Federal Realty Investment Trust FRT SPX
Real Estate · REIT - Retail · United States
Federal Realty Investment Trust is a recognized leader in the ownership, operation and redevelopment of high-quality retail-based properties located primarily in major coastal markets and select underserved regions with strong economic and demographic fundamentals. Founded in 1962, Federal Realty's mission is to deliver long-term, sustainable growth through investing in communities where retail demand exceeds supply. This includes a portfolio of open-air shopping centers and mixed-use destinationssuch as Santana Row, Pike & Rose and Assembly Rowwhich together reflect the company's ability to create distinctive, high-performing environments that serve as vibrant destinations for their communities. As of December 31, 2025, Federal Realty's 104 properties include approximately 3,700 tenants in 28.8 million commercial square feet, and approximately 2,700 residential units. Federal Realty has increased its quarterly dividends to its shareholders for 58 consecutive years, the longest record in the REIT industry. The company is an S&P 500 index member, and its shares are traded on the NYSE under the symbol FRT. Federal Realty Investment Trust was incorporated in 1962 and is based in North Bethesda, United States.
READ MORE ›$119.63
+31.04% 1Y
Market & Price
Market Cap
$10.40B
Current Price
$119.63
High / Low (52W)
$121.06 / $87.65
Beta
0.93
Valuation
Stock P/E
20.73
Industry PE
26.58
Forward P/E
38.58
PEG Ratio
3.59
Book Value
$36.48
Price to Book
3.28
P/S
7.92
EV/EBITDA
18.61
Dividend Yield
3.78%
Profitability & Returns
ROCE
6.92%
ROE
14.78%
ROA
3.32%
Profit Margin
38.57%
Op Margin
34.12%
EPS (Latest Qtr)
$1.81
EPS (TTM)
$5.77
Balance Sheet & Liquidity
Debt/Equity
1.38
Quick Ratio
0.64
Current Ratio
0.66
Debt
$4.93B
Total Assets
$9.13B
Current Assets
$366.26M
Working Capital
$15.24M
Ownership
Promoter Holding
1.12%
Chg in Prom Hold
-
FII / Inst Holding
101.61%
Chg in FII Hold
-0.00%
Financial Snapshot
Enterprise Value
$15.56B
Total Revenue (TTM)
$1.31B
EBITDA
$836.09M
Free Cash Flow
$448.93M
Operating Cash Flow
$627.93M
Shares Outstanding
86.39M
Gross Margin
67.99%
Payout Ratio
77.82%
Growth (CAGR)
Revenue 5Y
5.98%
Profit 5Y
2.17%
Revenue (YoY)
10.30%
Earnings (YoY)
152.50%
PROS
- Excellent profit margin of 38.6%.
- Attractive dividend yield of 3.78%.
- Generates positive free cash flow.
- In a confirmed uptrend (50-DMA above 200-DMA).
CONS
No notable concerns flagged.
* The pros and cons are auto-generated from financial metrics.
Price Chart
Technical Trend
Computed from daily close history using EMA cross, slope, and RSI signals.
Note: intraday data is not stored locally. “Hourly” uses the most recent 10 daily candles as a short-term proxy.
Fundamental Growth
No fundamental data available for this stock.
Figures from the latest reported periods. CAGR is computed across the displayed window (quarterly CAGR is annualised assuming 4 quarters per year).
Peer comparison
Peer companies in the same sector (Real Estate).
| # | Name | CMP $ | P/E | Mkt Cap | Div Yld % | ROCE % | ROE % | Rev CAGR 5Y % | Profit CAGR 5Y % |
|---|---|---|---|---|---|---|---|---|---|
| 1 | FRT Federal Realty Investment Trust SPX | 119.63 | 20.73 | $10.40B | 3.78% | 6.92% | 14.78% | 5.98% | 2.17% |
| 2 | WELL Welltower Inc. SPX | 205.33 | 99.19 | $144.95B | 1.44% | 0.26% | 3.67% | 22.69% | 87.90% |
| 3 | PLD Prologis, Inc. SPX | 143.47 | 36.14 | $133.76B | 2.98% | 4.94% | 6.84% | 13.74% | -0.36% |
| 4 | EQIX Equinix, Inc. SPX | 1,068.04 | 74.07 | $105.33B | 1.84% | 5.61% | 10.06% | 8.27% | 24.18% |
| 5 | AMT American Tower Corporation SPX | 186.96 | 30.11 | $87.10B | 3.73% | 7.82% | 29.95% | 3.34% | 12.73% |
| 6 | SPG Simon Property Group, Inc. SPX | 204.91 | 14.25 | $77.86B | 4.29% | 17.44% | 113.59% | 6.35% | 29.32% |
| 7 | DLR Digital Realty Trust, Inc. SPX | 190.00 | 50.53 | $67.96B | 2.57% | 3.99% | 5.69% | 9.22% | 51.32% |
| 8 | O Realty Income Corporation SPX | 61.28 | 50.23 | $57.14B | 5.30% | 3.27% | 2.83% | 19.80% | 6.78% |
| 9 | PSA Public Storage SPX | 303.69 | 31.34 | $53.31B | 3.95% | 10.69% | 20.18% | 4.88% | -25.69% |
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Quarterly Results
Figures in USD.
