Federal Realty Investment Trust (FRT)
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Federal Realty Investment Trust (FRT) reported revenue of $341 million for Q1 FY2026, the quarter ended 31 March 2026, up 10.3% on the same quarter a year earlier. Net income was $159 million, up 149.5% on the year, and diluted earnings per share $1.81. The figures are the company's own, from the 10-Q it filed with the SEC on 1 May 2026.
Ratios
From the filings
At the close of 21 September 2026
Every figure is arithmetic on the filed lines (hover a name for the formula); the priced ones use the latest daily close, CBOE delayed quotes, daily history, by CBOE, for splits. Debt to equity here stands on the borrowings Federal Realty Investment Trust reports under its own heading, which is the only one it files; lease liabilities are separate lines. Nothing here is a valuation or a view.
Price, 17 September 2021 to 21 September 2026
Daily closes from CBOE delayed quotes, daily history, by CBOE, for splits; the last is 21 September 2026. P/E is the close over the trailing four quarters' EPS as filed at each filing date, on the current share count; the dashed line is the median over the range shown. Sales and margin are quarterly revenue and the operating margin from the tables above. EV/EBITDA, price to book and market cap to sales use the latest filed balance sheet and share count at each date. Drawn in your browser; the range and overlay you pick are remembered here only.
The public record on FRT
| Filings | 16 in twelve months: 9 current reports (8-K), about 4 results of operations; 3 material agreement; 2 new financial obligation; 1 unregistered sale of equity; 1 other events |
| Planned insider sales | no Form 144 notice in twelve months |
| Options tape | put/call 1.25 by open interest on 23 September 2026; the straddle prices a 2.6% move to 16 October 2026 |
| Holders | 7 of the followed funds hold it; largest Norges Bank; 4 Schedule 13D or 13G filings in twelve months |
| Insider trading | 0 sales and 0 purchases on Form 4 in twelve months |
| Congress | 0 House trades disclosed in six months |
| Short interest | 3.7 million shares short, 6.31 days to cover at 31 August 2026 |
| Documents | the 10-K, the 10-Qs, the proxy and 4 earnings press releases, each linked |
Quarterly results, the last 12 quarters
| Q2 FY2023 | Q3 FY2023 | Q4 FY2023 * | Q1 FY2024 | Q2 FY2024 | Q3 FY2024 | Q4 FY2024 * | Q1 FY2025 | Q2 FY2025 | Q3 FY2025 | Q4 FY2025 * | Q1 FY2026 | |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Revenue | 281 | 287 | 292 | 291 | 296 | 304 | 311 | 309 | 312 | 322 | 336 | 341 |
| Operating income | 102 | 100 | 109 | 100 | 157 | 106 | 109 | 108 | 203 | 111 | 181 | 209 |
| Operating margin | 36% | 35% | 37% | 34% | 53% | 35% | 35% | 35% | 65% | 34% | 54% | 61% |
| Interest expense | 42.9 | 42.7 | 43.0 | 43.7 | 44.3 | 44.2 | 43.2 | 42.5 | 44.6 | 47.6 | 48.9 | 49.1 |
| Net income | 60.5 | 57.0 | 64.1 | 56.7 | 112 | 61.0 | 65.5 | 63.8 | 156 | 61.6 | 130 | 159 |
| Net margin | 22% | 20% | 22% | 19% | 38% | 20% | 21% | 21% | 50% | 19% | 39% | 47% |
| Diluted EPS | $0.72 | $0.67 | $0.76 | $0.66 | $1.32 | $0.70 | $0.74 | $0.72 | $1.78 | $0.69 | $1.49 | $1.81 |
| Operating cash flow | 149 | 151 | 113 | 141 | 170 | 144 | 120 | 179 | 151 | 148 | 145 | 185 |
| Shares outstanding | 82m | 82m | 83m | 83m | 84m | 85m | 86m | 86m | 86m | 86m | 86m | 86m |
| Filing | 10-Q | 10-Q | 10-K | 10-Q | 10-Q | 10-Q | 10-K | 10-Q | 10-Q | 10-Q | 10-K | 10-Q |
* The fourth quarter is the full year less the first three quarters, because the company files the year and not the quarter on its own. Money is in $ million as the company files it, or in $ billion by the switch above the tables; per share figures and the share count are as they are. Free cash flow is operating cash flow less capital expenditure; the effective tax rate is income tax over pre-tax income; margins are the line over revenue. Gross profit is revenue less cost of revenue, and operating income is revenue less the company's own total costs, where the statement does not print those lines. Cash flow lines filed year to date are the difference between two filings. Shares outstanding are at the period end where the balance sheet tags them, otherwise the count on the filing's cover page. A derived fourth-quarter EPS is left blank when a split in the year makes the arithmetic meaningless.
