Federal Realty Investment Trust (FRT)
Real Estate · Retail REITs · US stock · S&P 500 component
$106.32
▲ +0.64 (0.61%)
Day's range
$105.86 – $107.25
52-week range
$86.33 – $126.84
About Federal Realty Investment Trust
Federal Realty Investment Trust is a real estate investment trust that owns, operates and redevelops shopping centers and mixed-use properties, mainly in affluent coastal markets of the United States. Tenants include grocery stores, restaurants, fitness operators and other retailers. The trust earns most of its revenue from rent and tenant reimbursements for property expenses, and it adds value by renovating centers and re-leasing space.
The X-Ray Score for Federal Realty Investment Trust is 65 out of 100. Revenue over the last twelve months was $1.3 billion, and it expanded at 6.0% a year across three years. The business shows an operating margin of 53.6% and a return on invested capital of 17%. Shareholders receive a dividend, yielding 4.3%. These readings summarise reported results and do not forecast future performance.
Written with AI from public information and the filing figures on this page, then checked automatically for unsupported numbers. It can contain mistakes: read the company's own filings below before relying on it.
Price chart
52-wk range $86.33 – $126.84Volume 997,500Daily, split-adjusted
Vitals
Market cap$9.2B
52-week range$86.33 – $126.84
Volume (last day)997,500
P/E (TTM)18.1
EBIT / EV yield7.6%
Free-cash-flow yield–
Dividend yield4.3%
Revenue (TTM)$1.3B
Net income (TTM)$506M
Operating margin53.6%
Return on capital17.0%
Debt incl. leasesData missing
Cash & securities$116M
Debt = borrowings plus lease liabilities. Cash & securities = cash, equivalents and short-term marketable securities (long-term securities are not counted, so net cash can be understated for companies like Apple). Net debt = debt minus cash & securities. Source: latest SEC 10-Q/10-K. EBIT / EV yield = operating profit divided by market cap plus net debt.
Fair value estimate
Not rated
REIT valuation (FFO multiples + DDM) not built yet: not rated
What this means
Read the lenses below
A high score does not guarantee a good outcome; it shifts the odds a little. Use the checklist as a prompt for your own research.
Before you invest · decision checklist
Ticked boxes are filled in from our data; the rest are yours to answer.
The five-lens scan
Every score explained in one sentence, ranked against Real Estate peers. Open a lens to see the numbers behind it.
Valuation
Strong
94/100
Cheap against its sector on earnings and cash flow.
See the numbers →
EBIT / EV yield7.6%
Growth
Fair
57/100
Growing at a typical pace for its sector.
See the numbers →
Revenue growth (3y)6.0%
EPS growth (3y)-0.2%
Growth consistency100%
Profitability
Fair
70/100
Returns on capital are typical for its sector.
See the numbers →
Return on invested capital17.0%
Operating margin53.6%
Financial health
Fair
50/100
Balance sheet is in typical shape for its sector.
See the numbers →
Piotroski F-Score6 / 9
Interest cover3.7×
Dividends
Weak
28/100
Dividend is modest or less certain than peers.
See the numbers →
Dividend yield4.3%
Quarterly results: last 6 quarters
+6.7%
Dec '24
+6.1%
Mar '25
+5.2%
Jun '25
+6.1%
Sep '25
+7.9%
Dec '25
+10.3%
Mar '26
Revenue against the same quarter a year earlier. Latest quarter revenue $341M, diluted EPS $1.81.
Compare with peers
KIM Kimco Realty Corp64 O Realty Income Corp49 SPG Simon Property Group I...47Other Retail REITs companies by X-Ray Score.
Fundamentals checklist
● 4 Good · ● 4 Average · ● 1 BadCash quality
Earnings backed by cashBad
Risk models
Piotroski F-ScoreAverage
Growth
EPS growth (3y)Average
Revenue growth (3y)Average
Growth consistencyGood
Balance sheet
Interest coverAverage
Valuation
EBIT / EV yieldGood
Profitability
Return on invested capitalGood
Operating marginGood
Each check is graded against the company's sector, not a fixed number. Checklist score 64/100.
