InsiderStreet Equity Research

Produced by InsiderStreet.ai from live production data. It is not investment advice, not an offer or solicitation to buy or sell any security, and not a recommendation for any investor. Do not rely on it for any investment decision.

Last Close

$73.24

2026-10-16

Market Cap

$13.4B

Volume

1.5M

52-Wk High

$83.66

52-Wk Low

$66.86

Trailing PE

20.7

P/S

7.79

Gross Margin

35.1%

Net Margin

38.2%

ROE

10%

ROIC

5%

Piotroski

7/9

Altman Z

1.5

1-Yr Return

+3.3%

5-Yr Return

+46.4%

Regency Centers is recognized as a leading national entity specializing in the ownership, management, and development of retail complexes. These properties are strategically located in prosperous and densely populated market regions. The company's portfolio showcases a collection of thriving sites, expertly curated with high-performing supermarkets, popular eateries, essential service businesses, and premier retailers, all deeply integrated with their local neighborhoods, communities, and clientele. Operating as a comprehensive real estate firm, Regency Centers is a qualified Real Estate Investment Trust (REIT), characterized by its self-administered and self-managed structure, and is a respected constituent of the S&P 500 Index.

SectorReal EstateIndustryREIT - RetailExchangeNASDAQMarket Cap$13.4BEmployees507 (SEC-filed)CEOLisa PalmerIPO1993-10-29CountryUS

One Independent Drive, Jacksonville, FL 32202-5019 · Tel 904-598-7000 · regencycenters.com

INSIDERSTREET SCORE53 / 100Street mean $84.36 (11 analysts, last qtr) — their number, not ours

INSIDER CONSENSUS SIGNALROUTINE SELLING — LOW SIGNAL$35M sold / 6 mo, zero open-market buys

INSIDERSTREET
SCORE53of 100

Score Breakdown

Profitability	58/100
Growth	65/100
Momentum	92/100
Quality	77/100
Earnings Quality	80/100
Balance Sheet	58/100
Value	63/100
Risk (safety)	30/100
Overall	53.2/100

Each component is a diagnostic reading on its own 0-100 scale. The overall score is computed separately from the underlying financials and is not the average of the rows above — components are not equally weighted and three of them (Momentum, Value, Risk) are derived partly from price rather than from the business.

Peer Comparison — IS Score

Symbol	IS Score
KIM	53
FRT	60
BRX	57
ADC	58
NNN	45
MAC	32
REG	53

IS Score Trend — quarterly

14 quarters, 23 Q1 to 26 Q2. Peak 58 in 25 Q4, latest 53 — -4 since. Fell in 3 of the last 4 quarters. Dashed line marks 40 on the 0-100 scale.

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1 Year vs S&P 500 · REG +3.3% · S&P 500 +15.9% · spread -12.6pp

7 Years vs S&P 500 · REG +46.4% · S&P 500 +189.9% · spread -143.5pp

Both charts indexed to 100 at the start of their window and drawn on a single shared scale, so the gap to the benchmark is the gap you see. Adjusted closes throughout.

BUSINESS QUALITY53 / 100IS Score 53.2 / 100 · -4.4 from peak of 58

Fundamental factor model, quarterly. Measures how the business is doing - not where the price is going.

PRICE STRUCTUREBULLISHTechnical Score 65 / 100 · Power +30 · 16 of 22 indicator votes bullish

Vote share across trend, momentum, volume, volatility and pattern families. Describes where the price is, not where it is going.

Both readings sit above the midpoint — business quality at 53 and price structure at 65 out of 100 — so they are not in conflict. The fundamentals and the tape are saying the same thing, which is the case in which either one alone would have been enough.

Trigger	Where it stands now	What it would mean
IS Score reaches 55 and holds two consecutive quarters	now 53.2	would move us up one band
IS Score stops falling - one quarter higher than the prior	last four: 52 → 58 → 54 → 53	the direction matters more than the level
Technical vote share back above 50%	now 55%	price structure no longer broken
Institutional holder count rises two quarters running	peak 614 → now 614	fewer institutions willing to hold is our clearest warning

We publish these so the view can be shown to be wrong. If none of them move and our reading does, we owe you an explanation.

