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STOCK COMPARISON

American Tower vs Simon Property Group: Fair Value & Quality

Both stocks run through our valuation models. Here is how American Tower (AMT) and Simon Property Group (SPG) compare, as of Aug 13, 2026.

As of Aug 13, 2026, Fair Value Calculator sees American Tower as the less overvalued of the two: American Tower trades at $170 versus a fair value of $92.30 (-46%), while Simon Property Group trades at $220 versus $86.11 (-61%).
American Tower
AMT · USD · Real Estate
-46%
upside to fair value
overvalued
Price$170
Fair Value$92.30
Quality62/100
Simon Property Group
SPG · USD · Real Estate
-61%
upside to fair value
overvalued
Price$220
Fair Value$86.11
Quality57/100

Head-to-head numbers

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

American TowerSimon Property Group
Valuation
27.9×P/E (TTM)14.9×
7.20×P/S (TTM)12.26×
21.57×P/B15.65×
15.8×EV/EBITDA22.2×
1.61×PEG8.74×
4.1%Dividend yield4.1%
$6.98Dividend per share$8.65
Profitability
31%Net margin71%
45%Operating margin43%
34%Return on equity114%
5%Return on assets6%
Growth
5%Revenue growth (YoY)19%
3.3%Avg. growth/yr (3Y)6.3%
5.8%Avg. growth/yr (5Y)6.7%
Balance & size
9.26×Debt / equity5.46×
$79BMarket cap$82B
healthyGrowth qualityhealthy

Simon Property Group leads: 4 to 10 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.

American Towerof which business quality 54 · market factors 41 Simon Property Groupof which business quality 54 · market factors 71
ProfitabilityMargins and returns on capital today
52
59
Quality GrowthAre margins and returns improving?
36
70
CashflowEarnings quality: real cash, not paper profit
89
77
Fin. StrengthBalance sheet, leverage, solvency risk
8
9
InvestmentDisciplined investing over empire-building
75
35
Low VolatilityCalm price path (market factor)
73
63
MomentumPrice trend over the last 3–12 months (market factor)
33
67
52W MomentumDistance to the 52-week high (market factor)
19
88
Net IssuanceBuybacks instead of dilution
78
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.

American Tower

DCF Models$130
Dividend Discount$119
Multiples$92.30
Asset-Based$5.25
Growth DCF$112
Economic Profit$33.69

13 of 16 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.

American Tower
Bear $37.93Fair Value $92.30Bull $180
$170 = current price (white tick)
Simon Property Group
Bear $63.23Fair Value $86.11Bull $159
$220 = 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.

American Tower · Real Estate

Quality score62 · Top 25%
Fair value upside-46% · bottom 25%

Simon Property Group · Real Estate

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

Bottom line

As of Aug 13, 2026, Fair Value Calculator sees American Tower as the less overvalued of the two: American Tower trades at $170 versus a fair value of $92.30 (-46%), while Simon Property Group trades at $220 versus $86.11 (-61%).

American Tower has the higher quality score (62/100).

See the full analysis →
American Tower · 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.