Kite Realty Group Trust

KRG · NYSE · Real Estate · Financials, fiscal 2016 to 2025

KRG · Last close · October 26, 2026

$24.66

Kite Realty Group Trust's revenue rose 0.8% to $844 million in fiscal 2025. Its net margin was 35.4%, up from 0.5% a year earlier. Free cash flow was $278 million, down 0.3%. It paid out $238 million in dividends and buybacks, 86% of free cash flow. The diluted share count fell 0.6%.

KITE REALTY GROUP TRUST Latest fiscal year ended December 31, 2025 10-K filed February 17, 2026 · 0001286043-26-000009 Updated October 17, 2026

Revenue

$844M

0.8%

Net margin

35.4%

34.9 pts

Net income

$299M

7236.4%

Free cash flow

$278M

0.3%

Return on capital

7.1%

5.4 pts

Market cap

$5.0B

Oct 26 close

P/E

15.3x

On $1.61 EPS, 4 qtrs

Net margin is net income as a share of revenue. Free cash flow is cash from operations minus capital spending. Return on capital is after-tax operating income as a share of the money invested in the business: debt plus equity, minus cash. Market cap is the last closing share price times the latest diluted share count, so it is approximate. P/E is the last close divided by diluted earnings per share over the last four quarters, or the latest fiscal year where the quarters aren't available; there is none when the company made a loss.

About these figures. Kite Realty's 2025 income statement has no operating income line, so operating margin is left blank for that year.

Charts show fiscal years, from the 10-K filings.

Revenue and margins

Revenue

US$ billions, fiscal years

Margins

Percent of revenue

GrossOperatingNetFree cash flow

Net income and earnings per share

From fiscal 2016 to 2025, earnings per share grew 72.7% a year and net income 84.6% a year, as new shares raised the share count by 162% and diluted each share's earnings.

Net income

US$ billions, fiscal years; loss years in red.

Diluted earnings per share

US$ per share, fiscal years, restated for any stock splits; loss years in red.

Returns on capital

Return on capital and on equity

Percent. Return on capital is after-tax operating income over the money invested in the business (debt plus equity, minus cash); return on equity is net income over shareholders' equity. Both use the average of opening and closing balances.

Return on capitalReturn on equity

Cash flow

Free cash flow

US$ billions. Cash from operations minus capital expenditure; negative years in red.

Payouts and share count

Dividends and buybacks

US$ billions, cash paid in each fiscal year

DividendsShare buybacks

Diluted share count

Weighted-average diluted shares, millions

Valuation

Two ways to value Kite Realty Group Trust yourself, both starting from its filings: a discounted cash flow model and the price-to-earnings method.

Discounted cash flow (DCF)

A discounted cash flow (DCF) model values a business as the cash it may generate in future, discounted back to today. The starting figures come from Kite Realty Group Trust's 10-K (or, for net cash and shares, its latest 10-Q) and the assumptions are yours: start from one of three example scenarios, then change any figure to see what it implies for a share, and how that compares with the last share price.

Value per share on three example scenarios, from Kite Realty Group Trust's fiscal 2025 free cash flow of $278M, net cash of −$3.0B at December 31, 2025 and 218 million diluted shares, from its filings. The scenarios are fitted to Kite Realty Group Trust: the base scenario's growth in years 1 to 5 is its revenue growth over the last 3 years, 1.7% a year; the cautious and optimistic ones are lower and higher, and growth in years 6 to 10 is halfway to the long-run rate. The base scenario's discount rate is 11%: 9% for a business of moderate risk (Retail REITs), plus 1 point as a smaller company, worth $5.0B, plus 1 point for unsteady results (a loss in fiscal 2022); the cautious and optimistic ones use a point more and a point less. Select one to load it into the calculator. These are the model's arithmetic on those assumptions, not a forecast or a price target. A negative value means Kite Realty Group Trust's net debt is larger than what that scenario's cash flows are worth today.