This page is InsiderStreet's own reading, produced from the data in the rest of this document. It is not a price target and not investment advice. Analyst consensus and street price targets appear later under their own heading and are the street's numbers, not ours.

NOT INVESTMENT ADVICE — FOR INFORMATIONAL PURPOSES ONLY

Site Convergence Score3 of 4top 4% of 29,420 symbols

Sources Aligned— of 3independent disclosures

Congress (180d)1 buys2026-03-27

Insider Buys (180d)0none disclosed

ETF Funds (30d)841 up / 668 downnet +173 funds

Institutions Added (13F)25managers opening or increasing

Congressional and insider figures are disclosed purchases in the trailing 180 days; ETF figures are COUNTS OF FUNDS whose holding changed in 30 days, not dollars. Coincidence of separate disclosures, not coordination. An absent source means nothing qualifying was disclosed in its window.

Institutions holding — 12 quarters

Peak 614 · latest 614 (+0 from peak).

Quarter	Holders	13F shares	Value	Reported own%	Guard
2026 Q2	614	187.1M	$14.2B	102.0%	ex-outlier 91.1%
2026 Q1	589	168.9M	$12.1B	92.1%
2025 Q4	554	185.5M	$12.1B	101.2%	ex-outlier 86.0%
2025 Q3	523	163.9M	$11.2B	89.4%
2025 Q2	518	185.1M	$12.4B	100.9%
2025 Q1	516	185.4M	$12.9B	101.1%
2024 Q4	494	183.8M	$12.8B	100.2%
2024 Q3	486	177.4M	$12.0B	96.8%
2024 Q2	457	173.7M	$10.2B	94.7%
2024 Q1	468	177.1M	$10.1B	96.6%
2023 Q4	472	177.5M	$11.3B	96.8%
2023 Q3	440	178.7M	$10.1B	97.5%

How to read ownership above 100%. A 13F reports the positions a manager has investment discretion over, and where two or more managers share discretion over the same block, each one reports it. Summed across filers, the total can therefore exceed the shares actually outstanding without anything being wrong. We publish the figure as filed rather than netting it down, and flag separately any quarter where the arithmetic is not merely high but impossible.

Why 2026-06 reads 102.03%. Institutions cannot hold more of a company than exists. The reported 187.1M shares exceed the 183.4M outstanding, and a single filer accounts for the excess: BlackRock, Inc. reports 20,038,470 shares against 20,715,473 the prior quarter, a 1x jump, which alone would be 10.9% of the company. Excluding that filing, ownership is 91.1%. We publish both figures. 13F filings are due 45 days after quarter end and amendments keep arriving after that, so the newest quarter is provisional by construction - this is what an unsettled quarter looks like.

Why 2025-12 reads 101.18%. Institutions cannot hold more of a company than exists. The reported 185.5M shares exceed the 183.4M outstanding, and a single filer accounts for the excess: VANGUARD GROUP INC reports 27,862,840 shares against 27,862,215 the prior quarter, a 1x jump, which alone would be 15.2% of the company. Excluding that filing, ownership is 86.0%. We publish both figures. 13F filings are due 45 days after quarter end and amendments keep arriving after that, so the newest quarter is provisional by construction - this is what an unsettled quarter looks like.

NOT INVESTMENT ADVICE — FOR INFORMATIONAL PURPOSES ONLY

Insider	Role	Date	Type	Shares	Value	Post-Txn Owned
Linneman Peter	director	2026-08-07	A-Award	318	—	56,061
Klein Karin	director	2026-08-07	A-Award	382	—	25,790
Parrell Mark J.	director	2026-08-07	A-Award	334	—	686
Blankenship C Ronald	director	2026-08-07	A-Award	167	—	114,923
Devereaux Terah L	Principal Accounting Officer	2026-06-12	SELL	1,240	$0.10M	17,990
Devereaux Terah L	Principal Accounting Officer	2026-06-12	GIFT	620	—	17,370
Blair Bryce	director	2026-05-11	EXERCISE	71	—	33,003
Blair Bryce	director	2026-05-11	EXERCISE	1,736	—	32,932

6-mo decomposition (Form 4)	Txns	Shares	Value	Signal weight
S — Open-market sales	7	451,272	$35.3M	Counted
M — Exercises (paired A/D)	18	16,408	—	None — mechanics
G — Gifts	1	620	—	None
P — Open-market purchases	0	0	$0	Counted — none occurred

Monthly Net Insider Flow (000 shares)

Net of acquisitions minus dispositions, all Form 4 types.

