REG vs FRT vs KIM vs AKR vs SITC

For growth investors, Acadia Realty Trust (AKR) is the stronger pick with 14.

2% revenue growth year-over-year, versus -55. 6% for SITE Centers Corp. (SITC). SITE Centers Corp. (SITC) offers the better valuation at 1. 6x trailing P/E, 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.

On trailing P/E, SITE Centers Corp.

(SITC) is the cheapest at 1. 6x versus Acadia Realty Trust at 230. 9x. On forward P/E, Kimco Realty Corporation is actually cheaper at 30. 5x — 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: Regency Centers Corporation wins at 0. 52x versus Federal Realty Investment Trust's 1. 65x — a PEG below 1. 0 traditionally signals the market is underpricing earnings growth.

Over the past 5 years, Regency Centers Corporation (REG) delivered a total return of +39.

5%, compared to -68. 3% for SITE Centers Corp. (SITC). Over 10 years, the gap is even starker: REG returned +28. 9% versus SITC's -78. 5%. 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), Regency Centers Corporation (REG) is the lower-risk stock at 0.

36β versus SITE Centers Corp. 's 1. 05β — meaning SITC is approximately 188% more volatile than REG relative to the S&P 500. On balance sheet safety, SITE Centers Corp. (SITC) carries a lower debt/equity ratio of 22% versus 144% for Federal Realty Investment Trust — giving it more financial flexibility in a downturn.

By revenue growth (latest reported year), Acadia Realty Trust (AKR) is pulling ahead at 14.

2% versus -55. 6% for SITE Centers Corp. (SITC). On earnings-per-share growth, the picture is similar: Kimco Realty Corporation grew EPS 50. 9% year-over-year, compared to -65. 3% for SITE Centers Corp.. Over a 3-year CAGR, AKR leads at 8. 0% 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.

SITE Centers Corp.

(SITC) is the more profitable company, earning 144. 4% net margin versus 3. 3% for Acadia Realty Trust — meaning it keeps 144. 4% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: REG leads at 37. 0% versus -1. 3% for SITC. At the gross margin level — before operating expenses — KIM leads at 54. 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, Regency Centers Corporation (REG) is the more undervalued stock at a PEG of 0. 52x versus Federal Realty Investment Trust's 1. 65x. A PEG below 1. 0 is traditionally considered the threshold for growth-adjusted undervaluation. On forward earnings alone, Kimco Realty Corporation (KIM) trades at 30. 5x forward P/E versus 78. 2x for Acadia Realty Trust — 47. 7x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for SITC: 43. 4% to $8. 00.

All stocks in this comparison pay dividends.

SITE Centers Corp. (SITC) offers the highest yield at 100. 0%, versus 3. 5% for Acadia Realty Trust (AKR).

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.

36), 3. 6% yield). Both have compounded well over 10 years (REG: +28. 9%, SITC: -78. 5%), 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: REG is a mid-cap income-oriented stock; FRT is a small-cap income-oriented stock; KIM is a mid-cap income-oriented stock; AKR is a small-cap income-oriented stock; SITC is a small-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.