Profit and loss, 12 fiscal years and the trailing twelve months
| FY2014 | FY2015 † | FY2016 † | FY2017 † | FY2018 † | FY2019 | FY2020 | FY2021 | FY2022 | FY2023 | FY2024 | FY2025 | TTM | |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Revenue | 686 | 744 | 802 | 857 | 915 | 936 | 835 | 951 | 1,074 | 1,132 | 1,202 | 1,279 | 1,311 |
| Operating income | 271 | 300 | 321 | 410 | 362 | 471 | 290 | 395 | 526 | 406 | 472 | 602 | 703 |
| Operating margin | 39.5% | 40.3% | 40.0% | 47.8% | 39.5% | 50.3% | 34.7% | 41.5% | 49.0% | 35.9% | 39.3% | 47.1% | 53.6% |
| Interest expense | 93.9 | 92.6 | 95.0 | 100 | 110 | 110 | 136 | 128 | 137 | 168 | 175 | 184 | 190 |
| Net income | 165 | 210 | 250 | 290 | 242 | 354 | 132 | 261 | 385 | 237 | 295 | 411 | 506 |
| Net margin | 24.0% | 28.3% | 31.2% | 33.8% | 26.4% | 37.8% | 15.8% | 27.5% | 35.9% | 20.9% | 24.6% | 32.1% | 38.6% |
| Diluted EPS | $2.41 | $3.03 | $3.50 | $3.97 | $3.18 | $4.61 | $1.62 | $3.26 | $4.71 | $2.80 | $3.42 | $4.68 | $5.77 |
| Filing | 10-K | 10-K | 10-K | 10-K | 10-K | 10-K | 10-K | 10-K | 10-K | 10-K | 10-K | 10-K |
Income statement lines from each year's 10-K, the year linked to its filing; TTM is the sum of the last four quarters. Free cash flow is operating cash flow less capital expenditure; the effective tax rate is income tax over pre-tax income; margins are the line over revenue. Gross profit is revenue less cost of revenue, and operating income is revenue less the company's own total costs, where the statement does not print those lines. Those four are arithmetic on the filed numbers; everything else is as filed. Money is in $ million as the company files it, or in $ billion by the switch above the tables; per share figures and share counts are as they are. † The year as the company last restated it in a later filing; rest on a figure for the one first filed. EPS is as filed.
Cash flow and capital returned
| FY2014 | FY2015 † | FY2016 † | FY2017 † | FY2018 † | FY2019 | FY2020 | FY2021 | FY2022 | FY2023 | FY2024 | FY2025 | TTM | |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Operating cash flow | 346 | 369 | 428 | 459 | 517 | 462 | 370 | 471 | 517 | 556 | 575 | 622 | 628 |
| Capital expenditure | 46.3 | 46.1 | 57.6 | 77.0 | 66.1 | 82.8 | n/a | n/a | n/a | n/a | n/a | n/a | n/a |
| Free cash flow | 300 | 323 | 370 | 382 | 451 | 379 | n/a | n/a | n/a | n/a | n/a | n/a | n/a |
| Free cash flow margin | 43.7% | 43.4% | 46.2% | 44.6% | 49.2% | 40.5% | n/a | n/a | n/a | n/a | n/a | n/a | n/a |
| Depreciation and amortisation | 171 | 175 | 194 | 216 | 244 | 240 | 255 | 280 | 302 | 322 | 343 | 368 | 380 |
| Share-based compensation | 11.8 | 11.2 | 9.9 | 11.0 | 11.7 | 12.3 | 11.9 | 13.0 | 13.7 | 14.3 | 16.4 | 14.6 | 15.0 |
| Dividend per share | $3.30 | $3.62 | $3.84 | $3.96 | $4.04 | $4.14 | $4.22 | $4.26 | $4.30 | $4.34 | $4.38 | $4.46 | n/a |
| Diluted shares, weighted | 67m | 69m | 71m | 72m | 73m | 75m | 76m | 77m | 81m | 81m | 84m | 86m | 87m |
| Shares outstanding at period end | 69m | 69m | 72m | 73m | 74m | 76m | 77m | 79m | 81m | 83m | 86m | 86m | 86m |
| Filing | 10-K | 10-K | 10-K | 10-K | 10-K | 10-K | 10-K | 10-K | 10-K | 10-K | 10-K | 10-K |
Buybacks and dividends are the cash paid in the year, from the cash flow statement; the dividend per share is as declared. Diluted shares are the weighted average for the year; a falling count is the buybacks net of issuance. TTM sums the last four quarters; the share counts are the latest quarter's.