Signal Summary

SignalRoutine Selling — Low Signal

Open-Market Sells$35.3M7 txns / 6 mo

Open-Market Buys$0.0M0 txns / 6 mo

ClusterNone active3+ insiders / 21 days

Member	Chamber	Trade	Size band	Traded	Disclosed
Gilbert Cisneros	House	BUY	$1,001 - $15,000	2026-01-09	2026-02-13
Gilbert Ray Cisneros	House	BUY	$1,001 - $15,000	2026-01-08	2026-02-13
Ro Khanna	House	SELL	$1,001 - $15,000	2023-03-24	2023-04-07
Alan Armstrong	Senate	BUY	$1,001 - $15,000	2026-03-27	2026-07-21

House 12-Mo2 trades2 purchases

Senate 12-Mo1 trades1 purchases

CoverageSTOCK Act filings30-45 day disclosure lag

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13F Filers (last complete Q)589

13F Shares169M92.1% of shares out

New / Closed90 / 46positions, QoQ

Increased / Reduced201 / 211positions, QoQ

Put/Call (13F)1.50option positions

Free Float89.8%164M sh

2.8 · Largest Reporting 13F Managers

Manager	Shares	Value
Baldwin Wealth Partners Llc/Ma	145,570	$10M
Fjarde Ap-Fonden /Fourth Swedish N	94,858	$7M
Ifm Investors Pty Ltd	75,166	$5M
Trustwell Financial Advisors, Llc	73,785	$5M
Wealth Enhancement Advisory Servic	50,726	$3M
Czech National Bank	47,880	$3M

EDGAR 13F holdings as of 2026-09-30; filer values normalized to dollars.

2.9 · Top ETF & Fund Ownership

Fund	Weight	Position
VNQ	0.7%	$449M
VGSNX	0.7%	$449M
VGSLX	0.7%	$449M
VITSX	0.0%	$418M
VTI	0.0%	$418M
VTSAX	0.0%	$418M

13F Filers Holding REG — quarterly

Institutional Put/Call — quarterly

Daily short-sale volume as % of volume reported in FINRA's short-sale file — a flow measure, not short interest; dashed = 50-day average.

Latest Session66.3%2026-10-15

20-Day Avg55.7%50-day 51.5%

TrendRising20d vs 50d

By Market CenterQ: 68% · N: 41% · B: 58%latest session

Weekly Notional ($B)

Where REG Trades in the Dark

ATS Venue (4-wk)	Shares	Avg trade
Incr Intelligent Cross Llc	1.2M	38 sh
Ubsa Ubs Ats	1.2M	52 sh
Mstx Ms Trajectory Cross (Ats-1)	0.8M	38 sh
Sgmt Sigma X2	0.8M	38 sh
Ebxl Level Ats	0.7M	17 sh
Mspl Ms Pool (Ats-4)	0.4M	173 sh

NOT INVESTMENT ADVICE — FOR INFORMATIONAL PURPOSES ONLY

Where a dollar of Regency Centers Corporation revenue goes. All values FY2025 filings, live.

REG (live moat model)Peer median: KIM · FRT · BRX · ADC · NNN

Component scores from the live moat model. Peer median illustrative.

Moat score 40/100 — None; primary source Efficient Scale.

3.8 · Employees (SEC filings)

Officer	Title
Lisa Palmer	President, Chief Executive Officer & Director
Michael J. Mas	Executive Vice President & Chief Financial Officer
Alan Todd Roth	President of East Region & Chief Operating Officer
Nicholas Andrew Wibbenmeyer	President of West Region & Chief Investment Officer

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Revenue ($M)

EPS ($) — GAAP diluted actual, street-basis estimate

Actual bars are GAAP diluted EPS from the filed income statement; the lighter forward bars are street-basis consensus. The two are different measures and are not comparable quarter to quarter.