| Metric | Jun 2015 | Sep 2015 | Dec 2015 | Mar 2016 | Jun 2016 | Sep 2016 | Dec 2016 | Mar 2017 | Jun 2017 | Sep 2017 | Dec 2017 | Mar 2018 | Jun 2018 | Sep 2018 | Dec 2018 | Mar 2019 | Jun 2019 | Sep 2019 | Dec 2019 | Mar 2020 | Jun 2020 | Sep 2020 | Mar 2021 | Jun 2021 | Sep 2021 | Mar 2022 | Jun 2022 | Sep 2022 | Mar 2023 | Jun 2023 | Sep 2023 | Mar 2024 | Jun 2024 | Sep 2024 | Dec 2024 | Mar 2025 | Jun 2025 | Sep 2025 | Dec 2025 | Mar 2026 |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Revenue | 181.46M | 185.25M | 192.51M | 198.34M | 197.98M | 201.16M | 204.11M | 207.39M | 208.05M | 217.95M | 223.96M | 225.41M | 224.90M | 229.75M | 235.38M | 232.23M | 230.47M | 233.95M | 239.15M | 231.56M | 176.23M | 208.20M | 218.16M | 231.62M | 247.28M | 256.77M | 264.10M | 273.45M | 273.06M | 280.68M | 286.60M | 291.32M | 296.05M | 303.63M | - | 309.15M | 311.52M | 322.25M | 336.05M | 341.08M |
| Cost of Revenue | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | 104.37M | 98.29M | 105.66M | 110.56M | 113.67M |
| Gross Profit | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | 204.78M | 213.23M | 216.59M | 225.48M | 227.42M |
| Operating Expenses | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | 97.82M | 86.99M | 105.93M | 109.84M | 111.14M |
| Operating Income | 76.20M | 75.92M | 75.91M | 76.92M | 80.14M | 80.46M | 83.48M | 81.54M | 83.09M | 84.50M | 83.16M | 89.46M | 93.87M | 93.47M | 84.84M | 91.09M | 109.58M | 94.02M | 176.22M | 85.74M | 48.30M | 3.69M | 82.80M | 78.86M | 85.57M | 85.98M | 93.60M | 191.73M | 95.81M | 101.80M | 100.08M | 100.19M | 157.01M | 105.83M | - | 106.96M | 126.24M | 110.67M | 115.64M | 116.27M |
| EBITDA | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | 196.00M | 293.80M | 206.40M | 278.92M | 309.40M |
| Interest Expense | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | 42.48M | 44.60M | 47.62M | 48.92M | 49.12M |
| Pretax Income | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | 66.58M | 159.96M | 64.50M | 132.62M | 161.07M |
| Tax Provision | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - |
| Net Income | 43.63M | 52.45M | 67.95M | 76.95M | 55.94M | 58.98M | 58.04M | 56.19M | 76.29M | 106.78M | 50.66M | 61.25M | 63.59M | 62.56M | 54.51M | 60.14M | 80.90M | 65.47M | 147.35M | 54.76M | 10.51M | -28.29M | 48.24M | 46.20M | 52.12M | 51.98M | 61.68M | 156.14M | 55.34M | 60.50M | 57.05M | 56.74M | 111.98M | 60.95M | - | 63.77M | 155.92M | 61.65M | 129.74M | 159.10M |
| Diluted EPS | 0.63 | 0.75 | 0.97 | 1.10 | 0.78 | 0.82 | 0.80 | 0.78 | 1.05 | 1.47 | 0.67 | 0.81 | 0.84 | 0.82 | 0.71 | 0.78 | 1.05 | 0.84 | 1.92 | 0.70 | 0.11 | -0.41 | 0.60 | 0.57 | 0.64 | 0.63 | 0.75 | 1.89 | 0.65 | 0.72 | 0.67 | 0.66 | 1.32 | 0.70 | - | 0.72 | 1.78 | 0.69 | 1.48 | 1.81 |
Profit & Loss (Annual)
Figures in USD.
