SITE Centers (SITC) AI Stock Analysis

• Market Cap: $332.61M
• Dividend Yield: N/A
• Average Volume (3M): 1.71M
• Price to Earnings (P/E): 11.5
• Beta (1Y): 0.57
• Revenue Growth: -69.63%
• EPS Growth: -95.99%
• Country: US
• Employees: 172
• Sector: Real Estate
• Sector Strength: 53
• Industry: REIT - Retail
• EPS (TTM): -0.13
• Shares Outstanding: 52,462,340
• 10 Day Avg. Volume: 3,081,155
• 30 Day Avg. Volume: 1,711,460
• PEG Ratio: 0.01
• Price to Book (P/B): 1.55
• Price to Sales (P/S): 2.89
• P/FCF Ratio: 7.15
• Enterprise Value/Market Cap: 1.77
• Enterprise Value/Revenue: 11.30
• Enterprise Value/Gross Profit: 23.47
• Enterprise Value/Ebitda: 5.76
• 1Y Price Target: $9.00
• Price Target Upside: 3.21% Upside
• Rating Consensus: Moderate Buy
• Number of Analyst Covering: 2
• EPS Forecast (FY): -0.6
• Revenue Forecast (FY): $134.00M

• Rating: 55 Neutral
• Price Target: $7.50 ▼(-13.99% Downside)

SITE Centers' overall stock score reflects significant financial performance concerns, particularly in income and cash flow volatility. Technical analysis indicates bearish momentum, which could pressure the stock further. However, the valuation is relatively attractive with a reasonable P/E ratio and a high dividend yield, providing some support.

Positive Factors

Asset Sales

The sale of properties indicates a strategic focus on optimizing the portfolio, potentially enhancing financial flexibility and focusing on high-performing assets.

Special Cash Distribution

The special cash distribution reflects strong cash reserves and commitment to returning value to shareholders, enhancing investor confidence.

Strategic Focus

A strategic focus on asset management and leasing can lead to improved operational efficiency and long-term value creation.

Negative Factors

Revenue Decline

A significant decline in revenue suggests challenges in maintaining tenant occupancy or rental rates, impacting long-term growth prospects.

Negative Operating Cash Flow

Negative operating cash flow indicates potential difficulties in covering operational expenses, which could affect financial stability and growth initiatives.

Volatile Financial Performance

Volatility in financial performance and declining margins highlight operational challenges, potentially affecting long-term profitability and investor confidence.

SITE Centers Business Overview & Revenue Model

Company Description

SITE Centers Corp. (SITC) is a real estate investment trust (REIT) focused on the ownership, operation, and development of open-air shopping centers primarily in the United States. The company targets retail properties anchored by grocery stores and essential services, aiming to enhance consumer experiences through strategic location and tenant mix. With a portfolio that includes both well-established and emerging shopping centers, SITE Centers caters to a diverse range of tenants across various sectors, including retail, dining, and entertainment.

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

SITE Centers exhibits a mixed financial profile with significant volatility in income and cash flow metrics. The income statement shows a drastic decline in revenue growth rate and negative EBIT margin, while the balance sheet is stable with moderate leverage. Cash flow analysis reveals negative operating cash flow, raising concerns about future profitability and cash generation.

Income Statement

SITE Centers has experienced significant fluctuations in its financial performance. The TTM data shows a drastic decline in revenue growth rate (-55.11%) and negative EBIT margin, indicating operational challenges. However, the net profit margin remains high due to non-operational factors. Historical data shows inconsistent revenue growth and declining margins, suggesting volatility in profitability.

Balance Sheet

The company's balance sheet reflects moderate leverage with a debt-to-equity ratio of 0.58 in the latest annual report. Return on equity has been strong historically but showed a significant drop in the TTM period. The equity ratio remains stable, indicating a balanced capital structure, but the recent decline in ROE is a concern.

Cash Flow

Cash flow analysis reveals a concerning trend with negative operating cash flow in the TTM period. Despite this, the free cash flow to net income ratio remains strong, suggesting efficient cash conversion. Historical data shows fluctuating free cash flow growth, highlighting potential instability in cash generation.

