Kimco Realty (HC) (KIM) vs Simon Property Group (SPG)
Head-to-head comparison of performance, valuation, growth, profitability and dividends. Prices delayed 15 minutes; data as of Oct 9, 2026.
Summary
Simon Property Group (SPG) has outperformed Kimco Realty (HC) (KIM) over the past year, gaining 12.0% versus a gain of 3.8%. Over five years, SPG leads with a +42.4% price change compared with -1.9% for KIM. Simon Property Group is the larger company by market cap ($75.78 billion vs $14.82 billion), about 5.1 times the size.
On valuation, Kimco Realty (HC) trades at a lower forward P/E (24.5x vs 29.5x for Simon Property Group). Kimco Realty (HC) offers the higher dividend yield (4.66% vs 4.41%). Simon Property Group converts more of its revenue into profit, with a net margin of 84.3% versus 27.3%.
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 | KIM | SPG |
|---|---|---|
| Share price | $22.09 | $199.61 |
| Market cap | $14.82B | $75.78B |
| 1-day change | +1.10% | +1.02% |
| YTD return | +8.98% | +7.83% |
| 1-year return | +3.76% | +12.00% |
| 5-year return | -1.87% | +42.35% |
| P/E ratio (TTM) | 25.99 | 14.09 |
| Forward P/E | 24.54 | 29.47 |
| EPS (TTM) | $0.85 | $14.17 |
| Dividend yield | 4.66% | 4.41% |
| Annual dividend | $1.03 | $8.80 |
| Revenue (latest FY) | $2.14B | $6.36B |
| Revenue growth (YoY) | +5.06% | +6.72% |
| Net income (latest FY) | $584.74M | $5.36B |
| Operating margin | 36.02% | 49.89% |
| Net margin | 27.32% | 84.28% |
| 52-week high | $26.65 | $238.50 |
| 52-week low | $19.76 | $172.19 |
| Distance from 52-week high | -17.11% | -16.31% |
| Analyst consensus | buy | buy |
| Avg. price target upside | +20.87% | +16.98% |
| Average volume | 4.80M | 1.31M |
| Shares outstanding | 670.79M | 323.55M |
| Employees | 710 | 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 5.1 times larger than Kimco Realty (HC) by market value ($75.78B vs $14.82B).
- Kimco Realty (HC) trades at a higher earnings multiple (26.0x vs 14.1x trailing P/E).
- Simon Property Group is more profitable, keeping 84.3 cents of every revenue dollar as net income versus 27.3 cents for Kimco Realty (HC).
About Kimco Realty (HC)
KIM stock →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.
Real Estate · Real Estate Investment Trusts · 710 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
KIM vs SPG FAQ
Which is bigger, Kimco Realty (HC) or Simon Property Group?
Simon Property Group (SPG) is larger, with a market capitalization of $75.78B compared with $14.82B for Kimco Realty (HC) (KIM).
Which stock has performed better over the past year, KIM or SPG?
SPG returned +12.00% over the past 12 months, compared with +3.76% for KIM (price return, excluding dividends). Past performance does not predict future results.
Which has the lower P/E ratio, KIM or SPG?
SPG has the lower trailing P/E at 14.1, versus 26.0 for KIM. 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, Kimco Realty (HC) or Simon Property Group?
Kimco Realty (HC) has the higher yield at 4.66%, compared with 4.41% for Simon Property Group.
Are Kimco Realty (HC) and Simon Property Group in the same industry?
Yes. Both are classified in the Real Estate Investment Trusts industry within the Real Estate sector.