NYSE: FRT · Retail REITs
Federal Realty Investment Trust
Federal Realty Investment Trust is an equity REIT that owns, manages and redevelops retail and mixed-use properties, mainly in major U.S. coastal markets. At December 31, 2025 it owned or had a majority interest in 104 predominantly retail real estate projects with about 28.8 million commercial square feet, 96.1% leased and 94.1% occupied. 2025 revenue was $1,279 million and operating income $602 million, helped by a $150 million gain on sale of real estate. It has paid quarterly dividends since its founding in 1962 and has increased its dividend per common share for 58 consecutive years. In 2025 it spent $735 million acquiring real estate; in 2026 it kept recycling assets ($224.6 million of sales in the first half) and issued $460 million of exchangeable notes.
Last updated
Analysis last edited: October 31, 2026 · Financial data fetched: October 24, 2026 15:12 (SEC EDGAR) · Source 10-K filed: February 12, 2026
Built on10-K FY2025 · filed 2026-02-1210-Q (quarter ended 2026-09-30) · filed 2026-10-30Proxy statement (2026)
Next update expectedAfter FY2026’s 10-K is filed (roughly 60–90 days after fiscal year end (sooner for larger filers)), financials and analysis will be refreshed.
01
At a glanceFrom SEC data
Eight headline measures, each placed among the companies covered on this site.
- Revenue growthCAGRSmooths out year-to-year swings into "grew X% a year on average." Makes growth pace comparable across companies of very different sizes.
- 8.9%
- Operating marginOperating marginHow many cents of operating profit are left per dollar of revenue. Reflects pricing power and cost structure.
- 47.1%
- ROIC minus WACCROIC − WACC spreadThe difference between ROIC and WACC. Consistently positive implies value creation; consistently negative implies value destruction.
- -0.5 pts
- Net debt ÷ EBITDAEBITDAOperating income with D&A added back. A rough proxy for cash-generating power that’s less distorted by capital intensity, depreciation method, or financing/tax differences than net income.
- 5.0x
- Cash conversionOperating CF ÷ net income (cash conversion)How much of reported profit shows up as actual cash. 1x or higher means profit is backed by cash.
- 1.51x
- Dividend raisesDividend per shareTotal annual dividend paid per share (sum of all declared payments for the year).
- 5 of 5
- P/E todayP/EShare price ÷ EPS — how many years of current earnings the stock price represents. This site uses the period-end figure as reported in the filing.
- 23.6x
- Betaβ (beta)How much a stock moves, on average, for a 1% move in the overall market. Above 1 means more volatile than the market, which raises the return shareholders require. This site computes it from about 2.5 years (roughly 130 weeks) of weekly returns, built from Yahoo Finance daily prices, regressed against an S&P 500 ETF (SPY) as the market proxy, then applies the well-known long-run mean-reversion adjustment (0.67 × β + 0.33) as the WACC default.
- 0.64
Higher than 55% of 372 non-financial companies
Average yearly growth over the years shown
Higher than 95% of 311 non-financial companies
Latest fiscal year (FY2025)
Higher than 27% of 311 non-financial companies
Return on capital above (or below) its estimated cost
Higher than 87% of 304 non-financial companies
Below 0 means more cash than debt
Higher than 49% of 349 non-financial companies
Operating cash flow ÷ net income
Years the dividend per share rose, of the last 5
Latest close 2026-11-04; fiscal FY2025
Above 1 = moves more than the market
Each marker shows where this company sits among the non-financial companies covered on this site, not all listed companies (left = lowest, right = highest). A high position is not automatically good — for net debt ÷ EBITDA, higher means more debt. Details and formulas are in the sections below and in How to read this.
02
Valuation todayFrom SEC data
Price-based measures at the latest close, next to the same measures at the last fiscal year-end.
Share price$112.31close on 2026-11-04
Market cap$9.69B
- P/EP/EShare price ÷ EPS — how many years of current earnings the stock price represents. This site uses the period-end figure as reported in the filing. today
- 23.6x
- P/BP/BShare price ÷ book value per share. Below 1x means the market values the company below its accounting net worth. This site uses the closing price nearest the fiscal year-end and highlights sub-1x readings. today
- 3.0x
- EV/EBITDAEV/EBITDAEnterprise value (≈ market cap + interest-bearing debt − cash) as a multiple of EBITDA — roughly, "how many years of EBITDA to buy the whole company." Lower is generally viewed as cheaper, and it’s more comparable than P/E across companies with different debt loads or depreciation policies. This site excludes noncontrolling interests from the EV calculation. today
- 15.0x
- FCF yieldFree cash flow (FCF)Operating CF minus capital expenditures — cash generated by the business after funding its own investment, available for dividends, buybacks, acquisitions, or debt paydown. Acquisitions and securities purchases (also in investing CF) are not subtracted, so FCF can be positive in a year when total investing CF exceeds operating CF. today
- 3.4%
- Dividend yieldDividend per shareTotal annual dividend paid per share (sum of all declared payments for the year). today
- 4.0%
At FY2025 year-end: 21.5x
Earnings: fiscal FY2025
At FY2025 year-end: 2.7x
Book value at FY2025 year-end
At FY2025 year-end: 14.0x
EBITDA for FY2025
At FY2025 year-end: 3.8%
Free cash flow for FY2025
Dividends per share for FY2025
“Today” uses the latest closing price (2026-11-04, Yahoo Finance daily closing prices) and shares outstanding at the last fiscal year-end. The rest of this page — including the financial table and ROIC vs. WACC — uses fiscal year-end prices. These are reference figures, not a judgment of whether the stock is cheap or expensive.
