PSA vs EXR vs CUBE vs NSA vs SPG

For growth investors, Simon Property Group, Inc.

(SPG) is the stronger pick with 6. 7% revenue growth year-over-year, versus -2. 3% for National Storage Affiliates Trust (NSA). Simon Property Group, Inc. (SPG) offers the better valuation at 14. 2x trailing P/E (30. 3x forward), making it the more compelling value choice. Analysts rate Public Storage (PSA) a "Hold" — based on 36 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.

On trailing P/E, Simon Property Group, Inc.

(SPG) is the cheapest at 14. 2x versus National Storage Affiliates Trust at 61. 9x. On forward P/E, CubeSmart is actually cheaper at 28. 4x — notably different from the trailing picture, reflecting expected earnings growth. The PEG ratio (P/E divided by earnings growth rate) is the most growth-adjusted single valuation metric: Simon Property Group, Inc. wins at 0. 96x versus National Storage Affiliates Trust's 14. 39x — a PEG below 1. 0 traditionally signals the market is underpricing earnings growth.

Over the past 5 years, Simon Property Group, Inc.

(SPG) delivered a total return of +91. 4%, compared to +18. 0% for National Storage Affiliates Trust (NSA). Over 10 years, the gap is even starker: NSA returned +182. 1% versus SPG's +28. 9%. Past returns do not guarantee future results, and the stock with the higher historical return may already have its best growth priced in.

By beta (market sensitivity over 5 years), Public Storage (PSA) is the lower-risk stock at 0.

51β versus National Storage Affiliates Trust's 0. 81β — meaning NSA is approximately 58% more volatile than PSA relative to the S&P 500. On balance sheet safety, Extra Space Storage Inc. (EXR) carries a lower debt/equity ratio of 105% versus 4% for Simon Property Group, Inc. — giving it more financial flexibility in a downturn.

By revenue growth (latest reported year), Simon Property Group, Inc.

(SPG) is pulling ahead at 6. 7% versus -2. 3% for National Storage Affiliates Trust (NSA). On earnings-per-share growth, the picture is similar: Simon Property Group, Inc. grew EPS 94. 8% year-over-year, compared to -40. 7% for National Storage Affiliates Trust. Over a 3-year CAGR, EXR leads at 19. 8% annualised revenue growth. Higher growth typically commands a higher valuation multiple — check whether the premium P/E or P/S is justified by the growth rate using the PEG ratio.

Simon Property Group, Inc.

(SPG) is the more profitable company, earning 72. 5% net margin versus 9. 8% for National Storage Affiliates Trust — 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 37. 0% for NSA. At the gross margin level — before operating expenses — SPG leads at 85. 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.

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, Simon Property Group, Inc. (SPG) is the more undervalued stock at a PEG of 0. 96x versus National Storage Affiliates Trust's 14. 39x. A PEG below 1. 0 is traditionally considered the threshold for growth-adjusted undervaluation. On forward earnings alone, CubeSmart (CUBE) trades at 28. 4x forward P/E versus 82. 3x for National Storage Affiliates Trust — 53. 9x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for EXR: 4. 1% to $149. 13.

In this comparison, NSA (5.

3% yield), CUBE (5. 2% yield), EXR (4. 5% yield), PSA (4. 2% yield) pay a dividend. SPG does not pay a meaningful dividend and should not be held primarily for income.

For long-horizon retirement investors, Extra Space Storage Inc.

(EXR) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0. 52), 4. 5% yield, +104. 4% 10Y return). Both have compounded well over 10 years (EXR: +104. 4%, SPG: +28. 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.

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: PSA is a mid-cap income-oriented stock; EXR is a mid-cap income-oriented stock; CUBE is a small-cap income-oriented stock; NSA is a small-cap income-oriented stock; SPG is a mid-cap deep-value stock. PSA, EXR, CUBE, NSA pay a dividend while SPG 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.