Comprehensive Stock Comparison
Compare SITE Centers Corp. (SITC) vs Brixmor Property Group Inc. (BRX) 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 | BRX | 6.7% revenue growth vs SITC's -62.7% |
| Value | SITC | Lower P/E (1.8x vs 29.8x) |
| Quality / Margins | SITC | 72.1% net margin vs BRX's 28.2% |
| Stability / Safety | BRX | Beta 0.66 vs SITC's 0.84 |
| Dividends | SITC | 100.0% yield; 4-year raise streak; BRX pays no meaningful dividend |
| Momentum (1Y) | SITC | +15.3% vs BRX's +12.4% |
| Efficiency (ROA) | SITC | 5.8% ROA vs BRX's 4.2%, ROIC 27.2% vs 6.8% |
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
SITE Centers is a real estate investment trust that owns and manages open-air shopping centers across the United States. It generates revenue primarily through leasing retail space to tenants—collecting rent from national and regional retailers—with additional income from property management services. The company's competitive advantage lies in its portfolio of well-located, grocery-anchored shopping centers that serve as essential retail destinations in their communities.
Brixmor Property Group is a real estate investment trust that owns and operates a national portfolio of open-air shopping centers across prime retail locations. It generates revenue primarily through collecting rent from retailers — with major tenants including TJX, Kroger, and Walmart — and property management fees. Its competitive advantage lies in owning a high-quality portfolio of 395 shopping centers in established trade areas, creating a network effect that attracts essential retailers serving local communities.
Revenue Breakdown by Segment
How each company's revenue is distributed across its business units
Segment breakdown not available.
Financial Metrics Comparison
Side-by-side fundamentals across 2 stocks. BestLagging
Financial Scorecard
BRX leads in 3 of 6 categories (Financial Metrics, Total Returns). SITC leads in 1 (Valuation Metrics). 1 tied.
Financial Metrics (TTM)
BRX is the larger business by revenue, generating $1.4B annually — 26.3x SITC's $52M. SITC is the more profitable business, keeping 72.1% of every revenue dollar as net income compared to BRX's 28.2%. On growth, BRX holds the edge at +7.7% YoY revenue growth, suggesting stronger near-term business momentum.
| Metric | SITCSITE Centers Corp. | BRXBrixmor Property … |
|---|---|---|
| RevenueTrailing 12 months | $52M | $1.4B |
| EBITDAEarnings before interest/tax | $17M | $898M |
| Net IncomeAfter-tax profit | $38M | $386M |
| Free Cash FlowCash after capex | -$11M | $480M |
| Gross MarginGross profit ÷ Revenue | +48.2% | +87.0% |
| Operating MarginEBIT ÷ Revenue | -62.6% | +35.2% |
| Net MarginNet income ÷ Revenue | +72.1% | +28.2% |
| FCF MarginFCF ÷ Revenue | -21.9% | +35.0% |
| Rev. Growth (YoY)Latest quarter vs prior year | -70.1% | +7.7% |
| EPS Growth (YoY)Latest quarter vs prior year | -102.1% | +63.0% |
Valuation Metrics
At 1.8x trailing earnings, SITC trades at a 92% valuation discount to BRX's 24.2x P/E. On an enterprise value basis, SITC's 0.9x EV/EBITDA is more attractive than BRX's 9.9x.
| Metric | SITCSITE Centers Corp. | BRXBrixmor Property … |
|---|---|---|
| Market CapShares × price | $323M | $9.3B |
| Enterprise ValueMkt cap + debt − cash | $204M | $8.9B |
| Trailing P/EPrice ÷ TTM EPS | 1.82x | 24.22x |
| Forward P/EPrice ÷ next-FY EPS est. | — | 29.76x |
| PEG RatioP/E ÷ EPS growth rate | 0.05x | — |
| EV / EBITDAEnterprise value multiple | 0.92x | 9.95x |
| Price / SalesMarket cap ÷ Revenue | 3.12x | 6.76x |
| Price / BookPrice ÷ Book value/share | 0.96x | 3.10x |
| Price / FCFMarket cap ÷ FCF | 16.48x | 14.21x |
Profitability & Efficiency
BRX delivers a 12.8% return on equity — every $100 of shareholder capital generates $13 in annual profit, vs $12 for SITC. On the Piotroski fundamental quality scale (0–9), BRX scores 6/9 vs SITC's 5/9, reflecting solid financial health.
