotroski fundamental quality scale (0–9), REG scores 7/9 vs O's 5/9, reflecting strong financial health.
| Metric | ORealty Income Cor… | REGRegency Centers C… |
|---|---|---|
| ROE (TTM)Return on equity | +2.6% | +5.8% |
| ROA (TTM)Return on assets | +1.5% | +3.2% |
| ROICReturn on invested capital | +2.3% | +6.1% |
| ROCEReturn on capital employed | +2.3% | +8.1% |
| Piotroski ScoreFundamental quality 0–9 | 5 | 7 |
| Debt / EquityFinancial leverage | — | 0.73x |
| Net DebtTotal debt minus cash | -$435M | $5.0B |
| Cash & Equiv.Liquid assets | $435M | $56M |
| Total DebtShort + long-term debt | $0 | $5.0B |
| Interest CoverageEBIT ÷ Interest expense | — | 5.13x |
Total Returns (with DRIP)
A $10,000 investment in REG five years ago would be worth $16,665 today (with dividends reinvested), compared to $14,035 for O. Over the past 12 months, O leads with a +23.6% total return vs REG's +6.7%. The 3-year compound annual growth rate (CAGR) favors REG at 11.5% vs O's 6.3% — a key indicator of consistent wealth creation.
| Metric | ORealty Income Cor… | REGRegency Centers C… |
|---|---|---|
| YTD ReturnYear-to-date | +17.9% | +16.2% |
| 1-Year ReturnPast 12 months | +23.6% | +6.7% |
| 3-Year ReturnCumulative with dividends | +19.9% | +38.6% |
| 5-Year ReturnCumulative with dividends | +40.3% | +66.6% |
| 10-Year ReturnCumulative with dividends | +67.6% | +45.5% |
| CAGR (3Y)Annualised 3-year return | +6.3% | +11.5% |
Risk & Volatility
O is the less volatile stock with a 0.19 beta — it tends to amplify market swings less than REG's 0.52 beta. A beta below 1.0 means the stock typically moves less than the S&P 500.
| Metric | ORealty Income Cor… | REGRegency Centers C… |
|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 0.19x | 0.52x |
| 52-Week HighHighest price in past year | $67.94 | $79.08 |
| 52-Week LowLowest price in past year | $50.71 | $63.44 |
| % of 52W HighCurrent price vs 52-week peak | +98.6% | +99.9% |
| RSI (14)Momentum oscillator 0–100 | 70.7 | 70.9 |
| Avg Volume (50D)Average daily shares traded | 5.4M | 1.1M |
Analyst Outlook
Wall Street rates O as "Hold" and REG as "Buy". Consensus price targets imply 1.5% upside for REG (target: $80) vs -5.4% for O (target: $63). REG is the only dividend payer here at 3.39% yield — a key consideration for income-focused portfolios.
| Metric | ORealty Income Cor… | REGRegency Centers C… |
|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Hold | Buy |
| Price TargetConsensus 12-month target | $63.38 | $80.22 |
| # AnalystsCovering analysts | 33 | 32 |
| Dividend YieldAnnual dividend ÷ price | — | +3.4% |
| Dividend StreakConsecutive years of raises | 27 | 4 |
| Dividend / ShareAnnual DPS | — | $2.68 |
| Buyback YieldShare repurchases ÷ mkt cap | 0.0% | +1.5% |
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 |
|---|---|---|---|
| Realty Income Corpo… (O) | 100 | 83.35 | -16.6% |
| Regency Centers Cor… (REG) | 100 | 119.39 | +19.4% |
Regency Centers Cor… (REG) returned +67% over 5 years vs Realty Income Corpo… (O)'s +40%. A $10,000 investment in REG 5 years ago would be worth $16,665 today (including dividends reinvested).
Chart 2Revenue Growth — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| Realty Income Corpo… (O) | $1.1B | $5.7B | +421.2% |
| Regency Centers Cor… (REG) | $646M | $1.5B | +132.7% |
Realty Income Corporation's revenue grew from $1.1B (2016) to $5.7B (2025) — a 20.1% CAGR.
