— Know what they know.
/
Not Investment Advice

FRT

NYSE · USD
Federal Realty Investment Trust
Real Estate · REIT - Retail
CEO Donald C. Wood Employees 314 R&D / revenue 0.0%
Last price
$106.32+0.61%last session
Market cap
$9.2B
P/E (TTM)
21.2x
From 52w high
−17.1%
From 52w low
+18.1%
1-year return
+8.4%
RSI 14 · vs SMA200
36.6 · −5.5%
IS score
60.2/ 100
Factor model across 8 sub-scores, ranked against 3,010 US stocks. Describes the business, not the outlook.
Download full factsheet (PDF)

One year, rebased to 100

FRT   SPY   XLRE (sector ETF) · weekly closes
100110120130Jan 26Apr 26Jul 26Oct 26SPY 116FRT 108XLRE 101

Score DNA

Each bar is a 0-100 score within the scored universe
75
Profitability
63
Growth
52
Value
90
Momentum
30
Risk (safety)
80
Quality
37
Balance sheet
72
Earnings quality

Flags

Strengths
✓ Piotroski 8+✓ FCF yield 5%+
Warnings
▲ Altman distress zone
Observations
Moat model: Weak, Cost AdvantagePiotroski 8 / 9Altman Z 1.4Beta 0.922 of 4 smart-money sources active

Smart-money strip

Each disclosure source on its own window. Filings coinciding is not coordination.
INSForm 4 · 180 days
Insider open-market buys
0
10 open-market sales, $163,342
No Form 144 notices in 12 months
CONGSTOCK Act · 180 days
Congressional purchases
0
No disclosed purchases
Members disclose in ranges, 30-45 days after the trade
13F13F · quarter to 2026-06-30
Net change in institutional holders
+65
118 new holders, 47 closed
621 filers hold 101.0% · 245 added, 165 trimmed
ETFETF holdings · 30 days
Net funds accumulating
+118
579 funds adding shares
461 funds trimming · counts of funds, not dollars
DARKFINRA · daily
Short-sale share of off-exchange volume
41.5%
20-day avg 45.0%, 50-day avg 56.9%
Latest 3.5 pp under its 20-day average · a flow, not short interest

Key financials · FY2025

USD, fiscal year. Stock-based compensation is non-cash; shown against FCF.
Income statement
Revenue$1.3B
Revenue growth YoY+6.3%
Gross margin9.7%
Operating income$459.5M
Operating margin35.9%
Net income$411.1M
Net margin32.1%
EPS (diluted)$4.79
Cash flow
Operating cash flow$622.4M
Capital expenditure$291.3M
Free cash flow$331.0M
FCF conversion (FCF / OCF)53.2%
Stock-based compensation$14.6M
FCF less SBC$316.4M
Buybacks$4.9M
Dividends$388.1M
Balance sheet & returns
Cash & short-term investments$107.4M
Total debt$4.9B
Net debt$4.8B
Shareholders' equity$3.5B
Goodwill & intangibles$16.3M
Debt / equity1.44
ROE (TTM)13.3%
ROIC (TTM)5.1%
Operating margin by fiscal year
41.5%FY202149.0%FY202235.9%FY202339.3%FY202442.0%FY2025
Revenue $951.2M (FY2021) to $1.3B (FY2025), a 7.7% CAGR.

Valuation

P/E (TTM)21.2x
EV / EBITDA13.7x
Price / sales6.92x
Price / FCF16.4x
FCF yield6.08%
Buyback yield0.05%
SBC / revenue1.1%
Price / book2.72x
Forward P/E FY202625.2x
Forward P/E FY202734.1x
Forward P/E FY202831.1x
Forward multiples divide today's price by Street EPS estimates. Street mean target $125.27 across 11 analysts last quarter is theirs, not ours.

FRT vs industry median

71 companies in REIT - Retail
Gross margin 54.0% 69.1% Operating margin 34.5% 38.5% Net margin 32.7% 25.5% ROIC 5.1% 5.1%
FRT (TTM)Industry median Asset turnover 0.15 vs industry 0.12 · financial leverage 2.69

Earnings delivery

Next report 2026-10-30 · consensus EPS $0.71
67%
beat rate, 8 of 12 quarters
+0.6%
median EPS surprise
6
longest beat streak
+2+0-1+1-1+0+1+10+1+149+166+35
EPS surprise in % vs the consensus at the time, oldest (left) to newest, 2023-11-02 to 2026-07-31. Bars cap at ±60%.

