CluenexSimon Property Group SPG
Simon Property Group scores average on business quality (5.8 of 10). Here is why, in plain words, and what our sealed record shows.
Why it matters
- What Simon Property Group does
Simon Property Group owns and operates premier shopping, dining, entertainment, and mixed-use destinations, generating rental income from upscale retail tenants. The company is leaning into omnichannel retail integration and mixed-use real estate redevelopment across its major properties.
- What it does best
Simon dominates high-end retail real estate with an operating margin of 47.4%, comfortably outperforming peer Kimco at 34.6%. Scale and prime locations create massive barriers to entry for competing developers.
- The main risk
Rising bond yields threaten valuation multiples as fixed-income alternatives compete directly with its dividend and yield profile.
Quality, check by check
Scored against its own industry, from company filings.
Free cash flow margin hits the top decile at 96%, driven by high operating margins of 47.4%, making the business highly profitable as scale increases.
Scale and irreplaceable anchor locations lock in tier-one retailers, securing an operating margin in the top decile of its sector at the 84th percentile.
Revenue grew to $6.9B, maintaining a steady expansion rate that sits in the top quartile of its sector at the 63rd percentile.
Total debt sits at $28.4B with an interest coverage ratio of 3.1x, creating heavy debt servicing costs while generating $3.2B in free cash flow, pointing to a softer financial footing.
Insiders
Executives and directors, from SEC Form 4 filings we read ourselves. Open market trades only; grants, option exercises and pre-planned sales left out.
11 insiders bought $461K on the open market.
Our sealed record on SPG
Verdicts appear here 30 days after we publish them; members see today's. Each one is in the nightly ledger, fingerprinted the night it was made.
The first sealed verdicts appear here on Oct 11, 2026.
Questions
Simon Property Group scores average on the Cluenex quality check (5.8 of 10), measured against its own industry. Profitability is strong, moat fair, growth steady and financial health weak.
In the last 90 days of SEC Form 4 filings: 11 insiders bought $461K on the open market.
Nov 5, 2026.
See SPG today
- Today's verdict on SPG, and why
- Fair value with cautious, base and optimistic cases
- The exact price that would change the verdict
- Which stocks each signal names, the night it fires
Cite this page: Cluenex, “Simon Property Group (SPG)”, https://cluenex.com/stocks/spg/, data as of Oct 10, 2026.