From the filings

Starting free cash flow, US$ millions

Cash from operations minus capital spending in fiscal 2025.

Net cash, US$ millions

Cash and short-term investments minus debt and finance leases at December 31, 2025. Negative means net debt.

Diluted shares, millions

Weighted-average diluted shares in fiscal 2025.

Your assumptions

Start from

Fitted to Kite Realty Group Trust's own revenue growth, as above. Cautious: growth of -0.5% then 1% a year, 2% after year 10, a 12% discount rate. Base: growth of 1.5% then 2% a year, 2.5% after year 10, a 11% discount rate. Optimistic: growth of 3.5% then 3% a year, 3% after year 10, a 10% discount rate.

Free cash flow growth, years 1 to 5 (% a year)

Free cash flow growth, years 6 to 10 (% a year)

Growth after year 10 (% a year)Long-run growth forever after year 10. Usually close to inflation, and always below the discount rate.

Discount rate (% a year)The yearly return an investor wants for the risk. A higher rate gives a lower value.

Value per share on these assumptions

—

Last close, October 26, 2026: $24.66
Value on these assumptions, against the last close: —

Cash flows in years 1 to 10, valued today: —
Everything after year 10, valued today: —
Plus net cash: —
Share of value from after year 10: —

Projected free cash flow

US$ billions. Each column is one year's projected free cash flow, split into what it is worth today and the part removed by discounting.

Value todayRemoved by discounting

How the value changes with two assumptions

Value per share in US$, with the growth rates above. The highlighted cell matches the current assumptions.

How the model works. Free cash flow grows at the first rate for five years and the second rate for five more, and each year is discounted at the discount rate. Everything after year 10 is valued as year-10 cash flow × (1 + growth after year 10) ÷ (discount rate − growth after year 10), discounted back ten years. Net cash is added and the total is divided by diluted shares. The result depends entirely on the assumptions. It is not a forecast, a price target or a recommendation. The last close is the consolidated US closing price, from Databento.

Price-to-earnings (P/E) method

Another common way to value a company is to multiply its earnings per share by a price-to-earnings (P/E) multiple: the number of years of today's earnings an investor pays for a share. A higher multiple usually means investors expect earnings to grow. Choose a multiple, for example from similar companies, to see the value it gives.

Value per share on three example scenarios, from Kite Realty Group Trust's earnings per share of $1.61 (over the last four quarters). Each grows earnings for a year at the cash flow scenarios' rates and applies a multiple to next year's earnings: 20.4×, the middle of Kite Realty Group Trust's own P/E today, its peers' median and its sector's median (its peers' median) for the base scenario, 20% less and more for the cautious and optimistic ones. The price is brought back a year at 12%, 11% and 10%. Select one to load it into the calculator. These are the model's arithmetic on those assumptions, not a forecast or a price target.

Earnings per share, US$

Diluted earnings per share over the four quarters to June 30, 2026, from the 10-Qs and 10-K.

P/E multiple

P/E today is the last close divided by the latest earnings per share, the four quarters' where available. Peers: NNN Reit, Agree Realty, Federal Realty Investment Trust, Brixmor Property Group.

Earnings growth in the years ahead (% a year) Starts at Kite Realty Group Trust's revenue growth over the last 3 years, 1.7% a year, as the base scenario does.

Earnings per share in the years ahead, US$

Year 1Year 2Year 3Year 4Year 5

Type your own estimate for any year; the years after it carry on at the growth rate.

Apply the multiple to earnings

A multiple on a future year's earnings gives the price then, brought back to today at the discount rate below.

Discount rate (% a year) The yearly return an investor wants for the risk, as in the cash flow model.

