Federal Realty Investment Trust (FRT) AI Stock Analysis

Federal Realty Investment Trust owns, manages, and revitalizes retail-focused properties across major coastal markets from Washington, D.C. to Boston, as well as San Francisco and Los Angeles. Established in 1962, the company develops urban mixed-use neighborhoods like Santana Row in San Jose, California, Pike & Rose in North Bethesda, Maryland, and Assembly Row in Somerville, Massachusetts. Its portfolio includes 106 properties totaling roughly 25 million square feet with about 3,100 tenants, along with approximately 3,200 managed residential units.

Revenue increased from $951.2M in FY2021 to $1.28B in FY2025, reflecting a 5-year revenue CAGR of 8.9%. Over the same period, net income rose from $261.5M in FY2021 to $411.1M in FY2025, with EPS climbing from $2.09 to $4.75. Operating margin was 35.9% in FY2025, compared to 41.5% in FY2021. For the trailing twelve months ended June 30, 2026, revenue stood at $1.34B with an operating margin of 35.0% and a net profit margin of 32.7%. In the latest quarter ended June 30, 2026, quarterly revenue grew 7.2% year-over-year, while quarterly earnings declined 45.6%.

As of June 30, 2026, Federal Realty had total debt of $4.85B and cash and short-term investments of -$107.2M, resulting in net debt of $4.96B. Total assets stood at $9.06B against shareholders' equity of $3.36B, representing a debt-to-equity ratio of 1.44 and a current ratio of 1.47. In FY2025, the company generated $622.4M in operating cash flow and $331.0M in free cash flow. Capital expenditures were $291.3M, while cash uses included $388.1M in dividends paid and $4.9M in share buybacks.

At a last close of $106.32, Federal Realty trades at a trailing P/E of 21.5x, below the 30.6x median of its S&P 500 Real Estate peers. Its forward P/E stands at 34.7x compared to the peer median of 29.2x. The stock carries an enterprise value of $14.41B with an EV/EBITDA of 13.9x, which is lower than the peer median of 17.6x, and a price-to-sales multiple of 7.0x versus the peer median of 7.1x. Over the past year, FRT gained 13.1%, trailing the S&P 500 (SPY) return of 16.8%, and over five years it gained 5.9% versus 83.0% for the index.

Federal Realty pays a quarterly dividend with an annualized forward payout of $4.64 per share, translating to a dividend yield of 4.36%. The dividend payout ratio is 76.6%, and the 5-year annualized dividend growth rate is 1.0%. The company has paid consecutive dividends for 43 years, and its last ex-dividend date was October 1, 2026.

Wall Street coverage includes 8 Strong Buy, 5 Buy, and 6 Hold ratings, with no Sell or Strong Sell recommendations. The mean price target of $128.26 implies an upside of 20.6% from the last close of $106.32. For the fiscal year ending December 31, 2026, analysts estimate EPS of $3.71, down 22.0%, on revenue of $1.36B. For the following fiscal year, 3 analysts project EPS of $3.23 and revenue of $1.43B. Federal Realty beat EPS estimates in 3 of the last 4 quarters, and its next earnings date is October 30, 2026.

This page is an AI-written research summary of Federal Realty Investment Trust (FRT). The text was generated on October 30, 2026 from Quotelinks data as of October 16, 2026 (company profile, annual results, latest balance sheet, valuation, price performance and analyst estimates). An automatic check rejects any draft that contains a figure not found in that data. It is not investment advice; verify figures on the linked tabs before making decisions.

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