American Tower Corporation (AMT) vs Simon Property Group, Inc. (SPG)
A side-by-side comparison of American Tower Corporation and Simon Property Group, Inc. across valuation, profitability, dividends, and growth — built entirely from reported fundamentals, as of September 10, 2026. Differences are shown without an overall score or investment verdict.
Total return — AMT vs SPG
growth of $100 · dividends reinvested · last 10yAMT vs SPG: by the numbers
- •AMT is the larger company ($82.87B vs $66.42B market cap).
- •SPG converts more revenue to profit (66.39% vs 30.88% net margin).
- •SPG grew revenue faster over the past five years (8.17% vs 4.95% CAGR).
- •SPG pays the higher dividend yield (4.35% vs 4.04%).
Metrics side by side
Valuation
| Metric | AMT | SPG |
|---|---|---|
| P/E ratio | 24.46 | 14.49 |
| Forward P/E | 25.52 | 30.81 |
| P/S ratio | 7.57 | 9.57 |
| P/B ratio | 22.28 | 14.98 |
| EV / EBITDA | 18.15 | 18.94 |
| FCF yield | 4.78% | 4.89% |
For REITs like American Tower Corporation, GAAP P/E is distorted: heavy non-cash property depreciation depresses reported earnings and overstates the multiple. Real-estate companies are valued on funds from operations (FFO / AFFO) and price-to-FFO — see the Funds From Operations section. The P/E is shown for reference only.
For REITs like Simon Property Group, Inc., GAAP P/E is distorted: heavy non-cash property depreciation depresses reported earnings and overstates the multiple. Real-estate companies are valued on funds from operations (FFO / AFFO) and price-to-FFO — see the Funds From Operations section. The P/E is shown for reference only.
Profitability
| Metric | AMT | SPG |
|---|---|---|
| Gross margin | 73.19% | 84.58% |
| Operating margin | 44.40% | 47.40% |
| Net margin | 30.88% | 66.39% |
| ROE | 90.83% | 103.91% |
| ROIC | 7.27% | 8.68% |
Dividends
| Metric | AMT | SPG |
|---|---|---|
| Dividend yield | 4.04% | 4.35% |
| Payout ratio | 96.01% | 62.94% |
American Tower Corporation's payout ratio is measured against GAAP earnings, which non-cash depreciation depresses for REITs — the dividend is conventionally assessed against funds from operations (FFO / AFFO) instead, so the GAAP figure overstates the payout burden.
Simon Property Group, Inc.'s payout ratio is measured against GAAP earnings, which non-cash depreciation depresses for REITs — the dividend is conventionally assessed against funds from operations (FFO / AFFO) instead, so the GAAP figure overstates the payout burden.
Growth (annualized)
| Metric | AMT | SPG |
|---|---|---|
| Revenue CAGR (5Y) | 4.95% | 8.17% |
| EPS CAGR (5Y) | 7.23% | 31.55% |
| FCF CAGR (5Y) | 6.23% | 1.52% |
| Total return CAGR (5Y) | -7.19% | 15.37% |
Frequently asked
- Which has grown faster, AMT or SPG?
- Over the past five years, SPG grew revenue faster — AMT at a 4.95% CAGR versus SPG at 8.17%.
- Does AMT or SPG pay a bigger dividend?
- AMT yields 4.04% and SPG yields 4.35% based on trailing dividends and the latest price.
- Is AMT or SPG more profitable?
- SPG runs the higher net margin — AMT at 30.88% versus SPG at 66.39%.
- How have AMT and SPG total returns compared?
- Over the past 10 years, AMT delivered 7.31% and SPG delivered 5.06% annualized total return. Past performance doesn't predict future results.
Go deeper
Dig into the metrics
American Tower & Simon Property appear in these rankings
Figures are sourced from reported fundamentals and the latest end-of-day price. This comparison is informational only and is not investment advice. Past performance does not predict future results. See our methodology. Compiled by TGMCharts Research · data verified September 10, 2026.