Peers

Market-cap band, not the industry cohort above
CompanyMkt capP/EROENet marginRev growth12m return
FRT Federal Realty Investment Tr $9.2B21.2x13.3%32.7%+6.3% +8.4%
BRX Brixmor Property Group Inc. $8.5B19.5x14.5%20.8%+5.8% +3.1%
ADC Agree Realty Corporation $8.3B36.0x3.7%26.6%+18.2% −9.5%
NNN NNN REIT, Inc. $7.9B20.4x8.7%40.1%+6.5% −0.3%
MAC The Macerich Company $6.8Bn/m-6.3%-10.8%+1.6% +36.3%
REG Regency Centers Corporation $13.4B20.7x9.7%27.9%+11.2% —
KIM Kimco Realty Corporation $15.4B25.7x5.8%27.8%+5.7% —
KRG Kite Realty Group Trust $4.9B15.2x10.9%—−5.6% —
12-month window: SPY +15.9%, sector ETF XLRE +0.9%. Past returns describe history only.

Recent 8-K filings

No 8-K filings on file.

Context

Shares outstanding86,889,100
Free float92.2%
Institutional ownership101.0%
Beta0.92
Dividend yield4.28%
Last dividend$1.16 on 2026-10-01
50 / 200-day average$113.08 / $112.67
Mid-cap Real Estate median P/E26.2x

Full factsheet

The PDF carries everything on this page plus the cash-allocation waterfall, Form 144 notices, 13F holder detail, dark-pool and short-flow history, seasonality and the moat assessment (Weak).

Read it in the browser Download (PDF)

All fundamentals · 140 measures in 13 categories

Percentile = where FRT sits among 25 scored companies in REIT - Retail (0 = lowest value, 100 = highest). It is a position, not a grade.
ValuationProfitability (TTM)Returns on capitalGrowthMargin history & stabilityLiquidity (latest quarter)Leverage & solvency (latest quarter)EfficiencyCash flow & earnings qualityDividends & buybacksScores & forensic checksPer shareSize (TTM)

Valuation

MeasureFRTIndustry medianIndustry percentileSector median
P/E (TTM) 21.2x 21.0x
52nd		 24.1x
PEG (P/E ÷ 3-yr EPS CAGR) 10.74 2.70
86th		 1.55
Price / sales 6.9x 7.0x
46th		 3.7x
Price / book 2.7x 1.9x
79th		 1.3x
Price / tangible book 3.1x 2.0x
79th		 1.6x
Price / free cash flow 16.4x 20.6x
24th		 15.1x
Price / operating cash flow 11.3x 13.5x
8th		 12.3x
Enterprise value $14.2B $7.5B
75th		 $7.5B
EV / sales 10.6x 10.6x
46th		 9.4x
EV / EBITDA 13.7x 14.7x
42nd		 15.7x
EV / EBIT 22.1x 24.4x
42nd		 27.2x
EV / free cash flow 25.3x 29.2x
19th		 29.4x
Earnings yield 4.7% 4.7%
50th		 3.2%
FCF yield 6.1% 4.8%
79th		 5.6%
Operating cash flow yield 8.8% 7.4%
92nd		 7.9%
Graham number (per share) $66.68 $22.48
96th		 $22.48

Profitability (TTM)

MeasureFRTIndustry medianIndustry percentileSector median
Gross margin 54.0% 54.8%
46th		 51.4%
EBITDA margin 77.3% 72.1%
70th		 54.9%
Operating margin 34.5% 34.5%
50th		 29.0%
EBIT margin 48.0% 44.6%
70th		 31.7%
Net margin 32.7% 28.9%
58th		 12.2%
NOPAT margin 34.5% 34.5%
50th		 25.5%
FCF margin 42.1% 31.7%
75th		 21.8%
Operating cash flow margin 61.2% 49.7%
83rd		 33.4%
R&D / revenue 0.0% 0.0%
0th		 0.0%
SG&A / revenue 2.8% 6.9%
12th		 6.6%
Stock comp / revenue 1.1% 1.4%
35th		 1.2%
Effective tax rate 0.0% 0.0%
12th		 1.9%

