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FR vs SPG
Which Stock Would AI Choose? First Industrial Realty Trust (FR) vs. Simon Property Group (SPG) Stock Comparison
Key Takeaways
- First Industrial Realty Trust (FR) focuses on industrial logistics properties, while Simon Property Group (SPG) specializes in retail real estate, including malls and outlets.
- Over recent weeks, SPG has shown stronger year-to-date performance with approximately 23% gains compared to FR’s roughly 14%.
- Both companies reported solid operational metrics in their latest quarters, with FR highlighting cash same-store net operating income (NOI) growth and SPG preparing for Q2 2026 earnings.
- Sector exposure differs markedly: FR benefits from e-commerce-driven industrial demand, whereas SPG is tied to consumer retail trends and foot traffic recovery.
- Market sentiment remains positive for both amid broader REIT interest, though relative momentum has favored retail-exposed names like SPG in recent market activity.
- Risk factors include interest rate sensitivity for both, with FR facing potential logistics market fluctuations and SPG exposed to retail tenant health.
Introduction
This comparison examines First Industrial Realty Trust (FR) and Simon Property Group (SPG), two prominent real estate investment trusts (REITs) operating in distinct property sectors. Investors and traders seeking to understand relative performance within the REIT space, particularly those focused on industrial versus retail real estate exposure, may find this analysis relevant. The review highlights recent market behavior, operational developments, and key contrasts to support informed evaluation of their positioning in the current environment.
FR Overview and Recent Performance
First Industrial Realty Trust (FR) is a REIT that owns, operates, and develops industrial properties, primarily logistics and distribution facilities across key U.S. markets. In recent market activity, the stock has traded in a range influenced by broader industrial real estate dynamics and economic indicators. As of early August 2026, shares stood near $63.63, reflecting a year-to-date return of approximately 13.9%. Recent weeks saw some pullback from July highs above $66, amid steady operational results. The company reported second-quarter 2026 results with cash same-store NOI growth of 6.7% and high occupancy levels near 95%, supporting sentiment around its logistics-focused portfolio. Analyst notes have remained constructive, with price target adjustments reflecting confidence in the industrial sector’s fundamentals.
SPG Overview and Recent Performance
Simon Property Group (SPG) is a leading REIT specializing in retail properties, including regional malls, premium outlets, and lifestyle centers. In recent market activity, the stock has demonstrated resilience and outperformance relative to broader benchmarks. As of early August 2026, shares were near $222.91, delivering a year-to-date return of about 23.2%. Recent weeks included some volatility following a July peak above $236, yet the name has maintained positive momentum overall. The company is set to report second-quarter 2026 earnings, with expectations centered on revenue around $1.71 billion and funds from operations (FFO) per share near $3.18. Stronger historical returns over multiple periods underscore its positioning within the retail real estate segment amid evolving consumer patterns.
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Head-to-Head Comparison
First Industrial Realty Trust (FR) and Simon Property Group (SPG) operate in complementary yet contrasting segments of the real estate market. FR’s industrial logistics focus aligns with e-commerce and supply-chain demand, offering exposure to warehouses and distribution centers with generally stable occupancy. SPG’s retail emphasis centers on consumer-facing properties, where performance ties more closely to retail sales and tenant sales productivity. Recent momentum has favored SPG on a year-to-date basis, while FR has delivered more moderate gains amid steady industrial fundamentals. Risk profiles differ: FR contends with potential shifts in logistics leasing and development pipelines, whereas SPG faces variability in retail foot traffic and tenant mix. Both remain sensitive to interest rates and broader economic conditions, yet their sector exposures create distinct trade-offs for portfolio allocation. Market sentiment has reflected these differences, with industrial REITs often viewed through a growth lens and retail names through a recovery or stabilization perspective.
Tickeron AI Verdict
Based on observable factors such as recent trend consistency and relative positioning, Tickeron’s AI would currently assign a probabilistic preference toward Simon Property Group (SPG). Stronger year-to-date returns and upcoming earnings catalysts provide a slight edge in momentum indicators compared to First Industrial Realty Trust (FR), whose performance has been more measured in recent weeks. This assessment draws from stability metrics and sector tailwinds without implying certainty or specific outcomes.
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 disclaimer.
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 FR is a Hold and SPG is a Hold.
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).
FR’s FA Score shows that 1 FA rating(s) are green whileSPG’s FA Score has 3 green FA rating(s).
- FR’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.
FR’s TA Score shows that 1 TA indicator(s) are bullish while SPG’s TA Score has 3 bullish TA indicator(s).
- FR’s TA Score: 1 bullish, 8 bearish.
