Sifting through countless of stocks in the Retail REITs industry can be tedious, and sometimes two stocks are just too similar to judge which is the better investment. If you’re on the fence about investing in Kimco Realty Corporation, Simon Property Group or Inc. because you’re not sure how they measure up, it’s important to compare them on a few factors before making your decision.

Read on to learn how Kimco Realty Corporation, Simon Property Group and Inc. compare based on key financial metrics to determine which better meets your investment needs.

About Kimco Realty Corporation, Simon Property Group and Inc.

Kimco Realty is a real estate investment trust (REIT) and leading owner and operator of high-quality, open-air, grocery-anchored shopping centers and mixed-use properties in the United States. The company’s portfolio is strategically concentrated in the first-ring suburbs of the top major metropolitan markets, including high-barrier-to-entry coastal markets and Sun Belt cities. Its tenant mix is focused on essential, necessity-based goods and services that drive multiple shopping trips per week. Publicly traded on the NYSE since 1991 and included in the S&P 500 Index, the company has specialized in shopping center ownership, management, acquisitions, and value-enhancing redevelopment activities for more than 65 years. With a proven commitment to corporate responsibility, Kimco Realty is a recognized industry leader in this area. As of June 30, 2026, the company owned interests in 564 U.S. shopping centers and mixed-use assets comprising 100 million square feet of gross leasable space. Kimco Realty Corporation was incorporated in 1958 in Maryland and is based in Jericho, New York.

Simon Property Group, Inc. is a self-administered and self-managed real estate investment trust (REIT). Simon Property Group, L.P., or the Operating Partnership, is our majority-owned partnership subsidiary that owns all of our real estate properties and other assets. In this package, the terms Simon, we, our, or the Company refer to Simon Property Group, Inc., the Operating Partnership, and its subsidiaries. We own, develop and manage premier shopping, dining, entertainment and mixed-use destinations, which consist primarily of malls, Premium Outlets, The Mills, and International Properties. At December 31, 2024, we owned or had an interest in 229 properties comprising 183 million square feet in North America, Asia and Europe. We also owned an 88% interest in The Taubman Realty Group, or TRG, which owns 22 regional, super-regional, and outlet malls in the U.S. and Asia. Additionally, at December 31, 2024, we had a 22.4% ownership interest in Klepierre, a publicly traded, Paris-based real estate company, which owns shopping centers in 14 European countries. Simon Property Group, Inc. was incorporated in 1960 and is based in Indianapolis, Indiana.

Latest Retail REITs and Kimco Realty Corporation, Simon Property Group, Inc. Stock News

As of September 2, 2026, Kimco Realty Corporation had a $16.2 billion market capitalization, compared to the Retail REITs median of $4.7 million. Kimco Realty Corporation’s stock is NA in 2026, NA in the previous five trading days and up 8.23% in the past year.

Currently, Kimco Realty Corporation’s price-earnings ratio is 28.3. Kimco Realty Corporation’s trailing 12-month revenue is $2.2 billion with a 27.8% net profit margin. Year-over-year quarterly sales growth most recently was 4.9%. Analysts expect adjusted earnings to reach $0.857 per share for the current fiscal year. Kimco Realty Corporation currently has a 4.7% dividend yield.

Currently, Simon Property Group, Inc.’s price-earnings ratio is 14.8. Simon Property Group, Inc.’s trailing 12-month revenue is $6.9 billion with a 66.6% net profit margin. Year-over-year quarterly sales growth most recently was 19.5%. Analysts expect adjusted earnings to reach $6.220 per share for the current fiscal year. Simon Property Group, Inc. currently has a 4.3% dividend yield.

How We Compare Kimco Realty Corporation, Simon Property Group and Inc. Stock Grades

Stock evaluation requires access to huge amounts of data and the knowledge and time to sift through it all, make sense of financial ratios, read income statements and analyze recent stock movements. AAII created A+ Investor, a robust data suite that condenses data research in an actionable and customizable way suitable for investors of all knowledge levels, to help investors streamline and work through such data.

AAII’s proprietary stock grades come with A+ Investor. These offer intuitive A‐F grades for each of five key investing factors: value, growth, momentum, earnings estimate revisions and quality. Here, we’ll take a closer look at Kimco Realty Corporation, Simon Property Group and Inc.’s stock grades to see how they measure up against one another.

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Kimco Realty Corporation, Simon Property Group and Inc.’s Quality Grades

Company	Ticker	Quality
Kimco Realty Corporation	KIM	C
Simon Property Group, Inc.	SPG	C

Like the Value Grade, AAII’s A+ Investor Quality Grade comes from the percentile rank of key metrics. Specifically, the Quality Score is the percentile rank of the average of the percentile ranks of return on assets (ROA), return on invested capital (ROIC), gross profit relative to assets, buyback yield, change in total liabilities to assets, accruals, Z double prime bankruptcy risk (Z) score and the F-Score.

The score is variable, meaning it can consider all eight measures or, should any of the eight measures not be valid, the remaining measures that are valid. To be assigned a Quality Score, stocks must have a valid (non-null) measure and corresponding ranking for at least four of the eight quality measures.

The Quality Score is used to assess the underlying “quality” of a particular stock. A higher-quality stock possesses traits associated with upside potential and reduced downside risk. Backtesting of the Quality Grade shows that stocks with higher grades, on average, outperformed stocks with lower grades over the period of 1998 through 2019.

Stocks receive better grades (higher scores) for having higher scores for the quality subcomponents and worse grades (lower scores) for lower scores for the subcomponents.