| Metric | Dec 2008 | Dec 2009 | Dec 2010 | Dec 2011 | Dec 2012 | Dec 2013 | Dec 2014 | Dec 2015 | Dec 2016 | Dec 2017 | Dec 2018 | Dec 2019 | Dec 2020 | Dec 2021 | Dec 2022 | Dec 2023 | Dec 2024 | Dec 2025 |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Revenue | 519.61M | 528.57M | 541.80M | 551.10M | 605.79M | 637.41M | 686.09M | 744.01M | 801.59M | 857.35M | 915.44M | 935.79M | 835.49M | - | 1.07B | 1.13B | 1.20B | 1.28B |
| Cost of Revenue | - | - | - | - | - | - | - | - | - | - | - | - | - | - | 356.78M | 363.10M | 391.80M | 418.88M |
| Gross Profit | - | - | - | - | - | - | - | - | - | - | - | - | - | - | 717.60M | 769.06M | 810.65M | 860.09M |
| Operating Expenses | - | - | - | - | - | - | - | - | - | - | - | - | - | - | 355.05M | 372.47M | 392.34M | 400.58M |
| Operating Income | 217.25M | 209.53M | 229.22M | 226.46M | 253.86M | 254.16M | 271.04M | 300.15M | 321.00M | 410.21M | 361.64M | 470.91M | 289.52M | - | 362.55M | 396.59M | 418.32M | 459.51M |
| EBITDA | - | - | - | - | - | - | - | - | - | - | - | - | - | - | 835.06M | 736.79M | 822.41M | 975.10M |
| Interest Expense | - | - | - | - | - | - | - | - | - | - | - | - | - | - | 136.99M | 167.81M | 175.48M | 183.61M |
| Pretax Income | - | - | - | - | - | - | - | - | - | - | - | - | - | - | 395.66M | 247.22M | 304.33M | 423.65M |
| Tax Provision | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - |
| Net Income | 129.79M | 98.30M | 122.79M | 143.92M | 151.93M | 162.68M | 164.53M | 210.22M | 249.91M | 289.91M | 241.91M | 353.87M | 131.71M | - | 385.49M | 236.99M | 295.21M | 411.08M |
| Diluted EPS | 2.19 | 1.63 | 1.98 | 2.28 | 2.35 | 2.46 | 2.41 | 3.03 | 3.50 | 3.97 | 3.18 | 4.61 | 1.62 | - | 4.71 | 2.80 | 3.42 | 4.68 |
Compounded Sales Growth
| 5 Years: | 5.98% |
| 1 Year: | 10.30% |
Compounded Profit Growth
| 5 Years: | 2.17% |
| 1 Year: | 152.50% |
Stock Price Performance
| 1 Year: | +31.04% |
| 6 Months: | +24.30% |
| 3 Months: | +11.17% |
| 1 Month: | +8.15% |
Balance Sheet (Annual)
Figures in USD.
| Metric | Dec 2007 | Dec 2008 | Dec 2009 | Dec 2010 | Dec 2011 | Dec 2012 | Dec 2013 | Dec 2014 | Dec 2015 | Dec 2016 | Dec 2017 | Dec 2018 | Dec 2019 | Dec 2020 | Dec 2021 | Dec 2022 | Dec 2023 | Dec 2024 | Dec 2025 |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Total Assets | - | - | 3.22B | 3.16B | 3.67B | 3.90B | 4.22B | 4.55B | 4.90B | 5.42B | 6.28B | 6.29B | 6.79B | 7.61B | - | 8.23B | 8.44B | 8.52B | 9.13B |
| Current Assets | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | 292.66M | 461.75M | 361.63M | 366.26M |
| Cash & Equivalents | 50.69M | 15.22M | 135.39M | 15.80M | 67.81M | 36.99M | 88.93M | 47.95M | 21.05M | 23.37M | 15.19M | 64.09M | 127.43M | 798.33M | - | 85.56M | 250.82M | 123.41M | 107.42M |
| Inventory | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - |
| Receivables | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | 197.65M | 201.73M | 229.08M | 249.75M |
| Total Liabilities | - | - | 2.01B | 1.98B | 2.34B | 2.49B | 2.64B | 2.74B | 2.98B | 3.20B | 3.74B | 3.69B | 4.02B | 4.92B | - | 5.02B | 5.21B | 5.10B | 5.63B |
| Current Liabilities | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | 309.11M | 297.83M | 311.25M | 351.02M |
| Long Term Debt | - | - | - | - | 2.04B | 2.13B | 2.25B | 2.34B | 2.56B | 2.74B | 3.23B | 3.17B | 3.37B | 4.31B | - | 4.33B | 4.60B | 4.47B | 4.94B |
| Total Debt | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | 4.47B | 4.69B | 4.56B | 5.03B |
| Total Equity | - | - | 1.18B | 1.09B | 1.22B | 1.29B | 1.45B | 1.60B | 1.66B | 1.98B | 2.27B | 2.35B | 2.54B | 2.46B | - | 2.95B | 2.96B | 3.17B | 3.25B |
| Shares Outstanding | - | - | - | - | - | - | - | - | - | - | - | - | - | - | - | 81.34M | 82.78M | 85.67M | 86.27M |
Cash Flows (Annual)
Figures in USD.