Breakdown	TTM	Dec 2024	Dec 2023	Dec 2022	Dec 2021	Dec 2020
Income Statement
Total Revenue	52.13M	277.47M	452.62M	479.22M	532.86M	460.33M
Gross Profit	25.11M	181.80M	308.81M	324.61M	380.08M	321.93M
EBITDA	102.37M	716.89M	524.34M	419.63M	389.12M	285.99M
Net Income	37.61M	531.82M	265.70M	168.72M	124.94M	35.72M
Balance Sheet
Total Assets	653.96M	933.60M	4.06B	4.05B	3.97B	4.11B
Cash, Cash Equivalents and Short-Term Investments	128.23M	54.59M	551.97M	20.25M	41.81M	69.74M
Total Debt	248.70M	301.37M	1.63B	1.71B	1.68B	2.07B
Total Liabilities	345.67M	416.86M	1.89B	1.95B	1.92B	2.16B
Stockholders Equity	308.29M	516.74M	2.18B	2.09B	2.04B	1.94B
Cash Flow
Free Cash Flow	-11.42M	56.05M	238.53M	257.26M	282.51M	190.17M
Operating Cash Flow	-1.17M	114.84M	238.53M	257.26M	282.51M	190.17M
Investing Cash Flow	340.75M	1.84B	559.90M	-167.56M	74.45M	102.48M
Financing Cash Flow	-1.29B	-2.46B	-250.62M	-111.74M	-388.13M	-237.36M

SITE Centers Technical Analysis

• Technical Analysis Sentiment: Positive
• Last Price: 8.72
• 50DMA: Positive
• 100DMA: Negative
• 200DMA: Positive
• MACD: Negative
• RSI: Neutral
• STOCH: Positive

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 8.72 is above the 20-day moving average (MA) of 6.31, above the 50-day MA of 6.33, and above the 200-day MA of 6.29, indicating a bullish trend. The MACD of 0.02 indicates Negative momentum. The RSI at 53.51 is Neutral, neither overbought nor oversold. The STOCH value of 8.62 is Positive, 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
CBL	73 Outperform	$1.14B	9.32	37.88%	6.79%	5.74%	294.33%
AKR	71 Outperform	$2.74B	164.01	0.74%	3.84%	8.85%	27.38%
BFS	68 Neutral	$765.81M	26.98	11.88%	7.89%	5.75%	-37.69%
Sector *	65 Neutral	$2.17B	12.19	3.79%	4.94%	3.15%	1.96%
SKT	65 Neutral	$3.94B	36.51	16.81%	3.36%	9.59%	8.34%
SITC	55 Neutral	$332.61M	11.52	2.46%	―	-69.63%	-95.99%
MAC	55 Neutral	$4.98B	-81.54	-18.43%	3.64%	8.06%	74.26%

SITE Centers Corporate Events

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.

SITE Centers Sells Retail Interests for $263.6 Million

On November 21, 2025, SITE Centers Corp. completed the sale of its interests in East Hanover Plaza, Southmont Plaza, and Stow Community Center to Haverford Retail Partners for $126.0 million. Additionally, the company sold its interest in Nassau Park Pavilion to B33 Nassau Park Pavilion III LLC for $137.6 million, using the proceeds to repay mortgage loans and related premiums.

SITE Centers Completes Due Diligence for Asset Sale

On September 30, 2025, SITE Centers Corp. completed the due diligence period for the sale of its interests in Nassau Park Pavilion, New Jersey, to B33 Nassau Park Pavilion III LLC for approximately $137.6 million. The sale, expected to close in the fourth quarter of 2025, involves a mortgage repayment with a make-whole premium of $7.6 million, and is subject to customary closing conditions.

SITE Centers Announces Expiration of Due Diligence Period

On September 22, 2025, SITE Centers Corp. announced the expiration of the general due diligence period under a Portfolio Purchase Agreement with Haverford Retail Partners. The agreement involves the sale of SITE Centers’ interests in three shopping centers for $126 million. The transaction, expected to close in the fourth quarter of 2025, includes conditions such as tenant estoppel letters and the absence of certain adverse events. This sale is part of SITE Centers’ strategic efforts to manage its portfolio and financial obligations, as two of the properties serve as collateral for mortgage debt.