Returns on capital

MeasureFRTIndustry medianIndustry percentileSector median
ROE (on average equity) 13.2% 8.7%
79th		 5.3%
ROA 4.9% 4.1%
71st		 1.6%
ROIC 5.5% 5.4%
54th		 3.7%
ROCE 7.3% 5.9%
71st		 4.4%
Return on tangible assets 7.3% 5.9%
75th		 3.8%
Cash ROIC (OCF / invested capital) 9.8% 6.8%
83rd		 5.7%
Gross profitability (GP / assets) 8.0% 5.6%
67th		 5.3%
ROIC, 3-yr average 4.6% 4.2%
61st		 2.4%
ROIC, 5-yr average 4.6% 3.7%
71st		 2.6%
ROE, 5-yr average 11.3% 6.1%
76th		 4.4%
Incremental ROIC 29.1% 21.4%
58th		 6.5%

Growth

MeasureFRTIndustry medianIndustry percentileSector median
Revenue growth (TTM YoY) 8.1% 9.0%
33rd		 8.4%
Revenue growth (QoQ) -1.6% 0.3%
25th		 2.2%
Revenue CAGR, 3 yr 6.5% 8.0%
29th		 5.8%
Revenue CAGR, 5 yr 8.8% 9.1%
40th		 9.5%
Gross profit CAGR, 3 yr -1.0% 0.1%
43rd		 -0.8%
Operating income CAGR, 3 yr -5.4% 4.8%
33rd		 3.0%
Net income growth (TTM YoY) 26.0% 47.1%
33rd		 21.3%
Net income CAGR, 3 yr 4.0% 15.0%
17th		 8.5%
EPS growth (TTM YoY) 26.6% 38.6%
38th		 17.6%
EPS CAGR, 3 yr 2.0% 10.7%
22nd		 5.7%
EPS CAGR, 5 yr 19.5% 16.5%
56th		 5.6%
FCF growth (TTM YoY) 62.4% -13.7%
95th		 3.0%
FCF CAGR, 3 yr 48.7% 2.5%
100th		 5.6%
Operating cash flow CAGR, 3 yr 14.2% 7.4%
90th		 3.7%
Book value CAGR, 3 yr 3.0% 1.0%
76th		 -2.0%
Dividend CAGR, 3 yr 6.9% -0.2%
95th		 -1.2%
Sustainable growth rate -1.7% -1.5%
43rd		 -1.4%

Margin history & stability

MeasureFRTIndustry medianIndustry percentileSector median
Gross margin, 3-yr average 63.0% 67.4%
35th		 59.1%
Operating margin, 3-yr average 39.0% 37.5%
57th		 28.6%
Net margin, 3-yr average 28.5% 25.5%
57th		 12.3%
FCF margin, 3-yr average 31.8% 37.6%
22nd		 27.4%
Revenue stability (0-1) 0.99 0.97
65th		 0.82
Earnings stability (0-1) 0.67 0.64
57th		 0.36
Margin stability (0-1) 0.91 0.88
74th		 0.83

Liquidity (latest quarter)

MeasureFRTIndustry medianIndustry percentileSector median
Cash & short-term investments −$107.2M $144.6M
0th		 $141.2M
Net cash (− = net debt) −$5.0B −$2.2B
29th		 −$3.3B
Working capital $117.6M $77.6M
71st		 $19.5M
Current ratio 1.47 1.35
54th		 1.02
Quick ratio 1.47 1.35
54th		 1.02
Cash ratio (cash + ST investments / current liabilities) —
Defensive interval (days) 216 days 352 days
21st		 554 days

Leverage & solvency (latest quarter)

MeasureFRTIndustry medianIndustry percentileSector median
Total debt $4.9B $2.6B
71st		 $3.5B
Debt / equity 1.44 1.09
67th		 1.33
Net debt / equity 1.47 1.09
71st		 1.26
Debt / assets 53.6% 47.5%
62nd		 51.3%
Debt / capital 59.1% 52.1%
67th		 57.1%
Debt / EBITDA 4.70 4.80
46th		 6.47
Net debt / EBITDA 4.80 4.62
62nd		 6.15
Interest coverage (EBIT / interest) 3.3x 2.7x
75th		 1.5x
Cash interest coverage 4.2x 3.2x
79th		 2.1x
Debt payback (years of OCF) 5.9 yrs 7.3 yrs
8th		 8.9 yrs
Liabilities / assets 60.1% 51.1%
71st		 60.0%
IS credit model rating BBB- — —
Implied credit spread (bps) 350 475
21st		 650

