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Federal Realty Investment Trust FRT SPX

Real Estate · REIT - Retail · United States
https://www.federalrealty.com
Company Profile ↓
$122.24
+34.29% 1Y
Mkt Cap$10.56B
P/E21.15
P/B3.35
Div. Yield3.70%
52W High$124.69
52W Low$86.85
Book Value$36.48
EPS (TTM)$5.78

Company Overview

Federal Realty Investment Trust is a recognized leader in the ownership, operation and redevelopment of high-quality retail-based properties. They are located primarily in major coastal markets and select underserved regions that have strong economic and demographic fundamentals. 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 destinations—such as Santana Row, Pike & Rose, and Assembly Row, which together reflect the company's ability to create distinctive, high-performing environments that serve as vibrant destinations for their communities. Federal Realty's 104 properties include approximately 3,800 tenants in 29.0 million commercial square feet, and approximately 2,500 residential units. It is based in North Bethesda, Maryland. Federal Realty Investment Trust was incorporated in 1962 in Maryland.

Why Investors Should Care

Reasonable Valuation

Trades at a P/E of 21.1, below the sector median of 27.2.

Healthy Margins

Maintains a net profit margin of 38.6%.

Dividend Income

Offers a dividend yield of 3.70%.

Positive Free Cash Flow

Generates positive free cash flow, funding growth and shareholder returns internally.

Recent Developments

  • Dec 2025 Revenue of $1.28B (+6.4% YoY); net profit $411.08M.
  • Trailing 12 Months Year-on-year growth — revenue +10.3%, earnings +152.5%.
  • 5-Year Trend Long-term compounding — revenue CAGR 5.4%, profit CAGR 7.0%.

Growth & Price Performance

Compounded Sales Growth

5 Years:5.44%
1 Year:10.30%

Compounded Profit Growth

5 Years:7.02%
1 Year:152.50%

Stock Price Performance

1 Year:+34.29%
6 Months:+22.49%
3 Months:+11.94%
1 Month:-1.96%

Highlights auto-generated from reported financials and price data; not investment advice. Verify with official filings before acting.

Technical Snapshot Bullish
52-Week Range 94% of range
$86.85 $124.69
Trend Signals
  • Price vs 50-DMAAbove
  • Price vs 200-DMAAbove
  • RSI (14)55.13 · Neutral
Price Performance
1M-1.96%
3M+11.94%
6M+22.49%
1Y+34.29%
Valuation vs Sector

P/E of 21.15 is below the sector median of 27.20 — relatively cheaper than peers.

Auto-generated from price history and fundamentals; not investment advice.

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Price Chart

Robinhood TradingView

Fundamental Growth Charts

Interactive charts for Revenue, Net Income, EBITDA, Free Cash Flow, EPS, ROE, ROCE, Gross/Net/Operating Margin and more — switch metric and period using the dropdowns above. CAGR is computed across the displayed window (quarterly CAGR is annualised). Visual growth charts make it easy to spot multi-year compounding trends at a glance — far faster than reading raw numbers in a table.

PROS

  • Excellent profit margin of 38.6%.
  • Attractive dividend yield of 3.70%.
  • 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.

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Valuation

Stock P/E
21.15
Industry PE
27.20
Forward P/E
39.37
PEG Ratio
3.59
Book Value
$36.48
Price to Book
3.35
P/S
8.08
EV/EBITDA
18.87
Dividend Yield
3.70%

Growth (CAGR)

Revenue 5Y
5.44%
Profit 5Y
7.02%
Revenue (YoY)
10.30%
Earnings (YoY)
152.50%

Profitability & Returns

ROCE
-
ROE
14.78%
ROA
3.32%
Profit Margin
38.57%
Op Margin
34.12%
Gross Margin
67.99%
EPS (Latest Qtr)
$1.81
EPS (TTM)
$5.78

Balance Sheet & Liquidity

Debt/Equity
1.38
Quick Ratio
0.64
Current Ratio
0.66
Debt
$4.93B
Total Assets
$9.10B
Current Assets
-
Working Capital
-

Ownership

Promoter Holding
1.04%
Chg in Prom Hold
-
FII / Inst Holding
101.58%
Chg in FII Hold
0.08%

Financial Snapshot

Enterprise Value
$10.56B
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%

Peer comparison

Peer companies in the same sector (Real Estate).