Balance sheet at year end
| FY2014 | FY2015 † | FY2016 † | FY2017 † | FY2018 † | FY2019 | FY2020 | FY2021 | FY2022 | FY2023 | FY2024 | FY2025 | TTM | |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Total assets | 4,547 | 4,897 | 5,423 | 6,276 | 6,290 | 6,795 | 7,608 | 7,622 | 8,234 | 8,437 | 8,525 | 9,130 | 9,097 |
| Cash and equivalents | 48.0 | 21.0 | 23.4 | 15.2 | 64.1 | 127 | 798 | 162 | 85.6 | 251 | 123 | 107 | 116 |
| Long-term debt | 2,340 | 2,560 | 2,741 | 3,232 | 3,174 | 3,370 | 4,309 | 4,063 | 4,344 | 4,616 | 4,497 | 4,964 | n/a |
| Borrowings, as the company tags them | 291 | 342 | 279 | 320 | 279 | 3.8 | 403 | 301 | 601 | 602 | 601 | 1,057 | 1,365 |
| Shareholders' equity | 1,604 | 1,664 | 1,977 | 2,267 | 2,346 | 2,535 | 2,464 | 2,581 | 2,954 | 2,964 | 3,172 | 3,249 | 3,311 |
| Filing | 10-K | 10-K | 10-K | 10-K | 10-K | 10-K | 10-K | 10-K | 10-K | 10-K | 10-K | 10-K |
At the fiscal year end; the TTM column is the latest quarter end. A line the company does not tag under the usual name is left out.
Compounded growth
| 10 years | 5 years | 3 years | TTM | |
|---|---|---|---|---|
| Sales growth, compounded | 5.6% | 8.9% | 6.0% | 7.4% |
| Profit growth, compounded | 6.9% | 25.6% | 2.2% | 67.6% |
| Return on equity, average | 10.8% | 10.6% | 10.0% | 12.7% |
Compounded growth is the latest fiscal year over the year that many years earlier, annualised; the TTM column is the last four quarters over the four before. Return on equity is net income over shareholders' equity at each year end, averaged over the window (the TTM column is the latest year alone); equity is the parent's shareholders' equity as tagged in the 10-K. Arithmetic on filed numbers, nothing forecast.
