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Plaza Retail REIT (PAZRF) fair value: what the stock is really worth
We calculate from audited financials what Plaza Retail REIT is really worth. The fair value tells you whether the price is too high or too low, the quality score (0 to 100) how solid the business behind it is. 26 models, 37 quality factors, updated daily.
- Fair value above price? No
- Good quality? Yes
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Broad data
Sep 13, 2026
Broad data
Sep 13, 2026
Plaza Retail REIT
PAZRF · USOvervalued / MonitorQuality is not strong enough to offset the price risk.
!Fair value $2.96 · Overvalued (−22%)
✓Quality 70/100
!Mixed Growth (revenue 5y +4.1 %/yr)
✓Highly profitable · 43.5% net margin (TTM)
✓Moderate debt · generates free cash flow
·7.37% dividend yield
!Moderate moat 59/100
!The models disagree: range $1.61 to $5.58
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What runs behind every stock
26
valuation models
8 families, DCF to NCAV
37
quality factors
margins, balance sheet, cashflow, debt
6
AI factors
moat, what no ratio measures
2,000+
data points
verified, per stock, median
69 individual criteria per stock, every one traceable See the method →
Price vs Fair Value
White line = price, green steps = our fair value per fiscal year, dashed = 300-day average. As of Sep 13, 2026.
How to read this chart
60‑month range $1.24 – $4.05 · fair‑value band $1.61 – $5.58 · the $3.80 price screens above the $2.96 fair value. Green steps = our fair value per fiscal year (point-in-time, no hindsight). Dashed = 300-day average. As of Sep 13, 2026.
Company profile
Plaza Retail REIT is an open-ended real estate investment trust and is a leading retail property owner and developer, focused on Ontario, Quebec and Atlantic Canada. Plaza's portfolio at March 31, 2026, includes interests in 190 properties totaling approximately 8.8 million square feet across Canada and additional lands held for development.
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Plaza Retail REIT is an open-ended real estate investment trust and is a leading retail property owner and developer, focused on Ontario, Quebec and Atlantic Canada. Plaza's portfolio at March 31, 2026, includes interests in 190 properties totaling approximately 8.8 million square feet across Canada and additional lands held for development. Plaza's portfolio largely consists of open-air centres and stand-alone small box retail outlets and is predominantly occupied by national tenants with a focus on the essential needs, value and convenience market segments. Plaza Retail REIT was incorporated on February 2nd, 1999 in Ontario, Canada.
Stock analysis
Plaza Retail REIT (PAZRF) currently trades at $3.80, while our model-based Fair Value estimate is $2.96, implying the stock looks roughly 28.4% overvalued today.
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Valuation
Bull case: the Multiples group reads highest at a median of $7.68 per share, and 8 of the 16 models we run sit above the $3.80 price.
Bear case: the Growth DCF group reads lowest at $1.03, and 8 of the 16 models stay below the price. Evidence for this calculation is high.
Scenario range: $1.61 (bear) to $5.58 (bull), the price of $3.80 sits inside it. Bear and bull are the same models on cautious and optimistic assumptions, a range, not a price target.
Quality & growth
The Quality Score stands at 70/100 (solid quality), in the Real Estate sector.
Mixed Growth: Revenue is growing, but margins or cash flow do not fully confirm the trend.
Plaza Retail REIT reported revenue of C$131M in FY2025 versus C$111M in FY2021, a compound +4.2%/yr. Reported net income was C$55.2M in FY2025, compounding −13.7%/yr from FY2021.
Key figures
Market cap $374M · P/E ratio 9.9 · P/S ratio 4.19 · EPS (TTM) $0.3800 · Dividend yield 7.4% · Net margin 42.3% · Return on equity 10.6% · Return on assets (EBIT) 5.0%.
Competitive moat
Our AI-assisted moat analysis scores the competitive advantage at 38 out of 100 (medium confidence).
What moves the price
The share trades near its 52-week high and 42% above its 52-week low, currently above its 200-day average.
For context, the median of 10 Real Estate peers we cover trades at −43% fair-value upside, at −22%, PAZRF screens cheaper than that median.
Fair Value models
Bear $1.61
Fair Value $2.96
Bull $5.58
Model ⓘEach model values the company its own way (discounted cash flow, earnings, assets, dividends). The fair value above is their evidence-weighted blend, not the output of a single model. Based on fiscal year 2025 figures (about 8 months old). Earnings retained since then ($0.0704 per share) are deliberately not added.
