HST vs. SPG: Host Hotels & Resorts vs. Simon Property Stock Comparison

Company Profile

Host Hotels & Resorts (HST) and Simon Property (SPG) both fall under the Equity Real Estate Investment Trusts (REITs) industry group, but HST is classified in Hotel & Resort REITs while SPG is classified in Retail REITs.

Both Host Hotels & Resorts (HST) and Simon Property (SPG) are REITs — read their payout ratios and P/E alongside FFO (funds from operations) rather than at face value.

Price Performance

Cumulative Growth

Trailing Returns

Calendar-Year Returns

Performance Metrics

Risk Profile

Drawdown History

Return Distribution

Risk Metrics

Risk-Adjusted Performance

Risk-Return Positioning

Risk-Adjusted Metrics

Profitability

Both companies show strong equity returns, but Simon Property (SPG) at 129.35% is the standout with ROE above its industry range; Host Hotels & Resorts (HST) at 14.21% also sits in the top quartile.

Neither Host Hotels & Resorts (HST) in Equity Real Estate Investment Trusts (REITs) nor Simon Property (SPG) in Equity Real Estate Investment Trusts (REITs) is well served by net margin: heavy depreciation makes net income a poor profitability proxy in their businesses, where FFO-based measures are the standard read.

Neither side reports a meaningful operating margin: for Host Hotels & Resorts (HST) in Equity Real Estate Investment Trusts (REITs) and Simon Property (SPG) in Equity Real Estate Investment Trusts (REITs), funding costs are part of the core business, so net margin and ROE are the cleaner profitability reads.

Profitability Metrics

Growth

Both Host Hotels & Resorts (HST) at 7.57% and Simon Property (SPG) at 6.72% land near their industries' usual revenue growth ranges, so top-line momentum looks broadly in line with peers on both sides.

EPS growth isn't a meaningful figure for either Host Hotels & Resorts (HST) in Equity Real Estate Investment Trusts (REITs) or Simon Property (SPG) in Equity Real Estate Investment Trusts (REITs) under our convention.

Growth Metrics

Financial Strength

Host Hotels & Resorts (HST) at 5.39 carries current ratio above its industry’s typical mid-range, while Simon Property (SPG) at 0.39 runs in the tighter-liquidity quartile — different working-capital profiles, both worth examining.

Host Hotels & Resorts (HST) at 0.86 is near its industry mid-range for debt-to-equity ratio, while Simon Property (SPG) at 5.67 sits above its benchmark range, pointing to a heavier debt load relative to equity.

Financial Strength Metrics

Dividends

Both Host Hotels & Resorts (HST) at 3.25% and Simon Property (SPG) at 0.97% offer bottom-quartile dividend income relative to share price versus industry peers.

An earnings-based payout ratio fits neither Host Hotels & Resorts (HST) in Equity Real Estate Investment Trusts (REITs) nor Simon Property (SPG) in Equity Real Estate Investment Trusts (REITs): their distributions are mandated and conventionally measured against FFO, so the accounting-earnings ratio overstates both.

Dividend Metrics

Valuation

P/E ratio is not a meaningful valuation yardstick for either Host Hotels & Resorts (HST) in Equity Real Estate Investment Trusts (REITs) or Simon Property (SPG) in Equity Real Estate Investment Trusts (REITs): depreciation suppresses reported earnings in their businesses, and price-to-FFO is the conventional yardstick instead.

Host Hotels & Resorts (HST) at 2.73 looks cheap on sales in the lower P/S ratio quartile, while Simon Property (SPG) at 12.09 looks rich in the upper quartile — a clear gap in price per dollar of revenue.

Both look rich against book: Host Hotels & Resorts (HST) at 2.66 sits in the upper P/B ratio quartile, and Simon Property (SPG) at 19.38 prices even higher, above its industry range.

Valuation Metrics