SEG
Seaport Entertainment Group Inc.
Real Estate - Services
Market Cap$285M
5Y Perf.-29.4%
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Stock Comparison
SEG vs MSGE vs EPR vs DKNG
Revenue, margins, valuation, and 5-year total return — side by side.
MSGE
Madison Square Garden Entertainment Corp.
Entertainment
Market Cap$3.15B
5Y Perf.+68.9%
EPR
EPR Properties
REIT - Specialty
Market Cap$4.43B
5Y Perf.+28.6%
DKNG
DraftKings Inc.
Gambling, Resorts & Casinos
Market Cap$12.50B
5Y Perf.-31.7%
SEG vs MSGE vs EPR vs DKNG — Key Financials
Market cap, revenue, margins, and valuation side-by-side.
| Company Snapshot | SEG | MSGE | EPR | DKNG |
|---|---|---|---|---|
| Industry | Real Estate - Services | Entertainment | REIT - Specialty | Gambling, Resorts & Casinos |
| Market Cap | $285M | $3.15B | $4.43B | $12.50B |
| Revenue (TTM) | $127M | $1.16B | $700M | $6.05B |
| Net Income (TTM) | $-129M | $42M | $272M | $4M |
| Gross Margin | -6.8% | 31.5% | 81.2% | 41.3% |
| Operating Margin | -90.8% | 10.1% | 58.3% | -0.2% |
| Forward P/E | — | 56.8x | 19.2x | 99.1x |
| Total Debt | $156M | $1.20B | $3.14B | $1.93B |
| Cash & Equiv. | $78M | $43M | $99M | $1.60B |
SEG vs MSGE vs EPR vs DKNG — Long-Term Stock Performance
Price return indexed to 100 at period start. Dividends excluded.
SEG
MSGE
EPR
DKNG
| Stock | Jul 24 | May 26 | Return |
|---|---|---|---|
| Seaport Entertainme… (SEG) | 100 | 70.6 | -29.4% |
| Madison Square Gard… (MSGE) | 100 | 168.9 | +68.9% |
| EPR Properties (EPR) | 100 | 128.6 | +28.6% |
| DraftKings Inc. (DKNG) | 100 | 68.3 | -31.7% |
Price return only. Dividends and distributions are not included.
Quick Verdict: SEG vs MSGE vs EPR vs DKNG
Each card shows where this stock fits in a portfolio — not just who wins on paper.
Bottom line: EPR leads in 5 of 7 categories, making it the strongest pick for valuation and capital efficiency and profitability and margin quality. Madison Square Garden Entertainment Corp. is the stronger pick specifically for recent price momentum and sentiment. DKNG also leads in specific categories worth noting. This set spans 3 sectors — these stocks serve different portfolio roles, not just different price points.
SEG
Seaport Entertainment Group Inc.
The REIT Holding
SEG lags the leaders in this set but could rank higher in a more targeted comparison.
Best for: real estate exposure
MSGE
Madison Square Garden Entertainment Corp.
The Momentum Pick
MSGE is the #2 pick in this set and the best alternative if momentum is your priority.
- +83.6% vs DKNG's -27.3%
Best for: momentum
EPR
EPR Properties
The Real Estate Income Play
EPR carries the broadest edge in this set and is the clearest fit for income & stability and long-term compounding.
- Dividend streak 4 yrs, beta 0.35, yield 6.6%
- 28.4% 10Y total return vs DKNG's 157.3%
- Lower volatility, beta 0.35, current ratio 1.53x
- Beta 0.35, yield 6.6%, current ratio 1.53x
Best for: income & stability and long-term compounding
DKNG
DraftKings Inc.
The Growth Play
DKNG is the clearest fit if your priority is growth exposure.
- Rev growth 27.0%, EPS growth 99.2%, 3Y rev CAGR 39.3%
- 27.0% revenue growth vs MSGE's -1.7%
Best for: growth exposure
See the full category breakdown
| Category | Winner | Why |
|---|---|---|
| Growth | DKNG | 27.0% revenue growth vs MSGE's -1.7% |
| Value | EPR | Lower P/E (19.2x vs 99.1x) |
| Quality / Margins | EPR | 38.8% margin vs SEG's -101.5% |
| Stability / Safety | EPR | Beta 0.35 vs SEG's 1.24 |
| Dividends | EPR | 6.6% yield; 4-year raise streak; the other 3 pay no meaningful dividend |
| Momentum (1Y) | MSGE | +83.6% vs DKNG's -27.3% |
| Efficiency (ROA) | EPR | 4.8% ROA vs SEG's -19.8%, ROIC 5.3% vs -14.2% |
SEG vs MSGE vs EPR vs DKNG — Revenue Breakdown by Segment
How each company's revenue is distributed across its business units
FY 2025
FY 2025
FY 2025
FY 2025
SEG vs MSGE vs EPR vs DKNG — Financial Metrics
Side-by-side numbers across 4 stocks — who leads on profitability, valuation, growth, and risk.