| Metric | Dec 2008 | Dec 2009 | Dec 2010 | Dec 2011 | Dec 2012 | Dec 2013 | Dec 2014 | Dec 2015 | Dec 2016 | Dec 2017 | Dec 2018 | Dec 2019 | Dec 2020 | Dec 2021 | Dec 2022 | Dec 2023 | Dec 2024 | Dec 2025 |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Operating Cash Flow | 228.28M | 256.76M | 256.74M | 244.71M | 296.63M | 314.50M | 346.13M | 369.05M | 427.67M | 458.83M | 516.69M | 461.92M | 369.93M | - | 516.77M | 555.83M | 574.56M | 622.38M |
| Investing Cash Flow | -207.57M | -127.34M | -187.09M | -196.37M | -273.56M | -345.20M | -396.15M | -353.76M | -590.22M | -837.92M | -192.25M | -316.53M | -368.38M | - | -786.00M | -358.32M | -446.83M | -743.07M |
| Financing Cash Flow | -56.19M | -9.26M | -189.24M | 3.67M | -53.89M | 82.64M | 9.04M | -42.19M | 168.84M | 369.44M | -241.31M | -100.11M | 661.74M | - | 190.41M | -33.85M | -252.30M | 102.95M |
| Capital Expenditure | - | - | - | - | - | - | - | - | - | - | - | - | - | - | -416.70M | -311.12M | -246.76M | -291.34M |
| Free Cash Flow | - | - | - | - | - | - | - | - | - | - | - | - | - | - | 100.07M | 244.71M | 327.80M | 331.04M |
| Net Change in Cash | - | - | - | - | - | - | - | - | - | - | - | - | - | - | -78.81M | 163.66M | -124.56M | -17.74M |
Ratios (Annual)
Figures in %.
| Metric | Dec 2008 | Dec 2009 | Dec 2010 | Dec 2011 | Dec 2012 | Dec 2013 | Dec 2014 | Dec 2015 | Dec 2016 | Dec 2017 | Dec 2018 | Dec 2019 | Dec 2020 | Dec 2021 | Dec 2022 | Dec 2023 | Dec 2024 | Dec 2025 |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Gross Margin % | - | - | - | - | - | - | - | - | - | - | - | - | - | - | 66.8% | 67.9% | 67.4% | 67.2% |
| Operating Margin % | 41.8% | 39.6% | 42.3% | 41.1% | 41.9% | 39.9% | 39.5% | 40.3% | 40.0% | 47.8% | 39.5% | 50.3% | 34.7% | - | 33.7% | 35.0% | 34.8% | 35.9% |
| Net Margin % | 25.0% | 18.6% | 22.7% | 26.1% | 25.1% | 25.5% | 24.0% | 28.3% | 31.2% | 33.8% | 26.4% | 37.8% | 15.8% | - | 35.9% | 20.9% | 24.6% | 32.1% |
| ROE % | - | 8.3% | 11.2% | 11.8% | 11.8% | 11.2% | 10.3% | 12.6% | 12.6% | 12.8% | 10.3% | 14.0% | 5.3% | - | 13.0% | 8.0% | 9.3% | 12.7% |
| ROCE % | - | - | - | - | - | - | - | - | - | - | - | - | - | - | 4.6% | 4.9% | 5.1% | 5.2% |
Shareholding Pattern
Insiders
1.12%
Institutions
101.61%
Public Float
102.77%
Top Institutional Holders
| # | Holder | % Held | Shares | Value |
|---|---|---|---|---|
| 1 | Blackrock Inc. | 10.00% | 8.64M | $1.03B |
| 2 | Vanguard Portfolio Management LLC | 8.43% | 7.28M | $871.31M |
| 3 | State Street Corporation | 7.38% | 6.38M | $763.09M |
| 4 | Vanguard Capital Management LLC | 6.23% | 5.38M | $643.70M |
| 5 | Resolution Capital Ltd | 4.22% | 3.64M | $436.00M |
| 6 | Invesco Ltd. | 3.11% | 2.69M | $321.60M |
| 7 | Geode Capital Management, LLC | 2.65% | 2.29M | $274.24M |
| 8 | AQR Capital Management, LLC | 2.46% | 2.13M | $254.28M |
| 9 | ProShare Advisors, LLC | 1.89% | 1.63M | $194.84M |
| 10 | Northern Trust Corporation | 1.89% | 1.63M | $195.54M |
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