Bear ⓘBear = the cautious scenario: the same model computed with conservative anchors (lower growth, margins and valuation multiples). Together with Bull it frames a plausible valuation range, not a price target.BaseBull ⓘBull = the optimistic scenario: the same model computed with favourable anchors (higher growth, margins and valuation multiples). Together with Bear it frames a plausible valuation range, not a price target.
Evidence ⓘEvidence = how well-backed THIS model's estimate is for this stock (0–100): how complete and reliable its input data are, and how well the model fits the company. The final Fair Value is an evidence-weighted blend, so better-evidenced models count more. Green ≥70, amber 50–69, grey below 50.
Highest evidence
FCF DCF
n/a
$1.24
$3.41
77
Residual Income
$4.23
$4.58
$5.27
76
Growth DCF
n/a
$1.03
$2.77
75
All 16 models by family
DCF Models
FCF DCF
n/a
$1.24
$3.41
77
5Y Revenue Exit
$0.7300
$3.71
$7.56
66
5Y EBITDA Exit
$1.68
$5.51
$10.03
70
10Y Revenue Exit
$0.0900
$2.55
$5.92
58
10Y EBITDA Exit
$0.7900
$3.70
$7.65
62
Dividend Discount
Gordon GGM
$2.17
$3.91
$5.39
68
DDM Multi-Stage
$2.17
$3.45
$4.18
67
Multiples
P/S Multiple
$5.76
$7.68
$9.60
58
P/B Multiple
$6.38
$8.50
$10.63
55
EV/EBIT
$6.24
$9.59
$12.94
65
EV/EBITDA
$3.91
$6.48
$9.06
65
EV/Revenue
$1.73
$4.10
$6.48
50
Asset-Based
NCAV (Graham)
$2.56
$3.43
$5.11
54
Growth DCF
Growth DCF
n/a
$1.03
$2.77
75
Rev-Margin DCF
$0.7300
$3.68
$7.12
67
Economic Profit
Residual Income
$4.23
$4.58
$5.27
76
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Set up alert →Quality Score breakdown
Overall quality
70/100
Of which business quality 65 · Market factors (momentum, volatility) 78
Profitability
39
Margins and returns on capital today
Quality Growth
73
Are margins and returns improving?
Cashflow
79
Earnings quality: real cash, not paper profit
Fin. Strength
31
Balance sheet, leverage, solvency risk
Investment
95
Disciplined investing over empire-building
Low Volatility
61
Calm price path (market factor)
Momentum
80
Price trend over the last 3–12 months (market factor)
52W Momentum
93
Distance to the 52-week high (market factor)
Net Issuance
100
Share count: buybacks or dilution?
Revenue & earnings trend
Growth Quality ⓘGrowth is valuable only when reinvestment earns attractive returns (Aswath Damodaran): sustainable growth depends on return on capital, reinvestment and efficiency. Basis: total company revenue over the periods shown on the cards (3Y/5Y/all years), not per share, so a merger can show up as a growth jump; per-share earnings growth is in the value-creation card.
64/100
Revenue is growing, but margins or cash flow do not fully confirm the trend.
Revenue growth 1 year
+7.6%
Revenue growth 3 years ⓘMeasures the company's TOTAL revenue from reported annual statements: compound average growth per year (CAGR) from the fiscal year 3, 5 or N years back to the most recent comparable fiscal year. Not per share: buybacks do not change this number, and a merger can appear as a growth jump. Per-share growth (which does include buybacks) is in the value-creation card.
+5.5%
Revenue growth 5 years ⓘMeasures the company's TOTAL revenue from reported annual statements: compound average growth per year (CAGR) from the fiscal year 3, 5 or N years back to the most recent comparable fiscal year. Not per share: buybacks do not change this number, and a merger can appear as a growth jump. Per-share growth (which does include buybacks) is in the value-creation card.
+4.1%
Revenue growth 26 years ⓘMeasures the company's TOTAL revenue from reported annual statements: compound average growth per year (CAGR) from the fiscal year 3, 5 or N years back to the most recent comparable fiscal year. Not per share: buybacks do not change this number, and a merger can appear as a growth jump. Per-share growth (which does include buybacks) is in the value-creation card.
+17.5%
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’25
What shareholders gained per year (last 5 years) (mathematically smoothed) ⓘWhat the business itself delivers per year: earnings growth per share plus the dividend yield. This is what you get IF the market keeps valuing the stock the same way: it contains no assumption about the market changing its mind. Computed per share, so buybacks count and a merger does not pass as growth. For a company that pays no dividend it is pure earnings growth per share. Period: earnings growth per share as CAGR over the last 5 reported fiscal years (annual statements), plus the current dividend yield. The start value is the median of the three years around the start, so a single crisis year (a pandemic or a write-down) does not distort the rate. Smoothed = median of all growth paths between the years of the window (trend line on the logarithm of earnings per share): a single extreme year cannot distort the rate. The reported figure stays in the tooltip.
