Comprehensive Stock Comparison
Compare SITE Centers Corp. (SITC) vs Kimco Realty Corporation (KIM) Stock
Analyze side-by-side fundamentals, valuation, growth, and profitability to decide which stock is the better buy.
Selected Stocks
Add up to 10 tickers. Use presets or search to get started.
Quick Verdict
| Category | Winner | Why |
|---|---|---|
| Growth | KIM | 14.2% revenue growth vs SITC's -62.7% |
| Value | SITC | Lower P/E (1.8x vs 30.4x) |
| Quality / Margins | SITC | 72.1% net margin vs KIM's 27.3% |
| Stability / Safety | KIM | Beta 0.70 vs SITC's 0.84 |
| Dividends | SITC | 100.0% yield, 4-year raise streak, vs KIM's 4.3% |
| Momentum (1Y) | SITC | +15.3% vs KIM's +11.1% |
| Efficiency (ROA) | SITC | 5.8% ROA vs KIM's 3.0%, ROIC 27.2% vs 2.7% |
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.
Kimco Realty is a real estate investment trust that owns and operates open-air, grocery-anchored shopping centers and mixed-use properties across the United States. It generates revenue primarily through collecting rent from retail tenants—with grocery stores serving as anchor tenants that drive consistent foot traffic—and earns additional income from property management and development services. The company's competitive advantage lies in its strategic focus on grocery-anchored centers in high-density metropolitan markets, which provides recession-resistant cash flow due to the essential nature of grocery retail.
Revenue Breakdown by Segment
How each company's revenue is distributed across its business units
Financial Metrics Comparison
Side-by-side fundamentals across 2 stocks. BestLagging
Financial Scorecard
KIM leads in 3 of 6 categories (Financial Metrics, Total Returns). SITC leads in 3 (Valuation Metrics, Profitability & Efficiency).
Financial Metrics (TTM)
KIM is the larger business by revenue, generating $2.1B annually — 41.0x SITC's $52M. SITC is the more profitable business, keeping 72.1% of every revenue dollar as net income compared to KIM's 27.3%. On growth, KIM holds the edge at +3.2% YoY revenue growth, suggesting stronger near-term business momentum.
| Metric | SITCSITE Centers Corp. | KIMKimco Realty Corp… |
|---|---|---|
| RevenueTrailing 12 months | $52M | $2.1B |
| EBITDAEarnings before interest/tax | $17M | $1.1B |
| Net IncomeAfter-tax profit | $38M | $584M |
| Free Cash FlowCash after capex | -$11M | $630M |
| Gross MarginGross profit ÷ Revenue | +48.2% | +69.1% |
| Operating MarginEBIT ÷ Revenue | -62.6% | +36.0% |
| Net MarginNet income ÷ Revenue | +72.1% | +27.3% |
| FCF MarginFCF ÷ Revenue | -21.9% | +29.4% |
| Rev. Growth (YoY)Latest quarter vs prior year | -70.1% | +3.2% |
| EPS Growth (YoY)Latest quarter vs prior year | -102.1% | -4.3% |
Valuation Metrics
At 1.8x trailing earnings, SITC trades at a 96% valuation discount to KIM's 42.8x P/E. On an enterprise value basis, SITC's 0.9x EV/EBITDA is more attractive than KIM's 19.4x.
| Metric | SITCSITE Centers Corp. | KIMKimco Realty Corp… |
|---|---|---|
| Market CapShares × price | $323M | $16.0B |
| Enterprise ValueMkt cap + debt − cash | $204M | $23.9B |
| Trailing P/EPrice ÷ TTM EPS | 1.82x | 42.82x |
| Forward P/EPrice ÷ next-FY EPS est. | — | 30.43x |
| PEG RatioP/E ÷ EPS growth rate | 0.05x | — |
| EV / EBITDAEnterprise value multiple | 0.92x | 19.38x |
| Price / SalesMarket cap ÷ Revenue | 3.12x | 7.86x |
| Price / BookPrice ÷ Book value/share | 0.96x | 1.46x |
| Price / FCFMarket cap ÷ FCF | 16.48x | 23.49x |
Profitability & Efficiency
SITC delivers a 12.2% return on equity — every $100 of shareholder capital generates $12 in annual profit, vs $6 for KIM.
| Metric | SITCSITE Centers Corp. | KIMKimco Realty Corp… |
|---|---|---|
| ROE (TTM)Return on equity | +12.2% | +5.5% |
| ROA (TTM)Return on assets | +5.8% | +3.0% |
| ROICReturn on invested capital | +27.2% | +2.7% |
| ROCEReturn on capital employed | +30.7% | +3.3% |
| Piotroski ScoreFundamental quality 0–9 | 5 | 5 |
| Debt / EquityFinancial leverage | — | 0.79x |
| Net DebtTotal debt minus cash | -$119M | $7.9B |
| Cash & Equiv.Liquid assets | $119M | $689M |
| Total DebtShort + long-term debt | $0 | $8.6B |
| Interest CoverageEBIT ÷ Interest expense | — | 2.04x |
Total Returns (with DRIP)
A $10,000 investment in KIM five years ago would be worth $15,116 today (with dividends reinvested), compared to $3,578 for SITC. Over the past 12 months, SITC leads with a +15.3% total return vs KIM's +11.1%. The 3-year compound annual growth rate (CAGR) favors KIM at 8.8% vs SITC's -30.7% — a key indicator of consistent wealth creation.