| Metric | SITCSITE Centers Corp. | BRXBrixmor Property … |
|---|---|---|
| ROE (TTM)Return on equity | +12.2% | +12.8% |
| ROA (TTM)Return on assets | +5.8% | +4.2% |
| ROICReturn on invested capital | +27.2% | +6.8% |
| ROCEReturn on capital employed | +30.7% | +5.4% |
| Piotroski ScoreFundamental quality 0–9 | 5 | 6 |
| Debt / EquityFinancial leverage | — | — |
| Net DebtTotal debt minus cash | -$119M | -$334M |
| Cash & Equiv.Liquid assets | $119M | $334M |
| Total DebtShort + long-term debt | $0 | $0 |
| Interest CoverageEBIT ÷ Interest expense | — | — |
Total Returns (with DRIP)
A $10,000 investment in BRX five years ago would be worth $17,938 today (with dividends reinvested), compared to $3,578 for SITC. Over the past 12 months, SITC leads with a +15.3% total return vs BRX's +12.4%. The 3-year compound annual growth rate (CAGR) favors BRX at 14.1% vs SITC's -30.7% — a key indicator of consistent wealth creation.
| Metric | SITCSITE Centers Corp. | BRXBrixmor Property … |
|---|---|---|
| YTD ReturnYear-to-date | -3.8% | +17.8% |
| 1-Year ReturnPast 12 months | +15.3% | +12.4% |
| 3-Year ReturnCumulative with dividends | -66.7% | +48.4% |
| 5-Year ReturnCumulative with dividends | -64.2% | +79.4% |
| 10-Year ReturnCumulative with dividends | -74.4% | +71.8% |
| CAGR (3Y)Annualised 3-year return | -30.7% | +14.1% |
Risk & Volatility
BRX is the less volatile stock with a 0.66 beta — it tends to amplify market swings less than SITC's 0.84 beta. A beta below 1.0 means the stock typically moves less than the S&P 500. BRX currently trades 98.7% from its 52-week high vs SITC's 43.3% drawdown — a narrower gap to the peak suggests stronger recent price momentum.
| Metric | SITCSITE Centers Corp. | BRXBrixmor Property … |
|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 0.84x | 0.66x |
| 52-Week HighHighest price in past year | $14.24 | $30.68 |
| 52-Week LowLowest price in past year | $5.96 | $22.29 |
| % of 52W HighCurrent price vs 52-week peak | +43.3% | +98.7% |
| RSI (14)Momentum oscillator 0–100 | 66.7 | 81.8 |
| Avg Volume (50D)Average daily shares traded | 740K | 2.4M |
Analyst Outlook
Wall Street rates SITC as "Hold" and BRX as "Buy". Consensus price targets imply 29.9% upside for SITC (target: $8) vs 0.9% for BRX (target: $31). SITC is the only dividend payer here at 100.00% yield — a key consideration for income-focused portfolios.
| Metric | SITCSITE Centers Corp. | BRXBrixmor Property … |
|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Hold | Buy |
| Price TargetConsensus 12-month target | $8.00 | $30.54 |
| # AnalystsCovering analysts | 31 | 30 |
| Dividend YieldAnnual dividend ÷ price | +100.0% | — |
| Dividend StreakConsecutive years of raises | 4 | 4 |
| Dividend / ShareAnnual DPS | $6.78 | — |
| Buyback YieldShare repurchases ÷ mkt cap | +0.0% | +0.1% |
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 |
|---|---|---|---|
| SITE Centers Corp. (SITC) | 100 | 12.97 | -87.0% |
| Brixmor Property Gr… (BRX) | 100 | 142.14 | +42.1% |
Brixmor Property Gr… (BRX) returned +79% over 5 years vs SITE Centers Corp. (SITC)'s -64%. A $10,000 investment in BRX 5 years ago would be worth $17,938 today (including dividends reinvested).
