SITE Centers (SITC) AI Stock Analysis

• Market Cap: $297.99M
• Dividend Yield: N/A
• Average Volume (3M): 768.23K
• Price to Earnings (P/E): 1.9
• Beta (1Y): 0.60
• Revenue Growth: -69.63%
• EPS Growth: -95.99%
• Country: US
• Employees: 172
• Sector: Real Estate
• Sector Strength: 53
• Industry: REIT - Retail
• EPS (TTM): 2.55
• Shares Outstanding: 52,462,340
• 10 Day Avg. Volume: 993,260
• 30 Day Avg. Volume: 768,231
• PEG Ratio: -0.03
• Price to Book (P/B): 1.01
• Price to Sales (P/S): 2.73
• P/FCF Ratio: 17.17
• Enterprise Value/Market Cap: 0.85
• Enterprise Value/Revenue: 2.06
• Enterprise Value/Gross Profit: -36.19
• Enterprise Value/Ebitda: 0.95
• 1Y Price Target: $8.00
• Price Target Upside: 25.98% Upside
• Rating Consensus: Moderate Buy
• Number of Analyst Covering: 1
• EPS Forecast (FY): -0.43
• Revenue Forecast (FY): $89.80M

• Rating: 62 Neutral
• Price Target: $6.50 ▲(2.36% Upside)
• Action: Reiterated Date: 03/05/26
• Date: Action: Reiterated 03/05/26

The score is primarily held back by weaker and less reliable recent cash flow and signs of a major business/balance-sheet transition, despite improved leverage. Extremely low P/E and a very high dividend yield lift the score, while technical signals remain weak-to-neutral. Recent corporate actions (debt repayment and asset sale) are a supportive secondary factor.

Positive Factors

Leverage reduction

Site Centers materially reduced financial leverage over several years and shows no debt in the 2025 dataset. Lower leverage cuts interest expense, raises financial flexibility, and strengthens ability to fund redevelopments or withstand retail cycles, improving long-run optionality.

Active capital recycling

Management is actively recycling capital via property dispositions (e.g., $50.1M Chicago sale, other recent asset sales). This generates liquidity to repay debt, fund strategic redevelopments, or concentrate the portfolio on higher-return assets, supporting long-term balance-sheet management.

Grocery-anchored portfolio

A grocery-anchored, open-air shopping center focus provides structural durability: grocery anchors drive consistent foot traffic, exhibit resilient sales and credit, and reduce vacancy risk versus discretionary retail, supporting steadier rental collections and long-term cash flow resilience.

Negative Factors

Cash flow deterioration

A sharp decline in operating and free cash flow weakens internal funding for dividends, capex and redevelopment. Reliance on lower cash generation forces greater use of asset sales or external financing, increasing long-term uncertainty around sustainable distributions and reinvestment capacity.

Balance-sheet contraction

A materially smaller balance sheet reduces scale and diversification across properties, making earnings and FFO more sensitive to individual asset performance or future dispositions. This elevates volatility in long-term cash flows and limits economies of scale.

Choppy revenue and non-recurring profits

Revenue declines and profitability driven by one-time items imply earnings quality risk. If reported net income relies on non-recurring gains rather than stable rental growth, long-term dividend and cash generation depend on repeated asset sales or redevelopment success, which is less predictable.

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 fully integrated real estate company, and is publicly traded on the New York Stock Exchange under the ticker symbol SITC.

How the Company Makes Money

SITE Centers generates revenue primarily through rental income from its portfolio of shopping centers. The company's revenue model is based on leasing retail spaces to tenants, which includes both fixed rent and potential percentage rents linked to tenant sales. Additionally, SITE Centers benefits from lease renewals and escalations built into its contracts, contributing to steady income growth. The company also engages in strategic asset management and redevelopment initiatives to enhance property value and tenant appeal. Key partnerships with retailers and a focus on high-traffic locations further bolster its revenue streams, enabling SITE Centers to maintain a consistent cash flow and deliver shareholder value.

SITE Centers Financial Statement Overview

Summary

Mixed fundamentals: strong but potentially non-recurring profitability and meaningfully improved leverage are offset by a sharp 2025 drop in operating/free cash flow and a materially smaller balance sheet, raising uncertainty about the durability of earnings and cash generation.

Income Statement

Profitability is strong but volatile. The company posted very high net profit margins from 2023–2025 (roughly ~59% to ~192%), but this appears driven by non-recurring items given the sharp revenue contraction in 2025 (revenue down materially vs. 2024 despite the stated growth rate). Revenue has been choppy and generally declining from 2021–2024, which limits confidence in the underlying earnings power, even though reported net income remains elevated.

