SL GREEN REALTY REIT CORP (SLG)
Real Estate · Office REITs · NYSE
SL Green is New York City’s largest office landlord, managing a premier portfolio of Manhattan office properties and investment assets.
What SL GREEN REALTY REIT CORP does
SL Green Realty Corp. is a real estate investment trust (REIT) that primarily acquires, owns, manages, and develops commercial office properties in New York City. The company also engages in structured finance investments, including debt and preferred equity, and operates the SUMMIT One Vanderbilt observation deck. Its portfolio consists of Manhattan office buildings, retail assets, and residential units.
Themes: NYC commercial real estate, office REITs, urban redevelopment, mixed-use properties, real estate debt and lending
Fundamentals
- Price$48.94 as of 2026-10-08 close
- Market cap$3.5B as of 2026-04-29 (share count; price 2026-10-08)
- 1-year return-15.7% 2025-10-08 close $58.04 → 2026-10-08 close $48.94
- P/En/a negative earnings
- Net margin-9.7% FY2025, SEC XBRL
- ROE-2.5% FY2025, SEC XBRL
- Debt / equity1.51 as of 2026-09-02
- Revenue growth (YoY)+8.5% as of 2026-09-02
- Revenue CAGR (3y)+2.9% SEC XBRL
- Beta1.08 as of 2026-09-02
- Last reported earnings2026-07-23 SEC EDGAR Form 8-K (Item 2.02)
Dividend: yield +14.3%; 2-year non-decreasing per-share dividend streak (SEC XBRL).
How SLG compares in its sector
- net profit marginbottom 25% 154 covered Real Estate peers, as of 2026-09-02
- operating margintop 10% 96 covered Real Estate peers, as of 2026-09-02
- return on equitybottom 25% 158 covered Real Estate peers, as of 2026-09-02
- 3-year revenue CAGRmiddle range 155 covered Real Estate peers
- indicated dividend yieldtop 10% 140 covered Real Estate peers, as of 2026-09-02
Position among covered Real Estate companies that report each metric (minimum 5 peers). A relative position within our covered catalog — not a valuation, quality, or investment judgment. A higher percentile is simply a higher value (for P/E, more expensive on earnings — never "better"). Informational only.
Top 10 scores & list membership
SLG is not currently in any published Top 10 list. Its scores are below.
Top 10 score
48.0 #852 of 1,379 scored · #37 of 87 in Real Estate
Valuation 95th (price to book 1) and profitability 57th (operating margin 65%, return on equity -2.5%); weakest is financial health (22nd, debt to equity 1.5).
Scores as of 8 Oct 2026. Each bar is a percentile: how this company ranked against every company the score ranked, 0–100. A list is a published formula and its output, not a recommendation. Method version 4.
Dividend coverage (FY2025)
Exceeded at least one reported measure. In FY2025, SLG's dividend exceeded at least one reported measure of what it earned or generated (operating-cash-flow payout 293%). A payout above 100% in one year is not necessarily unsustainable, but it is not fully covered by that measure.
- Earnings payoutnot assessable earnings were not positive that year
- Operating-cash-flow payout293% dividends / operating cash flow — capital spending was not reported, so this does not subtract it
Coverage derived from reported SEC EDGAR XBRL figures for FY2025 (dividends paid vs. net income and free cash flow, same fiscal year). This describes PAST coverage for one fiscal year — it does not predict whether a dividend will be maintained, raised, or cut, and a one-year payout ratio can be distorted by non-recurring items. Informational only — not financial advice.
How SL GREEN REALTY REIT CORP looks technically
SL GREEN REALTY REIT CORP (SLG) is trading 5.0% above its 200-day average, the long-term trend line — a longer-term uptrend. Its 50-day average crossed above its 200-day average about 67 trading days ago — a "golden cross", a bullish long-term signal. A strong downtrend is in place — ADX, a 0–100 trend-strength gauge, is 37, with sellers in control. Momentum is neutral — its 14-day RSI (a 0–100 momentum gauge) is 38, neither overbought (above 70) nor oversold (below 30). It made a new 20-day low about 4 trading days ago. It is 18.6% below its highest point of the past year.