Value per share today at this multiple

—

Last close, October 26, 2026: $24.66
Value at this multiple, against the last close: —
Kite Realty Group Trust's P/E at the last close: 15.3×

Company	Last close	Earnings per share	P/E today
Agree RealtyADC	$67.39	$1.94	34.7×
Brixmor Property GroupBRX	$28.12	$1.37	20.5×
NNN ReitNNN	$42.03	$2.07	20.3×
Federal Realty Investment TrustFRT	$109.23	$5.76	19.0×
Kite Realty Group TrustKRG	$24.66	$1.61	15.3×

How the P/E method works. Value per share is earnings per share times the multiple. On a future year's earnings, that gives the price in that year, which is brought back to today at the discount rate: price ÷ (1 + discount rate) for each year ahead. It is quick and easy to compare across companies, but it ignores debt and cash, and earnings can swing with one-off gains and charges, so a multiple says most about steady, profitable businesses. Like the cash flow model, the result depends entirely on the assumptions you choose. It is not a forecast, a price target or a recommendation.

Balance sheet

Fiscal year end	FY21	FY22	FY23	FY24	FY25
Cash and short-term investments	218	116	36	478	37
Debt incl. finance leases	3,151	3,010	2,829	3,227	3,026
Net debt (negative means net cash)	2,933	2,894	2,793	2,749	2,989
Net debt to EBITDA	16.1x	5.1x	4.8x	5.4x	3.7x
Debt to equity	0.8x	0.8x	0.8x	1.0x	1.0x
Interest coverage	−0.4x	0.9x	1.4x	0.9x	3.3x
Current ratio	—	—	—	—	—
Quick ratio	—	—	—	—	—

US$ millions unless stated, at each fiscal year end. Net debt to EBITDA is debt minus cash, divided by operating income before depreciation and amortization: roughly how many years of those earnings the net debt equals. Debt to equity is debt as a multiple of shareholders' equity. Interest coverage is operating income divided by interest expense. The current ratio is current assets over current liabilities; the quick ratio leaves out inventory.

Insider trades

Over the 12 months between October 27, 2025 and October 26, 2026, no insider bought Kite Realty Group Trust shares on the open market, and 2 insiders sold $362,764.

Date	Insider	Trade	Shares	Price	Value	Filing
May 26, 2026	Steven P GrimesDirector	Sold	5,922	$27.25	$161,374	Form 4
Feb 26, 2026	Charles H WurtzebachDirector	Sold	7,722	$26.08	$201,390	Form 4

Open-market purchases and sales by officers, directors and 10% owners, from their Form 4 filings with the SEC: one row per person, day and filing, at the day's average price. Grants, option exercises and shares withheld for tax aren't counted. Insiders buy and sell for many reasons, such as taxes, spreading their savings or a plan set up months earlier, so a trade on its own says little about where a company is heading. For information only, not investment advice. Insider trades at all companies

Piotroski F-score

The F-score counts how many of nine simple tests of profitability, funding and efficiency a company passed in a year (Piotroski, 2000). The more tests passed, the stronger the year: 8 or 9 is strong, 0 to 2 weak. Companies that report no gross profit are scored on the other eight.

Test	FY23	FY24	FY25
Net income is positive	Pass	Pass	Pass
Cash from operations is positive	Pass	Pass	Pass
Return on assets rose	Pass	Fail	Pass
Cash from operations exceeds net income	Pass	Pass	Pass
Debt fell relative to assets	Pass	Fail	Pass
Current ratio rose	—	—	—
Share count didn't rise	Fail	Pass	Pass
Gross margin rose	—	—	—
Revenue rose relative to assets	Pass	Pass	Fail
F-score	—	—	—
Accruals ratio	−4.9%	−5.9%	−1.9%

The accruals ratio is net income minus cash from operations, over average total assets.

Compare

Put Kite Realty Group Trust side by side with any other company we cover: revenue, growth, margins, cash flow and returns, with ten years of charts.

