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EQR vs SPG
Which Stock Would AI Choose? Equity Residential (EQR) vs. Simon Property Group (SPG) Stock Comparison
Key Takeaways
- EQR trades around $65.54 with YTD gains of 6.39%, supported by strong Q1 2026 normalized FFO (funds from operations) of $0.99 per share, beating estimates on coastal market demand.
- SPG is at $202.12, outperforming YTD at 10.45% and 30.17% over one year, driven by robust retail leasing and 119% three-year returns.
- Both REITs (real estate investment trusts) offer yields near 4.3%, but SPG shows stronger momentum while EQR exhibits lower beta (0.77 vs. 1.36) for relative stability.
- Recent multifamily supply pressures challenge EQR, contrasting SPG's resilient mall occupancy near 96%.
- SPG approaches Q1 earnings on May 11, with expectations for revenue growth amid positive retail sentiment.
- AI analysis leans toward SPG for superior relative performance in recent market conditions.
Introduction
This stock comparison examines EQR (Equity Residential), a leading multifamily REIT focused on urban apartment communities, and SPG (Simon Property Group), the premier retail REIT owning premium malls and outlets. Both operate in the resilient REIT sector, which has shown positive YTD returns amid interest rate dynamics and economic shifts. Investors seeking income through high dividends (around 4.3% yields) and exposure to real estate trends—such as urban rental demand versus retail recovery—will find this analysis relevant for evaluating relative performance, growth drivers, and market positioning in the current environment.
EQR Overview and Recent Performance
Equity Residential (EQR) owns and operates approximately 80,000 apartment units in key coastal markets like New York, San Francisco, and Seattle, targeting high-income urban professionals. In recent market activity, EQR shares have gained about 7.8% over the past month, trading near $65.54 with a market cap of $25 billion. Q1 2026 results highlighted normalized FFO of $0.99 per share, up 4.2% year-over-year and surpassing estimates, fueled by robust demand in gateway cities where AI-driven growth boosted occupancy. Share repurchases of around $300 million underscored capital return confidence. However, sentiment reflects caution from multifamily supply additions and mixed regional conditions, contributing to modest YTD gains of 6.39% versus the S&P 500's 8%. Lower beta (0.77) signals defensive positioning amid volatility.
SPG Overview and Recent Performance
Simon Property Group (SPG) manages over 250 properties worldwide, including high-end malls, premium outlets, and mixed-use destinations, emphasizing experiential retail. Shares recently traded at $202.12 with a $77 billion market cap, reflecting YTD gains of 10.45% and 30% over one year, outpacing broader indices. Recent weeks saw stable momentum with 0.7% monthly gains, supported by solid net operating income (NOI) growth and 96% occupancy in Class A malls. Analyst expectations point to Q1 2026 revenue up 6.43%, building on prior beats. Resilient consumer spending and leasing spreads have driven three-year returns of 119%, though higher beta (1.36) indicates greater sensitivity to economic shifts. Leadership transitions and redevelopment pipelines further shape positive sentiment in retail REIT recovery.
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Head-to-Head Comparison
EQR and SPG represent distinct REIT subsectors: residential versus retail. EQR’s urban apartment focus leverages steady rental demand but contends with new supply overhangs slowing rent growth, yielding stable NOI (0.5-2.5% projected). SPG benefits from premium retail resilience, with higher NOI expansion (4.7% recently) via leasing and redevelopments exceeding $4 billion. Momentum favors SPG (YTD 10%+ vs. 6%), though EQR offers lower risk via beta and gateway market catalysts like AI hubs. Both yield ~4.3%, but SPG’s scale ($77B cap) provides diversification against residential headwinds. Sentiment tilts retail-positive amid consumer strength, contrasting multifamily caution.
Tickeron AI Verdict
Tickeron’s AI currently favors SPG due to stronger trend consistency, superior YTD and multi-year returns, and upcoming catalysts like Q1 earnings with expected FFO beats. Relative positioning in resilient retail outperforms EQR’s supply-challenged residential exposure, suggesting higher probability of near-term outperformance absent major shifts.
Disclaimer
The information on this webpage is provided for general informational and educational purposes only and is not intended as investment advice, a recommendation to purchase or sell any security, or an offer or solicitation related to investments. It does not consider your personal financial situation, goals, or risk profile, and all investing carries inherent risks, including the possibility of losing your entire investment. For more details, please review our full Disclaimers and Limitations.
To compare these two companies we present long-term analysis, their fundamental ratings and make comparative short-term technical analysis which are presented below. The conclusion is EQR is a Buy and SPG is a StrongBuy.
Long-Term Analysis
It is best to consider a long-term outlook for a ticker by using Fundamental Analysis (FA) ratings. The rating of 1 to 100, where 1 is best and 100 is worst, is divided into thirds. The first third (a green rating of 1-33) indicates that the ticker is undervalued; the second third (a grey number between 34 and 66) means that the ticker is valued fairly; and the last third (red number of 67 to 100) reflects that the ticker is undervalued. We use an FA Score to show how many ratings show the ticker to be undervalued (green) or overvalued (red).
EQR’s FA Score shows that 1 FA rating(s) are green whileSPG’s FA Score has 3 green FA rating(s).
- EQR’s FA Score: 1 green, 4 red.
- SPG’s FA Score: 3 green, 2 red.
Short-Term Analysis
It is best to consider a short-term outlook for a ticker by using Technical Analysis (TA) indicators. We use Odds of Success as the percentage of outcomes which confirm successful trade signals in the past.
If the Odds of Success (the likelihood of the continuation of a trend) for each indicator are greater than 50%, then the generated signal is confirmed. A green percentage from 90% to 51% indicates that the ticker is in a bullish trend. A red percentage from 90% - 51% indicates that the ticker is in a bearish trend. All grey percentages are below 50% and are considered not to confirm the trend signal.
