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Simon Property Group, Inc. is an Indiana corporation that operates as a self-administered and self-managed real estate investment trust, or REIT, under the Internal Revenue Code of 1986, as amended, or the Internal Revenue Code. REITs will generally not be liable for U.S. federal corporate income taxes as long as they distribute not less than 100% of their REIT taxable income.
$228.70
+$0.21 (+0.09%)
EOD Jul 17, 2026
49.89% operating margin is above average. ROIC at 10.16%.
Revenue grew 6.7%, steady but not accelerating.
Net debt of $28.36B represents 8.9x FCF, leverage limits flexibility.
15.9x earnings, 23.0x FCF. Valuation is in a reasonable range. The main question is whether the business can re-accelerate or if current trajectory is already priced in.
Based on TTM earnings · Diluted shares
Profitability & Returns
Revenue (TTM)
$6.65B
▲ +6.7% YoY
Net Income (TTM)
$4.69B
▲ +95.3% YoY
Op. Margin
48.28%
▼ -2.0pp YoY
ROIC
8.10%
▼ -0.6pp YoY
Cash Flow & Balance Sheet
FCF (TTM)
$3.23B
▲ +4.7% YoY
Op. Cash Flow (TTM)
$4.14B
▲ +8.4% YoY
Net Debt
$28.44B
Cash & Equiv.
$543M
5Y CAGR: +6.7%
5Y CAGR: +11.7%
Continue Research
At a P/E of 15.9 and a price-to-free-cash-flow of 23.0, Simon Property Group (SPG) trades above a two-stage DCF intrinsic value of about $84.74 per share, so at $228.70 the stock looks overvalued (62.9% above estimated intrinsic value). A high multiple is not the same as overvalued: fast-growing, high-quality businesses can deserve a premium. See the general approach in how to tell if a stock is overvalued.
On quality, Simon Property Group scores 69/100 on Intrinsiqq's quality scorecard (a solid business on these measures), weighing growth, margins, returns on capital, share count, and balance-sheet strength. All figures are computed from SEC filings; read the full methodology. This is analysis, not investment advice.
Intrinsiqq's two-stage DCF estimates an intrinsic value of about $84.74 per share for SPG, projecting its recent free cash flow forward with a growth rate that fades toward a long-run rate and discounting it back to today. Applying a 25% margin of safety gives a more conservative fair-value entry around $63.56. At today's $228.70, that puts the stock about 62.9% above estimated intrinsic value. The result is sensitive to the growth and discount-rate inputs, so it is best to run conservative, base and optimistic cases. You can adjust all of them yourself with the sliders on the DCF tab.
Simon Property Group scores 69 out of 100 on Intrinsiqq's quality score, a weighted blend of 7 metrics each scored 0 to 100, which makes it a solid business on these measures. Recent fundamentals include a 48.3% operating margin and a 8.1% return on invested capital. The score weighs revenue and free-cash-flow growth, operating margins, return on invested capital, share-count change, and balance-sheet strength, all computed from SEC filings, not opinion. Because valuation only means something relative to quality, the full metric-by-metric breakdown is on the quality scorecard.
That depends on valuation and quality together, not either alone. SPG currently trades above its estimated intrinsic value and scores 69/100 on quality (solid). A cheap price is only a bargain if the business is durable, and a premium can be justified by genuine quality, so the two questions, "is it cheap?" and "is it good?", only make sense side by side. Read the valuation against the quality scorecard, run the DCF on your own assumptions, and decide for yourself. This is analysis from SEC filings, not investment advice.