Quarterly EPS — Actual vs. Consensus

Beats (>2%)4 of 6recent quarters

Avg Surprise+19.6%

Next Report2026-11-05

Income Quality1.49OCF ÷ net income

Beat Rate—%0 of 0 quarters

Current Streak0longest 0

Avg EPS Surprise—%median —%

Surprise Trend—last 4 vs prior 4

Period	EPS est.	EPS actual	EPS surprise	Rev est. ($M)	Rev actual ($M)	Rev surprise

Announcement dates to . Consensus as it stood at each report. Revenue surprise shown where both estimate and actual are filed. A beat record is history, not a forecast.

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Profit Margins (%)

Revenue by Segment — Stacked

Live segmentation data.

YoY Growth Heatmap — Income Lines

YoY growth	FY21	FY22	FY23	FY24	FY25
Revenue	+14.9%	+5.6%	+7.8%	+9.7%	+3.4%
Gross profit	+19.4%	+5.5%	+5.4%	+9.8%	-35.1%
Operating income	+21.1%	+5.8%	+3.8%	+10.4%	-40.6%
Net income	+705.1%	+33.6%	-24.5%	+9.8%	+31.7%

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$M · FY ends	FY21	FY22	FY23	FY24	FY25
Revenue	1,204	1,271	1,370	1,503	1,554
Cost of revenue	327	346	395	433	860
Gross profit	877	925	975	1,070	694
R&D expense	0	0	0	0	0
SG&A expense	78	80	98	101	119
Operating income	799	845	877	969	576
EBITDA	771	818	840	940	981
D&A	280	299	323	372	405
Pretax income	367	488	372	414	516
Income tax	1	-0	1	5	0
Net income	361	483	365	400	527
Diluted EPS ($)	2.12	2.81	2.04	2.11	2.82
Diluted shares (M)	171	172	176	183	182

Operating CF$828M

CapEx$435M

Free cash flow$394M

SBC$19M

Buybacks$9M

Net cash change$59M

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Balance Sheet — Full

$M	FY22	FY23	FY24	FY25
Cash & equivalents	66.5	85.0	56.3	120.7
ST investments	0.0	0.0	0.0	0.0
Receivables (net)	188.9	214.9	271.8	273.9
Total current assets	257.6	325.1	333.7	394.5
PP&E (net)	281.3	334.7	330.2	328.5
Goodwill + intangibles	364.8	450.4	396.7	420.9
Total assets	10,860.2	12,426.9	12,392.0	13,001.3
Accounts payable	317.3	358.6	392.3	0.0
Short-term debt	0.0	152.0	65.0	377.5
Deferred revenue	0.0	0.0	0.0	0.0
Total current liabilities	317.3	510.6	457.3	377.5
Long-term debt	3,726.8	4,001.9	4,343.7	4,977.4
Total liabilities	4,682.2	5,235.0	5,491.7	5,819.7
Shareholders' equity	6,178.0	7,191.9	6,900.3	7,181.6

Cash Flow Statement — Full

$M	FY22	FY23	FY24	FY25
Net income	488.0	370.9	409.8	541.0
D&A	298.7	323.2	372.0	382.8
Stock-based compensation	16.5	20.1	23.5	19.5
Working capital change	(46.7)	(17.2)	(26.8)	(40.8)
Operating cash flow	655.8	719.6	790.2	827.7
Capital expenditures	0.0	0.0	0.0	(435.1)
Investing cash flow	(206.1)	(342.0)	(326.6)	(421.1)
Buybacks	(81.9)	(36.9)	(219.6)	(8.8)
Dividends paid	(428.3)	(456.5)	(504.0)	(525.2)
Debt issuance / (repay)	(18.0)	138.7	255.4	120.8
Financing cash flow	(476.0)	(355.0)	(493.0)	(347.8)
Free cash flow	655.8	719.6	790.2	394.0

Balance Sheet Structure ($B)

Cash Generation vs Capex ($B)

Left: what the balance sheet is made of — the gap between the assets bar and the liabilities bar is book equity. Right: whether the capex bar is covered by the operating-cash bar; where it is not, the difference was funded externally and free cash flow goes negative.

