SEG vs WELL vs SPG vs VTR vs MAC

For growth investors, Welltower Inc.

(WELL) is the stronger pick with 35. 8% revenue growth year-over-year, versus 6. 7% for Simon Property Group, Inc. (SPG). 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 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.

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

(SPG) is the cheapest at 14. 2x versus Ventas, Inc. at 160. 3x. On forward P/E, Simon Property Group, Inc. is actually cheaper at 30. 3x.

Over the past 5 years, Welltower Inc.

(WELL) delivered a total return of +202. 3%, compared to -25. 6% for Seaport Entertainment Group Inc. (SEG). Over 10 years, the gap is even starker: WELL returned +223. 1% versus MAC's -55. 2%. 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), Ventas, Inc.

(VTR) is the lower-risk stock at 0. 01β versus The Macerich Company's 1. 29β — meaning MAC is approximately 13512% more volatile than VTR relative to the S&P 500. On balance sheet safety, Seaport Entertainment Group Inc. (SEG) carries a lower debt/equity ratio of 33% versus 4% for Simon Property Group, Inc. — giving it more financial flexibility in a downturn.

By revenue growth (latest reported year), Welltower Inc.

(WELL) is pulling ahead at 35. 8% versus 6. 7% for Simon Property Group, Inc. (SPG). On earnings-per-share growth, the picture is similar: Ventas, Inc. grew EPS 184. 2% year-over-year, compared to -11. 5% for Welltower Inc.. Over a 3-year CAGR, WELL leads at 22. 7% 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 -89. 5% for Seaport Entertainment Group 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 -80. 0% for SEG. 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.

On forward earnings alone, Simon Property Group, Inc.

(SPG) trades at 30. 3x forward P/E versus 118. 0x for Ventas, Inc. — 87. 7x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for SEG: 23. 7% to $27. 50.

In this comparison, MAC (3.

2% yield), VTR (2. 1% yield), WELL (1. 3% yield) pay a dividend. SEG, SPG do not pay a meaningful dividend and should not be held primarily for income.

For long-horizon retirement investors, Ventas, Inc.

(VTR) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0. 01), 2. 1% yield). Both have compounded well over 10 years (VTR: +65. 0%, 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.

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: SEG is a small-cap high-growth stock; WELL is a mid-cap high-growth stock; SPG is a mid-cap deep-value stock; VTR is a mid-cap high-growth stock; MAC is a small-cap income-oriented stock. WELL, VTR, MAC pay a dividend while SEG, SPG 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.