Balance Sheet

Leverage improved meaningfully over time. Debt-to-equity declined from ~1.07x in 2020 to ~0.58x in 2024, and 2025 shows zero debt in the dataset, which—if accurate—would be a major de-risking. The main concern is the very large drop in total assets and equity in 2025 versus prior years, suggesting major asset sales/spin activity or other structural change that reduces the size of the balance sheet and can increase earnings volatility going forward.

Cash Flow

Cash generation weakened sharply in the most recent period. Operating cash flow fell to ~$19.6M in 2025 from ~$114.8M in 2024, and free cash flow dropped similarly; the 2025 free-cash-flow decline is severe. While free cash flow matched net income in several earlier years (2020–2023) and was about half of net income in 2024, the latest cash flow profile looks less reliable and raises questions about earnings quality and sustainability.

Breakdown	Dec 2025	Dec 2024	Dec 2023	Dec 2022	Dec 2021
Income Statement
Total Revenue	123.17M	277.47M	452.62M	479.22M	532.86M
Gross Profit	-7.00M	181.80M	308.81M	324.61M	380.08M
EBITDA	237.75M	716.89M	524.34M	419.63M	389.12M
Net Income	177.86M	531.82M	265.70M	168.72M	124.94M
Balance Sheet
Total Assets	418.74M	933.60M	4.06B	4.05B	3.97B
Cash, Cash Equivalents and Short-Term Investments	119.03M	54.59M	551.97M	20.25M	41.81M
Total Debt	74.24M	301.37M	1.63B	1.71B	1.68B
Total Liabilities	83.97M	416.86M	1.89B	1.95B	1.92B
Stockholders Equity	334.76M	516.74M	2.18B	2.09B	2.04B
Cash Flow
Free Cash Flow	19.61M	56.05M	238.53M	257.26M	282.51M
Operating Cash Flow	19.61M	114.84M	238.53M	257.26M	282.51M
Investing Cash Flow	705.39M	1.84B	559.90M	-167.56M	74.45M
Financing Cash Flow	-669.86M	-2.46B	-250.62M	-111.74M	-388.13M

SITE Centers Technical Analysis

• Technical Analysis Sentiment: Negative
• Last Price: 6.35
• 50DMA: Negative
• 100DMA: Negative
• 200DMA: Negative
• MACD: Positive
• RSI: Positive
• STOCH: 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 6.27, above the 50-day MA of 6.28, and below the 200-day MA of 6.36, indicating a bearish trend. The MACD of -0.17 indicates Positive momentum. The RSI at 27.36 is Positive, neither overbought nor oversold. The STOCH value of 4.37 is Positive, not indicating any strong overbought or oversold conditions. Overall, these indicators collectively point to a Negative sentiment for SITC.

SITE Centers Peers Comparison

Name	Overall Rating	Market Cap	P/E Ratio	ROE	Dividend Yield	Revenue Growth	EPS Growth
SKT	72 Outperform	$4.09B	32.86	17.14%	3.38%	9.59%	8.34%
Sector *	65 Neutral	$2.17B	12.19	3.79%	4.94%	3.15%	1.96%
BFS	63 Neutral	$818.89M	20.34	11.77%	7.89%	5.75%	-37.69%
SITC	62 Neutral	$297.99M	1.89	43.13%	―	-69.63%	-95.99%
AKR	62 Neutral	$2.72B	198.19	0.75%	3.83%	8.85%	27.38%
MAC	58 Neutral	$5.06B	-24.03	-7.72%	3.61%	8.06%	74.26%
CBL	57 Neutral	$1.17B	8.26	41.49%	6.79%	5.74%	294.33%

SITE Centers Corporate Events

SITE Centers Divests Chicago Property in Capital Recycling Move

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 for $50.1 million in cash, subject to customary closing adjustments, indicating continued capital recycling within SITE Centers’ portfolio and potentially freeing funds for other strategic investments or debt reduction.

The most recent analyst rating on (SITC) stock is a Hold with a $6.50 price target. To see the full list of analyst forecasts on SITE Centers stock, see the SITC Stock Forecast page.

SITE Centers Repays Loan, Eliminates Material Debt Agreement

On December 18, 2025, SITE Centers Corp. fully repaid approximately $64 million of outstanding principal under a loan agreement originally entered into on August 7, 2024 with affiliates of Atlas SP Partners and Athene Annuity and Life Company. The repayment eliminates this debt obligation from the company’s balance sheet, potentially improving financial flexibility and reducing interest expense for shareholders and other stakeholders.

The most recent analyst rating on (SITC) stock is a Hold with a $8.00 price target. To see the full list of analyst forecasts on SITE Centers stock, see the SITC Stock Forecast page.