SLG

We rate SL GREEN REALTY CORP (SLG) as Avoid with a composite score of 31.5/100 at a current price of $36.79. The stock falls in the bottom quintile of our universe across key quantitative factors, and the multi-factor weakness suggests a high probability of continued underperformance.

The rating is primarily driven by strength in quality (41th percentile) and value (37th percentile), which together account for the majority of the composite score. Offsetting weakness in momentum (11th percentile) and stability (31th percentile) tempers our overall conviction. We assign a No Moat rating (38/100), High uncertainty, and Poor capital allocation.

Key items to watch: momentum to confirm whether the current price trend has legs; balance sheet deleveraging progress; the path to profitability. Any material change in these dynamics could warrant a reassessment of our rating. The moat trend is stable, which suggests the competitive landscape is stable for now.

SL GREEN REALTY CORP holds a top-quartile position (#0 of 50) within the Finance, Insurance, And Real Estate sector, based on our composite quantitative scoring across quality, value, momentum, and stability factors. The composite score of 31.5/100 places it at rank #4416 in our full 7,333-stock universe. At $4.2B in market capitalization, SL GREEN REALTY CORP is a mid-cap player in the Finance, Insurance, And Real Estate space, which limits certain scale advantages but may allow for more agile strategic execution.

Revenue is growing at 10%, though momentum at the 11th percentile suggests the market has not yet fully recognized this trajectory. This potential disconnect between fundamental improvement and market recognition could represent an opportunity for patient investors if the growth trend persists.

The margin cascade tells an important story: gross margins of 85% (+8.5pp vs sector) narrow to operating margins of 65% (+48.2pp vs sector) and net margins of -0.4%, yielding a gross-to-net conversion rate of -0%. The significant margin erosion from gross to net suggests elevated operating expenses, high interest costs, or other structural drags that warrant monitoring.

At a current price of $36.79, SL GREEN REALTY CORP is trading at a premium to fundamental value. Our value factor score of 37/100 reflects a composite assessment across multiple valuation metrics including price-to-earnings, price-to-book, EV/EBITDA, and price-to-sales ratios relative to both sector peers and the broader market. The premium valuation implies the market is pricing in significant future growth or quality improvements that are not yet fully reflected in current fundamentals.

The stock currently trades at a P/E of 30.2x (a 153% premium to the sector median of 11.9x), EV/EBITDA of 4.1x (discounted to peers), P/B of 0.7x, P/S of 2.8x. The above-sector P/E multiple suggests the market is pricing in superior growth or quality, which our analysis finds only partially justified by current fundamentals.

We assign a High uncertainty rating to SL GREEN REALTY CORP. Key risk factors include significant leverage (172% debt-to-equity), current negative profitability (net margin -0.4%), below-average price stability (31th percentile). The wide range of potential outcomes widens our fair value estimate and increases the possibility of permanent capital impairment. Investors considering this name should size positions accordingly and demand a meaningful margin of safety before initiating.

Specific risk factors that inform our assessment include: significant leverage (172% debt-to-equity); current negative profitability (net margin -0.4%); below-average price stability (31th percentile); the combination of leverage (172% D/E) and thin margins (-0.4% net) amplifies downside risk. Each of these factors independently widens the distribution of potential outcomes, and in combination they create a risk profile that demands careful position sizing. The stability factor at the 31th percentile and quality factor at the 41th percentile provide a quantitative summary of the overall risk landscape.

Key risk mitigants include: healthy gross margins of 85% provide a buffer against cost pressures; a 5.17% dividend yield anchors total return. These factors partially offset the identified risks and provide downside protection in adverse scenarios. On balance, the risk-reward profile warrants caution and disciplined position management.

We rate SL GREEN REALTY CORP's capital allocation as Poor. Key concerns include low returns on equity (-0.1%), elevated leverage (172% D/E), negative profitability, weak asset returns (ROA -0.0%). Exemplary capital allocators generate ROE above 20% and maintain conservative leverage — SL GREEN REALTY CORP significantly underperforms these benchmarks, raising questions about management's ability to create shareholder value.

Investors should scrutinize management's reinvestment decisions and balance sheet trajectory before committing capital. Poor capital allocation often compounds over time: overlevered balance sheets limit strategic flexibility, while low returns on capital destroy shareholder value. We would need to see sustained improvement in profitability metrics and balance sheet discipline before considering an upgrade.

In summary, SL GREEN REALTY CORP receives a Avoid rating with a composite score of 31.5/100 (rank #4416 of 7,333). Our quantitative framework assigns a No Moat (38/100, trend: stable), High uncertainty, and Poor capital allocation. The average factor score across quality, value, momentum, stability, and investment is 30/100.

Our analysis does not support a constructive view on SL GREEN REALTY CORP at this time. The combination of limited competitive advantages, high uncertainty, and poor capital allocation suggests unfavorable risk-reward at current levels. We recommend investors avoid new positions and existing holders consider reducing exposure.