EQR’s TA Score shows that 6 TA indicator(s) are bullish while SPG’s TA Score has 4 bullish TA indicator(s).
- EQR’s TA Score: 6 bullish, 3 bearish.
- SPG’s TA Score: 4 bullish, 4 bearish.
Price Growth
EQR (@Media Conglomerates) experienced а +6.69% price change this week, while SPG (@Real Estate Investment Trusts) price change was +7.36% for the same time period.
The average weekly price growth across all stocks in the @Media Conglomerates industry was +3.54%. For the same industry, the average monthly price growth was +1.13%, and the average quarterly price growth was +2.79%.
The average weekly price growth across all stocks in the @Real Estate Investment Trusts industry was +2.57%. For the same industry, the average monthly price growth was +3.33%, and the average quarterly price growth was +19.18%.
Reported Earning Dates
EQR is expected to report earnings on Jul 28, 2026.
SPG is expected to report earnings on Aug 03, 2026.
Industries' Descriptions
@Media Conglomerates (+3.54% weekly)Companies that operate in these three (or more) areas: broadcasting, cable TV, publishing and movies/entertainment. The companies usually have a large share in these markets. Walt Disney Co . is an example.
@Real Estate Investment Trusts (+2.57% weekly)A real estate investment trust (REIT) is a company any that owns, and in most cases, operates, income-producing real estate – ranging from office and apartment buildings to warehouses, hospitals, shopping centers, hotels and timberlands. Some REITs are involved in financing real estate. Equity REITs invest in and own properties, while mortgage REITs own and invest in property mortgages. REITs are required by law to pay out at least 90% of their annual taxable income (excluding capital gains) to shareholders in the form of dividends. Some REITs could be more cyclical than others; for example, when an economy is undergoing a recession, hotel REITs could be more vulnerable, compared to say healthcare REIT given that healthcare needs are less likely to depend on economic cycles. American Tower Corporation, Prologis, Inc. and Crown Castle International Corp are some of the biggest REIT companies in the U.S.
| EQR | SPG | EQR / SPG | |
| Capitalization | 25.6B | 73.6B | 35% |
| EBITDA | 2.32B | 8.23B | 28% |
| Gain YTD | 11.003 | 25.345 | 43% |
| P/E Ratio | 25.89 | 14.92 | 173% |
| Revenue | 3.11B | 6.65B | 47% |
| Total Cash | 34.7M | N/A | - |
| Total Debt | 8.64B | 29B | 30% |
EQR | SPG | ||
|---|---|---|---|
OUTLOOK RATING 1..100 | 12 | 35 | |
VALUATION overvalued / fair valued / undervalued 1..100 | 31 Undervalued | 96 Overvalued | |
PROFIT vs RISK RATING 1..100 | 89 | 21 | |
SMR RATING 1..100 | 76 | 11 | |
PRICE GROWTH RATING 1..100 | 35 | 13 | |
P/E GROWTH RATING 1..100 | 53 | 88 | |
SEASONALITY SCORE 1..100 | 75 | 50 |
Tickeron ratings are formulated such that a rating of 1 designates the most successful stocks in a given industry, while a rating of 100 points to the least successful stocks for that industry.
EQR's Valuation (31) in the Real Estate Investment Trusts industry is somewhat better than the same rating for SPG (96). This means that EQR’s stock grew somewhat faster than SPG’s over the last 12 months.
SPG's Profit vs Risk Rating (21) in the Real Estate Investment Trusts industry is significantly better than the same rating for EQR (89). This means that SPG’s stock grew significantly faster than EQR’s over the last 12 months.
SPG's SMR Rating (11) in the Real Estate Investment Trusts industry is somewhat better than the same rating for EQR (76). This means that SPG’s stock grew somewhat faster than EQR’s over the last 12 months.
SPG's Price Growth Rating (13) in the Real Estate Investment Trusts industry is in the same range as EQR (35). This means that SPG’s stock grew similarly to EQR’s over the last 12 months.
EQR's P/E Growth Rating (53) in the Real Estate Investment Trusts industry is somewhat better than the same rating for SPG (88). This means that EQR’s stock grew somewhat faster than SPG’s over the last 12 months.
| EQR | SPG | |
|---|---|---|
| RSI ODDS (%) | 2 days ago 60% | 2 days ago 50% |
| Stochastic ODDS (%) | 2 days ago 51% | 2 days ago 49% |
| Momentum ODDS (%) | 2 days ago 60% | 4 days ago 67% |
| MACD ODDS (%) | 2 days ago 51% | 2 days ago 77% |
| TrendWeek ODDS (%) | 2 days ago 53% | 2 days ago 60% |
| TrendMonth ODDS (%) | 2 days ago 52% | 2 days ago 59% |
| Advances ODDS (%) | 2 days ago 51% | 2 days ago 59% |
| Declines ODDS (%) | 10 days ago 52% | 12 days ago 46% |
| BollingerBands ODDS (%) | 2 days ago 64% | 2 days ago 41% |
| Aroon ODDS (%) | 2 days ago 47% | 2 days ago 48% |
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EQR and
Correlation & Price change
A.I.dvisor indicates that over the last year, EQR has been closely correlated with AVB. These tickers have moved in lockstep 94% of the time. This A.I.-generated data suggests there is a high statistical probability that if EQR jumps, then AVB could also see price increases.
SPG and
Correlation & Price change
A.I.dvisor indicates that over the last year, SPG has been closely correlated with SKT. These tickers have moved in lockstep 72% of the time. This A.I.-generated data suggests there is a high statistical probability that if SPG jumps, then SKT could also see price increases.