03
What changed since last earningsFrom SEC data
The latest reported quarter against the same quarter a year earlier, the balance sheet against the previous quarter-end, and what management said in its latest earnings release.
Quarter ended Mar 31, 2026.
These figures are behind: a newer quarter was reported on Oct 30, 2026, but SEC's structured data doesn't include it yet. Read the release ↗
- Revenue$309M → $341M (vs. a year earlier)↑ +10.3%$309M → $341M (vs. a year earlier)
- Operating margin35.0% → 61.3% (vs. a year earlier)↑ +26.3 pts35.0% → 61.3% (vs. a year earlier)
- Net income$64M → $159M (vs. a year earlier)↑ +149.5%$64M → $159M (vs. a year earlier)
- Diluted EPS$0.72 → $1.81 (vs. a year earlier)↑ +151.4%$0.72 → $1.81 (vs. a year earlier)
- Cash$107M → $116M (vs. previous quarter-end)↑ +7.7%$107M → $116M (vs. previous quarter-end)
Source: Form 10-Q ↗ (SEC XBRL). Long-term debt is the tagged long-term debt figure and leaves out short-term borrowings.
From the earnings release of Oct 30, 2026.
Management outlook ↑ Raised
Raised and tightened 2026 Nareit FFO and Core FFO guidance to $7.54–$7.58. Source sentence
Raised and tightened guidance for both 2026 Nareit FFO and Core FFO per diluted share to $7.54 to $7.58, representing over 7% Core FFO growth at the midpoint year-over-year.
Key changes
FFO $163.0M, or $1.87 per share. Source sentence
Nareit FFO and Core FFO were each $163.0 million, or $1.87 per diluted share, for the third quarter of 2026, compared to $153.0 million, or $1.77 per diluted share, in the third quarter of 2025, a 5.6% per share increase.
Repurchased 869,748 shares for about $95M. Source sentence
Repurchased 869,748 shares at a weighted average share price of $108.82 for approximately $95 million through October 9, 2026.
Written by AI. A line appears only if its figures and direction match the quoted sentence, which an automatic check confirms. Companies' outlooks are their own and may not be met. Read the release ↗
04
Company profileFrom SEC dataShow
- Legal name
- FEDERAL REALTY INVESTMENT TRUST
- Headquarters
- NORTH BETHESDA, MD
- Incorporated in
- Maryland
- Fiscal year end
- 12/31
- Exchange & ticker
- NYSE: FRT
- Industry
- Retail REITs
- CIK
- 34903
Workforce (as of FY2025 year-end)
Employees
314
Source: Form 10-K (FY2025) cover page and business description
05
Earnings calendarFrom SEC dataShow
When the company reports each quarter: the quarter-end date, the day results were released, and when the 10-Q or 10-K was filed.
Next report
Q4 FY2026
Quarter end: December 2026. In past years, Q4 results were released 43–44 days after quarter end (Feb 12, 2026; Feb 13, 2025; Feb 12, 2024). No date has been announced in the sources this site uses.
Reporting pattern
- Fiscal year ends around December 31.
- Reports four times a year: three quarterly reports (10-Q) and an annual report (10-K) for Q4.
- Earnings releases came 30–44 days after quarter end over the last 12 quarters.
| Quarter | Quarter ended | Earnings release (8-K) | Report filed (10-Q / 10-K) |
|---|---|---|---|
| Q3 FY2026 | Sep 30, 2026 | Oct 30, 2026 (+30 days) | Oct 30, 2026 10-Q (+30 days) |
| Q2 FY2026 | Jun 30, 2026 | Jul 31, 2026 (+31 days) | Jul 31, 2026 10-Q (+31 days) |
| Q1 FY2026 | Mar 31, 2026 | May 1, 2026 (+31 days) | May 1, 2026 10-Q (+31 days) |
| Q4 FY2025 | Dec 31, 2025 | Feb 12, 2026 (+43 days) | Feb 12, 2026 10-K (+43 days) |
| Q3 FY2025 | Sep 30, 2025 | Oct 31, 2025 (+31 days) | Oct 31, 2025 10-Q (+31 days) |
| Q2 FY2025 | Jun 30, 2025 | Aug 6, 2025 (+37 days) | Aug 6, 2025 10-Q (+37 days) |
| Q1 FY2025 | Mar 31, 2025 | May 8, 2025 (+38 days) | May 8, 2025 10-Q (+38 days) |
| Q4 FY2024 | Dec 31, 2024 | Feb 13, 2025 (+44 days) | Feb 13, 2025 10-K (+44 days) |
| Q3 FY2024 | Sep 30, 2024 | Oct 30, 2024 (+30 days) | Oct 30, 2024 10-Q (+30 days) |
| Q2 FY2024 | Jun 30, 2024 | Aug 1, 2024 (+32 days) | Aug 1, 2024 10-Q (+32 days) |
| Q1 FY2024 | Mar 31, 2024 | May 2, 2024 (+32 days) | May 2, 2024 10-Q (+32 days) |
| Q4 FY2023 | Dec 31, 2023 | Feb 12, 2024 (+43 days) | Feb 12, 2024 10-K (+43 days) |
Source: SEC EDGAR filing history. Release dates are the dates the earnings release was furnished to the SEC on Form 8-K (Item 2.02), which is normally the day results are announced. For a quarter whose 10-Q or 10-K isn’t filed yet, the date is the latest Item 2.02 8-K since the previous report, which may be a preliminary or other results-related update. Fiscal years are labeled by the calendar year in which they end.