BEST OVERALLEPRLAGGINGDKNG
Who Leads Where
EPR leads in 2 of 6 categories
MSGE leads 1 • SEG leads 0 • DKNG leads 0 • 2 tied
Explore the data ↓DKNGDraftKings Inc.
0leads
SEGSeaport Entertainment…
0leads
MSGEMadison Square Garden…
1leads
EPREPR Properties
2leads
6 Total Categories
CATEGORYLEADERvs MSGEvs SEGMETRICS WON
Income & Cash FlowRevenue, margins, and cash flow strength
EPR4/6
Valuation MetricsMultiples, price ratios, and targets
EPR3/6
Profitability & EfficiencyROE, ROIC, leverage, and quality scores
Tied
—
Total Returns1Y, 3Y, 5Y total returns with dividends
MSGE4/6
Risk & VolatilityBeta, volatility, and downside exposure
Tied
—
Analyst OutlookRatings, price targets, and dividends
—
—
Income & Cash Flow (Last 12 Months)
EPR leads this category, winning 4 of 6 comparable metrics.
Income & Cash Flow (Last 12 Months)
DKNG is the larger business by revenue, generating $6.1B annually — 47.6x SEG's $127M. EPR is the more profitable business, keeping 38.8% of every revenue dollar as net income compared to SEG's -101.5%. On growth, MSGE holds the edge at +59.4% YoY revenue growth, suggesting stronger near-term business momentum.
| Metric | SEGSeaport Entertain… | MSGEMadison Square Ga… | EPREPR Properties | DKNGDraftKings Inc. |
|---|---|---|---|---|
| RevenueTrailing 12 months | $127M | $1.2B | $700M | $6.1B |
| EBITDAEarnings before interest/tax | -$71M | $245M | $582M | $266M |
| Net IncomeAfter-tax profit | -$129M | $42M | $272M | $4M |
| Free Cash FlowCash after capex | -$36M | $289M | $435M | $612M |
| Gross MarginGross profit ÷ Revenue | -6.8% | +31.5% | +81.2% | +41.3% |
| Operating MarginEBIT ÷ Revenue | -90.8% | +10.1% | +58.3% | -0.2% |
| Net MarginNet income ÷ Revenue | -101.5% | +3.6% | +38.8% | +0.1% |
| FCF MarginFCF ÷ Revenue | -28.3% | +25.0% | +62.1% | +10.1% |
| Rev. Growth (YoY)Latest quarter vs prior year | -20.7% | +59.4% | +10.9% | +42.8% |
| EPS Growth (YoY)Latest quarter vs prior year | -38.2% | -123.5% | -5.1% | +192.9% |
EPR leads this category, winning 4 of 6 comparable metrics.
Valuation Metrics
EPR leads this category, winning 3 of 6 comparable metrics.
Valuation Metrics
At 17.6x trailing earnings, EPR trades at a 80% valuation discount to MSGE's 86.6x P/E. On an enterprise value basis, EPR's 13.7x EV/EBITDA is more attractive than DKNG's 49.4x.
| Metric | SEGSeaport Entertain… | MSGEMadison Square Ga… | EPREPR Properties | DKNGDraftKings Inc. |
|---|---|---|---|---|
| Market CapShares × price | $285M | $3.2B | $4.4B | $12.5B |
| Enterprise ValueMkt cap + debt − cash | $363M | $4.3B | $7.5B | $12.8B |
| Trailing P/EPrice ÷ TTM EPS | -2.42x | 86.64x | 17.64x | -3113.58x |
| Forward P/EPrice ÷ next-FY EPS est. | — | 56.83x | 19.22x | 99.14x |
| PEG RatioP/E ÷ EPS growth rate | — | — | — | — |
| EV / EBITDAEnterprise value multiple | — | 23.97x | 13.67x | 49.42x |
| Price / SalesMarket cap ÷ Revenue | 2.18x | 3.35x | 6.16x | 2.06x |
| Price / BookPrice ÷ Book value/share | 0.61x | — | 1.90x | 19.81x |
| Price / FCFMarket cap ÷ FCF | — | 33.88x | 10.51x | 19.31x |
EPR leads this category, winning 3 of 6 comparable metrics.
Profitability & Efficiency
Evenly matched — SEG and MSGE each lead in 3 of 9 comparable metrics.
