Site Centers (SITC)
NYSE:SITC
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SITE Centers
(NYSE:SITC)
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Rating:55Neutral
Price Target:
$5.50
▼(-13.39% Downside)
Action:Reiterated
Date:05/21/26
The score is driven primarily by mixed financial performance: materially improved leverage (zero debt) is offset by shrinking revenue, negative recent core profitability, and sharply weaker cash generation versus prior years. Technical indicators are broadly neutral with slightly negative momentum, valuation is mixed with a high P/E but very high dividend yield, and corporate events are modestly positive due to ongoing asset sales and governance actions.
Positive Factors
Leverage cut to zero
SITE Centers reduced total debt to zero in the trailing twelve months, materially lowering financial risk and interest burden. This durable balance-sheet repair boosts liquidity and strategic flexibility, enabling capital allocation to redevelopments, tenant support, or opportunistic acquisitions without heavy financing strain.
Negative Factors
Sharp revenue decline
A 27% TTM revenue contraction signals a meaningful loss of scale that can persist for months. Reduced rental and property income undermines fixed-cost coverage, weakens bargaining leverage with tenants, and limits funds for maintenance and redevelopment, increasing structural vulnerability in operating performance.
Read all positive and negative factors
Positive Factors
Negative Factors
Leverage cut to zero
SITE Centers reduced total debt to zero in the trailing twelve months, materially lowering financial risk and interest burden. This durable balance-sheet repair boosts liquidity and strategic flexibility, enabling capital allocation to redevelopments, tenant support, or opportunistic acquisitions without heavy financing strain.
Read all positive factors
SITE Centers (SITC) vs. SPDR S&P 500 ETF (SPY)
Market Cap
$259.75M
Dividend YieldN/A
Average Volume (3M)784.69K
Price to Earnings (P/E)1.5
Beta (1Y)0.62
Revenue Growth-67.13%
EPS Growth-68.06%
CountryUS
Employees172
SectorReal Estate
Sector Strength53
IndustryREIT - Retail
Share Statistics
EPS (TTM)3.35
Shares Outstanding52,474,873
10 Day Avg. Volume1,016,466
30 Day Avg. Volume784,686
Financial Highlights & Ratios
PEG Ratio-0.03
Price to Book (P/B)1.01
Price to Sales (P/S)2.73
P/FCF Ratio17.17
Enterprise Value/Market Cap0.29
Enterprise Value/Revenue0.80
Enterprise Value/Gross Profit-1.89
Enterprise Value/Ebitda0.30
Forecast
1Y Price Target
$6.00Price Target Upside-5.51% Downside
Rating ConsensusHold
Number of Analyst Covering1
EPS Forecast (FY)-0.43
Revenue Forecast (FY)$41.50M
SITE Centers Business Overview & Revenue Model
Company Description
SITE Centers is an owner and manager of open-air shopping centers that provide a highly-compelling shopping experience and merchandise mix for retail partners and consumers. The Company is a self-administered and self-managed REIT operating as a f...
How the Company Makes Money
SITE Centers primarily makes money by generating rental and related property income from tenants leasing space in its shopping centers. Key revenue streams typically include (1) base rent under long-term commercial leases with retailers and servic...
SITE Centers Earnings Call Summary
Earnings Call Date:Jul 30, 2024
(Q2-2024)
| % Change Since: |
Next Earnings Date:Jul 23, 2026
Earnings Call Sentiment Positive
The earnings call reflected a generally positive outlook with strong transaction activity and leasing performance, particularly in the Curbline portfolio. However, there were some concerns about occupancy challenges and volatility in operating metrics. Overall, the strategic focus on growth and strong leasing spreads were positive indicators.Positive Updates
Significant Transaction Activity
Closed nearly $1 billion of transactions in Q2 2024, including $951 million of wholly-owned property sales year-to-date, with an additional $1 billion of real estate under contract or negotiation.
Negative Updates
Occupancy Challenges
Leased rate was down 100 basis points sequentially due to the sale of assets with high lease rates and acquisition of vacant spaces.
