8-KEarnings & ResultsRegulation FDExhibits & Filings

SIMON PROPERTY GROUP INC. 8-K Report, Financial Results (Feb 2, 2026)

Filed February 2, 2026For Securities:SPGSPG-PJ

Summary

Simon Property Group, Inc. (SPG) has filed a Current Report on Form 8-K on February 2, 2026, to furnish an earnings release and supplemental financial and operating information for the quarter ended December 31, 2025. While the filing does not contain new financial statements, it directs investors to Exhibit 99.1, which includes key performance indicators such as Funds from Operations (FFO) and Net Operating Income (NOI). These non-GAAP measures are standard in the REIT industry and are presented to offer a more granular view of SPG's operational performance and facilitate comparisons with peers. Investors should note that the press release and supplemental information are furnished, not filed, and therefore will not be automatically incorporated into future SEC filings. The company emphasizes that these non-GAAP measures, while useful, should be considered alongside GAAP measures like net income and cash flows. Reconciliations to the most comparable GAAP measures are provided within the furnished exhibit.

Key Highlights

  • 1Simon Property Group (SPG) released its earnings and supplemental information for the quarter ended December 31, 2025.
  • 2The 8-K filing primarily serves to furnish an earnings press release (Exhibit 99.1) and supplemental data.
  • 3Key non-GAAP financial metrics, including Funds from Operations (FFO) and Net Operating Income (NOI), are presented.
  • 4SPG highlights that FFO and NOI are standard performance measures in the REIT industry, providing insights into operational performance and peer comparisons.
  • 5The company uses FFO and NOI internally for portfolio performance monitoring.
  • 6Investors are reminded that these non-GAAP measures are not substitutes for GAAP measures like net income or cash flows.
  • 7Reconciliations of non-GAAP measures to their comparable GAAP equivalents are available in the furnished exhibit.

Frequently Asked Questions

The main purpose of this 8-K filing is to publicly furnish Simon Property Group's earnings press release and supplemental financial and operating information for the quarter ended December 31, 2025. It makes these materials readily available to investors and the public.

FFO and NOI are key non-GAAP financial performance measures commonly used in the Real Estate Investment Trust (REIT) industry. SPG highlights them because they are considered standard metrics that provide investors with additional insights into the company's operational performance and allow for better comparison with other REITs. SPG also uses these metrics internally to track its portfolio's performance.

No, investors should not rely solely on FFO and NOI. While these non-GAAP measures offer valuable operational insights, SPG states that they should not be considered as alternatives to GAAP measures like net income (for operating performance) or cash flows (for liquidity). The company provides reconciliations to the most comparable GAAP measures in the furnished exhibit for a comprehensive view.

No, the information presented in this 8-K filing, particularly the furnished press release and supplemental data, is not being filed with the SEC. Therefore, it will not be automatically incorporated by reference into any future SEC filings under the Securities Act of 1933, as amended, or the Securities Exchange Act of 1934, as amended, unless explicitly stated otherwise in a future filing.