06
Flagship products & servicesSite analysis
Real estate
Shopping centers
Community and neighborhood shopping centers, many grocery-anchored.
Real estate
Mixed-use properties
Retail combined with office and residential space, such as Santana Row and Bethesda Row.
Real estate
Redevelopment
Development and redevelopment of existing properties.
From the Form 10-K, FY2025.
U.S. and worldwide share of flagship products/services
The 10-K does not state a market share or rank for its properties.
Reviewed: Form 10-K (FY2025) · Form 10-Q (quarter ended 2026-09-30)
07
Recent strategic focusSite analysis
Recent developments.
Q3 2026
Nareit FFO and Core FFO of $1.87 per diluted share (+5.6%); 117 comparable retail leases signed at 14% cash rent growth; comparable property POI +2.5%. 2026 Core FFO guidance was raised to $7.54–7.58. After quarter end Federal Realty bought The Summit, an 870,000-square-foot retail center in Birmingham, Alabama, for $508.0M, and it repurchased about $95M of stock through October 9.
Source: Q3 2026 earnings release; Form 10-Q (quarter ended 2026-09-30)
2025 results
Total revenue $1,279M versus $1,202M (+6%); operating income $602M including a $150.1M gain on sale of real estate.
Source: Form 10-K (FY2025)
Acquisitions
2025 acquisitions included Village Pointe, Annapolis Town Center, Town Center Crossing and Town Center Plaza, and Del Monte Shopping Center; in 2026 it bought Congressional North Shopping Center for $72.3M.
Source: Form 10-Q (quarter ended 2026-09-30)
Financing
Amended its credit and term loan agreements in April 2026 and issued $460M of 3.500% exchangeable senior notes due 2031 in August 2026.
Source: Form 8-K (2026-08-11) — Items 1.01/2.03/8.01 3.500% Exchangeable Senior Notes due 2031
Capex ÷ D&A (FY2025)
0.79x
Below depreciation — investment is being pared back
formulacapital expenditures ÷ depreciation & amortization
e.g.$291M ÷ $368M = 0.79x
termsCapital expenditures (capex) · Depreciation & amortization (D&A)
M&A spend (6-year total)
$1.88B
Latest year: $735M
Cash-flow-statement spending on acquisitions, net of cash acquired
Where the money goes, over time
Unit: $M. Capex went from $502M in FY2020 to $291M in FY2025
- Capex
- M&A spend
formulacapital expenditures ÷ depreciation & amortization
termsCapital expenditures (capex) · Depreciation & amortization (D&A)
Source: each period's Form 10-K (SEC EDGAR). Latest: filed 2026-02-12
08
Key figures at a glanceFrom SEC data
FY2020–FY2025, 6 years.
Revenue (FY2025)
$1.28B
As reported in the 10-K
Revenue CAGR (5 years)
+8.9%▲favorable
formula(last-period revenue ÷ first-period revenue) ^ (1 ÷ years) − 1
e.g.($1,279M ÷ $835M) ^ (1÷5) − 1 = 8.9%
termsCAGR · ^ (exponent) · Revenue (net sales)
Operating margin (FY2025)
47.1%▲favorable
+12.4pt vs. 5 years ago
formulaoperating income ÷ revenue × 100
e.g.$602M ÷ $1,279M × 100 = 47.1%
ROE (FY2025)
12.8%▲favorable
6-year average: 10.0%
As reported in the 10-K
P/B (FY2025 end)
2.68x
formulafiscal year-end closing price ÷ book value per share
e.g.$100.80 ÷ $37.66 = 2.68x
Period-end (fiscal year-end) value, not today's P/B
EV/EBITDA (FY2025 end)
14.0x
formula(market cap + interest-bearing debt − cash and equivalents) ÷ (operating income + depreciation & amortization)
e.g.($8,696M + $4,964M − $107M) ÷ ($602M + $368M) = 14.0x
termsEV/EBITDA · Market capitalization · Interest-bearing debt · EBITDA · Depreciation & amortization (D&A)
Period-end (fiscal year-end) value, not today's multiple
- ▲
Revenue grew +8.9% a year over 5 years (strong growth)
From $835M in FY2020 to $1.28B in FY2025. The annualized rate (CAGR) makes it possible to compare growth pace across companies of different sizes.
- ▲
Operating margin improved: 34.7% → 47.1%
How much operating profit is left per $100 of revenue. It moved +12.4 points over 5 years — pricing power, cost control, and product mix all show up here.
- ―
Equity ratio is 35.6% (a middling level)
The share of total assets funded by equity rather than debt. 50%+ is often read as low bankruptcy risk, though the right level varies by industry (real estate and leasing run lower, for instance).
- ―
Free cash flow was positive in 5 of 6 years
Operating cash flow minus capital expenditures: the cash left over after funding the business’s own investment, available for dividends, buybacks, acquisitions, or debt paydown. A negative year can mean heavy investment, or weak core earnings — worth distinguishing.
- ▲
ROE averaged 10.0% over 6 years (latest: 12.8%)
How much profit was generated on shareholders’ equity. Roughly 10%+ is often cited as solid for a U.S. company, though this varies a lot by industry and capital intensity.
09
Business modelSite analysis
Business Model Canvas
The whole company in nine blocks. Left side: how it delivers (partners, activities, resources, costs). Right side: who it serves and how it earns. Every entry comes from the company’s filings shown on this page.
08 · who helps
Key partners
No partners or suppliers named in the filings.