−15.5%
Earnings growth per share plus dividend.
Earnings per share, growth per year−22.9%
Dividend (yield on the price)7.4%
Pace: 5 vs 10 years ⓘTwo data points, not a trend model: earnings growth per share over the last 5 fiscal years against the last 10. Labelled "steady" when both rates are within 3 percentage points of each other, otherwise picking up or flattening. Shown only when ten years of history exist.−2% vs 5%, slowing
Profit margin 2020 to 2025 ⓘOperating margin then vs now, from reported annual statements. A falling margin after a boom year is the classic peak-earnings signal: the growth rate then leans on an inflated base.33% → 52%
2025 sits 193% above its own trend. The rate follows the median trend of the last 5 years, not that single year.
Growth Forecast
A lot of optimism in the price
The price assumes more growth than the company has delivered so far.
What the price assumes ⓘThis turns our valuation around: instead of asking what the share is worth, it asks what growth the current price requires. It uses the cash the company keeps after all spending (free cash flow), the same discount rate as our models, five years of growth, then slowing evenly to 2 % a year by year ten. Compared with the analysts' sales forecasts extended to the same five years (at least three analysts, for context only, it does not enter the Fair Value): within 3 percentage points counts as "in line" (amber), below that little optimism (green), above that a lot of optimism (red).
+14.4%
Yearly growth needed for the next five years to justify today's price.
What forecasts expect
n/a
No analyst forecast available.
PAZRF screens 28% overvalued. Compare with Simon Property Group →
Compare Plaza Retail REIT with another stock
Price, fair value, quality and upside side by side.
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Peer GroupⓘHow this stock ranks against its industry: the green marker is this stock, the band is the typical 25–75% peer range, and the tick is the median.REIT - Retail · 94 stocks
Beats the industry median on 12/14 measures
Overall it ranks above its industry peers.
Valuation Multiplesvs REIT - Retail median · lower = cheaper
Context: sector, industry, market
- Is the Real Estate sector expensive or cheap?
- P/E, EV/EBITDA and margins by industry (reference tables)
- Undervalued stocks: Real Estate
- Undervalued stocks: US Stocks
- Valuation of the USA market
Values & ESG
Does this company touch areas you may want to avoid? The classification is inferred from sector and industry.
None of the checked exposures detected
Similar stocks
10 more REIT - Retail stocks, each showing price versus our Fair Value estimate.
| Stock | Price | Fair Value | vs Fair Value |
|---|---|---|---|
| Simon Property Group SPG | $204.83 | $84.26 | −59% |
| Realty Income Corporation O | $59.50 | $82.78 | +39% |
| Unibail-Rodamco-Westfield SE URW | €92.90 | €89.06 | −4% |
| Kimco Realty Corporation KIM | $23.19 | $12.49 | −46% |
| CapitaLand Integrated Commercial Trust (CICT or the Trust) C38U | 2.28 SGD | 1.31 SGD | −43% |
| Scentre Group SCG | A$3.46 | A$2.37 | −32% |
| Regency Centers Corporation REG | $74.62 | $20.56 | −72% |
| Link Real Estate Investment Trust (Link REIT) 0823 | HK$37.84 | HK$28.78 | −24% |
| Federal Realty Investment Trust FRT | $114.36 | $41.47 | −64% |
| Brixmor Property Group BRX | $28.73 | $12.34 | −57% |
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Frequently asked questions
Is Plaza Retail REIT (PAZRF) overvalued or undervalued?
As of Sep 13, 2026, our model estimates a fair value of $2.96 versus a price of $3.80, about −22% upside (overvalued).
What is the fair value of PAZRF?
Our model-based fair value for Plaza Retail REIT is $2.96 (as of Sep 13, 2026), built from audited fundamentals. The current price: $3.80.
What is the quality score of PAZRF?
Plaza Retail REIT has a Quality Score of 70/100. It measures business quality (profitability, growth, cash flow, balance-sheet strength, investment discipline, share issuance). Market factors such as price momentum and volatility do not enter the number; they are shown separately in the detail view.
What is the price target for Plaza Retail REIT (PAZRF)?
Our model-based price target is the fair value of $2.96 (as of Sep 13, 2026) from 16 valuation models. Cautious scenario $1.61, optimistic scenario $5.58. It is a calculation from audited fundamentals, not an analyst target.
