VNO vs SPG vs MAC vs SLG vs O

For growth investors, SL Green Realty Corp.

(SLG) is the stronger pick with 42. 0% revenue growth year-over-year, versus 1. 3% for Vornado Realty Trust (VNO). Vornado Realty Trust (VNO) offers the better valuation at 7. 6x trailing P/E (376. 9x forward), making it the more compelling value choice. Analysts rate Vornado Realty Trust (VNO) a "Hold" — based on 28 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, Vornado Realty Trust (VNO) is the cheapest at 7.

6x versus Realty Income Corporation at 52. 8x. On forward P/E, Simon Property Group, Inc. is actually cheaper at 30. 3x — notably different from the trailing picture, reflecting expected earnings growth. The PEG ratio (P/E divided by earnings growth rate) is the most growth-adjusted single valuation metric: Simon Property Group, Inc. wins at 0. 96x versus Realty Income Corporation's 71. 28x — a PEG below 1. 0 traditionally signals the market is underpricing earnings growth.

Over the past 5 years, Simon Property Group, Inc.

(SPG) delivered a total return of +91. 4%, compared to -17. 6% for Vornado Realty Trust (VNO). Over 10 years, the gap is even starker: O returned +45. 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), Realty Income Corporation (O) is the lower-risk stock at 0.

09β versus The Macerich Company's 1. 29β — meaning MAC is approximately 1332% more volatile than O relative to the S&P 500. On balance sheet safety, Realty Income Corporation (O) carries a lower debt/equity ratio of 82% versus 4% for Simon Property Group, Inc. — giving it more financial flexibility in a downturn.

By revenue growth (latest reported year), SL Green Realty Corp.

(SLG) is pulling ahead at 42. 0% versus 1. 3% for Vornado Realty Trust (VNO). On earnings-per-share growth, the picture is similar: Vornado Realty Trust grew EPS 104. 0% year-over-year, compared to -21. 2% for SL Green Realty Corp.. Over a 3-year CAGR, O leads at 19. 8% 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 -19. 4% for The Macerich Company — 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 15. 0% for VNO. At the gross margin level — before operating expenses — VNO leads at 100. 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.

The PEG ratio (forward P/E divided by expected earnings growth rate) is the most precise measure of undervaluation relative to growth potential.

By this metric, Simon Property Group, Inc. (SPG) is the more undervalued stock at a PEG of 0. 96x versus Realty Income Corporation's 71. 28x. A PEG below 1. 0 is traditionally considered the threshold for growth-adjusted undervaluation. On forward earnings alone, Simon Property Group, Inc. (SPG) trades at 30. 3x forward P/E versus 376. 9x for Vornado Realty Trust — 346. 7x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for VNO: 17. 0% to $37. 50.

In this comparison, O (5.

2% yield), MAC (3. 2% yield), VNO (2. 3% yield) pay a dividend. SPG, SLG do not pay a meaningful dividend and should not be held primarily for income.

For long-horizon retirement investors, Realty Income Corporation (O) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0.

09), 5. 2% yield). Both have compounded well over 10 years (O: +45. 1%, SLG: -26. 2%), 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: VNO is a small-cap deep-value stock; SPG is a mid-cap deep-value stock; MAC is a small-cap income-oriented stock; SLG is a small-cap high-growth stock; O is a mid-cap income-oriented stock. VNO, MAC, O pay a dividend while SPG, SLG 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.