- SPG’s TA Score: 3 bullish, 6 bearish.
Price Growth
FR (@Miscellaneous Manufacturing) experienced а -0.21% price change this week, while SPG (@Real Estate Investment Trusts) price change was +0.51% for the same time period.
The average weekly price growth across all stocks in the @Miscellaneous Manufacturing industry was -0.35%. For the same industry, the average monthly price growth was -4.76%, and the average quarterly price growth was +15.44%.
The average weekly price growth across all stocks in the @Real Estate Investment Trusts industry was +0.66%. For the same industry, the average monthly price growth was -8.20%, and the average quarterly price growth was +5.49%.
Reported Earning Dates
FR is expected to report earnings on Oct 21, 2026.
SPG is expected to report earnings on Nov 02, 2026.
Industries' Descriptions
@Miscellaneous Manufacturing (-0.35% weekly)Miscellaneous manufacturing refers to a diverse range of products that cannot readily be categorized into other specific sectors of manufacturing. Major U.S. players in this industry include AMETEK, Inc.( analytical instruments, precision components and specialty materials), Dover Corporation (solutions for efficiency and safety of extracting oil and gas, e.g. rod lifts, progressing cavity pumps, gas lifts etc.; solutions for the transportation/transformation of solid waste; products for safe handling of critical fluids for various industries; systems for commercial-refrigeration, heating and cooling, and food and beverage packaging), and Carlisle Companies Incorporated (niche markets including commercial roofing, energy, lawn and garden, mining and construction equipment, aerospace and electronics, dining and food delivery, and healthcare), among others.
@Real Estate Investment Trusts (+0.66% 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.
| FR | SPG | FR / SPG | |
| Capitalization | 8.34B | 71.7B | 12% |
| EBITDA | 659M | 8.23B | 8% |
| Gain YTD | 11.679 | 22.461 | 52% |
| P/E Ratio | 22.87 | 15.64 | 146% |
| Revenue | 760M | 6.65B | 11% |
| Total Cash | 46.1M | N/A | - |
| Total Debt | 2.58B | 29B | 9% |
FR | SPG | ||
|---|---|---|---|
OUTLOOK RATING 1..100 | 54 | 67 | |
VALUATION overvalued / fair valued / undervalued 1..100 | 12 Undervalued | 99 Overvalued | |
PROFIT vs RISK RATING 1..100 | 59 | 21 | |
SMR RATING 1..100 | 61 | 11 | |
PRICE GROWTH RATING 1..100 | 50 | 47 | |
P/E GROWTH RATING 1..100 | 53 | 7 | |
SEASONALITY SCORE 1..100 | 50 | 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.
FR's Valuation (12) in the Real Estate Investment Trusts industry is significantly better than the same rating for SPG (99). This means that FR’s stock grew significantly faster than SPG’s over the last 12 months.
SPG's Profit vs Risk Rating (21) in the Real Estate Investment Trusts industry is somewhat better than the same rating for FR (59). This means that SPG’s stock grew somewhat faster than FR’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 FR (61). This means that SPG’s stock grew somewhat faster than FR’s over the last 12 months.
SPG's Price Growth Rating (47) in the Real Estate Investment Trusts industry is in the same range as FR (50). This means that SPG’s stock grew similarly to FR’s over the last 12 months.
SPG's P/E Growth Rating (7) in the Real Estate Investment Trusts industry is somewhat better than the same rating for FR (53). This means that SPG’s stock grew somewhat faster than FR’s over the last 12 months.
| FR | SPG | |
|---|---|---|
| RSI ODDS (%) | 5 days ago 52% | 5 days ago 51% |
| Stochastic ODDS (%) | 5 days ago 59% | 5 days ago 69% |
| Momentum ODDS (%) | 5 days ago 42% | 5 days ago 41% |
| MACD ODDS (%) | 5 days ago 41% | 5 days ago 48% |
| TrendWeek ODDS (%) | 5 days ago 42% | 5 days ago 47% |
| TrendMonth ODDS (%) | 5 days ago 46% | 5 days ago 53% |
| Advances ODDS (%) | N/A | 6 days ago 60% |
| Declines ODDS (%) | 5 days ago 46% | 8 days ago 45% |
| BollingerBands ODDS (%) | 5 days ago 53% | 5 days ago 42% |
| Aroon ODDS (%) | 5 days ago 54% | 5 days ago 52% |
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SPG and
Correlation & Price change
A.I.dvisor indicates that over the last year, SPG has been closely correlated with FR. These tickers have moved in lockstep 71% of the time. This A.I.-generated data suggests there is a high statistical probability that if SPG jumps, then FR could also see price increases.