Profitability & Efficiency
EPR delivers a 11.7% return on equity — every $100 of shareholder capital generates $12 in annual profit, vs $-27 for SEG. SEG carries lower financial leverage with a 0.33x debt-to-equity ratio, signaling a more conservative balance sheet compared to DKNG's 3.06x. On the Piotroski fundamental quality scale (0–9), DKNG scores 7/9 vs SEG's 4/9, reflecting strong financial health.
| Metric | SEGSeaport Entertain… | MSGEMadison Square Ga… | EPREPR Properties | DKNGDraftKings Inc. |
|---|---|---|---|---|
| ROE (TTM)Return on equity | -27.0% | +7.7% | +11.7% | +0.5% |
| ROA (TTM)Return on assets | -19.8% | +1.8% | +4.8% | +0.1% |
| ROICReturn on invested capital | -14.2% | +8.5% | +5.3% | -0.9% |
| ROCEReturn on capital employed | -15.5% | +11.0% | +7.2% | -0.6% |
| Piotroski ScoreFundamental quality 0–9 | 4 | 6 | 5 | 7 |
| Debt / EquityFinancial leverage | 0.33x | — | 1.35x | 3.06x |
| Net DebtTotal debt minus cash | $78M | $1.2B | $3.0B | $330M |
| Cash & Equiv.Liquid assets | $78M | $43M | $99M | $1.6B |
| Total DebtShort + long-term debt | $156M | $1.2B | $3.1B | $1.9B |
| Interest CoverageEBIT ÷ Interest expense | -228.75x | 4.43x | 3.08x | 1.92x |
Evenly matched — SEG and MSGE each lead in 3 of 9 comparable metrics.
Total Returns (Dividends Reinvested)
MSGE leads this category, winning 4 of 6 comparable metrics.
Total Returns (Dividends Reinvested)
A $10,000 investment in EPR five years ago would be worth $14,956 today (with dividends reinvested), compared to $5,209 for DKNG. Over the past 12 months, MSGE leads with a +83.6% total return vs DKNG's -27.3%. The 3-year compound annual growth rate (CAGR) favors MSGE at 24.9% vs SEG's -9.4% — a key indicator of consistent wealth creation.
| Metric | SEGSeaport Entertain… | MSGEMadison Square Ga… | EPREPR Properties | DKNGDraftKings Inc. |
|---|---|---|---|---|
| YTD ReturnYear-to-date | +13.1% | +22.8% | +16.4% | -29.3% |
| 1-Year ReturnPast 12 months | +18.1% | +83.6% | +22.0% | -27.3% |
| 3-Year ReturnCumulative with dividends | -25.6% | +94.8% | +61.0% | +4.3% |
| 5-Year ReturnCumulative with dividends | -25.6% | -26.2% | +49.6% | -47.9% |
| 10-Year ReturnCumulative with dividends | -25.6% | -24.6% | +28.4% | +157.3% |
| CAGR (3Y)Annualised 3-year return | -9.4% | +24.9% | +17.2% | +1.4% |
MSGE leads this category, winning 4 of 6 comparable metrics.
Risk & Volatility
Evenly matched — MSGE and EPR each lead in 1 of 2 comparable metrics.
Risk & Volatility
EPR is the less volatile stock with a 0.35 beta — it tends to amplify market swings less than SEG's 1.24 beta. A beta below 1.0 means the stock typically moves less than the S&P 500. MSGE currently trades 95.5% from its 52-week high vs DKNG's 51.7% drawdown — a narrower gap to the peak suggests stronger recent price momentum.
| Metric | SEGSeaport Entertain… | MSGEMadison Square Ga… | EPREPR Properties | DKNGDraftKings Inc. |
|---|---|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 1.24x | 0.94x | 0.35x | 1.12x |
| 52-Week HighHighest price in past year | $28.34 | $69.86 | $62.08 | $48.78 |
| 52-Week LowLowest price in past year | $17.28 | $35.31 | $48.11 | $20.46 |
| % of 52W HighCurrent price vs 52-week peak | +78.5% | +95.5% | +93.2% | +51.7% |
| RSI (14)Momentum oscillator 0–100 | 60.9 | 67.6 | 57.6 | 55.1 |
| Avg Volume (50D)Average daily shares traded | 57K | 312K | 818K | 12.9M |
Evenly matched — MSGE and EPR each lead in 1 of 2 comparable metrics.
Analyst Outlook
Insufficient data to determine a leader in this category.
Analyst Outlook
Analyst consensus: SEG as "Buy", MSGE as "Buy", EPR as "Hold", DKNG as "Buy". Consensus price targets imply 46.2% upside for DKNG (target: $37) vs -0.6% for MSGE (target: $66). EPR is the only dividend payer here at 6.57% yield — a key consideration for income-focused portfolios.
| Metric | SEGSeaport Entertain… | MSGEMadison Square Ga… | EPREPR Properties | DKNGDraftKings Inc. |
|---|---|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Buy | Buy | Hold | Buy |
| Price TargetConsensus 12-month target | $27.50 | $66.29 | $59.13 | $36.88 |
| # AnalystsCovering analysts | 1 | 12 | 21 | 48 |
| Dividend YieldAnnual dividend ÷ price | — | — | +6.6% | — |
| Dividend StreakConsecutive years of raises | — | — | 4 | — |
| Dividend / ShareAnnual DPS | — | — | $3.80 | — |
| Buyback YieldShare repurchases ÷ mkt cap | 0.0% | +1.3% | +0.2% | +6.6% |
Insufficient data to determine a leader in this category.