Efficiency

MeasureFRTIndustry medianIndustry percentileSector median
Asset turnover 0.15 0.12
79th		 0.12
Fixed asset turnover 15.19 0.23
94th		 0.90
Inventory turnover —
Receivables turnover 5.5 7.0
17th		 7.6
Days sales outstanding 67 days 52 days
83rd		 37 days
Days inventory outstanding —
Days payables outstanding 122 days 106 days
54th		 53 days
Cash conversion cycle (days) −55 days −55 days
50th		 −6 days
Capex / revenue 19.1% 16.9%
62nd		 4.4%
Capex / depreciation 0.65 0.52
62nd		 0.32
Operating expense ratio 34.0% 40.3%
26th		 30.9%

Cash flow & earnings quality

MeasureFRTIndustry medianIndustry percentileSector median
Operating cash flow / net income 1.87 1.91
48th		 1.83
FCF / net income 1.29 1.30
48th		 1.43
FCF / operating cash flow 68.8% 65.2%
54th		 82.5%
Capex / operating cash flow 31.2% 34.8%
46th		 17.9%
Accruals ratio -4.3% -2.9%
17th		 -3.1%
Sloan accruals ratio -4.1% -5.1%
58th		 -3.3%
Earnings quality score (0-1) 1.00 1.00
17th		 1.00

Dividends & buybacks

MeasureFRTIndustry medianIndustry percentileSector median
Dividend yield 4.3% 4.4%
38th		 5.2%
Dividend per share (TTM) $4.55 $1.47
92nd		 $1.21
Payout ratio (dividends / net income) 113.0% 116.8%
39th		 110.2%
Dividends / FCF 87.7% 81.8%
57th		 79.1%
Dividend growth (YoY) 30.3% 5.4%
96th		 2.3%
Buyback yield -0.1% 0.0%
0th		 0.1%
Shareholder yield (dividends + buybacks) 5.3% 4.6%
62nd		 5.9%
Share count change (YoY) -0.5% 0.8%
17th		 0.5%
Buybacks, last 5 years $682,000 $935,000
46th		 $15.9M

Scores & forensic checks

MeasureFRTIndustry medianIndustry percentileSector median
IS score 60 53
92nd		 43
IS profitability 75 62
83rd		 44
IS growth 63 65
46th		 58
IS value 52 53
33rd		 53
IS momentum 90 90
50th		 77
IS risk (safety) 30 15
54th		 15
IS quality 80 72
92nd		 59
IS balance sheet 37 37
38th		 35
IS earnings quality 72 77
21st		 72
IS cash flow 82 63
92nd		 61
Piotroski F-score (0-9) 8 6
96th		 6
Altman Z-score 1.4 1.2
79th		 0.8
Beneish M-score −2.57 −2.70
58th		 −2.71
Ohlson O-score −7.45 −7.54
54th		 −6.91
IS credit score 54 42
79th		 34

Per share

MeasureFRTIndustry medianIndustry percentileSector median
EPS, diluted (TTM) $5.06 $1.41
88th		 $0.78
Book value per share $39.04 $18.44
88th		 $15.91
Tangible book per share $41.98 $18.64
92nd		 $16.11
Revenue per share $15.50 $5.03
88th		 $6.28
FCF per share $6.52 $1.77
92nd		 $1.49
Operating cash flow per share $9.48 $2.62
96th		 $1.95
Cash per share −$1.24 $0.63
0th		 $0.95

Size (TTM)

MeasureFRTIndustry medianIndustry percentileSector median
Market cap $9.2B $4.9B
75th		 $2.5B
Revenue $1.3B $750.9M
71st		 $956.7M
EBITDA $1.0B $541.9M
71st		 $399.5M
Net income $436.2M $169.8M
75th		 $109.6M
Free cash flow $562.0M $237.8M
83rd		 $157.8M
Total assets $9.1B $5.4B
67th		 $6.6B
Shareholders' equity $3.4B $2.4B
67th		 $1.8B
Employees 317 318
48th		 307