Trend
8
| Distance from the 200-day | it is trading 5.0% above its 200-day average, the long-term trend line — a longer-term uptrend | +5.0% |
|---|---|---|
| 50-day moving average | its average price over the last 50 trading days — a short-term trend line — is $53.68 | $53.68 |
| 200-day moving average | its average price over the last 200 trading days — the long-term trend line — is $46.61 | $46.61 |
| Swing structure | each recent peak has been higher than the one before it and each dip has been shallower — the pattern chart-watchers call an uptrend, which describes where price has already been and not where it goes next | higher highs and higher lows |
| Last swing turn | its last significant turn was a swing high 43 calendar days ago — the swings before that are what the structure reading is measured on | 43 sessions |
| Wave structure | its recent swings can be read as a completed three-part upward correction — a pullback in the A-B-C shape Elliott-wave chartists use; the labelling fails if price closes above 60.09. It is the only labelling that fits, and it describes the swings already printed, not what comes next. | possible three-wave upward correction, complete |
| Since the 50/200 cross | its 50-day average crossed above its 200-day average about 67 trading days ago — a "golden cross", a bullish long-term signal | 67 sessions |
| Trend strength (14-day ADX) | a strong downtrend is in place — ADX, a 0–100 trend-strength gauge, is 37, with sellers in control | 36.5 |
Momentum
3
| 14-day RSI | momentum is neutral — its 14-day RSI (a 0–100 momentum gauge) is 38, neither overbought (above 70) nor oversold (below 30) | 37.6 |
|---|---|---|
| Position in its 14-day range | it is trading in the lower half of its 14-day range ($47.29 to $53.33) — its "stochastic" reading is 27 out of 100, where 0 would mean closing exactly at the 14-session low and 100 exactly at the high. This measures WHERE the price sits inside its recent range, which is a different question from the RSI beside it: RSI is a momentum gauge, measuring how FAST the price has been moving, so a stock can drift quietly to the bottom of its range with an ordinary RSI, or fall sharply and still sit in the middle. It has been climbing within that range over the last few sessions. | 27.3 |
| Since the MACD crossed zero | MACD, a trend-momentum gauge, is in negative territory (momentum leaning bearish) | 29 sessions |
Range
12
| 52-week high | its highest closing price over the past year (about 252 trading days) was $60.09 | $60.09 |
|---|---|---|
| From the 52-week high | it is 18.6% below its 52-week high (its highest price of the past year) | -18.6% |
| Above the 52-week low | it is 40.7% above its 52-week low (its lowest price of the past year) | +40.7% |
| Below the 52-week high | it is 18.6% below its highest point of the past year | 18.6% |
| Since a 20-day breakout | it made a new 20-day low about 4 trading days ago | 4 sessions |
| Since a 55-day breakout | it made a new 55-day low about 4 trading days ago | 4 sessions |
| All-time high | its highest closing price on record is $158.86 (set on 2007-02-08) | $158.86 |
| Given back of the 52-week move | over the past year its closes ranged ($35.33 to $59.83), and it has given back roughly a third of its rise from last year’s low — 44% of it. Chart-watchers call 61.8%-65% given back the "golden pocket" — for this company that is $43.91 to $44.69. It is watched widely enough that orders cluster there, which is the honest reason it matters; it is not a forecast. | 44.5% |
| From the all-time high | it is 69.2% below its all-time high | -69.2% |
| Nearest price level | it is trading 1.4% below a resistance level at $49.60 — a price it turned at three times since 2025-11-05, most recently on 2026-07-22. Since 2024-10-08 it has 7 such levels below the current price and 12 above. Levels like these describe where the price has reversed or paused before; they are not a forecast of where it will go. | +1.4% |
| All-time low | its lowest closing price on record is $7.75 (set on 2008-11-21) | $7.75 |
| Above the all-time low | it is 531.5% above its all-time low | +531.5% |
Volatility
5
| Band width vs its own 6 months | day-to-day price swings are about average versus its own recent 6-month history | 43rd percentile |
|---|---|---|
| Typical daily range | in a typical session it travels about $1.61 between its high and its low — about 3.3% of its price. That is its "average true range" over the last 14 sessions, which also counts the distance from the previous close, so a day that opens well away from yesterday counts as the large move it was | $1.61 |