Chart 3Net Margin Trend — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| Realty Income Corpo… (O) | 28.6% | 18.4% | -35.6% |
| Regency Centers Cor… (REG) | 25.5% | 26.6% | +4.3% |
Realty Income Corporation's net margin went from 29% (2016) to 18% (2025).
Chart 4P/E Ratio History — 9 Years
| Stock | 2017 | 2025 | Change |
|---|---|---|---|
| Realty Income Corpo… (O) | 50.2 | 48.2 | -4.0% |
| Regency Centers Cor… (REG) | 69.2 | 35 | -49.4% |
Realty Income Corporation has traded in a 45x–82x P/E range over 9 years; current trailing P/E is ~57x. Regency Centers Corporation has traded in a 22x–175x P/E range over 8 years; current trailing P/E is ~37x.
Chart 5EPS Growth — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| Realty Income Corpo… (O) | 1.13 | 1.17 | +3.5% |
| Regency Centers Cor… (REG) | 1.42 | 2.11 | +48.6% |
Realty Income Corporation's EPS grew from $1.13 (2016) to $1.17 (2025) — a 0% CAGR.
Chart 6Free Cash Flow — 5 Years
Realty Income Corporation generated $4B FCF in 2025 (+207% vs 2021). Regency Centers Corporation generated $790M FCF in 2024 (+99% vs 2021).
O vs REG: Frequently Asked Questions
9 questions · data-driven answers · updated daily
01Is O or REG a better buy right now?
Regency Centers Corporation (REG) offers the better valuation at 37.4x trailing P/E (32.1x 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 — O or REG?
On trailing P/E, Regency Centers Corporation (REG) is the cheapest at 37.4x versus Realty Income Corporation at 57.3x. On forward P/E, Regency Centers Corporation is actually cheaper at 32.1x. The PEG ratio (P/E divided by earnings growth rate) is the most growth-adjusted single valuation metric: Regency Centers Corporation wins at 3.97x versus Realty Income Corporation's 80.25x.
03Which is the better long-term investment — O or REG?
Over the past 5 years, Regency Centers Corporation (REG) delivered a total return of +66.6%, compared to +40.3% for Realty Income Corporation (O). A $10,000 investment in REG five years ago would be worth approximately $17K today (assuming dividends reinvested). Over 10 years, the gap is even starker: O returned +67.6% versus REG's +45.5%. 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 — O or REG?
By beta (market sensitivity over 5 years), Realty Income Corporation (O) is the lower-risk stock at 0.19β versus Regency Centers Corporation's 0.52β — meaning REG is approximately 175% more volatile than O relative to the S&P 500.
05Which has better profit margins — O or REG?
Regency Centers Corporation (REG) is the more profitable company, earning 26.6% net margin versus 18.4% for Realty Income Corporation — meaning it keeps 26.6% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: REG leads at 64.4% versus 28.3% for O. At the gross margin level — before operating expenses — O leads at 89.8%, 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 O or REG more undervalued right now?
The PEG ratio (forward P/E divided by expected earnings growth rate) is the most precise measure of undervaluation relative to growth potential. By this metric, Regency Centers Corporation (REG) is the more undervalued stock at a PEG of 3.97x versus Realty Income Corporation's 80.25x. Both stocks trade at elevated growth-adjusted valuations, so expected growth needs to materialise. On forward earnings alone, Regency Centers Corporation (REG) trades at 32.1x forward P/E versus 41.8x for Realty Income Corporation — 9.7x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for REG: 1.5% to $80.22.
07Which pays a better dividend — O or REG?
In this comparison, REG (3.4% yield) pays a dividend. O does not pay a meaningful dividend and should not be held primarily for income.
08Is O or REG better for a retirement portfolio?
For long-horizon retirement investors, Regency Centers Corporation (REG) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0.52), 3.4% yield). Both have compounded well over 10 years (REG: +45.5%, O: +67.6%), 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 O and REG?
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: O is a mid-cap quality compounder stock; REG is a mid-cap income-oriented stock. REG pays a dividend while O does 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.
Find Stocks Like These
Explore pre-built screens for each stock's profile, or build a custom screen to find stocks that beat both.