Insider transactions, last 6 months

Form 4 · most recent 12
DateInsiderTypeSharesPriceValueOwned after
2026-09-30Lamb-Hale Nicole
Director
 Open-market sale 200$108.85$21,7705,913
2026-09-30Lamb-Hale Nicole
Director
 Open-market sale 100$108.86$10,8865,813
2026-09-30Lamb-Hale Nicole
Director
 Open-market sale 380$108.87$41,3715,433
2026-09-30Lamb-Hale Nicole
Director
 Open-market sale 140$108.88$15,2435,293
2026-09-30Lamb-Hale Nicole
Director
 Open-market sale 200$108.89$21,7785,093
2026-09-30Lamb-Hale Nicole
Director
 Open-market sale 40$108.91$4,3565,053
2026-09-30Lamb-Hale Nicole
Director
 Open-market sale 60$108.92$6,5354,993
2026-09-30Lamb-Hale Nicole
Director
 Open-market sale 80$108.93$8,7144,913
2026-09-30Lamb-Hale Nicole
Director
 Open-market sale 100$108.95$10,8964,813
2026-09-30Lamb-Hale Nicole
Director
 Open-market sale 200$108.96$21,7924,613
2026-08-03Guglielmone Daniel
EVP-CFO and Treasurer
 Tax withholding 840$123.65$103,86680,026

Shares acquired vs disposed, by month

acquired disposed · all Form 4 types
AugSep

By transaction type, 6 months

TypeDirectionFilingsSharesValue
Open-market saleDisposed101,500$163,342
Tax withholdingDisposed1840$103,866
Awards, option exercises and tax withholding are compensation mechanics; open-market buys and sales are the discretionary ones.

Form 144 notices

FiledFilerShares proposedEst. proceeds
None on file.
A Form 144 is notice of a proposed sale, not a confirmed one.

Congress trades

12 months: House 0 trades (0 purchases) · Senate 0 (0 purchases)
TradedMemberChamberTypeAmountDisclosed
2022-05-23Ro KhannaHouseSale$1,001 - $15,0002022-06-10
2022-05-05Ro KhannaHousePurchase$1,001 - $15,0002022-06-10
2018-12-07Bill CassidySenateSale (Full)$1,001 - $15,0002019-08-07
2018-12-07Bill CassidySenateSale (Full)$1,001 - $15,0002019-08-06
2017-03-29Bill CassidySenatePurchase$1,001 - $15,0002017-04-26
2017-03-29Bill CassidySenatePurchase$1,001 - $15,0002017-04-25
STOCK Act disclosures, in ranges, filed up to 45 days after the trade.

Largest 13F holders

Quarter to 2026-06-30, the latest most managers have filed
ManagerSharesValue% of shares out
BlackRock, Inc.10,151,866$1.3B11.68%
VANGUARD PORTFOLIO MANAGEMENT LLC7,174,812$885.7M8.26%
STATE STREET CORP6,350,252$783.9M7.31%
NORGES BANK5,594,536$690.6M6.44%
VANGUARD CAPITAL MANAGEMENT LLC5,406,602$667.4M6.22%
Resolution Capital Ltd3,167,773$391.0M3.65%
Invesco Ltd.2,537,702$313.3M2.92%
GEODE CAPITAL MANAGEMENT, LLC2,332,621$287.5M2.68%
PRICE T ROWE ASSOCIATES INC /MD/1,792,044$221.2M2.06%
ProShare Advisors LLC1,463,951$180.7M1.68%
JPMORGAN CHASE & CO1,408,596$177.2M1.62%
DIMENSIONAL FUND ADVISORS LP1,285,647$158.7M1.48%
NORTHERN TRUST CORP1,062,238$131.1M1.22%
MASSACHUSETTS FINANCIAL SERVICES CO /MA/922,123$121.2M1.06%
AMERIPRISE FINANCIAL INC874,763$104.9M1.01%

Institutional ownership by quarter

2023-092026-06101.0%
% of shares held by 13F filers
2023-092026-06621
Number of 13F filers holding

Holder changes by quarter

QuarterHoldersOwnershipNewIncreasedReducedClosed
2026-06-30621101.0%11824516547
2026-03-3155691.1%8322515339
2025-12-3152497.5%7620716257
2025-09-3051188.3%7619416650
2025-06-3049095.6%7422313556
2025-03-3147995.9%6119115764
2024-12-3148998.8%6620714472
2024-09-3050294.3%8919514333
2024-06-3045091.7%4717315138
2024-03-3145092.2%4517115946
2023-12-3145490.3%8315015734
2023-09-3041291.3%4915413644

Schedule 13D / 13G filers

FiledFormFiler% of classShares
None on file.
Required above 5% of a class; 13G is the passive form.

