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STOCK COMPARISON

Acadia Realty Trust vs Simon Property Group: Fair Value & Quality

Both stocks run through our valuation models. Here is how Acadia Realty Trust (AKR) and Simon Property Group (SPG) compare, as of Aug 10, 2026.

As of Aug 10, 2026, Fair Value Calculator sees Acadia Realty Trust as the less overvalued of the two: Acadia Realty Trust trades at $20.65 versus a fair value of $8.55 (-59%), while Simon Property Group trades at $223 versus $86.11 (-61%).
Acadia Realty Trust
AKR · USD · Real Estate
-59%
upside to fair value
overvalued
Price$20.65
Fair Value$8.55
Quality32/100
Simon Property Group
SPG · USD · Real Estate
-61%
upside to fair value
overvalued
Price$223
Fair Value$86.11
Quality57/100

Head-to-head numbers

Green value = the better side for that row (for valuation multiples: lower = cheaper).

Acadia Realty TrustSimon Property Group
Valuation
68.3×P/E (TTM)14.9×
7.63×P/S (TTM)12.26×
1.38×P/B15.65×
21.3×EV/EBITDA22.2×
4.70×PEG8.74×
3.7%Dividend yield4.1%
$0.80Dividend per share$8.65
Profitability
11%Net margin71%
17%Operating margin43%
4%Return on equity114%
1%Return on assets6%
Growth
-1%Revenue growth (YoY)19%
8.0%Avg. growth/yr (3Y)6.3%
10.4%Avg. growth/yr (5Y)6.7%
Balance & size
0.84×Debt / equity5.46×
$3BMarket cap$82B
expensiveGrowth qualityhealthy

Even match: 7 to 7 metric wins.

Dash = not meaningfully computable, for example with negative equity.

Quality in detail

The quality score, broken down into the same factor families as on the stock page, 0 to 100 per family.

Acadia Realty Trustof which business quality 36 · market factors 55 Simon Property Groupof which business quality 54 · market factors 73
ProfitabilityMargins and returns on capital today
14
59
Quality GrowthAre margins and returns improving?
33
70
CashflowEarnings quality: real cash, not paper profit
75
77
Fin. StrengthBalance sheet, leverage, solvency risk
32
9
InvestmentDisciplined investing over empire-building
60
35
Low VolatilityCalm price path (market factor)
68
62
MomentumPrice trend over the last 3–12 months (market factor)
47
69
52W MomentumDistance to the 52-week high (market factor)
54
90
Net IssuanceBuybacks instead of dilution
0
83

What the models say

The median fair value (base case) per model family, each in the currency of its trading venue. Green = above the current price, red = below.

Acadia Realty Trust

DCF Models$10.55
Dividend Discount$12.24
Multiples$1.73
Asset-Based$11.17
Growth DCF$6.92
Economic Profit$10.37

11 of 11 models see the stock below the current price.

Simon Property Group

DCF Models$96.96
Dividend Discount$144
Multiples$128
Asset-Based$10.76
Growth DCF$77.98
Economic Profit$92.53

16 of 16 models see the stock below the current price.

Scenario ranges

From our cautious bear case to the optimistic bull case. The white tick is the current price: left of fair value means room to run.

Acadia Realty Trust
Bear $2.06Fair Value $8.55Bull $8.55
$20.65 = current price (white tick)
Simon Property Group
Bear $63.23Fair Value $86.11Bull $159
$223 = current price (white tick)

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Ranked within their sector

Where each stock sits within its sector peer group. Band = middle 50% of peers, tick = median, dot = this stock.

Acadia Realty Trust · Real Estate

Quality score32 · bottom 25%
Fair value upside-59% · bottom 25%

Simon Property Group · Real Estate

Quality score57 · above median
Fair value upside-61% · bottom 25%

Bottom line

As of Aug 10, 2026, Fair Value Calculator sees Acadia Realty Trust as the less overvalued of the two: Acadia Realty Trust trades at $20.65 versus a fair value of $8.55 (-59%), while Simon Property Group trades at $223 versus $86.11 (-61%).

Simon Property Group has the higher quality score (57/100).

See the full analysis →
Acadia Realty Trust · Simon Property Group

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A model-based valuation snapshot from 21 models. Values change with price and fundamentals; the date shown above applies.