Comprehensive Stock Comparison
Compare SITE Centers Corp. (SITC) vs Kite Realty Group Trust (KRG) 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 | KRG | 0.7% revenue growth vs SITC's -62.7% |
| Value | SITC | Lower P/E (1.8x vs 80.9x) |
| Quality / Margins | SITC | 72.1% net margin vs KRG's 35.2% |
| Stability / Safety | KRG | Beta 0.60 vs SITC's 0.84 |
| Dividends | SITC | 100.0% yield; 4-year raise streak; KRG pays no meaningful dividend |
| Momentum (1Y) | KRG | +19.0% vs SITC's +15.3% |
| Efficiency (ROA) | SITC | 5.8% ROA vs KRG's 4.5%, ROIC 27.2% vs 2.3% |
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.
Kite Realty Group Trust is a retail-focused real estate investment trust that owns and operates neighborhood, community, and lifestyle shopping centers. It generates revenue primarily through collecting rent from retail tenants—with anchor tenants and smaller shops contributing to its income stream—along with property management fees and development activities. The company's competitive advantage lies in its vertically integrated operations and expertise in redeveloping properties in desirable markets to maximize tenant value.
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
KRG leads in 3 of 6 categories (Financial Metrics, Total Returns). SITC leads in 2 (Valuation Metrics, Profitability & Efficiency).
Financial Metrics (TTM)
KRG is the larger business by revenue, generating $848M annually — 16.3x SITC's $52M. SITC is the more profitable business, keeping 72.1% of every revenue dollar as net income compared to KRG's 35.2%. On growth, KRG holds the edge at -3.4% YoY revenue growth, suggesting stronger near-term business momentum.
| Metric | SITCSITE Centers Corp. | KRGKite Realty Group… |
|---|---|---|
| RevenueTrailing 12 months | $52M | $848M |
| EBITDAEarnings before interest/tax | $17M | $573M |
| Net IncomeAfter-tax profit | $38M | $299M |
| Free Cash FlowCash after capex | -$11M | $278M |
| Gross MarginGross profit ÷ Revenue | +48.2% | +53.3% |
| Operating MarginEBIT ÷ Revenue | -62.6% | +23.1% |
| Net MarginNet income ÷ Revenue | +72.1% | +35.2% |
| FCF MarginFCF ÷ Revenue | -21.9% | +32.8% |
| Rev. Growth (YoY)Latest quarter vs prior year | -70.1% | -3.4% |
| EPS Growth (YoY)Latest quarter vs prior year | -102.1% | +7.5% |
Valuation Metrics
At 1.8x trailing earnings, SITC trades at a 90% valuation discount to KRG's 18.9x P/E. On an enterprise value basis, SITC's 0.9x EV/EBITDA is more attractive than KRG's 15.3x.
| Metric | SITCSITE Centers Corp. | KRGKite Realty Group… |
|---|---|---|
| Market CapShares × price | $323M | $5.4B |
| Enterprise ValueMkt cap + debt − cash | $204M | $8.8B |
| Trailing P/EPrice ÷ TTM EPS | 1.82x | 18.88x |
| Forward P/EPrice ÷ next-FY EPS est. | — | 80.90x |
| PEG RatioP/E ÷ EPS growth rate | 0.05x | — |
| EV / EBITDAEnterprise value multiple | 0.92x | 15.33x |
| Price / SalesMarket cap ÷ Revenue | 3.12x | 6.42x |
| Price / BookPrice ÷ Book value/share | 0.96x | 1.75x |
| Price / FCFMarket cap ÷ FCF | 16.48x | 19.61x |
Profitability & Efficiency
SITC delivers a 12.2% return on equity — every $100 of shareholder capital generates $12 in annual profit, vs $9 for KRG. On the Piotroski fundamental quality scale (0–9), KRG scores 6/9 vs SITC's 5/9, reflecting solid financial health.
| Metric | SITCSITE Centers Corp. | KRGKite Realty Group… |
|---|---|---|
| ROE (TTM)Return on equity | +12.2% | +9.4% |
| ROA (TTM)Return on assets | +5.8% | +4.5% |
| ROICReturn on invested capital | +27.2% | +2.3% |
| ROCEReturn on capital employed | +30.7% | +3.0% |
| Piotroski ScoreFundamental quality 0–9 | 5 | 6 |
| Debt / EquityFinancial leverage | — | 1.06x |
| Net DebtTotal debt minus cash | -$119M | $3.3B |
| Cash & Equiv.Liquid assets | $119M | $37M |
| Total DebtShort + long-term debt | $0 | $3.4B |
| Interest CoverageEBIT ÷ Interest expense | — | 1.59x |
Total Returns (with DRIP)
A $10,000 investment in KRG five years ago would be worth $15,961 today (with dividends reinvested), compared to $3,578 for SITC. Over the past 12 months, KRG leads with a +19.0% total return vs SITC's +15.3%. The 3-year compound annual growth rate (CAGR) favors KRG at 10.5% vs SITC's -30.7% — a key indicator of consistent wealth creation.