ETFs with the largest holding

ETFWeight in fundHolding value
VGSLX0.48%$318.8M
VNQ0.48%$318.8M
VGSNX0.48%$318.8M
VITSX0.01%$296.7M
VTI0.01%$296.7M
VSMPX0.01%$296.7M

Share structure

Shares outstanding86,889,100
Float80,134,372
Free float92.2%

Income statement

Fiscal years, USD
FY2021FY2022FY2023FY2024FY2025
Revenue$951.2M$1.1B$1.1B$1.2B$1.3B
Cost of revenue$316.6M$356.8M$363.1M$391.8M$1.2B
Gross profit$634.6M$717.6M$769.1M$810.7M$124.4M
R&D$0$0$0$0$0
SG&A$49.9M$52.6M$50.7M$49.7M$46.9M
Operating income$394.7M$526.4M$406.5M$472.4M$459.5M
EBITDA$676.8M$835.1M$736.8M$822.4M$972.6M
Pretax income$269.1M$395.7M$247.2M$304.3M$423.6M
Income tax$0$0$0$0$0
Net income$261.5M$385.5M$237.0M$295.2M$411.1M
EPS, diluted$3.26$4.71$2.80$3.42$4.79
Diluted shares77.4M80.5M81.3M83.6M85.9M

Balance sheet

FY2021FY2022FY2023FY2024FY2025
Cash & short-term investments$162.1M$85.6M$250.8M$123.4M$107.4M
Receivables$178.6M$207.1M$210.9M$238.2M$258.8M
Inventory$0$0$0$0$0
Total current assets$340.7M$292.7M$461.8M$361.6M$357.2M
PP&E, net$140.6M$140.0M$93.8M$92.4M$89.5M
Goodwill & intangibles$0$0$0$8.1M$16.3M
Total assets$7.6B$8.2B$8.4B$8.5B$9.1B
Accounts payable$235.2M$190.3M$174.7M$183.6M$219.7M
Total current liabilities$347.0M$309.1M$297.8M$311.2M$351.0M
Long-term debt$4.0B$4.3B$4.6B$4.5B$4.9B
Total liabilities$4.7B$5.0B$5.2B$5.1B$5.6B
Shareholders' equity$2.9B$3.2B$3.2B$3.4B$3.5B

Cash flow statement

Outflows are negative
FY2021FY2022FY2023FY2024FY2025
Net income$269.1M$395.7M$247.2M$304.3M$411.1M
Depreciation & amortization$280.0M$302.4M$321.8M$342.6M$367.8M
Stock-based compensation$13.0M$13.7M$14.3M$16.4M$14.6M
Change in working capital$13.1M−$2.8M$2.8M−$2.5M$564,000
Operating cash flow$471.4M$516.8M$555.8M$574.6M$622.4M
Capital expenditure−$440.5M−$416.7M−$311.1M−$246.8M−$291.3M
Free cash flow$30.8M$100.1M$244.7M$327.8M$331.0M
Investing cash flow−$660.1M−$786.0M−$358.3M−$446.8M−$743.1M
Net debt issued / repaid−$277.6M$279.1M$211.5M−$132.9M$460.0M
Buybacks−$3.0M−$4.9M−$5.0M−$6.7M−$4.9M
Dividends paid−$335.7M−$347.3M−$359.2M−$371.6M−$388.1M

Ratio history

Margins on the fiscal-year (TTM at Q4) basis; multiples at each year end
FY2021FY2022FY2023FY2024FY2025
Gross margin66.7%66.8%67.9%67.4%52.0%
Operating margin41.5%49.0%35.9%39.3%42.0%
Net margin27.5%35.9%20.9%24.6%32.1%
FCF margin3.2%9.3%21.6%27.3%41.3%
ROE10.4%13.9%8.0%9.6%12.8%
ROIC6.0%7.2%5.5%6.2%6.6%
ROA3.4%4.9%2.8%3.5%4.7%
Debt / equity1.621.511.581.441.55
Interest coverage3.1x3.9x2.5x2.7x3.3x
Current ratio0.980.951.551.161.02
Revenue growth+13.9%+12.9%+5.4%+6.2%+6.4%
EPS growth+90.6%+43.0%−39.0%+20.0%+37.2%
P/E at year end34.8x18.8x32.9x30.7x20.8x
EV / EBITDA at year end19.4x14.0x16.6x16.4x13.9x
FCF yield at year end0.34%1.38%3.14%3.62%6.16%
Dividend payout128.4%90.1%151.6%125.9%94.4%