Similar companies

Company	Year	Revenue growth	Operating margin	Free cash flow margin	Return on capital	Net debt to EBITDA	F-score	Compare
Kite Realty Group Trust	FY25	0.8%	—	32.9%	7.1%	3.7x	—
NNN Reit	FY25	6.5%	63.6%	—	—	—	—	Compare
Agree Realty	FY25	16.4%	47.4%	70.2%	—	—	—	Compare
Federal Realty Investment Trust	FY25	6.4%	47.1%	—	6.0%	5.0x	—	Compare
Brixmor Property Group	FY25	6.7%	—	—	—	—	—	Compare

Each company's latest fiscal year. Fiscal years end in different months, so the periods don't line up exactly. Free cash flow margin is free cash flow as a share of revenue. Net debt to EBITDA is explained under the balance sheet, and the F-score above.

10 years of figures

Fiscal year	FY16	FY17	FY18	FY19	FY20	FY21	FY22	FY23	FY24	FY25
Income statement
Revenue	354	359	354	315	267	373	802	821	838	844
Revenue growth	—	1.3%	−1.3%	−11.0%	−15.4%	40.0%	114.8%	2.4%	2.0%	0.8%
Gross profit	—	—	—	—	—	—	—	—	—	—
Research and development	—	—	—	—	—	—	—	—	—	—
Operating income	70	80	21	72	35	−22	92	152	111	—
Net income	1	12	−47	−0	−16	−81	−13	48	4	299
Diluted EPS (US$)	0.01	0.14	−0.56	−0.01	−0.19	−0.73	−0.06	0.22	0.02	1.37
Diluted shares (millions)	84	84	84	84	84	111	219	220	220	218
Cash flow
Cash from operations	155	155	154	138	96	100	379	395	419	430
Capital expenditure	95	72	59	53	38	57	158	145	140	152
Free cash flow	61	82	95	85	57	43	221	250	279	278
Dividends paid	95	101	106	133	38	58	180	210	222	236
Share buybacks	1	1	0	0	1	15	2	1	1	1
Acquisitions	0	0	0	0	0	0	0	0	0	0
Stock-based compensation	5	6	5	5	6	7	10	10	11	11
Balance sheet at fiscal year end
Cash and short-term investments	20	24	35	31	44	218	116	36	478	37
Debt incl. finance leases	1,731	1,699	1,543	1,147	1,171	3,151	3,010	2,829	3,227	3,026
Total assets	3,656	3,512	3,172	2,649	2,608	7,640	7,342	6,944	7,092	6,664
Total liabilities	1,924	1,874	1,713	1,307	1,334	3,657	3,516	3,300	3,680	3,473
Shareholders' equity	1,644	1,565	1,413	1,289	1,231	3,922	3,766	3,568	3,312	3,074
Margins and ratios
Gross margin	—	—	—	—	—	—	—	—	—	—
Operating margin	19.7%	22.3%	5.9%	22.8%	13.1%	−5.8%	11.4%	18.5%	13.3%	—
Net margin	0.3%	3.3%	−13.2%	−0.2%	−6.1%	−21.6%	−1.6%	5.8%	0.5%	35.4%
Free cash flow margin	17.2%	22.9%	26.8%	26.9%	21.5%	11.5%	27.5%	30.4%	33.3%	32.9%
Return on capital	1.2%	2.4%	0.5%	2.1%	1.2%	−0.4%	1.1%	2.3%	1.7%	7.1%
Return on equity	0.1%	0.7%	−3.1%	−0.0%	−1.3%	−3.1%	−0.3%	1.3%	0.1%	9.3%
Return on assets	0.0%	0.3%	−1.4%	−0.0%	−0.6%	−1.6%	−0.2%	0.7%	0.1%	4.3%
Net debt to EBITDA	24.6x	6.7x	8.7x	5.5x	6.9x	16.1x	5.1x	4.8x	5.4x	3.7x

US$ millions unless stated. Where a later 10-K restated a year, the latest filed figure is shown. Download all figures (CSV, US$ millions)

Source: Kite Realty Group Trust's Form 10-K filings, from SEC EDGAR. For information only, not investment advice. The Filing Desk is not affiliated with Kite Realty Group Trust.