Comprehensive Stock Comparison
Compare Alpine Income Property Trust, Inc. (PINE) vs Simon Property Group, Inc. (SPG) 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 | PINE | 15.9% revenue growth vs SPG's 6.7% |
| Value | SPG | Lower P/E (30.4x vs 49.8x) |
| Quality / Margins | SPG | 72.5% net margin vs PINE's -5.3% |
| Stability / Safety | PINE | Beta 0.25 vs SPG's 0.86 |
| Dividends | PINE | 0.2% yield; SPG pays no meaningful dividend |
| Momentum (1Y) | PINE | +25.8% vs SPG's +14.1% |
| Efficiency (ROA) | SPG | 11.4% ROA vs PINE's -0.4%, ROIC 7.6% vs 2.2% |
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
Alpine Income Property Trust is a real estate investment trust that acquires and operates single-tenant commercial properties leased to creditworthy tenants under long-term net lease agreements. It generates revenue primarily through rental income from its portfolio of retail and commercial properties — with over 90% of its properties occupied by national or regional tenants. The company's moat lies in its focus on essential-service retail properties with long-term leases to recession-resistant tenants, providing stable cash flows.
Simon Property Group is a real estate investment trust that owns and operates premier shopping malls, outlets, and mixed-use destinations across North America, Europe, and Asia. It generates revenue primarily through tenant leases—collecting base rents, percentage rents based on tenant sales, and common area maintenance charges—with retail properties contributing over 90% of its income. The company's moat lies in its portfolio of high-quality, dominant regional malls in prime locations that attract premium tenants and shoppers, creating a network effect that's difficult to replicate.
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
SPG leads in 4 of 6 categories (Financial Metrics, Profitability & Efficiency). PINE leads in 1 (Valuation Metrics). 1 tied.
Financial Metrics (TTM)
SPG is the larger business by revenue, generating $6.4B annually — 105.1x PINE's $61M. SPG is the more profitable business, keeping 72.5% of every revenue dollar as net income compared to PINE's -5.3%. On growth, PINE holds the edge at +22.5% YoY revenue growth, suggesting stronger near-term business momentum.
| Metric | PINEAlpine Income Pro… | SPGSimon Property Gr… |
|---|---|---|
| RevenueTrailing 12 months | $61M | $6.4B |
| EBITDAEarnings before interest/tax | $41M | $4.7B |
| Net IncomeAfter-tax profit | -$3M | $4.6B |
| Free Cash FlowCash after capex | -$4M | $2.3B |
| Gross MarginGross profit ÷ Revenue | +85.1% | +85.7% |
| Operating MarginEBIT ÷ Revenue | +21.7% | +49.9% |
| Net MarginNet income ÷ Revenue | -5.3% | +72.5% |
| FCF MarginFCF ÷ Revenue | -6.5% | +35.4% |
| Rev. Growth (YoY)Latest quarter vs prior year | +22.5% | +13.2% |
| EPS Growth (YoY)Latest quarter vs prior year | +190.4% | +3.6% |
Valuation Metrics
On an enterprise value basis, PINE's 7.1x EV/EBITDA is more attractive than SPG's 20.5x.
| Metric | PINEAlpine Income Pro… | SPGSimon Property Gr… |
|---|---|---|
| Market CapShares × price | $292M | $66.3B |
| Enterprise ValueMkt cap + debt − cash | $287M | $95.4B |
| Trailing P/EPrice ÷ TTM EPS | -89.64x | 14.42x |
| Forward P/EPrice ÷ next-FY EPS est. | 49.80x | 30.39x |
| PEG RatioP/E ÷ EPS growth rate | — | 0.46x |
| EV / EBITDAEnterprise value multiple | 7.08x | 20.48x |
| Price / SalesMarket cap ÷ Revenue | 4.82x | 10.42x |
| Price / BookPrice ÷ Book value/share | 0.95x | 9.91x |
| Price / FCFMarket cap ÷ FCF | 11.32x | — |
Profitability & Efficiency
SPG delivers a 68.8% return on equity — every $100 of shareholder capital generates $69 in annual profit, vs $-1 for PINE. On the Piotroski fundamental quality scale (0–9), SPG scores 5/9 vs PINE's 3/9, reflecting solid financial health.