What is the Plaza Retail REIT stock forecast for 2026?
Our models put fair value at $2.96, about −22% upside versus a price of $3.80 (overvalued). Cautious scenario $1.61, optimistic scenario $5.58. The calculation is refreshed regularly with new filings.
What is the revenue of Plaza Retail REIT (PAZRF)?
Plaza Retail REIT reported trailing-twelve-month revenue of about $135M (latest available figure, as of Sep 13, 2026).
Does Plaza Retail REIT pay a dividend?
Plaza Retail REIT currently shows a dividend yield of about 7.37% relative to its recent price (as of Sep 13, 2026).
What growth is priced into Plaza Retail REIT (PAZRF)?
For today's price to be fair in a discounted-cash-flow model, Plaza Retail REIT would have to grow free cash flow by +14.4 % per year for five years (discount rate 10.7 %, then slowing evenly to 2 % perpetual growth by year ten). Over the last 5 years revenue grew +4.1 % per year. As of Sep 13, 2026.
What discount rate (WACC) does the fair value of PAZRF use?
Our models discount Plaza Retail REIT at 10.7 %: a base by market capitalisation (small), damped by beta 0.79, country premium for USA. The same rate applies in all 26 models.
What is a reverse DCF?
A reverse DCF turns the usual calculation around. Instead of deriving a value from assumptions, it takes today's price as given and asks: what free-cash-flow growth would a company have to deliver for exactly this price to be fair? The result is not a forecast but the expectation already priced in. For Plaza Retail REIT that is +14.4 % per year a year over ten years, using the same discount rate (10.7 %) and the same formula as our fair value.
How much growth has Plaza Retail REIT (PAZRF) delivered so far?
Over the past 5 years revenue at Plaza Retail REIT grew +4.1 % a year. The price currently implies +14.4 % per year free-cash-flow growth a year. Comparing the two shows how much confidence is in the price: if it demands more than has been delivered, the business has to accelerate for the maths to work.
How fast is the sector of Plaza Retail REIT (PAZRF) growing?
The median revenue growth in the sector is +1.6 % a year. That is the yardstick for the growth priced into Plaza Retail REIT (+14.4 % per year a year): it shows whether the expectation is within the usual range or beyond it.
What is the free cash flow yield of Plaza Retail REIT (PAZRF)?
The free-cash-flow yield on the price is 12.68 %: that much free cash flow Plaza Retail REIT produces per unit of market value. When it exceeds the discount rate of our models (10.7 %), the business already earns more than its cost of capital demands, and the price needs little additional growth.
What is the intrinsic value of Plaza Retail REIT (PAZRF)?
Intrinsic value and fair value mean the same thing: what the business is worth on its numbers, independent of the share price. For Plaza Retail REIT it is $2.96 per share (as of Sep 13, 2026), against a price of $3.80. It is the blended result of 16 valuation models (cash flow, earnings, asset, dividend).
Is Plaza Retail REIT stock overvalued or undervalued in 2026?
As of Sep 13, 2026, PAZRF trades above its calculated fair value: price $3.80, fair value $2.96, a gap of about −22% (overvalued). The calculation is refreshed with each new quarterly report, so the verdict can change during the year.
Is fair value the same as the market price of PAZRF?
No. The price is what the market pays today ($3.80); the fair value is what the company's own numbers justify ($2.96). For Plaza Retail REIT the two are $0.8400 per share apart. That gap is exactly why we show both numbers side by side.
How much is Plaza Retail REIT worth?
The market values Plaza Retail REIT at about $374M (market capitalisation, as of Sep 13, 2026). Per share that is $3.80; our models calculate a fair value of $2.96 per share.
What do the bullish and bearish scenarios say about PAZRF?
Our models span a range for Plaza Retail REIT: cautious scenario $1.61, base $2.96, optimistic $5.58 per share (as of Sep 13, 2026, price $3.80). The range comes from different growth and margin assumptions, not from analyst opinions.
What is the P/E ratio of PAZRF?
Plaza Retail REIT trades at a price-to-earnings ratio of 9.9 (as of Sep 13, 2026). A P/E on its own says little: it compares the price with ONE year of profit, while our fair value of $2.96 is built from several models across several years. Other multiples: P/B 0.7, P/S 2.8, EV/EBITDA 9.0.
How solid is the balance sheet of Plaza Retail REIT (PAZRF)?
Balance-sheet figures for Plaza Retail REIT (as of Sep 13, 2026): return on equity 10.6%, debt of 0.76 per unit of equity. They feed the Quality Score of 70/100, which measures business quality independently of the share price.