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Ratio	FY21	FY22	FY23	FY24	FY25	TTM
PROFITABILITY
ROE	6.0%	8.0%	5.6%	5.8%	9.2%	10%
ROA	3.3%	4.5%	3.1%	3.2%	5.0%	5.0%
ROIC	7.8%	7.9%	7.5%	8.2%	7.1%	5.3%
Gross margin	72.9%	72.8%	71.2%	71.2%	44.7%	35.1%
Operating margin	66.4%	66.5%	64.0%	64.4%	37.0%	40.3%
Net margin	30.0%	38.0%	26.6%	26.6%	33.9%	38.2%
EBITDA margin	64.1%	64.4%	61.3%	62.5%	63.1%	68.6%
FCF margin	54.8%	46.0%	34.0%	49.7%	41.6%	—
VALUATION
P/E	30.41	19.63	31.36	32.24	20.07	20.7
P/B	1.82	1.55	1.63	1.92	1.83	2.0
P/S	9.13	7.46	8.35	8.59	7.51	7.79
P/FCF	16.67	16.20	24.52	17.30	18.06	25.9
EV/EBITDA	19.70	16.76	19.23	19.02	16.51	15.8
EV/Revenue	12.62	10.78	11.79	11.89	10.96	10.9
Earnings yield	3.3%	5.1%	3.2%	3.1%	5.0%	4.90%
FCF yield	6.0%	6.2%	4.1%	5.8%	5.5%	3.85%

Ratio	FY21	FY22	FY23	FY24	FY25	TTM
LEVERAGE & SOLVENCY
Current ratio	0.85	0.81	0.64	0.73	1.05	2.91
Quick ratio	0.85	0.81	0.64	0.73	1.05	2.91
Debt / equity	0.71	0.70	0.68	0.75	0.86	0.80
Debt / assets	39.8%	39.5%	38.6%	40.5%	45.7%	41.8%
Net debt / EBITDA	5.45	5.17	5.61	5.28	5.20	4.49
Interest coverage	3.38	3.54	4.36	3.00	—	—

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Ratio	FY21	FY22	FY23	FY24	FY25	TTM
EFFICIENCY
Asset turnover	0.11	0.12	0.12	0.12	0.13	0.13
Receivables turnover	9.35	8.74	8.22	8.21	7.22	5.9
DSO (days)	39	42	44	44	51	62
DPO (days)	349	337	312	316	108	—
Cash conversion cycle	-310	-296	-268	-272	-57	62
GROWTH (YoY)
Revenue growth	14.9%	5.6%	7.8%	9.7%	12.0%	—
Net income growth	705.1%	33.6%	-24.5%	9.8%	57.3%	—
EPS growth	696.3%	33.8%	-30.0%	11.7%	56.1%	—
FCF growth	32.1%	-11.3%	-20.3%	60.1%	-6.2%	—
PER SHARE ($)
EPS (diluted, TTM)	2.10	2.81	1.97	2.20	3.44	3.59
Book value / share	35.13	35.53	38.02	36.99	37.72	38.98
Revenue / share	7.00	7.41	7.41	8.27	9.20	9.39
FCF / share	3.84	3.41	2.52	4.11	3.82	2.82
Cash / share	0.54	0.39	0.46	0.31	0.66	1.05
SHAREHOLDER RETURN & SCORES
Buyback yield	0.0%	0.9%	0.3%	1.7%	0.1%	0.06%
Altman Z-Score	1.43	1.26	1.33	1.45	1.40	1.5
Piotroski F-Score	7	7	5	8	6	7/9
Beneish M-Score	-2.53	-2.35	-2.43	-2.39	-2.31	-0.78

