Financial Data and Key Metrics Changes - Real estate FFO was $2.95 per share in Q1 2025, compared to $2.91 in the prior year, indicating a slight increase [7] - Domestic NOI increased by 3.4% year over year, while portfolio NOI, including international properties at constant currency, grew by 3.6% for the quarter [9] - First quarter funds from operation were $1 billion or $2.67 per share, down from $1.33 billion or $3.56 per share last year, primarily due to prior year gains from asset sales [9][10] Business Line Data and Key Metrics Changes - The company signed 1,300 leases for over 5.1 million square feet in the quarter, with approximately 25% being new deals [8] - Mall and premium outlet occupancy at the end of the quarter was 95.9%, an increase of 40 basis points year over year, while mills occupancy was 98.4%, up 70 basis points [8] - Average base minimum rents for malls and outlets increased by 2.4% year over year, with mills increasing by 3.9% [9] Market Data and Key Metrics Changes - Retailer sales per square foot for the quarter was $7.33, with occupancy costs at 13.1% [9] - Traffic through the quarter was slightly down, but year-to-date through April, it was up, indicating resilience in consumer behavior [33] Company Strategy and Development Direction - The company completed the acquisition of luxury outlet malls in Italy and opened a new outlet in Jakarta, Indonesia, enhancing its retail real estate platform [5] - Development projects underway totaled a net cost of $944 million with a blended yield of 9%, with expectations to begin construction on additional projects soon [11] - The company announced a dividend of $2.1 per share for Q2, a year-over-year increase of 5% [12] Management's Comments on Operating Environment and Future Outlook - Management expressed optimism about the current economic environment, noting strong demand for retail space despite macroeconomic uncertainties [22] - The company reaffirmed its full-year 2025 real estate FFO guidance range of $12.4 to $12.65 per share, reflecting cautious optimism amid tariff uncertainties [13] - Management highlighted that while sales were relatively flat, they expect to land within original guidance due to inventory levels potentially being affected by tariffs [21] Other Important Information - The company completed 12 secured loan transactions totaling approximately $2.6 billion, with a weighted average interest rate of 5.73% [12] - The company is maintaining a cautious approach to capital allocation, with a focus on long-term decisions amid macroeconomic uncertainty [78] Q&A Session Summary Question: Impact of tariffs on leasing - Management noted that only one European retailer was affected by tariffs, and overall demand remains strong [17][22] Question: Retailers' inventory levels and sales trends - Management indicated that retailers have about a month to decide on inventory from China, with some reducing exposure to Chinese goods [35][36] Question: Changes in approach to tenant negotiations - Management stated that it is business as usual, with strong demand and constrained supply, despite some retailers facing challenges [41] Question: Performance of Forever 21 spaces - Over half of the Forever 21 spaces have been leased, with expectations to double the rent over the next two years [48][50] Question: Consumer sentiment and sales outlook - Management believes consumer sentiment is currently stable, but there is caution regarding tourism and its impact on sales [58][59] Question: OPI performance and tariff impacts - OPI showed improvement, with expectations for positive EBITDA despite tariff uncertainties [72] Question: Macroeconomic uncertainty and capital plans - Management confirmed a cautious approach to capital plans, with ongoing development projects but careful consideration of costs [78][80] Question: Trends in luxury tenants - Luxury tenants are performing well, with no significant pullback in leasing demand noted [120]

Core Viewpoint - The article compares two prominent retail REITs, Realty Income Corporation and Simon Property Group, focusing on their investment cases, portfolio strengths, dividend reliability, balance sheets, and long-term outlooks [2][23]. Realty Income Corporation - Realty Income's business model is centered on triple-net lease properties, primarily occupied by essential retail tenants, ensuring predictable and low-risk income streams [3][4]. - As of December 31, 2024, Realty Income owns 15,621 properties across the U.S., U.K., and six other European countries, emphasizing investment-grade tenants [3]. - The company anticipates a full-year 2025 investment volume of approximately $4 billion, with a total addressable market for net lease real estate investments in the U.S. estimated at $5.4 trillion and $8.5 trillion in Europe [5]. - Realty Income maintains a strong balance sheet with A3/A- credit ratings, $3.7 billion in liquidity, and a fixed charge coverage ratio of 4.7, indicating conservative financial management [6]. - The company has a robust dividend history, with 30 consecutive years of rising dividends and a compound average annual dividend growth of 4.3% since 1994 [7]. - However, challenges such as tenant bankruptcies and rising bad debt provisions may impact rent growth and overall performance [8]. Simon Property Group - Simon Property Group operates over 200 properties, primarily Class A malls and outlet centers, benefiting from strong relationships with top-tier retailers [9][12]. - The company adopts a proactive approach by redeveloping underperforming malls and investing directly in retailers, positioning itself for growth as brick-and-mortar retail evolves [11]. - Simon Property has a solid A credit rating and exited Q4 2024 with $10.1 billion in liquidity, including $2 billion in cash and $8.1 billion in available capacity under revolving credit facilities [12]. - The company has resumed dividend hikes after a pandemic-related cut, with a recent increase of 2.4% to $2.10 per share, reflecting confidence in its financial health [13]. - Despite the challenges posed by online shopping and macroeconomic uncertainties, Simon Property's strong cash flows and creative reinvestment strategies position it well for future growth [14][24]. Comparative Estimates - Realty Income's 2025 sales and funds from operations (FFO) per share are expected to grow by 5.85% and 2.39%, respectively, although FFO estimates have been trending downward [15]. - Simon Property's 2025 sales are projected to grow by 2.58%, but FFO per share is expected to decline by 3.46%, with recent estimates trending upward [16]. Price Performance and Valuation - Year-to-date, Realty Income shares have increased by 3.4%, while Simon Property's stock has decreased by 13.9%, compared to a decline of 11.7% in the Zacks REIT and Equity Trust - Retail industry [19]. - Realty Income is trading at a forward price-to-FFO of 12.78X, close to its one-year median, while Simon Property is at 11.72X, below its one-year median [21]. Conclusion - Realty Income is viewed as a reliable choice for income-focused investors due to its essential retail portfolio and strong balance sheet, justifying its premium valuation [23]. - Simon Property Group offers a more compelling opportunity for value-oriented investors, with its attractive valuation and potential for growth, making it a smarter buy for those with a longer investment horizon [24].