Agree Realty (ADC) vs Simon Property Group (SPG)
Head-to-head comparison of performance, valuation, growth, profitability and dividends. Prices delayed 15 minutes; data as of Oct 8, 2026.
Summary
Simon Property Group (SPG) has outperformed Agree Realty (ADC) over the past year, gaining 10.4% versus a loss of 6.7%. Over five years, SPG leads with a +40.9% price change compared with -5.2% for ADC. Simon Property Group is the larger company by market cap ($75.78 billion vs $8.21 billion), about 9.2 times the size, while Agree Realty is growing revenue faster (+16.4% vs +6.7%).
On valuation, Simon Property Group trades at a lower forward P/E (29.5x vs 34.4x for Agree Realty). Agree Realty offers the higher dividend yield (4.77% vs 4.41%). Simon Property Group converts more of its revenue into profit, with a net margin of 84.3% versus 28.4%.
Summary generated from market data by MetaCap's automated system. Methodology
Relative performance
Percent change in share price from the first common trading day shown; excludes dividends.
Head-to-head
| Metric | ADC | SPG |
|---|---|---|
| Share price | $65.82 | $199.61 |
| Market cap | $8.21B | $75.78B |
| 1-day change | +1.01% | +1.02% |
| YTD return | -8.62% | +6.74% |
| 1-year return | -6.66% | +10.43% |
| 5-year return | -5.21% | +40.91% |
| P/E ratio (TTM) | 35.39 | 14.09 |
| Forward P/E | 34.41 | 29.47 |
| EPS (TTM) | $1.86 | $14.17 |
| Dividend yield | 4.77% | 4.41% |
| Annual dividend | $3.14 | $8.80 |
| Revenue (latest FY) | $718.40M | $6.36B |
| Revenue growth (YoY) | +16.42% | +6.72% |
| Net income (latest FY) | $204.35M | $5.36B |
| Operating margin | 47.38% | 49.89% |
| Net margin | 28.45% | 84.28% |
| 52-week high | $82.08 | $238.50 |
| 52-week low | $64.43 | $172.19 |
| Distance from 52-week high | -19.81% | -16.31% |
| Analyst consensus | buy | buy |
| Avg. price target upside | +25.93% | +16.98% |
| Average volume | 1.48M | 1.32M |
| Shares outstanding | 124.38M | 323.55M |
| Employees | 90 | 3,100 |
| Sector | Real Estate | Real Estate |
| Industry | Real Estate Investment Trusts | Real Estate Investment Trusts |
Highlighted cells mark the higher value for growth, returns, margins and yield, and the lower value for P/E ratios. Highlighting is a mechanical comparison, not a recommendation.
Key differences
- Simon Property Group is about 9.2 times larger than Agree Realty by market value ($75.78B vs $8.21B).
- SPG has outperformed ADC by 17.1 percentage points over the past year.
- Agree Realty trades at a higher earnings multiple (35.4x vs 14.1x trailing P/E).
- Simon Property Group is more profitable, keeping 84.3 cents of every revenue dollar as net income versus 28.4 cents for Agree Realty.
- Agree Realty grew revenue faster in its latest fiscal year (+16.42% vs +6.72%).
About Agree Realty
ADC stock →Agree Realty Corporation is a publicly traded real estate investment trust. The Firm is Rethinking Retail through the acquisition and development of properties net leased to industry-leading, omni-channel retail tenants.
Real Estate · Real Estate Investment Trusts · 90 employees
About Simon Property Group
SPG stock →Simon Property Group, Inc. is a self-administered and self-managed real estate investment trust (REIT).
Real Estate · Real Estate Investment Trusts · 3,100 employees
ADC vs SPG FAQ
Which is bigger, Agree Realty or Simon Property Group?
Simon Property Group (SPG) is larger, with a market capitalization of $75.78B compared with $8.21B for Agree Realty (ADC).
Which stock has performed better over the past year, ADC or SPG?
SPG returned +10.43% over the past 12 months, compared with -6.66% for ADC (price return, excluding dividends). Past performance does not predict future results.
Which has the lower P/E ratio, ADC or SPG?
SPG has the lower trailing P/E at 14.1, versus 35.4 for ADC. A lower P/E is not by itself a sign of a better investment; it can reflect slower expected growth or higher risk.
Which pays a higher dividend, Agree Realty or Simon Property Group?
Agree Realty has the higher yield at 4.77%, compared with 4.41% for Simon Property Group.
Are Agree Realty and Simon Property Group in the same industry?
Yes. Both are classified in the Real Estate Investment Trusts industry within the Real Estate sector.