| Metric | PINEAlpine Income Pro… | SPGSimon Property Gr… |
|---|---|---|
| ROE (TTM)Return on equity | -1.0% | +68.8% |
| ROA (TTM)Return on assets | -0.4% | +11.4% |
| ROICReturn on invested capital | +2.2% | +7.6% |
| ROCEReturn on capital employed | +2.0% | +9.1% |
| Piotroski ScoreFundamental quality 0–9 | 3 | 5 |
| Debt / EquityFinancial leverage | — | 4.47x |
| Net DebtTotal debt minus cash | -$5M | $29.1B |
| Cash & Equiv.Liquid assets | $5M | $823M |
| Total DebtShort + long-term debt | $0 | $29.9B |
| Interest CoverageEBIT ÷ Interest expense | — | 3.26x |
Total Returns (with DRIP)
A $10,000 investment in SPG five years ago would be worth $21,129 today (with dividends reinvested), compared to $13,697 for PINE. Over the past 12 months, PINE leads with a +25.8% total return vs SPG's +14.1%. The 3-year compound annual growth rate (CAGR) favors SPG at 23.1% vs PINE's 8.2% — a key indicator of consistent wealth creation.
| Metric | PINEAlpine Income Pro… | SPGSimon Property Gr… |
|---|---|---|
| YTD ReturnYear-to-date | +17.5% | +10.8% |
| 1-Year ReturnPast 12 months | +25.8% | +14.1% |
| 3-Year ReturnCumulative with dividends | +26.5% | +86.7% |
| 5-Year ReturnCumulative with dividends | +37.0% | +111.3% |
| 10-Year ReturnCumulative with dividends | +37.1% | +44.9% |
| CAGR (3Y)Annualised 3-year return | +8.2% | +23.1% |
Risk & Volatility
PINE is the less volatile stock with a 0.25 beta — it tends to amplify market swings less than SPG's 0.86 beta. A beta below 1.0 means the stock typically moves less than the S&P 500. SPG currently trades 99.4% from its 52-week high vs PINE's 94.8% drawdown — a narrower gap to the peak suggests stronger recent price momentum.
| Metric | PINEAlpine Income Pro… | SPGSimon Property Gr… |
|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 0.25x | 0.86x |
| 52-Week HighHighest price in past year | $20.80 | $205.12 |
| 52-Week LowLowest price in past year | $13.10 | $136.34 |
| % of 52W HighCurrent price vs 52-week peak | +94.8% | +99.4% |
| RSI (14)Momentum oscillator 0–100 | 61.5 | 67.1 |
| Avg Volume (50D)Average daily shares traded | 136K | 1.3M |
Analyst Outlook
Wall Street rates PINE as "Buy" and SPG as "Hold". Consensus price targets imply 4.0% upside for PINE (target: $21) vs -4.5% for SPG (target: $195). PINE is the only dividend payer here at 0.18% yield — a key consideration for income-focused portfolios.
| Metric | PINEAlpine Income Pro… | SPGSimon Property Gr… |
|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Buy | Hold |
| Price TargetConsensus 12-month target | $20.50 | $194.60 |
| # AnalystsCovering analysts | 12 | 37 |
| Dividend YieldAnnual dividend ÷ price | +0.2% | — |
| Dividend StreakConsecutive years of raises | 0 | 2 |
| Dividend / ShareAnnual DPS | $0.04 | — |
| Buyback YieldShare repurchases ÷ mkt cap | +3.0% | 0.0% |
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 |
|---|---|---|---|
| Alpine Income Prope… (PINE) | 100 | 97.68 | -2.3% |
| Simon Property Grou… (SPG) | 100 | 150.31 | +50.3% |
Simon Property Grou… (SPG) returned +111% over 5 years vs Alpine Income Prope… (PINE)'s +37%. A $10,000 investment in SPG 5 years ago would be worth $21,129 today (including dividends reinvested).