| Metric | SITCSITE Centers Corp. | KRGKite Realty Group… |
|---|---|---|
| YTD ReturnYear-to-date | -3.8% | +11.2% |
| 1-Year ReturnPast 12 months | +15.3% | +19.0% |
| 3-Year ReturnCumulative with dividends | -66.7% | +34.9% |
| 5-Year ReturnCumulative with dividends | -64.2% | +59.6% |
| 10-Year ReturnCumulative with dividends | -74.4% | +35.3% |
| CAGR (3Y)Annualised 3-year return | -30.7% | +10.5% |
Risk & Volatility
KRG is the less volatile stock with a 0.60 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. KRG currently trades 99.0% 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. | KRGKite Realty Group… |
|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 0.84x | 0.60x |
| 52-Week HighHighest price in past year | $14.24 | $26.30 |
| 52-Week LowLowest price in past year | $5.96 | $18.52 |
| % of 52W HighCurrent price vs 52-week peak | +43.3% | +99.0% |
| RSI (14)Momentum oscillator 0–100 | 66.7 | 70.9 |
| Avg Volume (50D)Average daily shares traded | 740K | 1.5M |
Analyst Outlook
Wall Street rates SITC as "Hold" and KRG as "Hold". Consensus price targets imply 29.9% upside for SITC (target: $8) vs -3.1% for KRG (target: $25). SITC is the only dividend payer here at 100.00% yield — a key consideration for income-focused portfolios.
| Metric | SITCSITE Centers Corp. | KRGKite Realty Group… |
|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Hold | Hold |
| Price TargetConsensus 12-month target | $8.00 | $25.25 |
| # AnalystsCovering analysts | 31 | 25 |
| 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% | 0.0% |
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% |
| Kite Realty Group T… (KRG) | 100 | 142.68 | +42.7% |
Kite Realty Group T… (KRG) returned +60% over 5 years vs SITE Centers Corp. (SITC)'s -64%. A $10,000 investment in KRG 5 years ago would be worth $15,961 today (including dividends reinvested).
Chart 2Revenue Growth — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| SITE Centers Corp. (SITC) | $970M | $104M | -89.3% |
| Kite Realty Group T… (KRG) | $354M | $848M | +139.4% |
SITE Centers Corp.'s revenue grew from $970M (2016) to $104M (2025) — a -22.0% CAGR. Kite Realty Group Trust's revenue grew from $354M (2016) to $848M (2025) — a 10.2% CAGR.
Chart 3Net Margin Trend — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| SITE Centers Corp. (SITC) | 6.2% | 171.7% | +2673.8% |
| Kite Realty Group T… (KRG) | 0.3% | 35.2% | +10446.2% |
SITE Centers Corp.'s net margin went from 6% (2016) to 172% (2025). Kite Realty Group Trust's net margin went from 0% (2016) to 35% (2025).
Chart 4P/E Ratio History — 8 Years
| Stock | 2017 | 2025 | Change |
|---|---|---|---|
| SITE Centers Corp. (SITC) | 25.5 | 1.9 | -92.5% |
| Kite Realty Group T… (KRG) | 140 | 17.4 | -87.6% |
SITE Centers Corp. has traded in a 2x–55x P/E range over 7 years; current trailing P/E is ~2x. Kite Realty Group Trust has traded in a 17x–140x P/E range over 3 years; current trailing P/E is ~19x.
Chart 5EPS Growth — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| SITE Centers Corp. (SITC) | 1.31 | 3.39 | +158.8% |
| Kite Realty Group T… (KRG) | 0.01 | 1.38 | +13700.0% |
SITE Centers Corp.'s EPS grew from $1.31 (2016) to $3.39 (2025) — a 11% CAGR. Kite Realty Group Trust's EPS grew from $0.01 (2016) to $1.38 (2025) — a 73% CAGR.
Chart 6Free Cash Flow — 5 Years
SITE Centers Corp. generated $20M FCF in 2025 (-93% vs 2021). Kite Realty Group Trust generated $278M FCF in 2025 (+545% vs 2021).
SITC vs KRG: Frequently Asked Questions
9 questions · data-driven answers · updated daily
01Is SITC or KRG 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 KRG?
On trailing P/E, SITE Centers Corp. (SITC) is the cheapest at 1.8x versus Kite Realty Group Trust at 18.9x.
03Which is the better long-term investment — SITC or KRG?
Over the past 5 years, Kite Realty Group Trust (KRG) delivered a total return of +59.6%, compared to -64.2% for SITE Centers Corp. (SITC). A $10,000 investment in KRG five years ago would be worth approximately $16K today (assuming dividends reinvested). Over 10 years, the gap is even starker: KRG returned +35.3% 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 KRG?
By beta (market sensitivity over 5 years), Kite Realty Group Trust (KRG) is the lower-risk stock at 0.60β versus SITE Centers Corp.'s 0.84β — meaning SITC is approximately 40% more volatile than KRG relative to the S&P 500.
05Which has better profit margins — SITC or KRG?
SITE Centers Corp. (SITC) is the more profitable company, earning 171.7% net margin versus 35.2% for Kite Realty Group Trust — 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 23.1% for KRG. At the gross margin level — before operating expenses — KRG leads at 53.3%, 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 KRG 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 KRG?
In this comparison, SITC (100.0% yield) pays a dividend. KRG does not pay a meaningful dividend and should not be held primarily for income.
08Is SITC or KRG 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%, KRG: +35.3%), 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 KRG?
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; KRG is a small-cap quality compounder stock. SITC pays a dividend while KRG 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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