How far is PAZRF from its 52-week high?
Plaza Retail REIT trades at $3.80, about 13% below its 52-week high of $3.35 and 42% above the low of $2.67 (as of Sep 13, 2026). Distance from the high says nothing about value: that is what the fair value of $2.96 is for.
Which stocks are comparable to Plaza Retail REIT?
From the same area (Real Estate) we also value Simon Property Group, Realty Income Corporation, Unibail-Rodamco-Westfield SE, Kimco Realty Corporation, among others. Each of them has its own fair-value calculation on this site using the same models, so the comparison is like for like.
Is Plaza Retail REIT stock attractive at the current price?
The data as of Sep 13, 2026: price $3.80, calculated fair value $2.96 (−22%), Quality Score 70/100, from 16 models. Whether that fits your horizon and risk tolerance is your call. We provide the calculation, not investment advice.
How is the fair value of PAZRF calculated?
We run Plaza Retail REIT through 16 models from four families: discounted cash flow, earnings models, asset and balance-sheet models, and dividend models. Every model gets the same audited fundamentals; the result is the weighted average of $2.96, with the spread shown as a cautious and an optimistic scenario.
Is it still worth investing in stocks now?
The global stock market currently sits 15.8 % above its aggregate fair value. Plaza Retail REIT itself currently trades above fair value. An expensive market is no reason to stay out and no reason to buy everything at once: keep a broad savings plan running, buy single stocks only with money you can do without, and hold part of your money liquid while the market is high. The full picture including sectors is on is it worth investing now.
What should I pay attention to with Plaza Retail REIT right now?
A high-quality business (quality 70/100), yet the market already pays well above fair value. Quality at a full price, with little margin of safety. The model range is unusually wide ($1.61 to $5.58). The outcome hinges heavily on assumptions, so read the point estimate with caution. As a real-estate business, asset- and dividend-based methods carry more weight here than a standard DCF.
Key figures of Plaza Retail REIT
How large is the market capitalisation of Plaza Retail REIT (PAZRF)?
The market capitalisation of Plaza Retail REIT is $374M. The stock-market value of the whole company: share price times number of shares. It is what the market asks for the entire business today.
What is the P/S ratio of Plaza Retail REIT (PAZRF)?
The price-to-sales ratio of Plaza Retail REIT is 4.19 (P/E × margin). Price to sales: market value relative to yearly revenue. Useful when profit is thin or distorted.
What are the earnings per share of Plaza Retail REIT (PAZRF)?
Earnings per share at Plaza Retail REIT are $0.3800 (price ÷ EPS = P/E 9.9). Earnings per share over the last twelve months: total profit spread across every single share.
What is the dividend yield of Plaza Retail REIT (PAZRF)?
The dividend yield of Plaza Retail REIT is 7.4% (payout 73.7%). Yearly dividend relative to the share price. 3% pays 3 per 100 invested. Below: how much of profit is used for it.
What is the net margin of Plaza Retail REIT (PAZRF)?
The net margin of Plaza Retail REIT is 42.3% (fiscal year 2025). How much of every unit of revenue ends up as profit. 10% means 10 cents of profit per dollar of sales.
What is the return on equity of Plaza Retail REIT (PAZRF)?
The return on equity (ROE) of Plaza Retail REIT is 10.6% (last twelve months). Profit relative to shareholders' equity, how efficiently the company works with its owners' money.
What is the EBIT return on assets of Plaza Retail REIT (PAZRF)?
On an EBIT basis the return on assets of Plaza Retail REIT is 5.0% (avg 5y). Operating profit (EBIT) relative to everything the company owns, as a multi-year average. It describes the business model rather than one good or bad year.
What is the operating margin of Plaza Retail REIT (PAZRF)?
The operating margin of Plaza Retail REIT is 51.4% (last twelve months). Profit from the core business (before interest and taxes) relative to revenue.
How fast is revenue growing at Plaza Retail REIT (PAZRF)?
Revenue at Plaza Retail REIT is growing +13.2% versus a year earlier (3y avg +5.5%). How much revenue grew versus a year earlier (YoY). The 3-year average next to it puts the single year in context.
How fast are earnings growing at Plaza Retail REIT (PAZRF)?
Earnings per share at Plaza Retail REIT are growing +36.8% versus a year earlier. How much earnings per share grew versus a year earlier.
How much net debt does Plaza Retail REIT (PAZRF) carry?
The net debt of Plaza Retail REIT is $643M (fiscal year 2025, ≈ 16.0 yrs of FCF). Debt minus cash on hand. The note shows how many years of free cash flow could in theory pay it off.
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