Key Takeaway
EPR leads in 2 of 6 categories (Income & Cash Flow, Valuation Metrics). MSGE leads in 1 (Total Returns). 2 tied.
Best OverallEPR Properties (EPR)Leads 2 of 6 categories
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SEG vs MSGE vs EPR vs DKNG: Key Questions Answered
10 questions · data-driven answers · updated daily
01Is SEG or MSGE or EPR or DKNG a better buy right now?
For growth investors, DraftKings Inc.
(DKNG) is the stronger pick with 27. 0% revenue growth year-over-year, versus -1. 7% for Madison Square Garden Entertainment Corp. (MSGE). EPR Properties (EPR) offers the better valuation at 17. 6x trailing P/E (19. 2x forward), making it the more compelling value choice. Analysts rate Seaport Entertainment Group Inc. (SEG) a "Buy" — based on 1 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 — SEG or MSGE or EPR or DKNG?
On trailing P/E, EPR Properties (EPR) is the cheapest at 17.
6x versus Madison Square Garden Entertainment Corp. at 86. 6x. On forward P/E, EPR Properties is actually cheaper at 19. 2x.
03Which is the better long-term investment — SEG or MSGE or EPR or DKNG?
Over the past 5 years, EPR Properties (EPR) delivered a total return of +49.
6%, compared to -47. 9% for DraftKings Inc. (DKNG). Over 10 years, the gap is even starker: DKNG returned +157. 3% versus SEG's -25. 6%. 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 — SEG or MSGE or EPR or DKNG?
By beta (market sensitivity over 5 years), EPR Properties (EPR) is the lower-risk stock at 0.
35β versus Seaport Entertainment Group Inc. 's 1. 24β — meaning SEG is approximately 259% more volatile than EPR relative to the S&P 500. On balance sheet safety, Seaport Entertainment Group Inc. (SEG) carries a lower debt/equity ratio of 33% versus 3% for DraftKings Inc. — giving it more financial flexibility in a downturn.
05Which is growing faster — SEG or MSGE or EPR or DKNG?
By revenue growth (latest reported year), DraftKings Inc.
(DKNG) is pulling ahead at 27. 0% versus -1. 7% for Madison Square Garden Entertainment Corp. (MSGE). On earnings-per-share growth, the picture is similar: EPR Properties grew EPS 105. 0% year-over-year, compared to -74. 1% for Madison Square Garden Entertainment Corp.. Over a 3-year CAGR, DKNG leads at 39. 3% 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.
06Which has better profit margins — SEG or MSGE or EPR or DKNG?
EPR Properties (EPR) is the more profitable company, earning 38.
3% net margin versus -89. 5% for Seaport Entertainment Group Inc. — meaning it keeps 38. 3% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: EPR leads at 52. 5% versus -80. 0% for SEG. At the gross margin level — before operating expenses — EPR leads at 44. 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.
07Is SEG or MSGE or EPR or DKNG more undervalued right now?
On forward earnings alone, EPR Properties (EPR) trades at 19.
2x forward P/E versus 99. 1x for DraftKings Inc. — 79. 9x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for DKNG: 46. 2% to $36. 88.
08Which pays a better dividend — SEG or MSGE or EPR or DKNG?
In this comparison, EPR (6.
6% yield) pays a dividend. SEG, MSGE, DKNG do not pay a meaningful dividend and should not be held primarily for income.
09Is SEG or MSGE or EPR or DKNG better for a retirement portfolio?
For long-horizon retirement investors, EPR Properties (EPR) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0.
35), 6. 6% yield). Both have compounded well over 10 years (EPR: +28. 4%, SEG: -25. 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.
10What are the main differences between SEG and MSGE and EPR and DKNG?
These companies operate in different sectors (SEG (Real Estate) and MSGE (Communication Services) and EPR (Real Estate) and DKNG (Consumer Cyclical)), which means they face different economic cycles, regulatory environments, and macro sensitivities — making direct comparison nuanced.
In terms of investment character: SEG is a small-cap high-growth stock; MSGE is a small-cap quality compounder stock; EPR is a small-cap deep-value stock; DKNG is a mid-cap high-growth stock. EPR pays a dividend while SEG, MSGE, DKNG 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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- Sector: Communication Services
- Market Cap > $100B
- Revenue Growth > 29%
- Gross Margin > 18%
Revenue Growth>
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