Street estimates by fiscal year

Next report 2026-10-30 · consensus EPS $0.71 · these are analysts' numbers, not ours
Fiscal yearRevenue (mean)Revenue rangeEPS (mean)EPS rangeAnalystsP/E on mean EPS
2026$1.4B$1.3B – $1.4B$4.23$4.21 – $4.25525.2x
2027$1.4B$1.4B – $1.5B$3.12$3.03 – $3.18534.1x
2028$1.5B$1.4B – $1.5B$3.42$3.29 – $3.54231.1x

Reported vs expected, every quarter on file

ReportedEPS expectedEPS actualEPS surpriseRevenue expectedRevenue actualRevenue surprise
2026-07-31$0.72$0.97+35.1%$331.9M$325.9M−1.8%
2026-05-01$0.71$1.88+165.9%$332.1M$332.7M+0.2%
2026-02-12$0.74$1.84+149.3%$328.6M$327.5M−0.3%
2025-10-31$1.76$1.77+0.6%$327.7M$322.9M−1.5%
2025-08-06$1.73$1.91+10.4%$314.9M$311.5M−1.1%
2025-05-08$1.69$1.70+0.6%$309.2M$309.2M−0.0%
2025-02-13$1.73$1.730.0%$307.5M$311.4M+1.3%
2024-10-30$1.72$1.71−0.6%$311.5M$303.6M−2.5%
2024-08-01$1.68$1.69+0.6%$300.6M$296.1M−1.5%
2024-05-02$1.65$1.64−0.6%$293.6M$291.3M−0.8%
2024-02-12$1.64$1.640.0%$290.5M$291.8M+0.4%
2023-11-02$1.62$1.65+1.9%$277.1M$286.6M+3.4%
2023-08-02$1.62$1.67+3.1%$276.8M$280.7M+1.4%
2023-05-04$1.57$1.59+1.3%$276.9M$273.1M−1.4%
2023-02-08$1.57$1.58+0.6%$283.8M$280.1M−1.3%
2022-11-03$0.63$1.89+200.0%$260.7M$273.5M+4.9%
2022-08-04$1.50$1.65+10.0%$252.4M$264.1M+4.7%
2022-05-05$1.44$1.50+4.2%$249.5M$256.8M+2.9%
2022-02-10$0.52$1.44+176.9%$247.6M$254.2M+2.6%
2021-11-04$1.28$1.51+18.0%$227.8M$247.3M+8.5%
2021-08-04$1.16$1.41+21.6%$231.6M$231.6M0.0%
2021-05-05$1.02$1.17+14.7%$207.3M$218.2M+5.3%
2021-02-11$0.29$1.22+320.7%$212.3M$219.5M+3.4%
2020-11-05$1.10$1.12+1.8%$214.0M$208.2M−2.7%

Off-exchange (dark pool) volume, weekly

FINRA ATS, $ billions · through the week of 2026-08-31 (FINRA publishes with a delay)
0.106-150.106-220.106-290.107-060.107-130.207-200.207-270.208-030.108-100.108-170.108-240.108-31
Week ofNotionalSharesTrades
2026-08-31$93.4M798,39929,719
2026-08-24$69.4M590,87623,287
2026-08-17$66.4M565,22825,424
2026-08-10$90.1M765,72230,924
2026-08-03$166.7M1,382,67535,618
2026-07-27$163.7M1,301,58240,561

Short-sale share of off-exchange volume

daily 20-day average
07-2310-1541.5%
DateShort shareShort volumeTotal volume
2026-10-1541.5%209,183504,510
2026-10-1435.1%173,927495,722
2026-10-1342.4%105,295248,534
2026-10-1253.8%85,657159,361
2026-10-0950.3%91,481182,015
2026-10-0862.9%192,701306,373
2026-10-0754.0%213,106394,984
2026-10-0655.7%145,393261,081
2026-10-0537.9%141,521373,137
2026-10-0246.4%182,774393,862
A daily flow measure from FINRA, not short interest.

Seasonality

Average return by calendar month
+0.8Jan-1.0Feb+0.5Mar+2.4Apr-2.0May-0.6Jun+2.5Jul+1.1Aug-0.1Sep-0.1Oct+2.8Nov+2.9Dec
MonthAvg returnUp yearsYears
Jan+0.8%55%20
Feb−1.0%35%20
Mar+0.5%71%21
Apr+2.4%60%20
May−2.0%30%20
Jun−0.6%55%20
Jul+2.5%80%20
Aug+1.1%55%20
Sep−0.1%50%20
Oct−0.1%50%20
Nov+2.8%55%20
Dec+2.9%70%20
History, not a forecast.