07 · what it does
Key activities
- Leasing and property management
- Development and redevelopment
- Acquisitions and dispositions
06 · what it draws on
Key resources
- 104 real estate projects, about 28.8 million commercial square feet
- 314 full-time employees
- Debt and equity capital (unsecured notes, credit facility, ATM program)
02 · why customers buy
Value propositions
- Shopping centers and mixed-use properties in affluent, densely populated markets.
04 · how it keeps them
Customer relationships
- Long-term retail leases and renewals.
03 · how it reaches them
Channels
- Leases negotiated directly with retail, office and residential tenants.
01 · who it serves
Customer segments
- Retail tenants (grocery, off-price, specialty)
- Office and residential tenants
09 · where money goes
Cost structure
FY2025, share of revenue ($1.28B)
- Selling, general & administrative3.7%
- Other operating costs (incl. cost of goods sold)49.2%
Operating profit left: 47.1% of revenue. Depreciation & amortization (inside the costs above): $368M. Capital spending: $291M.
Source: Form 10-K income statement and cash-flow statement (SEC XBRL).
05 · how money comes in
Revenue streams
- Rental income from leases
- Total revenue $1,279M (2025)
Value propositions, channels and customer relationships: Form 10-K (FY2025)
Leases space in community and neighborhood shopping centers and mixed-use properties to retail, office and residential tenants, and adds value through redevelopment.
01 what it draws on
Inputs & resources
- 104 real estate projects, about 28.8 million commercial square feet
- 314 full-time employees
- Debt and equity capital (unsecured notes, credit facility, ATM program)
02 what it does
Activities
- Leasing and property management
- Development and redevelopment
- Acquisitions and dispositions
03 who it serves
Customers
- Retail tenants (grocery, off-price, specialty)
- Office and residential tenants
04 how money comes in
How it earns
- Rental income from leases
- Total revenue $1,279M (2025)
How the business makes money
- No single property accounted for over 10% of 2025 total revenue.
- No tenant or affiliated group accounted for more than 2.4% of annualized base rent at December 31, 2025.
- Dividend per common share raised for 58 consecutive years.
Government & regulation around the business
Non-market factors from the company’s filings: what governments and regulators fund, buy, set, approve or restrict, and which part of the flow above each one touches.
Federal Realty is a REIT exposed to macro and policy uncertainty.
Government funding & tax credits
REIT tax status
To keep REIT status (no corporate income tax on distributed income) it must distribute at least 90% of REIT taxable income each year.
Supports and constrainsTouches: How it earnsSource: Form 10-K (FY2025)
Revenue by segment (FY2025)
Unit: $M — bar length = revenue, (%) = share of total company revenue
Real estate (single reportable segment)
1,279 (100%)
Source: Form 10-K (FY2025) Federal Realty reports one reportable segment because its properties share similar long-term economic characteristics.
10
Contract structureSite analysisShow
Short-term or spot sales carry different earnings quality than long-term or auto-renewing contracts — this shows how the company actually contracts with its customers.
11
Customers & suppliersSite analysis
Who the company sells to and buys from. Companies rarely name either, so named counterparties come only from the company's own filings and press releases; otherwise this lists the concentration figures the 10-K discloses.
Customers
Retail, office and residential tenants under leases.
Named by the company
No tenant accounted for more than 2.4% of annualized base rent; no customer is named as material.
Suppliers
Contractors for development and redevelopment, lenders and capital markets.
Named by the company
No supplier is named.
12
Competitors & peersSite analysis
Competitors the 10-K names, and the peer group the company itself chose in its proxy statement. Nothing here is this site's own pick.
The 10-K says numerous commercial developers and real estate companies compete for tenants and property acquisitions, without naming them.
Competitors named in the 10-K
No competitor is named in the 10-K.
Peer group the company chose
TSR peer group (pay-versus-performance), from the proxy statement. Peers are companies the board considers comparable — for example when setting executive pay — not necessarily direct competitors.
The proxy uses the BBRESHOP Index as its peer group for total shareholder return; no individual companies are listed.
Source: Proxy statement (2026)Company names link to this site’s analysis where one exists; “site ↗” opens the company’s own website.
13
Six years of financialsFrom SEC data
Each chart's axis holds a single unit (never mixing dollars, %, and $/share). The table's per-period header links to the filing the numbers came from.
