SITE Centers (SITC) AI Stock Analysis

• Market Cap: $344.15M
• Dividend Yield: N/A
• Average Volume (3M): 703.01K
• Price to Earnings (P/E): 12.0
• Beta (1Y): 0.55
• 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: 536,547
• 30 Day Avg. Volume: 703,009
• PEG Ratio: 0.00
• Price to Book (P/B): 0.00
• Price to Sales (P/S): 0.00
• P/FCF Ratio: 0.00
• Enterprise Value/Market Cap: 0.59
• Enterprise Value/Revenue: 3.92
• Enterprise Value/Gross Profit: 8.13
• Enterprise Value/Ebitda: 1.99
• 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: 65 Neutral
• Price Target: $7.50 ▲(18.11% Upside)
• Action: Reiterated Date: 02/27/26
• Date: Action: Reiterated 02/27/26

The score is driven primarily by improved leverage and a constructive price trend, but is held back by the sharp 2025 deterioration in operating/free cash flow and higher uncertainty in earnings quality due to volatile profitability and revenue compression. Valuation is supportive (modest P/E and very high yield), though the cash-flow sustainability risk limits upside.

Positive Factors

Deleveraging / Balance Sheet Strength

Reported material deleveraging and elimination of consolidated mortgage debt increases financial flexibility. Lower leverage reduces interest obligations, supports capital returns or opportunistic redeployment, and gives management capacity to execute strategic options without near-term refinancing risk.

Disciplined Asset Monetization & Returns

Aggressive, executed asset sales and large shareholder distributions show a clear capital-return strategy. Realizing value from non-core assets crystallizes gains for investors and demonstrates management discipline to monetize assets rather than retain underperforming holdings, supporting cash returns.

Defensive Retail Focus

Concentration in grocery-anchored, essential-service open-air centers supports more stable occupancy and tenant cash flows versus discretionary retail. Such tenancy and location focus typically generate resilient rental income, less cyclicality, and stronger tenant retention over multi-year horizons.

Negative Factors

Sharp Cash Flow Deterioration

Operating and free cash flow plunged in the latest period, undermining the company’s ability to sustainably fund dividends, capex, or debt-neutralizing activity from operations. Persistent weak cash generation raises questions about earnings quality and long-term distributable cash.

Revenue Collapse & Earnings Volatility

A severe revenue contraction and choppy historical top-line reduce confidence in recurring rental revenue. Reported high net margins appear driven by non-recurring items, so operating profitability may be unreliable, complicating forecasting and sustainable payout capacity over the medium term.

Shrinking Asset Base / Strategic Wind‑Down Risk

Large-scale asset liquidations materially reduce the recurring rent roll and platform scale, shifting the business toward monetization rather than organic growth. This shrinkage can increase earnings volatility and leave the company exposed to execution risk during the residual disposition phase.

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

Balance sheet leverage improved materially (debt-to-equity falling to ~0.58x by 2024 and showing zero debt in 2025 data), but operating cash flow and free cash flow weakened sharply in 2025 (OCF down to ~$19.6M from ~$114.8M in 2024). Reported profitability is high but appears volatile and potentially influenced by non-recurring items alongside a sharp 2025 revenue contraction, reducing confidence in earnings durability.

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	TTM	Dec 2025	Dec 2024	Dec 2023	Dec 2022	Dec 2021
Income Statement
Total Revenue	52.13M	103.59M	277.47M	452.62M	479.22M	532.86M
Gross Profit	25.11M	0.00	181.80M	308.81M	324.61M	380.08M
EBITDA	102.37M	207.59M	716.89M	524.34M	419.63M	389.12M
Net Income	37.61M	177.86M	531.82M	265.70M	168.72M	124.94M
Balance Sheet
Total Assets	653.96M	225.74M	933.60M	4.06B	4.05B	3.97B
Cash, Cash Equivalents and Short-Term Investments	128.23M	119.03M	54.59M	551.97M	20.25M	41.81M
Total Debt	248.70M	0.00	301.37M	1.63B	1.71B	1.68B
Total Liabilities	345.67M	83.97M	416.86M	1.89B	1.95B	1.92B
Stockholders Equity	308.29M	334.76M	516.74M	2.18B	2.09B	2.04B
Cash Flow
Free Cash Flow	-11.42M	19.61M	56.05M	238.53M	257.26M	282.51M
Operating Cash Flow	-1.17M	19.61M	114.84M	238.53M	257.26M	282.51M
Investing Cash Flow	340.75M	705.39M	1.84B	559.90M	-167.56M	74.45M
Financing Cash Flow	-1.29B	-669.86M	-2.46B	-250.62M	-111.74M	-388.13M

SITE Centers Technical Analysis

• Technical Analysis Sentiment: Positive
• Last Price: 6.35
• 50DMA: Positive
• 100DMA: Positive
• 200DMA: Positive
• MACD: Negative
• RSI: Neutral
• STOCH: Neutral

Evaluating momentum and price trends is crucial in stock analysis to make informed investment decisions. For SITC, the sentiment is Positive. The current price of 6.35 is below the 20-day moving average (MA) of 6.46, below the 50-day MA of 6.37, and below the 200-day MA of 6.36, indicating a bullish trend. The MACD of 0.10 indicates Negative momentum. The RSI at 68.37 is Neutral, neither overbought nor oversold. The STOCH value of 76.11 is Neutral, not indicating any strong overbought or oversold conditions. Overall, these indicators collectively point to a Positive 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	35.92	16.81%	3.38%	9.59%	8.34%
BFS	68 Neutral	$831.73M	29.59	11.88%	7.89%	5.75%	-37.69%
Sector *	65 Neutral	$2.17B	12.19	3.79%	4.94%	3.15%	1.96%
SITC	65 Neutral	$344.15M	12.03	2.46%	―	-69.63%	-95.99%
AKR	62 Neutral	$2.73B	215.58	0.57%	3.83%	8.85%	27.38%
MAC	58 Neutral	$5.39B	―	-18.89%	3.61%	8.06%	74.26%
CBL	57 Neutral	$1.16B	8.68	38.93%	6.79%	5.74%	294.33%

SITE Centers Corporate Events

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.

SITE Centers Amends Executive Agreements for Stability

SITE Centers has amended the employment agreements for its CFO, Gerald R. Morgan, and General Counsel, Aaron M. Kitlowski, to enhance retention incentives as the company seeks to sell its remaining wholly-owned properties and monetize joint venture investments. The amendments, effective December 4, 2025, adjust the severance compensation structure for these key officers in the event of a change in control, increasing potential payouts to 2.5 times their annual salary and average bonus, reflecting a strategic move to secure leadership stability during this transitional phase.

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.