Kimco Realty Corporation has a Quality Score of 54, which is Average. Simon Property Group, Inc. has a Quality Score of 46, which is Average.

The Quality Stock Winner: No Clear Winner

Neither Kimco Realty Corporation, Simon Property Group or Inc. has a high enough Quality Grade to be considered a “winner.” Investors who are considering these companies should do additional due diligence and research to see if either could be a good addition to their portfolios. It’s important to look at a wide range of financial metrics in order to determine if Kimco Realty Corporation, Simon Property Group or Inc. is the better investment when it comes to quality.

Kimco Realty Corporation, Simon Property Group and Inc.’s Momentum Grades

Company	Ticker	Momentum
Kimco Realty Corporation	KIM	C
Simon Property Group, Inc.	SPG	C

Momentum grades help to uncover stocks experiencing anomalously high rates of return; research finds that stocks with high relative levels of momentum tend to outperform, whereas those with low levels of momentum tend to continue underperforming. Momentum is based on the price change of a stock over a specified period relative to all other stocks.

Typically, AAII looks at the weighted relative strength over the trailing four quarters. The weighted four-quarter relative strength rank is the relative price change for each of the past four quarters. The most recent quarterly price change is given a weight of 40% and each of the three previous quarters are given a weighting of 20%.

Kimco Realty Corporation has a Momentum Score of 45, which is Average. Simon Property Group, Inc. has a Momentum Score of 52, which is Average.

The Momentum Stock Winner: No Clear Winner

Neither Kimco Realty Corporation, Simon Property Group or Inc. has a strong enough Momentum Grade to be considered a “winner.” Investors considering these companies should do additional due diligence and research to see if either could be a good addition to their portfolios. It’s important to look at a wide range of financial metrics in order to determine if Kimco Realty Corporation, Simon Property Group or Inc. is the better investment when it comes to momentum.

Kimco Realty Corporation, Simon Property Group and Inc.’s Estimate Revisions Grades

Company	Ticker	Earnings Estimate
Kimco Realty Corporation	KIM	B
Simon Property Group, Inc.	SPG	D

Earnings estimate revisions scores consider the magnitude of a company’s earnings surprise in its last two reported fiscal quarters. Often, positive surprises beget further positive surprises‐or at least continued sales growth (the exact opposite is generally true, too).

Estimate revisions offer an indication of what analysts are thinking about the short-term prospects of a firm. Estimate revisions are based on the statistical significance of a firm’s last two quarterly earnings surprises and the percentage change in its consensus estimate for the current fiscal year over the past month and past three months.

Kimco Realty Corporation has a Earnings Estimate Score of 74, which is Positive. Simon Property Group, Inc. has a Earnings Estimate Score of 31, which is Negative.

The Earnings Estimate Revisions Grade Winner: Kimco Realty Corporation

As you can clearly see from the Earnings Estimate Revisions Grade breakdown above, Kimco Realty Corporation has a better Earnings Estimate Revisions Grade than Simon Property Group, Inc.. For those who are specifically looking for companies with better short-term prospects when compared to other companies in the same industry, Kimco Realty Corporation could be a good stock to invest in. However, it’s important to analyze multiple factors based on a wide range of metrics before deciding whether to buy.

Other Kimco Realty Corporation, Simon Property Group and Inc. Grades

In addition to Quality, Estimate Revisions and Momentum, A+ Investor also provides grades for Value and Growth.

Growth investing builds on the idea that stocks of companies exhibiting strong, consistent and prolonged growth outperform those of slower-growth companies. AAII measures growth through consistency of annual sales growth, five-year sales growth rankings adjusted for extreme levels, and consistency of positive annual cash from operations.

Successful stock investing involves buying low and selling high, so stock valuation is an important consideration for stock selection. Buying stocks that are going to go up typically means buying stocks that are undervalued in the first place, although momentum investors may argue that point.

These 2 key factors, when combined with the above, provide a holistic view into a particular stock. Further, by joining A+ Investor you can see whether Kimco Realty Corporation, Simon Property Group and Inc. pass any of our 60+ stock screens that have outperformed the market since their creation.

So, Which Is the Better Investment, Kimco Realty Corporation, Simon Property Group or Inc. Stock?

Overall, Kimco Realty Corporation stock has a Momentum Score of 45, Estimate Revisions Score of 74 and Quality Score of 54.

Simon Property Group, Inc. stock has a Momentum Score of 52, Estimate Revisions Score of 31 and Quality Score of 46.

Comparing Kimco Realty Corporation, Simon Property Group and Inc.’s grades, scores and metrics can act as a solid basis to determine whether they may be a good investment or not. You’ll also want to look at your portfolio’s asset allocation as well as your risk tolerance and financial goals to see if either of these stocks would make a good fit for you. AAII can help you figure out which investments align with your individual needs and preferences.

Investors are encouraged to do their own due diligence and research. In this way, individuals can effectively become managers of their own assets‐without having to rely on others for financial independence. You can count on AAII for timeless articles on financial planning and stock-picking, unbiased research and actionable analysis.

A+ Investor adds to our qualitative teaching with a powerful data suite to help you whittle down investment choices to find stocks, exchange-traded funds (ETFs) or mutual funds that meet your needs.

AAII Disclaimer

We make no representations or warranties that any investor will, or is likely to, achieve profits similar to those shown, because past, hypothetical or simulated performance is not necessarily indicative of future results. Before making an investment decision, you should consider your circumstances and whether the information on our content is applicable to your situation. This information was prepared in good faith, and we accept no liability for any errors or omissions. The full disclaimer can be read here.