Model	Score	Zone	Note
Piotroski F-Score	7 / 9	Strong
Altman Z-Score	1.5	Distress (<1.81)	Distress
Income quality	1.49	Cash-backed	OCF ÷ net income
Beneish M-Score	-0.78	Elevated	vs −2.22 threshold

DuPont Decomposition (TTM)	Value
Tax burden	1.00
Interest burden	0.86
Operating margin	44.6%
Asset turnover	0.13×
Financial leverage	1.91×
= ROE	10%

Growth Quality (live)	Value
Revenue stability	0.99
Earnings stability	0.53
Earnings persistence	0.50
Revenue CAGR 3y	10.2%
EPS CAGR 3y	18.8%
FCF CAGR 3y	-2.0%

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Buyback Yield0.06%

Dividend Yield4.12%

Total Shareholder Return3.11%cash yield

SBC / Revenue1.2%dilution pressure

Company	Mkt cap	P/E	ROE	Net margin	Rev growth	Piotroski	1-yr ret
KIM	$15.4B	25.7	6%	27.8%	+5.7%	7/9	+7.4%
FRT	$9.2B	21.2	13%	25.5%	+8.1%	8/9	+8.4%
BRX	$8.5B	19.5	14%	20.8%	+5.8%	7/9	+3.1%
ADC	$8.3B	36.0	4%	26.6%	+18.2%	5/9	-9.5%
NNN	$7.9B	20.4	9%	40.1%	+6.5%	6/9	—
MAC	$6.8B	-35.3	-6%	-10.8%	+1.6%	6/9	—
KRG	$4.9B	15.2	11%	—	-5.6%	5/9	—
PECO	$4.9B	33.2	6%	21.8%	+8.1%	8/9	—

1-yr returns computed from adjusted price history; peers without a tracked series show —.

Buy

33 Analysts

Str Sell (0)Sell (1)Hold (13)Buy (19)Str Buy (0)

Mean Target (qtr)$84.3611 targets

Target vs. Price+15.2%last-quarter mean

Next Report2026-11-05street $0.61

Consensus estimates	Revenue mean	High / Low	EPS mean	High / Low	# EPS est.
FY2026	$1.69B	$1.76B / $1.67B	$2.50	$2.51 / $2.49	8
FY2027	$1.76B	$1.83B / $1.73B	$2.53	$2.55 / $2.47	7
FY2028	$1.83B	$1.84B / $1.83B	$2.61	$2.78 / $2.07	7

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Street Price Target — Trajectory

Window	Avg Target	vs. Price	# Targets
Last Month	$82.83	+13.1%	6
Last Quarter	$84.36	+15.2%	11
Last Year	$82.86	+13.1%	29
All Time	$79.71	+8.8%	49

Rolling mean of published targets vs. last close $73.24. Aggregated from StreetInsider, Benzinga, Investing.

Third-Party Composite Rating

B+

DCF

3/5

ROE

4/5

ROA

4/5

Debt/Eq

3/5

P/E

2/5

P/B

2/5

Independent quant composite as of 2026-10-16; components scored 1–5 (5 best). Shown for contrast with the InsiderStreet Score — methodologies differ.

REG +3.3% vs S&P 500 +15.9% — spread -12.6pp

Sector — XLRE +0.9%

Peer Set — indexed to 100

All series indexed to 100 at the start of the window, adjusted closes.

NOT INVESTMENT ADVICE — FOR INFORMATIONAL PURPOSES ONLY

Candlesticks with SMA 20/50 overlay, Bollinger (20,2σ) band, volume, and Wilder RSI(14) — computed from live daily OHLCV.

Moving Average	Value	Distance	% Distance	Signal
SMA 20	$72.25	+0.99	+1.37%	Above
SMA 50	$74.13	-0.89	-1.20%	Below
SMA 200	$76.36	-3.12	-4.09%	Below
EMA 9	$72.27	+0.97	+1.34%	Above
EMA 21	$72.56	+0.68	+0.94%	Above
EMA 50	$74.10	-0.86	-1.16%	Below
EMA 200	$75.28	-2.04	-2.71%	Below

Series and readings from the nightly technical-indicator history — identical data to the site's ribbon chart. Supertrend segments colored by direction.