Peers: Real Estate Investment Trusts
| Company | Market cap | P/E | ROE | Op. margin | Sales growth TTM | Debt to equity | Div. yield |
|---|---|---|---|---|---|---|---|
| Welltower Inc. WELL | $164.0 billion | 115.80 | 3.2% | -2.8% | 37.6% | 0.41 | 1.2% |
| Prologis, Inc. PLD | $126.6 billion | 34.21 | 6.9% | 52.4% | 6.7% | 0.65 | 0.0% |
| Equinix Inc. EQIX | $104.3 billion | 68.03 | 10.7% | 21.8% | 9.6% | 1.38 | 1.9% |
| American Tower Corp. AMT | $81.4 billion | 23.98 | 91.4% | 44.8% | 6.6% | 8.59 | 3.9% |
| Simon Property Group Inc. SPG | $66.4 billion | 14.46 | 104.1% | 47.4% | 15.0% | 6.47 | 4.2% |
| Digital Realty Trust, Inc. DLR | $65.0 billion | 49.42 | 5.9% | 11.5% | 12.6% | 0.92 | n/a |
| Realty Income Corp. O | $53.6 billion | 41.35 | 3.2% | 20.1% | 10.9% | 0.63 | 5.7% |
| Public Storage PSA | $52.1 billion | 28.34 | 22.2% | 39.0% | 3.0% | 1.11 | 4.0% |
| Ventas, Inc. VTR | $44.6 billion | 161.17 | 1.8% | 3.3% | 21.5% | 0.87 | 2.2% |
| Iron Mountain Inc. IRM | $34.8 billion | 82.90 | n/a | 18.8% | 17.4% | n/a | 2.9% |
| Crown Castle Inc. CCI | $31.2 billion | n/a | n/a | n/a | n/a | n/a | 5.8% |
| Extra Space Storage Inc. EXR | $29.0 billion | 30.41 | 7.2% | 40.9% | 4.2% | 1.88 | 4.7% |
| Vici Properties Inc. VICI | $26.5 billion | 9.32 | 9.5% | n/a | 4.4% | 0.58 | 7.5% |
| Vivmark Residential VMRK | $22.8 billion | 19.48 | 11.2% | 57.7% | 4.3% | 0.58 | 3.5% |
| SBA Communications Corp. SBAC | $18.7 billion | 19.00 | n/a | 47.6% | 5.4% | n/a | n/a |
| Essex Property Trust, Inc. ESS | $17.4 billion | 42.27 | 7.8% | 32.5% | 4.7% | 1.20 | 3.8% |
| Host Hotels & Resorts, Inc. HST | $15.3 billion | 14.87 | 16.1% | 14.6% | 4.9% | 0.19 | 4.3% |
| Weyerhaeuser Co. WY | $15.1 billion | 31.36 | 5.0% | 12.3% | -2.6% | 0.56 | 4.0% |
| Kimco Realty Corp. KIM | $15.1 billion | 25.01 | 5.9% | 36.0% | 4.4% | 0.81 | 4.5% |
| Healthpeak Properties, Inc. DOC | $14.3 billion | 59.20 | 3.1% | 5.1% | 5.5% | 1.28 | 5.9% |
| MID America Apartment Communities Inc. MAA | $13.8 billion | 36.02 | 7.0% | 62.0% | 0.8% | 1.02 | 5.1% |
| Regency Centers Corp. REG | $13.4 billion | n/a | 7.9% | 72.3% | 7.8% | 0.73 | 3.9% |
| Udr, Inc. UDR | $11.0 billion | 23.05 | 14.9% | 38.5% | 2.1% | 1.72 | 5.1% |
| Bxp, Inc. BXP | $10.2 billion | 34.48 | 5.8% | 28.3% | 1.9% | 0.57 | 4.8% |
| Camden Property Trust CPT | $9.9 billion | 32.72 | 8.6% | n/a | 56.8% | 1.28 | 4.3% |
| Federal Realty Investment Trust FRT | $9.6 billion | 19.17 | 15.3% | 53.6% | 7.4% | 0.41 | 4.0% |
| Alexandria Real Estate Equities, Inc. ARE | $9.3 billion | n/a | -6.6% | -69.8% | -8.4% | 0.82 | 8.8% |
The names on this site in the same industry (the SEC's SIC description), by market capitalisation. Each figure is the same arithmetic as the ratio box above, on each company's own filings and latest close.
Filings
| Filing | Period | Filed | Where |
|---|---|---|---|
| 10-Q | 30 June 2026 | 31 July 2026 | EDGAR |
| 10-Q | 31 March 2026 | 1 May 2026 | EDGAR |
| 10-K | 31 December 2025 | 12 February 2026 | EDGAR |
| 10-Q | 30 September 2025 | 31 October 2025 | EDGAR |
| 10-Q | 30 June 2025 | 6 August 2025 | EDGAR |
| 10-Q | 31 March 2025 | 8 May 2025 | EDGAR |
| 10-K | 31 December 2024 | 13 February 2025 | EDGAR |
| 10-Q | 30 September 2024 | 30 October 2024 | EDGAR |
| 10-Q | 30 June 2024 | 1 August 2024 | EDGAR |
| 10-Q | 31 March 2024 | 2 May 2024 | EDGAR |
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