Revenue over time
Unit: $M
Source: each period's Form 10-K (SEC EDGAR). Latest: filed 2026-02-12
Profit over time (operating → net)
Unit: $M
- Operating income
- Net income
Source: each period's Form 10-K (SEC EDGAR). Latest: filed 2026-02-12
Margins over time
Unit: %
- Operating margin
- Net margin
formulaoperating income ÷ revenue × 100
formulanet income attributable to the company ÷ revenue × 100
Cash flow over time
Unit: $M (below zero = cash went out)
- Operating CF
- Investing CF
- Free CF
formulacash flow from operations − capital expenditures
termsFree cash flow (FCF) · Cash flow from operations (operating CF) · Capital expenditures (capex)
Source: each period's Form 10-K (SEC EDGAR). Latest: filed 2026-02-12
Financial stability & capital efficiency
Unit: %
- Equity ratio
- ROE
formulatotal equity ÷ total assets × 100 (as reported in the 10-K)
termsStockholders’ equity · Total assets
formulanet income ÷ average equity (beginning + ending, ÷2) × 100 (as reported in the 10-K)
termsNet income (attributable to the company) · Stockholders’ equity
Earnings per share (EPS) and dividend per share
Unit: $
- EPS
- Dividend per share
Source: each period's Form 10-K (SEC EDGAR). Latest: filed 2026-02-12
| Line item | FY202010-K on EDGAR ↗ | FY202110-K on EDGAR ↗ | FY202210-K on EDGAR ↗ | FY202310-K on EDGAR ↗ | FY202410-K on EDGAR ↗ | FY202510-K on EDGAR ↗ |
|---|---|---|---|---|---|---|
| Income statement ($M) | ||||||
| Revenue | 835 | 951 | 1,074 | 1,132 | 1,202 | 1,279 |
| Operating income | 290 | 395 | 526 | 406 | 472 | 602 |
| Net income (attributable) | 132 | 261 | 385 | 237 | 295 | 411 |
| Revenue growthcalc(this year’s revenue − last year’s revenue) ÷ last year’s revenue × 100 | — | 13.9% | 12.9% | 5.4% | 6.2% | 6.4% |
| Operating margincalcoperating income ÷ revenue × 100 | 34.7% | 41.5% | 49.0% | 35.9% | 39.3% | 47.1% |
| Net margincalcnet income attributable to the company ÷ revenue × 100 | 15.8% | 27.5% | 35.9% | 20.9% | 24.6% | 32.1% |
| Balance sheet ($M) | ||||||
| Total assets | 7,608 | 7,622 | 8,234 | 8,437 | 8,525 | 9,130 |
| Total equity | 2,549 | 2,663 | 3,034 | 3,042 | 3,244 | 3,319 |
| Interest-bearing debtSum of short- and long-term borrowings, notes/bonds payable | 4,309 | 4,063 | 4,344 | 4,616 | 4,497 | 4,964 |
| Equity ratio | 32.4% | 33.9% | 35.9% | 35.1% | 37.2% | 35.6% |
| ROE | 5.3% | 10.4% | 13.9% | 8.0% | 9.6% | 12.8% |
| Cash flow ($M) | ||||||
| Operating CF | 370 | 471 | 517 | 556 | 575 | 622 |
| Investing CF | -368 | -660 | -786 | -358 | -447 | -743 |
| Financing CF | 662 | -453 | 190 | -34 | -252 | 103 |
| Free cash flowcalccash flow from operations − capital expenditures | -132 | 31 | 100 | 245 | 328 | 331 |
| Cash and equivalents | 798 | 162 | 86 | 251 | 123 | 107 |
| Per share & other | ||||||
| EPS ($) | 1.62 | 3.26 | 4.71 | 2.80 | 3.42 | 4.68 |
| BVPS ($) | 32.12 | 32.83 | 36.32 | 35.80 | 37.02 | 37.66 |
| Dividend per share ($) | 4.22 | 4.26 | 4.30 | 4.34 | 4.38 | 4.46 |
| Payout ratiocalcdividend per share ÷ diluted EPS × 100 | 260.5% | 130.7% | 91.3% | 155.0% | 128.1% | 95.3% |
| P/E (x) | 52.5 | 41.8 | 21.5 | 36.8 | 32.7 | 21.5 |
| EV/EBITDA (x)calc(market cap + interest-bearing debt − cash and equivalents) ÷ (operating income + depreciation & amortization) | 18.4 | 21.7 | 15.1 | 17.7 | 17.1 | 14.0 |
| P/B (x)calcfiscal year-end closing price ÷ book value per share | 2.65 | 4.15 | 2.78 | 2.88 | 3.02 | 2.68 |
P/B and EV/EBITDA use each period’s period-end (fiscal year-end) figures, not the current share price. Figures without a "calc" tag are as reported in the Form 10-K (the consolidated financial statements and, for older years, earlier 10-Ks), pulled automatically from SEC EDGAR. Where a later filing restated a prior period, the restated figure is used.
Last 8 quarters
Three-month figures from 10-Q filings. Change is versus the same quarter a year earlier. Newest quarter on top.
| Quarter ended | Revenue | Operating income | Net income | Diluted EPS |
|---|---|---|---|---|
| 2026-03-31 | $341M+10.3% | $209M+93.3% | $159M+149.5% | $1.81 |
| 2025-12-31 † | $336M+7.9% | $181M+65.3% | $130M+98.0% | — |
| 2025-09-30 | $322M+6.1% | $111M+4.6% | $62M+1.1% | $0.69 |
| 2025-06-30 | $312M+5.2% | $203M+29.1% | $156M+39.2% | $1.78 |
| 2025-03-31 | $309M | $108M | $64M | $0.72 |
| 2024-12-31 † | $311M | $109M | $66M | — |
| 2024-09-30 | $304M | $106M | $61M | $0.70 |
| 2024-06-30 | $296M | $157M | $112M | $1.32 |
† Fourth quarter = the 10-K’s annual figure minus the first three quarters; quarterly EPS isn’t derived this way because share counts change during the year.
14
Is ROIC above WACC?From SEC data
ROIC (the return on money invested in the business) above WACC (the cost of raising that money) means the company is creating value. WACC is an estimate, so its assumptions can be adjusted below.
ROIC (FY2025)
5.9%
formulaoperating income × (1 − tax rate) ÷ invested capital × 100 *invested capital = interest-bearing debt + total equity (average of beginning/ending)
e.g.$602M × (1 − 21%) ÷ $8,012M × 100 = 5.9%
termsOperating income · Effective tax rate · Invested capital · Interest-bearing debt · Total equity
WACC (this site’s estimate)
6.45%
formulacost of equity × equity weight + cost of debt × (1 − tax rate) × debt weight
e.g.Equity weight: $8.7B ÷ ($8.7B + $4.96B) = 63.7%
e.g.Debt weight: $4.96B ÷ ($8.7B + $4.96B) = 36.3%
e.g.WACC: 8.5% × 63.7% + 3.7% × (1 − 21%) × 36.3% = 6.45%
termsCost of equity · Equity weight (E/(D+E)) · Cost of debt · (1 − tax rate) · Debt weight (D/(D+E)) · Market capitalization
How firm is this? With the equity risk premium ±1 point and beta ±0.2, WACC runs 5.5%–7.7% and ROIC − WACC runs −1.8 to +0.5 points. The sign flips inside this range, so the result depends on the assumptions. This describes the latest year and does not predict future value creation.