Financials
| FY21 | FY22 | FY23 | FY24 | FY25 | |
|---|---|---|---|---|---|
| Revenue | $951M | $1.1B | $1.1B | $1.2B | $1.3B |
| Operating income | $395M | $526M | $406M | $472M | $602M |
| Net income | $261M | $385M | $237M | $295M | $411M |
| Operating cash flow | $471M | $517M | $556M | $575M | $622M |
| Operating margin | 41.5% | 49.0% | 35.9% | 39.3% | 47.1% |
| Free cash flow | – | – | – | – | – |
| Diluted EPS | $3.26 | $4.71 | $2.80 | $3.42 | $4.68 |
Fiscal years, from SEC filings.
Technical summary
Daily
Bearish
2 bullish · 4 neutral · 10 bearish
Weekly
Bearish
3 bullish · 1 neutral · 8 bearish
Monthly
Bullish
5 bullish · 1 neutral · 2 bearish
Moving averages (daily)
| SMA 10 | 105.8 | Bullish |
| EMA 10 | 106.2 | Bullish |
| SMA 20 | 107.1 | Bearish |
| EMA 20 | 107.5 | Bearish |
| SMA 50 | 111.9 | Bearish |
| EMA 50 | 111.0 | Bearish |
| SMA 100 | 116.5 | Bearish |
| EMA 100 | 112.5 | Bearish |
| SMA 200 | 110.6 | Bearish |
| EMA 200 | 110.1 | Bearish |
Oscillators (daily)
| RSI (14) | 37.83 | Neutral |
| MACD (12, 26) | -1.93 | Bearish |
| Momentum (12) | -0.76 | Bearish |
| Stochastic %K (14) | 43.16 | Neutral |
| Williams %R (14) | -56.84 | Neutral |
| CCI (20) | -36.20 | Neutral |
Pivot points (classic, last session)
S3 104.3 | S2 105.1 | S1 105.7 | Pivot 106.5 | R1 107.1 | R2 107.9 | R3 108.5 |
Signals describe what the chart is doing, not what to do. Moving averages: price above the average is bullish. Oscillators use the usual thresholds (RSI 30/70, Stochastic 20/80, CCI ±100, Williams %R −80/−20; MACD and momentum above zero are bullish). Weekly and monthly views use closing prices only.
Dividends
Paid, last 12 months
4.55 USD
Yield on today's price
4.28%
Frequency
Quarterly
Next ex-dividend date
Not announced
| Ex-dividend date | Amount per share |
|---|---|
| 1 Oct 2026 | 1.1600 |
| 1 Jul 2026 | 1.1300 |
| 1 Apr 2026 | 1.1300 |
| 2 Jan 2026 | 1.1300 |
| 1 Oct 2025 | 1.1300 |
| 1 Jul 2025 | 1.1000 |
| 1 Apr 2025 | 1.1000 |
| 2 Jan 2025 | 1.1000 |
| 1 Oct 2024 | 1.1000 |
| 21 Jun 2024 | 1.0900 |
| 12 Mar 2024 | 1.0900 |
| 29 Dec 2023 | 1.0900 |
Ex-dividend dates and amounts from EODHD. Shown as declared, before tax.
FRT SEC filings
11 Aug 2026
8-KSEC EDGAR
Entered a material agreement; Other events
31 Jul 2026
10-QSEC EDGAR
Quarterly report
31 Jul 2026
8-KSEC EDGAR
Results of operations
6 May 2026
8-KSEC EDGAR
Shareholder vote results
1 May 2026
10-QSEC EDGAR
Quarterly report
1 May 2026
8-KSEC EDGAR
Results of operations
15 Apr 2026
8-KSEC EDGAR
Entered a material agreement
27 Mar 2026
DEF 14ASEC EDGAR
Proxy statement
Where the numbers come from
Statements SEC EDGAR filings (10-K, 10-Q), quarters derived from year-to-date figures.
Prices end-of-day closes, split-adjusted.
Industry inputs beta, multiples and equity risk premium from Damodaran Online (NYU Stern).
StocksXray is for education only and is not financial advice. Scores and fair values are model estimates from public filings and carry uncertainty.