| Bollinger bands (20-day, ±2σ) | most of its recent trading has stayed between about $47.08 and $53.84 — the "Bollinger bands", a range drawn two standard deviations either side of its 20-day average price, which widens when the stock gets more volatile and narrows when it settles | $47.08 – $50.46 – $53.84 |
| Typical daily range (% of price) | its price moves about 3.3% in a typical session — about typical for the companies we cover. This is the average gap between a session's high and low over the last 14 sessions, counting overnight moves, expressed against the current price so it can be compared with companies trading at any price | 3.3% |
| Stretch from the 200-day average | it is trading 1.4 daily ranges above its 200-day average price (5.0% above it in plain percentage terms) — a way of asking how far it has stretched from its own average in units of how far it normally moves in a day, so a calm company and a jumpy one can be compared on the same scale | 1.4 daily ranges above its 200-day average |
Volume
1
| Volume vs its 30-day average | trading volume is about normal versus its 30-day average | 1.28× |
|---|
Analyst
2
| Change in the average price target | analysts' average price target is unchanged from the prior reading | 0.0% |
|---|---|---|
| Change in the consensus rating | the analyst consensus rating is unchanged since the prior reading | unchanged |
Candlestick patterns
1
| Since a doji | 5 sessions ago it opened and closed at almost the same price after trading through a wider range — a "doji", the classic picture of buyers and sellers finishing the session level | 5 sessions ago |
|---|
Price gaps
1
| Gap at the open | it opened on 2026-10-08 0.2% below the previous session's close — an overnight gap, the part of the move that happened while the market was shut, and traded back through that level before the close | -0.2% |
|---|
Price streaks
1
| Closing streak | it has closed higher 3 sessions in a row, a +1.94% move over the run — an unbroken run of up days, which describes what has already happened and says nothing about the next session | 3 sessions up |
|---|
Relative strength
4
| vs market, 1 month | over the past 1 month this stock lagged the market by 8.4 percentage points (the stock lost 7.3% while the market gained 1.0%) | -8.3% |
|---|---|---|
| vs market, 3 months | over the past 3 months this stock lagged the market by 2.6 percentage points (the stock gained 1.2% while the market gained 3.8%) | -2.6% |
| vs market, 6 months | over the past 6 months this stock beat the market by 15.8 percentage points (the stock gained 33.3% while the market gained 17.5%) | +15.8% |
| vs market, 12 months | over the past 12 months this stock lagged the market by 30.7 percentage points (the stock lost 15.7% while the market gained 15.0%) | -30.7% |
Signal agreement
2
| Bullish technical signals | 3 of the 9 technical signals we can compute for it are currently in a bullish state: a "golden cross" — its 50-day average is above its 200-day, trading above its 200-day average, outperforming the market over 6 months — these describe past price behaviour, not a forecast | 3 of 9 |
|---|---|---|
| Bearish technical signals | 3 of the 9 technical signals we can compute for it are currently in a bearish state: MACD momentum is negative, a strong downtrend, with sellers in control, trading below the Ichimoku cloud — these describe past price behaviour, not a forecast | 3 of 9 |
Trend (Ichimoku cloud)
1
| Vs the Ichimoku cloud | trading 9.2% below the Ichimoku cloud — a band drawn from where its own highs and lows sat up to 2026-09-01 and projected forward over today's price, the side traders read as an established downtrend, with the band above acting as the level that would have to be cleared. The band itself is moderate, spanning 5.4% of the share price. | -9.2% |
|---|
Volume-weighted price
2
| Vs this year’s average price paid | the price is 7% above the average price paid so far this year, so the typical buyer over that stretch is showing a gain. That average is $45.86 — a volume-weighted average of daily closes over 191 sessions, not a true tick-by-tick VWAP. | +6.7% |
|---|---|---|
| Vs the average paid since it last reported | the price is 9% below the average price paid since it last reported on 2026-07-23 (its 8-K), so the typical buyer over that stretch is under water. That average is $53.62 — a volume-weighted average of daily closes over 55 sessions, not a true tick-by-tick VWAP. | -8.7% |
Price levels it has turned at before
SLG last closed at $48.94 on 2026-10-08. Since 2024-10-08 it has turned at 7 prices below its last close and 12 above; the 3 nearest below and the 3 nearest above are listed, nearest first.
