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Stock rating · Real Estate Investment Trusts
Simon Property Group, Inc. (SPG) Stock Rating & Analysis
As of October 6, 2026, MELANY rates Simon Property Group, Inc. 52 out of 100 (Neutral). Its highest factor score is dividend safety at 84, and its lowest is rate and property fit at 23.
MELANY ratingRated 2026-10-06SPG · composite score
About Simon Property Group, Inc.
Simon Property Group is the largest retail real estate investment trust in the US, with interests in 254 properties: 114 traditional malls, 108 premium outlets, 14 Mills centers (combining a traditional mall, outlet center, and big-box retailers), six lifestyle centers, and 12 other retail properties. Its portfolio averaged $736 in sales per square foot over the trailing 12 months.
Rating as of 2026-10-06 · this is a dated snapshot; the live rating is in the app (Pro, free for 30 days). The price above updates in real time.
Why SPG scores 52/100
SPG's 8 factor scores run from 23 to 84, and 4 of them sit above its composite of 52. Here is how SPG breaks down.
Price against funds from operations, the REIT equivalent of earnings.
Leverage, debt maturity and balance-sheet resilience.
- High leverage even for a REIT (5.0x debt/equity)
Direction and relative strength of the recent price trend.
- Below the 200-day MA, structural downtrend
How well the distribution is covered by funds from operations.
- Distribution well covered, 67% of FFO
Performance against other REITs and the broad market.
Whether the current move looks durable or stretched.
Return weighed against volatility and drawdown.
How the current rate environment and property cycle suit this REIT.
- Rising 10-year yields are a headwind for REIT valuations
How SPG compares
As of October 6, 2026, Simon Property Group, Inc. ranks 7th of 16 in Real Estate and REIT Stocks, where the average score is 49.
Key risks for SPG
- Rising 10-year yields are a headwind for REIT valuations
- High leverage even for a REIT (5.0x debt/equity)
- Below the 200-day MA, structural downtrend
Tracking SPG
Simon Property Group, Inc. rates Neutral right now, so MELANY is not flagging a fresh entry. Add SPG to a watchlist in the app to follow its rating; an alert the moment it changes is part of Pro, free for 30 days.
How MELANY rates SPG
MELANY is a rules-based engine that scores every stock from 0 to 100 across eight weighted factors, then re-scores as new price, earnings, and fundamental data arrive. Simon Property Group, Inc.'s 52/100 reflects reit factor weighting for its profile.
Ratings are algorithmic and change with the data. They are research and education, not personalized investment advice.
Frequently asked questions about SPG
Is Simon Property Group, Inc. (SPG) a buy?
As of 2026-10-06, MELANY rated Simon Property Group, Inc. Neutral with a composite score of 52/100. That is a dated snapshot, not the live rating, and it is an algorithmic reading built from eight factors rather than personalized investment advice. Review the factor breakdown above and the disclaimer below before making any decision.
What is Simon Property Group, Inc.'s MELANY score?
Simon Property Group, Inc. (SPG) has a MELANY composite score of 52/100, combining value (p/ffo), balance sheet, trend & structure, dividend safety, relative strength, momentum quality, risk-adj. return, rate & property fit.
How is the SPG stock rating calculated?
MELANY scores SPG from 0 to 100 across eight weighted factors using live market and fundamental data, then refreshes the rating automatically as new data arrives.
Should I buy Simon Property Group, Inc. stock?
That decision is yours; Market Eyes Live does not give buy or sell advice. What the data says: MELANY rates Simon Property Group, Inc. (SPG) Neutral with a composite of 52/100 as of 2026-10-06. The factor breakdown above shows what is driving that, which is a better basis for a decision than any one-word verdict.
What is the SPG stock price forecast?
MELANY does not publish price targets or forecasts for SPG. Predicting a future price is exactly the kind of false precision the confidence framework avoids. Instead it scores today's setup, 52/100 across eight factors for Simon Property Group, Inc., and re-scores automatically as new price, earnings, and fundamental data arrive.
Is SPG stock overvalued or undervalued?
MELANY's value (p/ffo) factor currently reads 54/100 for Simon Property Group, Inc., where a higher score means the price looks more attractive on that measure. Scores in the 70s and above read as attractively priced, the mid range as roughly fair, and low scores as stretched. The factor breakdown above shows what drives SPG's read.
What price should I buy SPG at?
MELANY is not flagging a fresh entry for SPG at its current Neutral rating, so there is no entry zone to publish right now. Add SPG to a watchlist in the app to follow it; an alert the moment the rating changes is part of Pro, free for 30 days.
What are the risks of buying SPG stock?
The top risks MELANY currently flags for Simon Property Group, Inc.: Rising 10-year yields are a headwind for REIT valuations; High leverage even for a REIT (5.0x debt/equity); Below the 200-day MA, structural downtrend. The rating on this page already weighs these against the bullish factors; see the risk-adjusted profile score in the breakdown above.
Is Simon Property Group, Inc. a good long-term investment?
For long-term durability the two factors that matter most are balance sheet, which MELANY scores 40/100 for Simon Property Group, Inc., and dividend safety, at 84/100. The 52/100 composite blends those with six shorter-horizon factors. Durable quality at a fair price is the long-term case to test; this is research, not personalized investment advice.
Will SPG stock go up?
Nobody can promise a stock's direction, and Market Eyes Live does not predict prices. The measurable part: MELANY's trend & structure factor reads 55/100 for SPG right now, and the catalyst setup factor tracks whether near-term events could move it. Both re-score automatically as the data changes.
How current is this SPG rating?
The rating on this page is a snapshot of MELANY's read as of 2026-10-06. The price shown updates live, but the score is not recomputed on this page. MELANY re-scores SPG continuously as new price, earnings, and fundamental data arrive, and the current rating is in the app (Pro, free for 30 days).
How this rating works
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