Read all updates
Q2-2024 Updates
Positive
Negative
Significant Transaction Activity
Closed nearly $1 billion of transactions in Q2 2024, including $951 million of wholly-owned property sales year-to-date, with an additional $1 billion of real estate under contract or negotiation.
Read all positive updates
Company Guidance
During the SITE Centers' Q2 2024 earnings call, guidance provided included several key metrics and strategic updates. The company closed nearly $1 billion in transactions for the quarter, including over $50 million in debt purchases or retirements. The Curbline Properties portfolio, which is part of a planned spin-off expected in October 2024, reported a 24% trailing 12-month new leasing spread. The portfolio comprises 72 wholly-owned Convenience Properties, expected to generate about $84 million in NOI, and boasts a same-store NOI growth projection greater than 3% for the next three years. SITE Centers has closed $951 million in property sales year-to-date, with a total of $1.8 billion in dispositions at an average cap rate of 7.1%. The company has over $1 billion of real estate either under contract or in negotiation, with an anticipated overall cap rate in the mid-7s. The call emphasized the continued focus on acquisitions, with $65 million in Convenience Property purchases in Q2 and over $200 million awarded or under contract, highlighting an acquisition strategy centered on high-income areas and minimal CapEx requirements.SITE Centers Financial Statement Overview
Summary
Income Statement
54
Neutral
Balance Sheet
66
Positive
Cash Flow
49
Neutral
| Breakdown | TTM | Dec 2025 | Dec 2024 | Dec 2023 | Dec 2022 | Dec 2021 |
|---|---|---|---|---|---|---|
Income Statement | ||||||
| Total Revenue | 93.53M | 123.17M | 277.47M | 452.62M | 479.22M | 532.86M |
| Gross Profit | -39.76M | -7.00M | 181.80M | 308.81M | 324.61M | 380.08M |
| EBITDA | 251.18M | 237.75M | 716.89M | 524.34M | 419.63M | 389.12M |
| Net Income | 175.71M | 177.86M | 531.82M | 265.70M | 168.72M | 124.94M |
Balance Sheet | ||||||
| Total Assets | 401.92M | 418.74M | 933.60M | 4.06B | 4.05B | 3.97B |
| Cash, Cash Equivalents and Short-Term Investments | 193.45M | 119.03M | 54.59M | 551.97M | 20.25M | 41.81M |
| Total Debt | 3.48M | 74.24M | 301.37M | 1.63B | 1.71B | 1.68B |
| Total Liabilities | 65.97M | 83.97M | 416.86M | 1.89B | 1.95B | 1.92B |
| Stockholders Equity | 335.95M | 334.76M | 516.74M | 2.18B | 2.09B | 2.04B |
Cash Flow | ||||||
| Free Cash Flow | 5.39M | 19.61M | 56.05M | 238.53M | 257.26M | 282.51M |
| Operating Cash Flow | 10.02M | 19.61M | 114.84M | 238.53M | 257.26M | 282.51M |
| Investing Cash Flow | 787.81M | 705.39M | 1.84B | 559.90M | -167.56M | 74.45M |
| Financing Cash Flow | -669.38M | -669.86M | -2.46B | -250.62M | -111.74M | -388.13M |
SITE Centers Technical Analysis
Negative
6.35
Price Trends
5.38
Negative
5.78
Negative
6.14
Negative
Market Momentum
-0.15
Positive
31.42
Neutral
10.36
Positive
Evaluating momentum and price trends is crucial in stock analysis to make informed investment decisions. For SITC, the sentiment is Negative. The current price of 6.35 is above the 20-day moving average (MA) of 5.30, above the 50-day MA of 5.38, and above the 200-day MA of 6.14, indicating a bearish trend. The MACD of -0.15 indicates Positive momentum. The RSI at 31.42 is Neutral, neither overbought nor oversold. The STOCH value of 10.36 is Positive, not indicating any strong overbought or oversold conditions. Overall, these indicators collectively point to a Negative sentiment for SITC.
SITE Centers Risk Analysis
SITE Centers disclosed 39 risk factors in its most recent earnings report. SITE Centers reported the most risks in the "Finance & Corporate" category.