WACC 6.45% is this site’s estimate under the assumptions below (not a figure the company has published)
- Risk-free rate
- 4.95% (10-year Treasury, 2026-11-03)
- β
- 0.64 (price-derived adjusted beta)
- Equity risk premium
- 5.5%
- Cost of equity
- 8.47%
- Cost of debt
- 3.70%
- Tax rate
- 21% (U.S. federal statutory rate (not enough data for an effective rate))
- Capital structure (equity : debt)
- 64% : 36%
ROIC over time, vs. WACC
Unit: % — bars = each period's ROIC, horizontal line = latest WACC. Bars above the line are green, below are red
- ROIC (above WACC)
- ROIC (below WACC)
- WACC 6.45%
formulaoperating income × (1 − tax rate) ÷ invested capital × 100 *invested capital = interest-bearing debt + total equity (average of beginning/ending)
termsOperating income · Effective tax rate · Invested capital · Interest-bearing debt · Total equity
formulacost of equity × equity weight + cost of debt × (1 − tax rate) × debt weight
termsCost of equity · Equity weight (E/(D+E)) · Cost of debt · (1 − tax rate) · Debt weight (D/(D+E)) · Market capitalization
Try different WACC assumptions
β and the equity risk premium are estimates with a real range of plausible values — move the sliders to check whether ROIC > WACC still holds. The risk-free rate starts at the 10-year Treasury yield on 2026-11-03 (U.S. Treasury).
Initial β: 0.64 (price-derived adjusted beta. Raw β 0.46, R² 0.13, 130 weeks)
formula0.67 × β + 0.33 (β = the slope of weekly stock returns regressed on weekly market returns)
e.g.0.67 × 0.459 + 0.33 = 0.638
termsβ (beta)
Period 2024-05-10–2026-11-04, using S&P 500 ETF (SPY) as the market proxy. Source: Yahoo Finance price history.
formularisk-free rate + β × equity risk premium
e.g.5.0% + 0.64 × 5.5% = 8.5%
termsCAPM · Risk-free rate · β (beta) · Equity risk premium (market risk premium)
formulafiscal year-end closing price × shares outstanding (= market cap)
formulainterest expense ÷ interest-bearing debt × 100 (clamped to 0–10%; falls back to the risk-free rate if there’s no debt)
15
What the price implies (DCF)From SEC data
A company's value can be written as its free cash flow divided by (cost of capital − perpetual growth). Working that backwards from the market's valuation shows how much growth the share price assumed — compared here with the company's actual past growth.
Growth the price implies (price on 2026-11-04)
4.2%
Perpetual FCF growth: g = r − FCF ÷ EV = 6.5% − 2.3%
Past FCF growth (FY2020–FY2025)
—
Not computable (FCF not positive in both years)
Past revenue growth (FY2020–FY2025)
+8.9%
Compound annual rate, 5 years
Inputs (FY2025): free cash flow $331M (operating CF − capex); enterprise value $14.54B = market cap $9.69B (latest close, 2026-11-04) + debt $4.96B − cash and short-term investments $107M; r = WACC of 6.5% using this page’s default assumptions (β 0.64, risk-free 5.0%, market premium 5.5%).
Three WACC scenarios
The same calculation under cautious, base and optimistic cost-of-capital assumptions (risk-free rate fixed at the 10-year Treasury yield). Pick one to load it into the sliders below.
Try your own assumptions
V = FCF ÷ (r − g). It starts at the implied growth rate, where the theoretical value equals today’s enterprise value.
Theoretical enterprise value
$14.39B
FCF $331M ÷ (6.5% − 4.2%)
Theoretical ÷ actual enterprise value
0.99x
Below 1x: these assumptions value the business below the market did
How sensitive the answer is
Theoretical ÷ actual enterprise value for each combination of r and g.
| g \ r | 4.5% | 5.5% | 6.5% | 7.5% | 8.5% |
|---|---|---|---|---|---|
| 0% | 0.51x | 0.41x | 0.35x | 0.30x | 0.27x |
| 2% | 0.91x | 0.65x | 0.51x | 0.41x | 0.35x |
| 4% | 4.55x | 1.52x | 0.91x | 0.65x | 0.51x |
| 6% | — | — | 4.55x | 1.52x | 0.91x |
| 8% | — | — | — | — | 4.55x |
A simplified model for seeing what the market price assumes, not a forecast or a target price. It treats free cash flow as growing at one constant rate forever; the result swings widely with small changes in r and g, and is undefined when g reaches r. Free cash flow here is operating cash flow minus capex, which is after interest — a full DCF of enterprise value would use cash flow before interest. Market cap uses the latest close (2026-11-04) × shares at fiscal year-end; free cash flow and WACC inputs are from the latest fiscal year.
16
Earnings qualityFrom SEC dataShow
The same reported profit can mean different things depending on whether it's backed by cash, driven by the core business, or the result of a one-off item. Four checks below.
- ✓
Operating CF ÷ net income: averages 1.96x
Profit is backed by cash coming in.
- ✓
Accrual ratio (latest): -2.4%
A small share of profit rests on accounting estimates.