NOT INVESTMENT ADVICE — FOR INFORMATIONAL PURPOSES ONLY

TECHNICAL VERDICTBULLISHPower Score +3016 of 22 indicator votes bullish

Family Scores (site weights)

Trend 30%50

Momentum 25%91

Volume 20%81

Volatility 10%33

Patterns 15%50

This Week55% bullishof 11 price-based votes

4 Weeks Ago9%+46 pts since

12 Weeks Ago82%-27 pts since

ReadImprovingweek-over-week trajectory

Price vs SMA 20$72.25

Price vs SMA 50$74.13

Price vs SMA 200$76.36

EMA 9/21 Cross72.3/72.6

SMA 50/200Death

ADX DirectionADX 33

Supertrend$74

Parabolic SAR$71

SMA Slope0.010

RSI53.3

Stochastic K/D68/55

StochRSI K/D97/91

Williams %R-23

CCI106

TSI vs Signal-20.4

CMO6.6

ROC2.29%

OBV SignalAccum

Chaikin MF0.010

MFI45

Force Index0M

Elder Ray Bull1.52

RSI (14)30 oversold · 70 overbought

Stochastic %Kvs %D 55

Money Flowvolume-weighted RSI

ADXtrend strength · <20 weak

Williams %Rinverted scale

Level	Value	Level	Value
Pivot / R1 / R2	$72.95 / $73.50 / $73.95	S1 / S2	$72.50 / $71.95
Bollinger (20,2)	$70.67 – $73.84	Squeeze	Off
52-wk range	$66.35 – $83.66	Off 52-wk high	-12.5%
ATR (14)	$1.07 (1.5%)	Historical vol	11.6%

NOT INVESTMENT ADVICE — FOR INFORMATIONAL PURPOSES ONLY

+1.4%Jan65%

+0.1%Feb50%

+0.2%Mar57%

+4.0%Apr55%

-1.1%May40%

-0.3%Jun45%

+1.0%Jul65%

+0.1%Aug50%

+0.5%Sep50%

-0.0%Oct45%

+1.8%Nov50%

+4.2%Dec50%

Sample: 20 years — treat short histories as suggestive, not statistical.

Computed from live weekly prices	REG	S&P 500
Weekly volatility (σ, 1y)	2.24%	1.83%
Best / worst week (1y)	+5.4% / -4.3%	—
Max drawdown (5y, monthly)	-47.8%	—
1-week VaR (95%)	-4.2%	—
Beta (5y)	0.81	1.00

REG EQUITY WEATHER (LIVE)CLOUDY · -14

Trend-45

Momentum+20

Volume+45

Volatility-60

Breadth-50

MARKET REGIME (2026-10-16)NEUTRAL

VIX19.99Normal

Dow TheoryConfirmed Bearish

SPY / QQQ TSI7.2 / 4.7trend strength

Sector Strength46/100breadth average

Average sentiment of 96 stories, weekly buckets, −1 to +1.

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NOT INVESTMENT ADVICE — FOR INFORMATIONAL PURPOSES ONLY

Overall-13.5+12.6 vs industry

Trend-45.2-4.5 vs industry

Momentum+20.3+17.6 vs industry

Volume+44.8+71.0 vs industry

Reading	REG	REIT - Retail n=145	Real Estate n=2,764	All US symbols n=70,435
Overall	-13.5	-26.1	-28.0	-20.5
Trend	-45.2	-40.7	-37.3	-21.3
Momentum	+20.3	+2.7	-17.0	-15.8
Volume	+44.8	-26.2	-26.6	-3.8

Trend, momentum and volume are computed per company. Volatility and breadth are market-regime values shared by every symbol in the universe, so they are reported once under Market Regime rather than compared here - a company cannot differ from its sector on a constant.