Finance & Corporate - Financial and accounting risks. Risks related to the execution of corporate activity and strategy
Latest Risks Added 0 New Risks
SITE Centers Peers Comparison
UnderperformOutperform
Sector (65)
Name | Overall Rating | Market Cap | P/E Ratio | ROE | Dividend Yield | Revenue Growth | EPS Growth |
|---|---|---|---|---|---|---|---|
72 Outperform | $2.98B | 64.24 | 2.03% | 3.83% | 9.83% | 80.92% | |
71 Outperform | $1.47B | 8.42 | 49.14% | 6.79% | 10.29% | 160.54% | |
69 Neutral | $4.18B | 33.85 | 18.24% | 3.38% | 10.88% | 26.12% | |
67 Neutral | $895.31M | 24.01 | 11.80% | 7.89% | 8.31% | -28.42% | |
65 Neutral | $2.17B | 12.19 | 3.79% | 4.94% | 3.15% | 1.96% | |
59 Neutral | $6.85B | -33.29 | -7.35% | 3.61% | -2.56% | 60.74% | |
55 Neutral | $259.75M | 1.49 | 47.95% | ― | -67.13% | -68.06% |
* Real Estate Sector Average
SITC
SITE Centers
4.99
-0.87
-14.88%
MAC
Macerich
23.66
7.99
50.96%
BFS
Saul Centers
36.54
4.58
14.34%
SKT
Tanger
37.09
7.90
27.04%
AKR
Acadia Realty
22.40
3.64
19.38%
CBL
CBL & Associates Properties
48.43
24.32
100.90%
SITE Centers Corporate Events
Business Operations and StrategyM&A Transactions
SITE Centers advances sale of The Pike Outlets
Positive
May 20, 2026
On May 14, 2026, SITE Centers’ subsidiary allowed the general due diligence period to expire under a purchase agreement with Pike Long Beach Owner LLC covering The Pike Outlets in Long Beach, California. The seller has agreed to transfer its...
Executive/Board ChangesShareholder Meetings
SITE Centers Shareholders Approve Governance and Board Changes
Positive
May 14, 2026
On May 13, 2026, SITE Centers Corp. shareholders elected five directors, each to serve a three-year term, and approved an amendment to the company’s Code of Regulations that formally sets director terms at three years. Investors also backed ...
Business Operations and StrategyM&A Transactions
SITE Centers Divests Chicago Property in Capital Recycling Move
Positive
Mar 4, 2026
On March 3, 2026, a subsidiary of SITE Centers Corp., a U.S. retail-focused real estate investment company, completed the sale of its interests in the 3030 North Broadway property in Chicago, Illinois. The asset was sold to L3 3030 Broadway LLC fo...
Glossary
BuyA stock rated as a "Buy" is expected to perform better than the overall market or a specific benchmark over the near-to-medium term. This rating suggests the stock is likely to deliver higher returns compared to other stocks in the same sector or market index. Note: This is not investment advice; please consult a financial advisor before making investment decisions.
HoldA stock rated as a "Hold" is expected to perform in line with the overall market or a specific benchmark. This rating indicates that the stock is neither particularly compelling nor unfavorable for investment. Note: This is not investment advice; please consult a financial advisor before making investment decisions.
SellA stock rated as a "Sell" is expected to perform worse than the overall market or a specific benchmark over the near-to-medium term. This rating suggests the stock may deliver lower returns compared to other stocks in the same sector or market index. Note: This is not investment advice; please consult a financial advisor before making investment decisions.
Disclaimer
This AI Analyst Stock Report is automatically generated by our AI systems using advanced algorithms and publicly available financial, technical, and market data. While the information provided aims to be accurate and insightful, it is intended for informational purposes only and should not be considered financial advice. Any content created by an AI (Artificial Intelligence) system may contain inaccuracies and/or contain errors. Investing in stocks carries inherent risks, and past performance is not indicative of future results. This report does not account for your personal financial circumstances, objectives, or risk tolerance. Always conduct your own research or consult with a qualified financial advisor before making investment decisions. The analysis and recommendations provided are based on historical and current data and may not fully reflect future market conditions or unexpected developments. Neither the creators of this report nor its affiliated entities guarantee the accuracy, completeness, or reliability of the information presented. Use this report at your own discretion and risk.