vs
Side-by-side financial comparison of Masco (MAS) and Simon Property Group (SPG). Click either name above to swap in a different company.
Masco is the larger business by last-quarter revenue ($1.9B vs $1.8B, roughly 1.1× Simon Property Group). Simon Property Group runs the higher net margin — 197.6% vs 11.9%, a 185.7% gap on every dollar of revenue. On growth, Simon Property Group posted the faster year-over-year revenue change (13.2% vs 6.5%). Over the past eight quarters, Simon Property Group's revenue compounded faster (11.4% CAGR vs -4.2%).
Masco Corporation is an American manufacturer of products for the home improvement and new home construction markets. Comprising more than 20 companies, the Masco conglomerate operates nearly 60 manufacturing facilities in the United States and over 20 in other parts of the world. Since 1969 it trades on the NYSE. Under the leadership of Richard Manoogian, the company grew exponentially and subsequently joined the Fortune 500 list of largest U.S. corporations.
Simon Media Properties, LLC, doing business as Simon Property Group, Inc., is an American real estate investment trust that invests in shopping malls, outlet centers, and community/lifestyle centers. It is the largest owner of shopping malls in the United States and is headquartered in Indianapolis, Indiana. As of December 31, 2024, it owned interests in 232 properties.
MAS vs SPG — Head-to-Head
Income Statement — Q1 FY2026 vs Q4 FY2025
| Metric | | |
|---|---|---|
| Revenue | $1.9B | $1.8B |
| Net Profit | $228.0M | $3.5B |
| Gross Margin | 35.8% | — |
| Operating Margin | 16.5% | 49.7% |
| Net Margin | 11.9% | 197.6% |
| Revenue YoY | 6.5% | 13.2% |
| Net Profit YoY | 14.5% | 358.7% |
| EPS (diluted) | — | $9.34 |
Green = leading value per metric. Periods may differ when fiscal calendars don't align.
8-Quarter Revenue & Profit Trend
Side-by-side quarterly history. Quarters aligned by calendar period so offset fiscal years line up.
| Q1 26 | $1.9B | — | ||
| Q4 25 | $1.8B | $1.8B | ||
| Q3 25 | $1.9B | $1.6B | ||
| Q2 25 | $2.1B | $1.5B | ||
| Q1 25 | $1.8B | $1.5B | ||
| Q4 24 | $1.8B | $1.6B | ||
| Q3 24 | $2.0B | $1.5B | ||
| Q2 24 | $2.1B | $1.5B |
| Q1 26 | $228.0M | — | ||
| Q4 25 | $165.0M | $3.5B | ||
| Q3 25 | $189.0M | $702.7M | ||
| Q2 25 | $270.0M | $643.7M | ||
| Q1 25 | $186.0M | $477.9M | ||
| Q4 24 | $182.0M | $771.8M | ||
| Q3 24 | $167.0M | $546.7M | ||
| Q2 24 | $258.0M | $569.4M |
| Q1 26 | 35.8% | — | ||
| Q4 25 | 33.9% | — | ||
| Q3 25 | 34.2% | — | ||
| Q2 25 | 37.6% | — | ||
| Q1 25 | 35.8% | — | ||
| Q4 24 | 34.8% | — | ||
| Q3 24 | 36.6% | — | ||
| Q2 24 | 37.5% | — |
| Q1 26 | 16.5% | — | ||
| Q4 25 | 13.8% | 49.7% | ||
| Q3 25 | 15.8% | 50.8% | ||
| Q2 25 | 20.1% | 49.7% | ||
| Q1 25 | 15.9% | 49.4% | ||
| Q4 24 | 15.9% | 52.8% | ||
| Q3 24 | 18.0% | 51.9% | ||
| Q2 24 | 19.0% | 51.7% |
| Q1 26 | 11.9% | — | ||
| Q4 25 | 9.2% | 197.6% | ||
| Q3 25 | 9.9% | 43.9% | ||
| Q2 25 | 13.2% | 43.0% | ||
| Q1 25 | 10.3% | 32.4% | ||
| Q4 24 | 10.0% | 48.8% | ||
| Q3 24 | 8.4% | 36.9% | ||
| Q2 24 | 12.3% | 39.0% |
| Q1 26 | — | — | ||
| Q4 25 | $0.81 | $9.34 | ||
| Q3 25 | $0.90 | $1.86 | ||
| Q2 25 | $1.28 | $1.70 | ||
| Q1 25 | $0.87 | $1.27 | ||
| Q4 24 | $0.85 | $2.04 | ||
| Q3 24 | $0.77 | $1.46 | ||
| Q2 24 | $1.17 | $1.51 |
Balance Sheet & Financial Strength
Snapshot of each company's liquidity, leverage and book value from the latest quarter.
| Metric | | |
|---|---|---|
| Cash + ST InvestmentsLiquidity on hand | — | $823.1M |
| Total DebtLower is stronger | $2.9B | $28.4B |
| Stockholders' EquityBook value | $27.0M | $5.2B |
| Total Assets | $5.2B | $40.6B |
| Debt / EquityLower = less leverage | 109.07× | 5.46× |
8-quarter trend — quarters aligned by calendar period.