| Metric | SITCSITE Centers Corp. | KIMKimco Realty Corp… |
|---|---|---|
| YTD ReturnYear-to-date | -3.8% | +17.4% |
| 1-Year ReturnPast 12 months | +15.3% | +11.1% |
| 3-Year ReturnCumulative with dividends | -66.7% | +28.8% |
| 5-Year ReturnCumulative with dividends | -64.2% | +51.2% |
| 10-Year ReturnCumulative with dividends | -74.4% | +23.3% |
| CAGR (3Y)Annualised 3-year return | -30.7% | +8.8% |
Risk & Volatility
KIM is the less volatile stock with a 0.70 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. KIM currently trades 98.5% 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. | KIMKimco Realty Corp… |
|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 0.84x | 0.70x |
| 52-Week HighHighest price in past year | $14.24 | $23.91 |
| 52-Week LowLowest price in past year | $5.96 | $17.93 |
| % of 52W HighCurrent price vs 52-week peak | +43.3% | +98.5% |
| RSI (14)Momentum oscillator 0–100 | 66.7 | 76.3 |
| Avg Volume (50D)Average daily shares traded | 740K | 4.4M |
Analyst Outlook
Wall Street rates SITC as "Hold" and KIM as "Hold". Consensus price targets imply 29.9% upside for SITC (target: $8) vs 2.5% for KIM (target: $24). For income investors, SITC offers the higher dividend yield at 100.00% vs KIM's 4.33%.
| Metric | SITCSITE Centers Corp. | KIMKimco Realty Corp… |
|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Hold | Hold |
| Price TargetConsensus 12-month target | $8.00 | $24.14 |
| # AnalystsCovering analysts | 31 | 36 |
| Dividend YieldAnnual dividend ÷ price | +100.0% | +4.3% |
| Dividend StreakConsecutive years of raises | 4 | 0 |
| Dividend / ShareAnnual DPS | $6.78 | $1.02 |
| Buyback YieldShare repurchases ÷ mkt cap | +0.0% | 0.0% |
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% |
| Kimco Realty Corpor… (KIM) | 100 | 116.89 | +16.9% |
Kimco Realty Corpor… (KIM) returned +51% over 5 years vs SITE Centers Corp. (SITC)'s -64%. A $10,000 investment in KIM 5 years ago would be worth $15,116 today (including dividends reinvested).
Chart 2Revenue Growth — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| SITE Centers Corp. (SITC) | $970M | $104M | -89.3% |
| Kimco Realty Corpor… (KIM) | $1.2B | $2.0B | +74.0% |
SITE Centers Corp.'s revenue grew from $970M (2016) to $104M (2025) — a -22.0% CAGR.
Chart 3Net Margin Trend — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| SITE Centers Corp. (SITC) | 6.2% | 171.7% | +2673.8% |
| Kimco Realty Corpor… (KIM) | 32.4% | 20.2% | -37.7% |
SITE Centers Corp.'s net margin went from 6% (2016) to 172% (2025).
Chart 4P/E Ratio History — 9 Years
| Stock | 2017 | 2025 | Change |
|---|---|---|---|
| SITE Centers Corp. (SITC) | 25.5 | 1.9 | -92.5% |
| Kimco Realty Corpor… (KIM) | 20.9 | 42.6 | +103.8% |
SITE Centers Corp. has traded in a 2x–55x P/E range over 7 years; current trailing P/E is ~2x. Kimco Realty Corporation has traded in a 7x–132x P/E range over 8 years; current trailing P/E is ~43x.
Chart 5EPS Growth — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| SITE Centers Corp. (SITC) | 1.31 | 3.39 | +158.8% |
| Kimco Realty Corpor… (KIM) | 0.79 | 0.55 | -30.4% |
SITE Centers Corp.'s EPS grew from $1.31 (2016) to $3.39 (2025) — a 11% CAGR.
Chart 6Free Cash Flow — 5 Years
SITE Centers Corp. generated $20M FCF in 2025 (-93% vs 2021). Kimco Realty Corporation generated $681M FCF in 2024 (+10% vs 2021).
SITC vs KIM: Frequently Asked Questions
9 questions · data-driven answers · updated daily
01Is SITC or KIM 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 SITE Centers Corp. (SITC) a "Hold" — based on 31 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 KIM?
On trailing P/E, SITE Centers Corp. (SITC) is the cheapest at 1.8x versus Kimco Realty Corporation at 42.8x.
03Which is the better long-term investment — SITC or KIM?
Over the past 5 years, Kimco Realty Corporation (KIM) delivered a total return of +51.2%, compared to -64.2% for SITE Centers Corp. (SITC). A $10,000 investment in KIM five years ago would be worth approximately $15K today (assuming dividends reinvested). Over 10 years, the gap is even starker: KIM returned +23.3% 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 KIM?
By beta (market sensitivity over 5 years), Kimco Realty Corporation (KIM) is the lower-risk stock at 0.70β versus SITE Centers Corp.'s 0.84β — meaning SITC is approximately 21% more volatile than KIM relative to the S&P 500.
05Which has better profit margins — SITC or KIM?
SITE Centers Corp. (SITC) is the more profitable company, earning 171.7% net margin versus 20.2% for Kimco Realty Corporation — 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 30.9% for KIM. At the gross margin level — before operating expenses — KIM leads at 68.7%, 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.
06Is SITC or KIM 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 KIM?
All stocks in this comparison pay dividends. SITE Centers Corp. (SITC) offers the highest yield at 100.0%, versus 4.3% for Kimco Realty Corporation (KIM).
08Is SITC or KIM better for a retirement portfolio?
For long-horizon retirement investors, Kimco Realty Corporation (KIM) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0.70), 4.3% yield). Both have compounded well over 10 years (KIM: +23.3%, SITC: -74.4%), 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 KIM?
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; KIM is a mid-cap income-oriented 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.
Find Stocks Like These
Explore pre-built screens for each stock's profile, or build a custom screen to find stocks that beat both.