Chart 2Revenue Growth — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| Alpine Income Prope… (PINE) | $8M | $61M | +616.0% |
| Simon Property Grou… (SPG) | $5.4B | $6.4B | +17.1% |
Simon Property Group, Inc.'s revenue grew from $5.4B (2016) to $6.4B (2025) — a 1.8% CAGR.
Chart 3Net Margin Trend — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| Alpine Income Prope… (PINE) | 33.3% | -5.3% | -115.9% |
| Simon Property Grou… (SPG) | 33.8% | 72.5% | +114.3% |
Simon Property Group, Inc.'s net margin went from 34% (2016) to 73% (2025).
Chart 4P/E Ratio History — 9 Years
| Stock | 2017 | 2025 | Change |
|---|---|---|---|
| Alpine Income Prope… (PINE) | 42.3 | 119.9 | +183.5% |
| Simon Property Grou… (SPG) | 27.5 | 13.1 | -52.4% |
Alpine Income Property Trust, Inc. has traded in a 9x–136x P/E range over 6 years; current trailing P/E is ~-90x. Simon Property Group, Inc. has traded in a 13x–28x P/E range over 9 years; current trailing P/E is ~14x.
Chart 5EPS Growth — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| Alpine Income Prope… (PINE) | 0.31 | -0.22 | -171.0% |
| Simon Property Grou… (SPG) | 5.87 | 14.14 | +140.9% |
Simon Property Group, Inc.'s EPS grew from $5.87 (2016) to $14.14 (2025) — a 10% CAGR.
Chart 6Free Cash Flow — 5 Years
Alpine Income Property Trust, Inc. generated $26M FCF in 2025 (+50% vs 2021). Simon Property Group, Inc. generated $0M FCF in 2025 (-100% vs 2021).
PINE vs SPG: Frequently Asked Questions
9 questions · data-driven answers · updated daily
01Is PINE or SPG a better buy right now?
Simon Property Group, Inc. (SPG) offers the better valuation at 14.4x trailing P/E (30.4x forward), making it the more compelling value choice. Analysts rate Alpine Income Property Trust, Inc. (PINE) a "Buy" — based on 12 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 — PINE or SPG?
On forward P/E, Simon Property Group, Inc. is actually cheaper at 30.4x.
03Which is the better long-term investment — PINE or SPG?
Over the past 5 years, Simon Property Group, Inc. (SPG) delivered a total return of +111.3%, compared to +37.0% for Alpine Income Property Trust, Inc. (PINE). A $10,000 investment in SPG five years ago would be worth approximately $21K today (assuming dividends reinvested). Over 10 years, the gap is even starker: SPG returned +44.9% versus PINE's +37.1%. 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 — PINE or SPG?
By beta (market sensitivity over 5 years), Alpine Income Property Trust, Inc. (PINE) is the lower-risk stock at 0.25β versus Simon Property Group, Inc.'s 0.86β — meaning SPG is approximately 248% more volatile than PINE relative to the S&P 500.
05Which has better profit margins — PINE or SPG?
Simon Property Group, Inc. (SPG) is the more profitable company, earning 72.5% net margin versus -5.3% for Alpine Income Property Trust, Inc. — meaning it keeps 72.5% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: SPG leads at 49.9% versus 21.7% for PINE. At the gross margin level — before operating expenses — PINE leads at 86.9%, 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.
06Is PINE or SPG more undervalued right now?
On forward earnings alone, Simon Property Group, Inc. (SPG) trades at 30.4x forward P/E versus 49.8x for Alpine Income Property Trust, Inc. — 19.4x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for PINE: 4.0% to $20.50.
07Which pays a better dividend — PINE or SPG?
In this comparison, PINE (0.2% yield) pays a dividend. SPG does not pay a meaningful dividend and should not be held primarily for income.
08Is PINE or SPG better for a retirement portfolio?
For long-horizon retirement investors, Alpine Income Property Trust, Inc. (PINE) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0.25)). Both have compounded well over 10 years (PINE: +37.1%, SPG: +44.9%), 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.
09What are the main differences between PINE and SPG?
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: PINE is a small-cap quality compounder stock; SPG is a mid-cap deep-value 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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