#NameCMP $P/E Mkt CapDiv Yld % ROCE %ROE % Rev CAGR 5Y %Profit CAGR 5Y %
1 FRT Federal Realty Investment Trust SPX 122.24 21.15 $10.56B 3.70% - 14.78% 5.44% 7.02%
2 WELL Welltower Inc. SPX 233.29 112.16 $164.68B 1.25% 0.26% 3.67% 22.69% 87.90%
3 PLD Prologis, Inc. SPX 143.42 36.04 $133.72B 3.00% - 6.84% 14.83% 36.55%
4 EQIX Equinix, Inc. SPX 1,022.60 70.67 $100.85B 1.87% 5.10% 10.06% 16.33% 16.02%
5 AMT American Tower Corporation SPX 168.63 27.20 $78.56B 4.12% 7.82% 29.95% 3.34% 12.73%
6 SPG Simon Property Group, Inc. SPX 222.01 15.44 $71.99B 3.98% - 113.59% 3.14% 14.02%
7 AVB AvalonBay Communities, Inc. SPX 190.29 23.58 $71.34B 3.66% 4.45% 9.72% 8.77% 6.54%
8 DLR Digital Realty Trust, Inc. SPX 176.07 46.70 $65.14B 2.82% - 5.69% 15.18% 18.41%
9 O Realty Income Corporation SPX 63.26 51.85 $58.99B 5.10% - 2.83% 24.73% 13.04%
Financial Statements Quarterly Results · Profit & Loss · Balance Sheet · Cash Flows · Ratios

Quarterly Results

Figures in USD.

Metric Dec 2014Mar 2015Jun 2015Sep 2015Dec 2015Mar 2016Jun 2016Sep 2016Dec 2016Mar 2017Jun 2017Sep 2017Dec 2017Mar 2018Jun 2018Sep 2018Dec 2018Mar 2019Jun 2019Sep 2019Dec 2019Mar 2020Jun 2020Sep 2020Mar 2021Jun 2021Sep 2021Mar 2022Jun 2022Sep 2022Mar 2023Jun 2023Sep 2023Mar 2024Jun 2024Sep 2024Mar 2025Jun 2025Sep 2025Mar 2026
Revenue 176.38M184.79M181.46M185.25M192.51M198.34M197.98M201.16M204.11M207.39M208.05M217.95M223.96M225.41M224.90M229.75M235.38M232.23M230.47M233.95M239.15M231.56M176.23M208.20M218.16M231.62M247.28M256.77M264.10M273.45M273.06M280.68M286.60M291.32M296.05M303.63M309.15M311.52M322.25M341.08M
Operating Income 71.61M72.12M76.20M75.92M75.91M76.92M80.14M80.46M83.48M81.54M83.09M84.50M83.16M89.46M93.87M93.47M84.84M91.09M109.58M94.02M176.22M85.74M48.30M3.69M82.80M78.86M85.57M85.98M93.60M191.73M95.81M101.80M100.08M100.19M157.01M105.83M108.13M202.74M110.67M208.99M
Net Income 35.16M46.19M43.63M52.45M67.95M76.95M55.94M58.98M58.04M56.19M76.29M106.78M50.66M61.25M63.59M62.56M54.51M60.14M80.90M65.47M147.35M54.76M10.51M-28.29M48.24M46.20M52.12M51.98M61.68M156.14M55.34M60.50M57.05M56.74M111.98M60.95M63.77M155.92M61.65M159.10M
Diluted EPS 0.510.670.630.750.971.100.780.820.800.781.051.470.670.810.840.820.710.781.050.841.920.700.11-0.410.600.570.640.630.751.890.650.720.670.661.320.700.721.780.691.81

Profit & Loss (Annual)

Figures in USD.

Metric Dec 2008Dec 2009Dec 2010Dec 2011Dec 2012Dec 2013Dec 2014Dec 2015Dec 2016Dec 2017Dec 2018Dec 2019Dec 2020Dec 2021Dec 2022Dec 2023Dec 2024Dec 2025
Revenue 519.61M528.57M541.80M551.10M605.79M637.41M686.09M744.01M801.59M857.35M915.44M935.79M835.49M951.22M1.07B1.13B1.20B1.28B
Operating Income 217.25M209.53M229.22M226.46M253.86M254.16M271.04M300.15M321.00M410.21M361.64M470.91M289.52M394.73M526.41M406.47M472.36M602.20M
Net Income 129.79M98.30M122.79M143.92M151.93M162.68M164.53M210.22M249.91M289.91M241.91M353.87M131.71M261.50M385.49M236.99M295.21M411.08M
Diluted EPS 2.191.631.982.282.352.462.413.033.503.973.184.611.623.264.712.803.424.68

Balance Sheet (Annual)

Figures in USD.

Metric Dec 2007Dec 2008Dec 2009Dec 2010Dec 2011Dec 2012Dec 2013Dec 2014Dec 2015Dec 2016Dec 2017Dec 2018Dec 2019Dec 2020Dec 2021Dec 2022Dec 2023Dec 2024Dec 2025
Total Assets --3.22B3.16B3.67B3.90B4.22B4.55B4.90B5.42B6.28B6.29B6.79B7.61B7.62B8.23B8.44B8.52B9.13B
Total Equity 1.15B1.08B1.18B1.09B1.22B1.29B1.45B1.60B1.66B1.98B2.27B2.35B2.54B2.46B2.58B2.95B2.96B3.17B3.25B
Cash & Equivalents 50.69M15.22M135.39M15.80M67.81M36.99M88.93M47.95M21.05M23.37M15.19M64.09M127.43M798.33M162.13M85.56M250.82M123.41M107.42M
Long Term Debt ----2.04B2.13B2.25B2.34B2.56B2.74B3.23B3.17B3.37B4.31B4.06B4.34B4.62B4.50B4.96B
Total Liabilities --2.01B1.98B2.34B2.49B2.64B2.74B2.98B3.20B3.74B3.69B4.02B4.92B4.75B5.02B5.21B5.10B5.63B

Cash Flows (Annual)

Figures in USD.