Chart 2Revenue Growth — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| SITE Centers Corp. (SITC) | $970M | $104M | -89.3% |
| Brixmor Property Gr… (BRX) | $1.3B | $1.4B | +7.5% |
SITE Centers Corp.'s revenue grew from $970M (2016) to $104M (2025) — a -22.0% CAGR. Brixmor Property Group Inc.'s revenue grew from $1.3B (2016) to $1.4B (2025) — a 0.8% CAGR.
Chart 3Net Margin Trend — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| SITE Centers Corp. (SITC) | 6.2% | 171.7% | +2673.8% |
| Brixmor Property Gr… (BRX) | 21.6% | 28.2% | +30.3% |
SITE Centers Corp.'s net margin went from 6% (2016) to 172% (2025). Brixmor Property Group Inc.'s net margin went from 22% (2016) to 28% (2025).
Chart 4P/E Ratio History — 9 Years
| Stock | 2017 | 2025 | Change |
|---|---|---|---|
| SITE Centers Corp. (SITC) | 25.5 | 1.9 | -92.5% |
| Brixmor Property Gr… (BRX) | 19 | 21 | +10.5% |
SITE Centers Corp. has traded in a 2x–55x P/E range over 7 years; current trailing P/E is ~2x. Brixmor Property Group Inc. has traded in a 12x–102x P/E range over 8 years; current trailing P/E is ~24x.
Chart 5EPS Growth — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| SITE Centers Corp. (SITC) | 1.31 | 3.39 | +158.8% |
| Brixmor Property Gr… (BRX) | 0.9 | 1.25 | +38.9% |
SITE Centers Corp.'s EPS grew from $1.31 (2016) to $3.39 (2025) — a 11% CAGR. Brixmor Property Group Inc.'s EPS grew from $0.90 (2016) to $1.25 (2025) — a 4% CAGR.
Chart 6Free Cash Flow — 5 Years
SITE Centers Corp. generated $20M FCF in 2025 (-93% vs 2021). Brixmor Property Group Inc. generated $652M FCF in 2025 (+18% vs 2021).
SITC vs BRX: Frequently Asked Questions
9 questions · data-driven answers · updated daily
01Is SITC or BRX a better buy right now?
SITE Centers Corp. (SITC) offers the better valuation at 1.8x trailing P/E, making it the more compelling value choice. Analysts rate Brixmor Property Group Inc. (BRX) a "Buy" — based on 30 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 — SITC or BRX?
On trailing P/E, SITE Centers Corp. (SITC) is the cheapest at 1.8x versus Brixmor Property Group Inc. at 24.2x.
03Which is the better long-term investment — SITC or BRX?
Over the past 5 years, Brixmor Property Group Inc. (BRX) delivered a total return of +79.4%, compared to -64.2% for SITE Centers Corp. (SITC). A $10,000 investment in BRX five years ago would be worth approximately $18K today (assuming dividends reinvested). Over 10 years, the gap is even starker: BRX returned +71.8% versus SITC's -74.4%. 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 — SITC or BRX?
By beta (market sensitivity over 5 years), Brixmor Property Group Inc. (BRX) is the lower-risk stock at 0.66β versus SITE Centers Corp.'s 0.84β — meaning SITC is approximately 28% more volatile than BRX relative to the S&P 500.
05Which has better profit margins — SITC or BRX?
SITE Centers Corp. (SITC) is the more profitable company, earning 171.7% net margin versus 28.2% for Brixmor Property Group Inc. — meaning it keeps 171.7% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: SITC leads at 171.7% versus 35.2% for BRX. At the gross margin level — before operating expenses — BRX leads at 87.0%, 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 SITC or BRX more undervalued right now?
Analyst consensus price targets imply the most upside for SITC: 29.9% to $8.00.
07Which pays a better dividend — SITC or BRX?
In this comparison, SITC (100.0% yield) pays a dividend. BRX does not pay a meaningful dividend and should not be held primarily for income.
08Is SITC or BRX better for a retirement portfolio?
For long-horizon retirement investors, SITE Centers Corp. (SITC) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0.84), 100.0% yield). Both have compounded well over 10 years (SITC: -74.4%, BRX: +71.8%), 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 SITC and BRX?
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: SITC is a small-cap deep-value stock; BRX is a small-cap quality compounder stock. SITC pays a dividend while BRX 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.
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