Operating CF vs. net income
Unit: $M — operating CF above net income means profit is backed by cash
- Operating CF
- Net income
formulacash flow from operations ÷ net income attributable to the company
termsCash flow from operations (operating CF) · Net income (attributable to the company)
formula(net income − operating CF) ÷ average total assets × 100
termsNet income (attributable to the company) · Cash flow from operations (operating CF) · Total assets
Source: each period's Form 10-K (SEC EDGAR). Latest: filed 2026-02-12
Profit bridge (FY2025)
Unit: $M — what moved profit from operating income to net income
- Profit (each stage)
- Pushed profit up
- Pushed profit down
formulaoperating income ÷ income before income taxes × 100
termsOperating income · Income before income taxes (pretax income)
Source: each period's Form 10-K (SEC EDGAR). Latest: filed 2026-02-12
Worked examples (latest period)
formulacash flow from operations ÷ net income attributable to the company
e.g.$622M ÷ $411M = 1.51x
termsCash flow from operations (operating CF) · Net income (attributable to the company)
formulaoperating income ÷ income before income taxes × 100
termsOperating income · Income before income taxes (pretax income)
formulaaverage receivables (opening + closing ÷ 2) ÷ revenue × 365
formulaaverage inventory (opening + closing ÷ 2) ÷ cost of revenue × 365
termsInventory · Cost of revenue (COGS)
17
Who holds the sharesFrom SEC dataShow
How much of the stock large institutional investors report owning on SEC Form 13F, how much the directors and executive officers hold (and how much of the vote they control), and roughly how much is left for individual investors. Shown next to beta so the holder mix can be read alongside how much the stock swings.
Institutions, insiders and everyone else, 13F holdings as of 2026-06-30
“Everyone else” is what remains after shares reported on Form 13F and shares held by directors and executive officers: mostly individual investors, plus non-insider families or foundations and smaller or foreign institutions. The figures have different dates and 13F reports count some shares twice — read it as an approximate split.
- Held by 13F filers
- 99.0%
- Directors & officers (shares)
- 1.1%
- Everyone else (est.)
- 0.0%
- Directors & officers (voting power)
- 1.1%
- Institutional-ownership rank
- 71 of 416
- Beta (adjusted)
- 0.64
individuals and other non-13F holders
no separate voting figure; shown as shares
1 = most institutional; 17% of covered companies have more
above 1 = swings more than the market
- 85.5M shares reported by 618 13F filers ÷ 86.4M shares outstanding on 2026-04-28. Option positions are excluded.
- Directors and executive officers as a group, from the proxy statement’s beneficial-ownership table; includes shares they can acquire within 60 days.
- A large “everyone else” share can still reflect a family, trust or foundation stake held outside the board; check the proxy statement’s 5% holders.
Sources: SEC Form 13F data set (holdings as of 2026-06-30) · Form DEF 14A filed 2026-03-27 (beneficial ownership table) · Form 10-Q cover page (shares outstanding as of 2026-04-28)
18
Strengths & weaknessesSite analysis
Strengths
1. Long dividend record
Quarterly dividends paid continuously since 1962 and dividend per common share increased for 58 consecutive years.
Evidence: Form 10-K (FY2025)
2. High occupancy
Projects were 96.1% leased and 94.1% occupied at December 31, 2025; anchor space was 97.3% leased.
Evidence: Form 10-K (FY2025)
3. Diversified tenants
No tenant or affiliated group accounted for more than 2.4% of annualized base rent.
Evidence: Form 10-K (FY2025)
Weaknesses
1. Geographic concentration
California holds 24.9% of gross leasable area, Maryland 17.7% and Virginia 16.5%.
Evidence: Form 10-K (FY2025)
2. Leverage
Interest-bearing debt of about $4.96 billion against equity of about $3.32 billion at December 31, 2025.
Evidence: Form 10-K (FY2025)
19
What draws investors to itSite analysis
Why the stock can look attractive to investors — each point paired with what has to hold for it to stay true, and the opposing view. This is this site's analysis, not a recommendation to buy or sell.
P/E (FY2025)
21.5x
Price at fiscal year-end ÷ diluted EPS
Dividend yield (FY2025)
4.42%
Dividends per share ÷ fiscal year-end price
Payout ratio (FY2025)
95%
Dividends per share ÷ diluted EPS
FCF yield (FY2025)
3.8%
(Operating CF − capex) ÷ market cap
1. Steady, rising dividend
Dividend per share declared rose from $4.22 (2020) to $4.46 (2025).
- What has to hold
- Rental income keeps covering the payout.
- The other side
- Higher interest costs.
Evidence: Form 10-K (FY2025)
2. Asset recycling
Sells selected properties at gains and buys fee interests and shopping centers.
- What has to hold
- Reinvestment returns exceed the cost of capital.
- The other side
- Acquisitions add debt or equity.
Evidence: Form 10-K (FY2025)
As a REIT, capex combines development/redevelopment and other capital expenditures from the cash flow statement; M&A is acquisition of real estate.
20
ResilienceSite analysisShow
How well the company could absorb a bad year: its financial buffer, how its revenue and profit held up in the worst year on record, and what the 10-K says about the business's exposure to shocks. Figures and filing statements only — no overall rating.
