Simon Property Group vs American Tower: Fair Value & Quality
Both stocks run through our valuation models. Here is how Simon Property Group (SPG) and American Tower (AMT) compare, as of Aug 11, 2026.
As of Aug 11, 2026, Fair Value Calculator sees American Tower as the less overvalued of the two: Simon Property Group trades at $221 versus a fair value of $86.11 (-61%), while American Tower trades at $169 versus $92.30 (-45%).
Simon Property Group
SPG · USD · Real Estate
-61%
upside to fair value
overvalued
Price$221
Fair Value$86.11
Quality57/100
American Tower
AMT · USD · Real Estate
-45%
upside to fair value
overvalued
Price$169
Fair Value$92.30
Quality62/100
Head-to-head numbers
Green value = the better side for that row (for valuation multiples: lower = cheaper).
Simon Property GroupAmerican Tower
Valuation
14.9×P/E (TTM)27.9×
12.26×P/S (TTM)7.20×
15.65×P/B21.57×
22.2×EV/EBITDA15.8×
8.74×PEG1.61×
4.1%Dividend yield4.1%
$8.65Dividend per share$6.89
Profitability
71%Net margin31%
43%Operating margin45%
114%Return on equity34%
6%Return on assets5%
Growth
19%Revenue growth (YoY)5%
6.3%Avg. growth/yr (3Y)3.3%
6.7%Avg. growth/yr (5Y)5.8%
Balance & size
5.46×Debt / equity9.26×
$82BMarket cap$79B
healthyGrowth qualityhealthy
Simon Property Group leads: 10 to 4 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.
Simon Property Groupof which business quality 54 · market factors 73American Towerof which business quality 54 · market factors 41
ProfitabilityMargins and returns on capital today
59
52
Quality GrowthAre margins and returns improving?
70
36
CashflowEarnings quality: real cash, not paper profit
InvestmentDisciplined investing over empire-building
35
75
Low VolatilityCalm price path (market factor)
63
73
MomentumPrice trend over the last 3–12 months (market factor)
70
33
52W MomentumDistance to the 52-week high (market factor)
91
17
Net IssuanceBuybacks instead of dilution
83
78
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.
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.
American Tower
DCF Models$130
Dividend Discount$119
Multiples$92.31
Asset-Based$5.25
Growth DCF$112
Economic Profit$33.69
13 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.
Simon Property Group
Bear $63.23Fair Value $86.11Bull $159
$221 = current price (white tick)
American Tower
Bear $37.93Fair Value $92.30Bull $180
$169 = 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.
Simon Property Group · Real Estate
Quality score57 · above median
Fair value upside-61% · bottom 25%
American Tower · Real Estate
Quality score62 · Top 25%
Fair value upside-45% · bottom 25%
Bottom line
As of Aug 11, 2026, Fair Value Calculator sees American Tower as the less overvalued of the two: Simon Property Group trades at $221 versus a fair value of $86.11 (-61%), while American Tower trades at $169 versus $92.30 (-45%).
American Tower has the higher quality score (62/100).
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A model-based valuation snapshot from 21 models. Values change with price and fundamentals; the date shown above applies.