Indicators

as of 2026-10-16
RSI 1436.6
MFI36.2
ADX45.2
Stochastic %K / %D25.7 / 21.7
Williams %R-57.7
CCI-39
TSI / signal-42.9 / -47.5
Chaikin money flow-0.07
ATR$1.63
Bollinger width5.6%
Volume vs 20-day avg0.57x
SupertrendDown

Moving averages and bands

level (price vs level)
SMA 20$107.11 (−0.7%)
SMA 50$112.59 (−5.6%)
SMA 200$112.51 (−5.5%)
EMA 21$107.76 (−1.3%)
EMA 50$111.57 (−4.7%)
EMA 200$111.83 (−4.9%)
Bollinger upper$110.10 (−3.4%)
Bollinger lower$104.12 (+2.1%)
Parabolic SAR$107.76 (−1.3%)
Open the live chart, 110+ indicators

About Federal Realty Investment Trust

Federal Realty Investment Trust (FRT) stands out as a premier entity specializing in the acquisition, management, and redevelopment of high-quality retail properties. These assets are strategically situated primarily in prominent coastal metropolitan areas, spanning the Eastern Seaboard from Washington D.C. to Boston, and extending to key West Coast cities such as San Francisco and Los Angeles. Established in 1962, Federal Realty's core objective is to generate enduring, consistent growth by concentrating investments in communities where consumer demand for retail offerings significantly surpasses existing supply. The company is particularly skilled at developing vibrant, integrated urban districts, exemplified by projects like Santana Row in San Jose, California; Pike & Rose in North Bethesda, Maryland; and Assembly Row in Somerville, Massachusetts. These dynamic, mixed-use environments seamlessly blend shopping, dining, residential, and commercial spaces, fostering cherished destination experiences for their local populations. FRT's extensive portfolio encompasses 106 properties, accommodating roughly 3,100 businesses across 25 million square feet of commercial space, alongside approximately 3,200 residential units. Demonstrating exceptional financial stability, Federal Realty boasts an unparalleled track record in the REIT sector, having increased its quarterly shareholder dividends for 54 consecutive years. As an S&P 500 index constituent, its shares are publicly traded on the NYSE under the ticker FRT.

https://www.federalrealty.com

Key executives

NameTitlePayBorn
Donald C. WoodChief Executive Officer, President & Director$2.4M1961
Daniel GuglielmoneExecutive Vice President, Chief Financial Officer & Treasurer$1.5M1967
Dawn BeckerExecutive VP, Chief Legal Officer & Secretary$1.1M1964
Barry CartySenior Vice President of East Coast Acquisitions——
Jan W. SweetnamExecutive Vice President & Chief Investment Officer—1960
Jeffrey KreshekExecutive Vice President, Eastern Region President and Chief Operating Officer——
Jill Ryann SawyerSenior Vice President of Investor Relations——
Lance W. BillingsleySenior Vice President of Anchor Leasing——

Executive pay, latest proxy

ExecutiveYearSalaryStock awardsIncentiveTotal
Donald C. Wood, President and Chief Executive Officer (PEO)2014$850,000$6.4M$1.2M$8.4M
James M. Taylor, Jr., Executive Vice President- Chief Financial Officer and Treasurer (PFO)2014$400,000$1.9M$271,868$2.6M
Dawn M. Becker, Executive Vice President-Chief Operating Officer; General Counsel and Secretary2014$425,000$1.0M$288,859$1.7M

Employees

0k20180k20190k20200k20210k20220k20230k20240k2025

Dividends

Ex-dateAmountPaid
2026-10-01$1.162026-10-15
2026-07-01$1.132026-07-15
2026-04-01$1.132026-04-15
2026-01-02$1.132026-01-15
2025-10-01$1.132025-10-15
2025-07-01$1.12025-07-15
2025-04-01$1.12025-04-15
2025-01-02$1.12025-01-15

Moat model

Weak · Cost Advantage · 2026-06-30
Cost advantage63
Intangibles33
Switching costs43
Network effect35
Efficient scale55
Our component scores (0-100) and overall 45.1; a model of the business, not a call on the stock.
InsiderStreet reports findings from filings and market data. Nothing on this page is a recommendation to buy or sell.Every figure is computed in code · data as of 2026-10-17

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