Executive	Total comp	Structure
Lisa Palmer President and Chief Executive Of	$9.6M	89% equity+incentive
Michael J. Mas Executive Vice President, Chi	$3.9M	84% equity+incentive
Alan T. Roth East Region President and Chief	$2.8M	78% equity+incentive
Nicholas A. Wibbenmeyer West Region Presiden	$2.8M	78% equity+incentive
Martin E. Stein, Jr. Executive Chairman of t	$1.3M	57% equity+incentive

Pillar (live disclosure scores)	Score
Environmental	65
Social	57
Governance	66
Composite ESG	63

Composite ESG Trend

Methodology. Every figure originates in InsiderStreet's production data layer and is computed deterministically by the same engines that power insiderstreet.ai. This factsheet contains no model-written text. Sections without underlying data are omitted rather than estimated.

DISCLOSURES. This document is produced by InsiderStreet.ai from live production data. It is not investment advice, not an offer or solicitation to buy or sell any security, and not a recommendation tailored to any person. Data is sourced as of the dates shown and may no longer be current. InsiderStreet.ai is not a registered investment adviser or broker-dealer. Investing involves risk, including loss of principal. Past performance does not guarantee future results. Do not make any investment decision based on this document. © 2026 InsiderStreet.ai — all rights reserved. Redistribution prohibited.

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NOT INVESTMENT ADVICE — FOR INFORMATIONAL PURPOSES ONLY

Data domain	Source	Coverage for this report
Price & volume	market_db.historical_prices	52 rows
Fundamentals	income_statements_annual	6 rows · 2020 to 2025
Reported vs consensus	fact/earnings_calendar	24 rows · 2020-08-03 to 2026-04-29
Analyst estimates	dim/forward_estimates	3 rows · 2026-12-31 to 2028-12-31
Institutional ownership (13F)	holdings_db.institutional_ownership_summary	107 rows · 1999 to 2026
Insider transactions (Form 4)	edgar/form4	12 rows · 2026-05-11 to 2026-08-07
Proposed sales (Form 144)	edgar/form144	not present for this symbol
Beneficial ownership (13D/G)	edgar/13dg	not present for this symbol
Short-sale volume (FINRA)	edgar/short_volume_daily	60 rows · 2026-07-23 to 2026-10-15
Dark pool (ATS, tier 1)	edgar/darkpool_weekly	12 rows · 2026-06-15 to 2026-08-31
ETF & fund holding	etf_holdings_changelog (30d)	1 record
Peer set	stock_peers_dynamic	8 rows
Industry medians	industry_medians	1 record
Congressional trades	congress_db (House + Senate)	1 record
ESG	fact/esg_disclosures	1 record

Method. Every figure in this factsheet is looked up from a named field computed in code. It contains no model-written text.

Not covered. Short interest as a percent of float and days-to-cover are not in this data set — the short-sale figures above are FINRA volume, a flow, and cannot support squeeze or covering analysis. Options positioning and intraday data are also absent. 13F ownership is filed 45 days after quarter end and congressional trades are disclosed on a lag, so both describe a past position, not a current one.

Regency Centers Corporation (REG)

Score Breakdown

Peer Comparison — IS Score

IS Score Trend — quarterly

Regency Centers Corporation (REG)

Regency Centers Corporation (REG)

Institutions holding — 12 quarters

Regency Centers Corporation (REG)

Monthly Net Insider Flow (000 shares)

Signal Summary

Regency Centers Corporation (REG)

2.8 · Largest Reporting 13F Managers

2.9 · Top ETF & Fund Ownership

13F Filers Holding REG — quarterly

Institutional Put/Call — quarterly

Where REG Trades in the Dark

Regency Centers Corporation (REG)

3.8 · Employees (SEC filings)

Regency Centers Corporation (REG)

Regency Centers Corporation (REG)

Regency Centers Corporation (REG)

Regency Centers Corporation (REG)

Balance Sheet — Full

Cash Flow Statement — Full

Regency Centers Corporation (REG)

Regency Centers Corporation (REG)

Regency Centers Corporation (REG)

Regency Centers Corporation (REG)

Street Price Target — Trajectory

Third-Party Composite Rating

Regency Centers Corporation (REG)

Regency Centers Corporation (REG)

Family Scores (site weights)

Regency Centers Corporation (REG)

Regency Centers Corporation (REG)

Regency Centers Corporation (REG)