1. Financial buffer (FY2025)
Cash & short-term investments ÷ debt due within a year
—
$107M vs. —
Interest coverage (operating income ÷ interest expense)
3.3x
$602M vs. $184M
Free cash flow ÷ dividends paid
—
2. Worst year in the record, and the recovery
| Figure | Worst year-over-year change | Back to the prior level? |
|---|---|---|
| Revenue | No decline in the record | — |
| Operating income | -22.8% in FY2023 ($526M → $406M) | Yes, by FY2025 |
Covers only the 6 fiscal years on record (FY2020–FY2025), which may not include a full recession — the worst year here isn’t necessarily how the company would fare in a severe downturn.
3. Business resilience (from the 10-K)
Lease-based revenue
Revenue is primarily generated from lease agreements with tenants; anchor space was 97.3% leased at December 31, 2025.
Source: Form 10-K (FY2025)
21
Legal & regulatory mattersSite analysisShow
Lawsuits, government investigations, enforcement actions and settlements the company discloses — where each stands, what is at stake, and what comes next. From the 10-K's Legal Proceedings and contingencies note, the latest 10-Q, and 8-Ks.
Federal Realty reports no material pending legal proceedings; it is sometimes involved in lawsuits, warranty claims and environmental matters in the ordinary course of business, with general liability reserves of $5.0 million at December 31, 2025.
Company statement: Other proceedings are described as ordinary-course and not expected to be material.
Based on Form 10-Q (quarter ended 2026-09-30) — Legal Proceedings, reviewed 2026-10-25. Routine ordinary-course claims are not listed. “Major” is this site’s judgment of which matters could materially affect results.
22
Risks (including geopolitical)Site analysis
Starting from the 10-K's Risk Factors section, organized by category — geopolitical, currency, raw materials, regulatory, disaster, and more — with impact and likelihood assessed by this site.
Risk map
Vertical = impact on results, horizontal = likelihood. Upper right = most severe. Numbers match the list below (placement is this site’s own assessment).
Likelihood →
"Company disclosure" vs. "this site’s assessment"
The description and mitigation for each risk are this site’s summary of the 10-K’s "Risk Factors" section. Impact and likelihood are this site’s own assessment, not the company’s — where the company discloses its own likelihood assessment, that is noted in the summary.
Impact is judged from how large the affected business is relative to total revenue/profit, and from the risk’s track record of moving results in the past. Likelihood is judged from the filing’s wording and the current business environment (already occurring, or recurring). See the rating criteria.
- 1Competition & technology shift
Shift to online shopping
- Company disclosure (summarized from the 10-K)
- A shift from brick-and-mortar stores to online shopping may hurt cash flow, financial condition and results.
- Company’s stated mitigation
- Not stated in the filings.
- This site’s assessment
- Impact High / Likelihood Med
- 2FX & interest rates
Higher interest costs
- Company disclosure (summarized from the 10-K)
- Inflation and elevated interest rates continue to raise interest, material and operating costs.
- Company’s stated mitigation
- We use interest rate protection and swap agreements, for example, to convert some of our variable rate debt to a fixed-rate basis or to hedge anticipated financing transactions.
- This site’s assessment
- Impact Med / Likelihood High
- 3Demand & macro
Tenant bankruptcies
- Company disclosure (summarized from the 10-K)
- Multiple tenant bankruptcy filings could have a significant impact even though single-tenant exposure is small.
- Company’s stated mitigation
- Not stated in the filings.
- This site’s assessment
- Impact Med / Likelihood Med
- 4Costs & inflation
Development costs and tariffs
- Company disclosure (summarized from the 10-K)
- Supply chain disruptions or tariffs could extend timelines and raise costs of projects and tenant build-outs.
- Company’s stated mitigation
- Not stated in the filings.
- This site’s assessment
- Impact Med / Likelihood Med
- 5Funding & liquidity
Access to capital
- Company disclosure (summarized from the 10-K)
- Debt and equity financing may not be available on favorable terms for refinancing, redevelopment and acquisitions.
- Company’s stated mitigation
- We maintain an unsecured $1.25 billion revolving credit facility to fund short term cash flow needs and also look to the public and private debt and equity markets, joint venture relationships, and property dispositions to fund capital expenditures on a long-term basis.
- This site’s assessment
- Impact Med / Likelihood Med
23
What to watch going forwardSite analysis
- Leased and occupied rates (96.5% leased, 93.8% occupied at September 30, 2026).
- Acquisitions and property sales (first-half 2026 sales of $224.6 million with a $112.8 million gain).
- Cost of new debt, including the 3.500% exchangeable notes due 2031.
- Whether the dividend increase streak continues.
24
Source documentsShow
This page's financial figures come from the Form 10-Ks listed below. Check the original filings for full detail.
Other sources referenced in the analysis
- Form 10-K (FY2025)
- Form 10-Q (quarter ended 2026-09-30)
- Proxy statement (2026)
- Form 10-K (FY2022)
- Form 8-K (2026-04-15) — Item 1.01 amended credit and term loan agreements
- Form 8-K (2026-08-11) — Items 1.01/2.03/8.01 3.500% Exchangeable Senior Notes due 2031
- Form 8-K (2026-10-30) — Q3 2026 supplemental and earnings release
Last updated
Analysis last edited: October 31, 2026 · Financial data fetched: October 24, 2026 15:12 (SEC EDGAR) · Source 10-K filed: February 12, 2026
Built on10-K FY2025 · filed 2026-02-12Proxy statement (2026)
Next update expectedAfter FY2026’s 10-K is filed (roughly 60–90 days after fiscal year end (sooner for larger filers)), financials and analysis will be refreshed.
This page is this site’s own analysis based on public information, and does not represent Federal Realty Investment Trust’s views. It is not a recommendation to buy or sell any security, and this site does not guarantee the accuracy of any figure or statement here. Always verify against the original source documents before making an investment decision.