| Level | Side | Distance | Evidence |
|---|---|---|---|
| $49.60 | Resistance | 1.4% above the last close | turned there three times · 2025-11-05 to 2026-07-22 |
| $47.94 | Support | 2.0% below the last close | turned there twice · 2025-12-01 to 2026-07-13 |
| $50.80 | Resistance | 3.8% above the last close | turned there twice · 2025-04-30 to 2025-10-20 |
| $46.65 | Support | 4.7% below the last close | turned there twice · 2025-12-17 to 2026-05-07 |
| $52.28 | Resistance | 6.8% above the last close | turned there three times · 2025-08-11 to 2026-06-15 |
| $44.41 | Support | 9.3% below the last close | turned there twice · 2026-04-21 to 2026-06-03 |
A level is a price this company reversed or paused at more than once — they describe past behaviour, not a forecast of where the price will go.
Wave structure
Its recent swings can be read as a three-part upward correction — the A-B-C shape chartists use for a pullback — now complete.
This labelling fails — stops being a possible reading at all — if it closes above $60.09.
It is the only labelling that fits these swings, though its proportions are not the textbook ones.
This reading has stood for 23 trading days, since 2026-09-08.
Read from daily closes as of 2026-10-08.
An Elliott-wave count describes the swings already printed and the level that would disprove it. It is not a forecast, a target, or advice.
Screens: Trading above the 200-day moving average · beating the market · Under water since its last earnings report (below the anchored VWAP) · Trading below the Ichimoku cloud · Near a resistance level (pressing into a price that has capped it before) | Learn: moving average · golden cross · adx · rsi · breakout · fifty two week high low
Based on daily closing prices as of 2026-10-08. Describes past price behavior only — informational, not financial advice.
Analyst consensus
- Consensus ratingHold (2.53 mean, 1=Strong Buy…5=Strong Sell) — 17 analysts
- Mean price target$58.79 range $43.00 – $79.00; median $60.00
Analyst estimates, as of 2026-10-05. These are third-party analyst opinions and price targets, aggregated — not a recommendation, prediction, or advice from stocks-llm. Informational only.
Analyst EPS estimate for SLG
- Consensus EPS estimate-$3.82 next reporting period, as of 2026-10-05
- Estimate change, 30 days$0.00 from -$3.82, on 2026-08-31, 35-day window
- Readings revised upward0% of 8 comparable readings
The consensus estimate for the next reporting period, and how it has moved between readings of that SAME period. A change is measured only between readings estimating one period — when a company reports, the consensus moves to the next quarter and the two numbers are not comparable. Informational only, not a forecast and not advice.
Key risks (from latest filing)
["Exposure to the Manhattan commercial office market and concentration risk.","Sensitivity to interest rate fluctuations affecting debt financing and valuations.","Reliance on lease renewals and tenant credit quality in a competitive office market."]
What changed in the latest 10-Q
AI-assisted comparison of SLG's 10-Q filed 2026-05-01 against the prior one filed 2025-11-03.