| Q1 26 | — | — | ||
| Q4 25 | $647.0M | $823.1M | ||
| Q3 25 | $559.0M | $1.6B | ||
| Q2 25 | $390.0M | $1.2B | ||
| Q1 25 | $377.0M | $1.4B | ||
| Q4 24 | $634.0M | $1.4B | ||
| Q3 24 | $646.0M | $2.5B | ||
| Q2 24 | $398.0M | $2.5B |
| Q1 26 | $2.9B | — | ||
| Q4 25 | $2.9B | $28.4B | ||
| Q3 25 | — | $25.8B | ||
| Q2 25 | — | $25.4B | ||
| Q1 25 | — | $24.8B | ||
| Q4 24 | $2.9B | $24.3B | ||
| Q3 24 | — | $25.4B | ||
| Q2 24 | — | $25.3B |
| Q1 26 | $27.0M | — | ||
| Q4 25 | $-185.0M | $5.2B | ||
| Q3 25 | $-78.0M | $2.3B | ||
| Q2 25 | $-84.0M | $2.5B | ||
| Q1 25 | $-254.0M | $2.6B | ||
| Q4 24 | $-279.0M | $2.9B | ||
| Q3 24 | $-88.0M | $2.7B | ||
| Q2 24 | $-26.0M | $2.9B |
| Q1 26 | $5.2B | — | ||
| Q4 25 | $5.2B | $40.6B | ||
| Q3 25 | $5.3B | $33.6B | ||
| Q2 25 | $5.3B | $33.3B | ||
| Q1 25 | $5.1B | $32.5B | ||
| Q4 24 | $5.0B | $32.4B | ||
| Q3 24 | $5.3B | $33.3B | ||
| Q2 24 | $5.4B | $33.4B |
| Q1 26 | 109.07× | — | ||
| Q4 25 | — | 5.46× | ||
| Q3 25 | — | 10.98× | ||
| Q2 25 | — | 10.36× | ||
| Q1 25 | — | 9.50× | ||
| Q4 24 | — | 8.25× | ||
| Q3 24 | — | 9.37× | ||
| Q2 24 | — | 8.59× |
Cash Flow & Capital Efficiency
How much cash each business actually produces after reinvestment. Cash flow is harder to manipulate than net income.
| Metric | | |
|---|---|---|
| Operating Cash FlowLast quarter | — | $1.2B |
| Free Cash FlowOCF − Capex | — | $948.8M |
| FCF MarginFCF / Revenue | — | 53.0% |
| Capex IntensityCapex / Revenue | 1.8% | 14.2% |
| Cash ConversionOCF / Net Profit | — | 0.34× |
| TTM Free Cash FlowTrailing 4 quarters | — | $3.2B |
8-quarter trend — quarters aligned by calendar period.
| Q1 26 | — | — | ||
| Q4 25 | $418.0M | $1.2B | ||
| Q3 25 | $456.0M | $890.3M | ||
| Q2 25 | $306.0M | $1.2B | ||
| Q1 25 | $-158.0M | $827.2M | ||
| Q4 24 | $407.0M | $1.1B | ||
| Q3 24 | $416.0M | $892.9M | ||
| Q2 24 | $346.0M | $1.1B |
| Q1 26 | — | — | ||
| Q4 25 | $371.0M | $948.8M | ||
| Q3 25 | $415.0M | $685.0M | ||
| Q2 25 | $270.0M | $971.3M | ||
| Q1 25 | $-190.0M | $597.0M | ||
| Q4 24 | $351.0M | $867.7M | ||
| Q3 24 | $378.0M | $706.5M | ||
| Q2 24 | $303.0M | $874.8M |
| Q1 26 | — | — | ||
| Q4 25 | 20.7% | 53.0% | ||
| Q3 25 | 21.6% | 42.8% | ||
| Q2 25 | 13.2% | 64.8% | ||
| Q1 25 | -10.5% | 40.5% | ||
| Q4 24 | 19.2% | 54.8% | ||
| Q3 24 | 19.1% | 47.7% | ||
| Q2 24 | 14.5% | 60.0% |
| Q1 26 | 1.8% | — | ||
| Q4 25 | 2.6% | 14.2% | ||
| Q3 25 | 2.1% | 12.8% | ||
| Q2 25 | 1.8% | 16.3% | ||
| Q1 25 | 1.8% | 15.6% | ||
| Q4 24 | 3.1% | 13.8% | ||
| Q3 24 | 1.9% | 12.6% | ||
| Q2 24 | 2.1% | 12.9% |
| Q1 26 | — | — | ||
| Q4 25 | 2.53× | 0.34× | ||
| Q3 25 | 2.41× | 1.27× | ||
| Q2 25 | 1.13× | 1.89× | ||
| Q1 25 | -0.85× | 1.73× | ||
| Q4 24 | 2.24× | 1.41× | ||
| Q3 24 | 2.49× | 1.63× | ||
| Q2 24 | 1.34× | 1.87× |
Financial Flow Comparison
Revenue → gross profit → operating profit → net profit for each company.
Revenue Breakdown by Segment
MAS
Segment breakdown not available.
SPG
| Real Estate Segment | $1.7B | 95% |
| Other | $86.3M | 5% |