Metric Dec 2008Dec 2009Dec 2010Dec 2011Dec 2012Dec 2013Dec 2014Dec 2015Dec 2016Dec 2017Dec 2018Dec 2019Dec 2020Dec 2021Dec 2022Dec 2023Dec 2024Dec 2025
Operating Cash Flow 228.28M256.76M256.74M244.71M296.63M314.50M346.13M369.05M427.67M458.83M516.69M461.92M369.93M471.35M516.77M555.83M574.56M622.38M
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-660.12M-786.00M-358.32M-446.83M-743.07M
Financing Cash Flow -56.19M-9.26M-189.24M3.67M-53.89M82.64M9.04M-42.19M168.84M369.44M-241.31M-100.11M661.74M-452.97M190.41M-33.85M-252.30M102.95M

Ratios (Annual)

Figures in %.

Metric Dec 2008Dec 2009Dec 2010Dec 2011Dec 2012Dec 2013Dec 2014Dec 2015Dec 2016Dec 2017Dec 2018Dec 2019Dec 2020Dec 2021Dec 2022Dec 2023Dec 2024Dec 2025
Gross Margin % ------------------
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%41.5%49.0%35.9%39.3%47.1%
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%27.5%35.9%20.9%24.6%32.1%
ROE % 12.0%8.3%11.2%11.8%11.8%11.2%10.3%12.6%12.6%12.8%10.3%14.0%5.3%10.1%13.0%8.0%9.3%12.7%
ROCE % ------------------

Shareholding Pattern

Insiders
1.04%
Institutions
101.58%
Public Float
102.64%

Top Institutional Holders

#Holder% HeldSharesValue
1 Blackrock Inc. 10.00% 8.64M $1.06B
2 Vanguard Portfolio Management LLC 8.43% 7.28M $889.38M
3 State Street Corporation 7.38% 6.38M $778.91M
4 Vanguard Capital Management LLC 6.23% 5.38M $657.05M
5 Resolution Capital Ltd 4.22% 3.64M $445.04M
6 Invesco Ltd. 3.11% 2.69M $328.27M
7 Geode Capital Management, LLC 2.65% 2.29M $279.93M
8 AQR Capital Management, LLC 2.46% 2.13M $259.55M
9 ProShare Advisors, LLC 1.89% 1.63M $198.88M
10 Northern Trust Corporation 1.89% 1.63M $199.59M

Analyst View

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Latest News

Recent headlines for FRT

Google News ue, 14 Jul 2026

Federal Realty (FRT) Stock Trades At A Discount Despite A 37% Gain - Yahoo Finance

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Google News Mon, 13 Jul 2026

Federal Realty Investment Trust (FRT) Hires AI Leader As Fair Value Comes Into View - Yahoo Finance

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Google News Sat, 27 Jun 2026

Federal Realty Investment Trust vs. Realty Income: Which Real Estate Stock Is a Better Buy in 2026? - The Motley Fool

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Google News Wed, 01 Jul 2026

Federal Realty taps AI veteran to lead innovation across its retail centers - Stock Titan

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Google News hu, 09 Jul 2026

FRT Maintained by UBS -- Price Target Raised to $127 - GuruFocus

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Google News ue, 07 Jul 2026

Discipline and Rules-Based Execution in FRT Response - Stock Traders Daily

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FRT — Frequently Asked Questions

What is the current share price of Federal Realty Investment Trust (FRT)?

As of 2026-07-15 16:51 PDT, Federal Realty Investment Trust (FRT) trades at $122.24 on NYSE. Its 52-week range is $86.85 to $124.69.

What is the market capitalisation of FRT?

Federal Realty Investment Trust (FRT) has a market capitalisation of $10.56B on NYSE.

What is the P/E ratio of FRT?

FRT trades at a trailing price-to-earnings (P/E) ratio of 21.15. The industry average P/E is 27.20. Its price-to-book (P/B) ratio is 3.35.

Does FRT pay a dividend?

Federal Realty Investment Trust (FRT) currently offers a dividend yield of 3.70%.

What is the return on equity (ROE) of FRT?

FRT has a return on equity (ROE) of 14.78%.

Is FRT a good stock to buy?

This page provides a data-driven analysis of Federal Realty Investment Trust (FRT), including valuation ratios, profitability, growth trends, auto-generated pros and cons, peer comparison and AI exposure. Review these fundamentals alongside your own research and risk tolerance. This is informational content, not investment advice.

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