Management's Discussion & Analysis (MD&A)
- Added:
- Reference to 2025 Annual Report on Form 10-K (instead of 2024) in newer filing dated 2026-05-01
- As of March 31, 2026 property portfolio data showing 17 Manhattan Office buildings (consolidated) vs. 16 in older filing
- As of March 31, 2026 showing 3 Retail consolidated properties vs. 2 in older filing
- As of March 31, 2026 showing 5 Development/Redevelopment properties vs. 2 in older filing
- As of March 31, 2026 showing 2 Manhattan Residential consolidated properties vs. 1 in older filing
- Detailed footnote (2) regarding 315 West 33rd Street building with 222,855 sq ft residential and 270,132 sq ft retail components in newer filing
- Additional footnote (3) regarding 7 Dey Street / 185 Broadway residential and retail condominium units classified as held for sale for $220.5 million in newer filing
- Reference to Note 4 'Property Dispositions and Properties Held for Sale' in newer filing
- Three properties managed by third parties encompassing 0.8 million square feet in newer filing
- Results of Operations comparison for three months ended March 31, 2026 vs. March 31, 2025 in newer filing
- Acquisition of Park Avenue Tower ($15.6 million) mentioned in rental revenue discussion
- Consolidation of 800 Third Avenue ($8.6 million) mentioned in rental revenue discussion
- Removed:
- Reference to 2024 Annual Report on Form 10-K (replaced with 2025)
- As of September 30, 2025 property portfolio data (replaced with March 31, 2026 data)
- 16 Manhattan Office buildings (consolidated) in older filing
- 2 Retail consolidated properties in older filing
- 2 Development/Redevelopment properties in older filing
- 1 Manhattan Residential consolidated property in older filing
- Suburban Office properties count of 7 (changed to 6 in newer)
- Total core portfolio of 28 consolidated properties (changed to 33 in newer)
- Alternative Strategy Portfolio count of 7 unconsolidated properties (changed to 5 in newer)
- One office building and one retail building managed by third party (0.4 million sq ft)
- Debt and preferred equity investments details ($171.4 million and $130.5 million)
- Results of Operations comparison for three months ended September 30, 2025 vs. September 30, 2024
- Consolidation of 100 Park Avenue and acquisition of 500 Park Avenue details
- Detailed leasing activity table for Manhattan portfolio
- Fee income removal from revenue line items (appears in newer but with different treatment)
- Reworded:
- Same-Store Properties definition changed to reflect 18 of 33 consolidated operating properties located in Manhattan (from 22 of 28 consolidated operating buildings)
- Acquisition Properties definition refined to include 'all non-Same-Store Properties' and clarify 'deconsolidated during the period'
- Disposed Properties definition changed to 'sold or partially sold' (from 'sold')
- Other definition clarified to include 'properties that were partially sold resulting in deconsolidation'
- Depreciable real estate reserves and impairments line changed from appearing in newer filing results
- Loan loss and other investment reserves line removed from newer filing
- Net loss presentation format changed in comparative results table
- Notes:
- Newer filing is for Q1 2026 (period ending March 31, 2026) while older filing is for Q3 2025 (period ending September 30, 2025), representing different reporting periods
- The newer filing text appears truncated at the 'Rental revenue' section and does not include complete leasing activity tables present in older filing
- Property portfolio changes reflect actual property acquisitions, consolidations, and dispositions between the two reporting dates rather than pure accounting changes
Risk Factors
The two filings could not be meaningfully compared for this section.
AI-assisted comparison of two SEC filing sections. It describes wording and theme changes only, makes no materiality, legal, or investment judgement, and is not financial advice. Informational only — not financial advice.
Insider activity (SEC Form 4)
0 open-market purchases and 3 open-market sales by insiders in the last 90 days, of which we have read Form 4 filings through 2026-10-04. The 5 days since 2026-10-04 have not been checked yet.
- Last 90 days · read to 2026-10-040 buys · 3 sells ($2M) — 1 selling insider
- Last 180 days · read to 2026-10-040 buys · 3 sells ($2M) — 1 selling insider
Activity heuristic: net selling (a transparent product heuristic from the counts above, not a prediction or advice)
Most recent open-market transaction: 2026-08-21. Based on Form 4 filings read through 2026-10-04; anything filed since is not yet included.
View full insider trading history → View SEC Form 3/4/5 filingsAsk about SLG's insider activity →
Only open-market purchases (SEC code P) and sales (code S) are counted here. Option exercises, vesting/awards, gifts, and shares withheld for taxes are excluded — they are compensation or mechanical, not open-market conviction. Sales may be planned and non-discretionary (e.g. a Rule 10b5-1 plan) and are not necessarily bearish; open-market buying is not a recommendation to buy. Informational only — not financial advice.
Short interest (FINRA)
SLG had 11,331,695 shares of reported short interest as of the 2026-09-15 FINRA settlement date (delayed, bi-monthly; not real-time).
SLG had 15.9% of its shares outstanding sold short as of the 2026-09-15 FINRA settlement date (percent of FLOAT would be higher — float is not disclosed in the source). FINRA reported 15.64 days to cover at the same settlement.
- Reported short interest (shares) 11,331,695
- Short interest (% of shares outstanding) 15.9%
- Prior settlement (shares) 10,804,090
- Reported change 4.88%
- Days to cover (reported) 15.64
Reported to FINRA as of the 2026-09-15 settlement date. Short interest is reported to FINRA and published on a delayed, bi-monthly schedule (as of a settlement date, disseminated roughly eight business days later) — it is NOT real-time, does not cover every venue or all US trading, and is not a short-squeeze prediction or investment advice. Days-to-cover is the value FINRA reports; percent of float is not shown because the source file carries no share-count denominator — where a percent appears it is of shares OUTSTANDING, the larger base, and is therefore a floor on percent of float. Informational only — not financial advice.
Competitors & peers
- Vornado Realty Trust (VNO)
- Empire State Realty Trust (ESRT)
- Boston Properties (BXP)
- Kilroy Realty (KRC)
- Hudson Pacific Properties (HPP)
- Douglas Emmett (DEI)
AI-enriched competitor set. Linked names are companies covered by stocks-llm; other named peers are shown for reference only.
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Frequently asked questions
What does SL GREEN REALTY REIT CORP (SLG) do?
SL Green Realty Corp. is a real estate investment trust (REIT) that primarily acquires, owns, manages, and develops commercial office properties in New York City. The company also engages in structured finance investments, including debt and preferred equity, and operates the SUMMIT One Vanderbilt observation deck. Its portfolio consists of Manhattan office buildings, retail assets, and residential units.
What sector is SL GREEN REALTY REIT CORP (SLG) in?
SL GREEN REALTY REIT CORP (SLG) is classified in the Real Estate sector. Its industry is Office REITs. It trades on NYSE.
Does SLG pay a dividend?
Yes — SL GREEN REALTY REIT CORP (SLG) pays a dividend, with an indicated yield of about 14.29% and 2-year non-decreasing per-share dividend streak (SEC EDGAR XBRL) (market data, as of 2026-09-02). Informational only — not financial advice.
Who are SL GREEN REALTY REIT CORP's (SLG) competitors?
Notable peers of SL GREEN REALTY REIT CORP (SLG) include Vornado Realty Trust, Empire State Realty Trust, Boston Properties, Kilroy Realty and Hudson Pacific Properties. This peer set is informational only — not financial advice.
Is SL GREEN REALTY REIT CORP (SLG) overbought or oversold right now?
SL GREEN REALTY REIT CORP (SLG) is currently neither overbought nor oversold — its 14-day RSI (a 0–100 momentum gauge) is 38, in the neutral middle (as of 2026-10-08). RSI describes recent price momentum, not a forecast — informational only, not financial advice.
Where does stocks-llm's data on SLG come from?
Fundamentals come from SEC XBRL company filings for the figures marked with a fiscal year, and market data, as of 2026-09-02 for the rest; prices are market data, as of 2026-09-02; company filings and profile facts come from SEC EDGAR. All figures are delayed daily-close data shown with their as-of date — informational only, not financial advice.
Fundamentals: SEC XBRL company filings for the figures marked with a fiscal year, and market data, as of 2026-09-02 for the rest. Filings: SEC EDGAR. Prices are delayed daily-close data.
Last updated 2026-10-08.
Informational only — NOT financial advice. All figures are delayed daily-close data from SEC EDGAR & market data, shown with their as-of date.