Federal Realty Investment Trust stock
FRTNYSEReal EstateISIN US3137451015
63Score 63 out of 100, Neutral
Price and trend
64 / 100
Price history
+14% in one yearThe chart shows daily closes over 20 years, adjusted for stock splits and without dividends. Click into the chart to set a price alert at that price.
Below the 200-day line: the price is 0.3% below it.
Since October 2026 the 50-day line has been below the 200-day line; the trend has turned down.
Normal: the price is neither overheated nor sold off (RSI 64).
The price is 11% below its 52-week high. Largest decline in 20 years: 61% (August 2016 to April 2020).
Chart figures for advanced users
- SMA 50$110.33
- Average price of the last 50 trading days, shows the short-term trend.
- SMA 200$113.48
- Average price of the last 200 trading days, shows the long-term trend.
- RSI (14)64
- Relative strength over the last 14 days on a scale from 0 to 100. Above 70 the price counts as overheated, below 30 as sharply fallen.
- MACDabove the signal line
- Compares a fast and a slow price average. Above its signal line momentum is rising, below it momentum is fading.
- Support$95.52
- The lowest closing price of the last twelve months.
- Resistance$127.13
- The highest closing price of the last twelve months.
Snapshot
Computed from the data by fixed rules, no AI
- Federal Realty Investment Trust belongs to the REIT (Retail) industry (United States) and, with a market value of $9.83B, is number 7 of 37 companies in its industry on MEQIRI.
- In fiscal 2025 it reported revenue of $1.28B (up 6.3% year on year) and earnings of $411.08M (up 39.2%).
- For fiscal 2026, analysts expect on average revenue of $1.36B (up 6.5%) and adjusted earnings per share of $4.22 (down 10.2%).
Show more
- MEQIRI Score 63 out of 100 (Neutral): rank 53 of 327 in Real Estate, median 55.
- The P/E is 22.4 (REIT (Retail) median 17.6, own median of recent years 35.1).
- For real estate investment trusts (REITs) what counts is funds from operations (FFO and AFFO). The P/E and the payout ratio of earnings say little here, because depreciation on properties depresses earnings.
- Our model puts fair value at $118.05, with the price 4% below it.
In plain words
The numbers on this page in plain words, written by an AI
Strengths
- Reliable dividendNo dividend cut for over 38 years.
- Earnings per share growingUp 24.2% a year since 2020.Growth 72
- Consistently profitableProfit in all 10 fiscal years from 2016 to 2025.Fundamentals 67
Weaknesses
- Analysts expect falling earningsDown 13% a year through 2028 (estimates from 6 analysts).
- High debtDebt 1.42 times equity (latest quarter), REIT (Retail) median 0.92.Stability 57
- DilutionShare count up 14% since 2020.Capital allocation 32
Its standout strengths are growth and profitability, while capital allocation holds the score back.
Daily figure as of 12 Nov 2026
How the score is calculatedScore overview
The fundamentals are in the middle range.
Score history
The full history of up to 20 years comes with MEQIRI Pro.
See plansCrash risk medium
How well MEQIRI warnsIn the middle among smaller stocks.
From 2016 to 2025, 20 in 100 such stocks fell 30% or more within a year, against a group average of 23 in 100.
What lowers it
- calm price action
Valuation
Valuation signal
Fairly valuedIn our model the price counts as cheap below $98.37 and expensive above $147.56 (uncertainty low, based on the price swings of the past year).
The two parts of the fair value come to $141.13 (cash-flow model) and $94.97 (industry comparison), and the gap between them shows how uncertain the estimate is.
Calculated with a cost of equity of 8.8%. At 9.8% the fair value would be $106.22, at 7.8% it would be $135.79.
Valuation metrics
Half from the cash-flow model, half from operating cash flow per share times the median price to cash flow of the REIT industry (13.1). For the fair value, FFO only counts when it is in line with operating cash flow. That is not the case here, for example because the REIT carries its properties at market value, records little depreciation or a gain on sale sits in earnings. The cash-flow model uses AFFO: operating cash flow less maintenance, estimated at 5% of revenue. New construction and acquisitions do not count as running costs there.
Calculate with your own assumptionsCompany performance
This shows several years of history with an automatic assessment.
Revenue
In the twelve months to 30 Sep 2026, revenue rose 7.7% on the twelve months before. Revenue has grown solidly since 2006, at about 6% per year.
Margins
- Gross margin
- Operating margin
- Net margin
In fiscal 2025: gross 10%, operating 36%, net 32%.
Debt & balance sheet
latest quarterDebt is elevated. Keep an eye on the interest burden and refinancing.
Earnings
- Next earnings
- 11 Feb 2027in 91 days
- Last reported
- 30 Oct 2026EPS reported $0.74 (expected $0.71)above expectations
Analyst estimates
Earnings estimates have barely changed since 15 Oct 2026.
- Earnings per share
- $4.22−0.1%
- Revenue
- $1.36B+0.1%
- Earnings per share
- $3.10−0.4%
- Revenue
- $1.43B+0.4%
MEQIRI has stored the estimates since 15 Oct 2026. Until 30 days are available, the card shows the change since that day. Mean estimate according to Financial Modeling Prep. No price target and no recommendation.
Company outlook raised
Share price after the results: −0.4%2026 NAREIT and core FFO guidance raised to $7.48 to $7.56 per share and the comparable POI growth outlook was improved.
“As a result of another solid FFO beat for 2Q on the heels of a robust first quarter, along with an encouraging outlook for the balance of the year, we are raising guidance for both NAREIT and core FFO to $7.48 to $7.56 per share.”The outlook is not part of the score and not a recommendation to buy or sell.
From the earnings call on 31 Jul 2026 (fiscal Q2 2026), read by AI.
Insiders
Open-market purchases and sales by executives, board members and major holders
No open-market purchases in the last 6 months. One insider sold, $163,342 in total.
Sales say less than purchases: many insiders sell on a fixed plan, for taxes or to diversify.
- Lamb-Hale NicoleSale
30 Sept 2026, Board
- Shares
- 1,500
- Price
- $108.89
- Value
- $163,342
Partial trades from one filing are shown in one row, with the average price.
Source: Form 4 filings with the US Securities and Exchange Commission. Grants, option exercises, gifts and tax withholdings are hidden. Not a recommendation to buy.
What happened at Federal Realty Investment Trust
The key events of the last six months from our own data. A click takes you to the matching card.
Sector comparison
327 rated companies in Real Estate
- This company
- 63
- Sector median
- 55
Categories against the sector median
The median is the middle value: half of the companies in the sector lie above it, half below. Categories with too few comparable companies are left out.
Competitors in REIT (Retail)
The next larger and next smaller companies by market value
- Kimco RealtyKIM $17.02B65
- Unibail-Rodamco-WestfieldURW.PA $15.02B56
- Regency CentersREG $13.95B61
- Link Real Estate Investment Trust0823.HK $13.46B44
- Brixmor Property GroupBRX $9.29B68
- Agree RealtyADC $9.08B62
- NNN REITNNN $8.03B55
- MacerichMAC $7.49B48
ETFs that hold Federal Realty Investment Trust
Held by 40 ETFs on Xetra. Shown per index: the ETF with the largest weight.
| ETF | Weight | Cost | Fund size |
|---|---|---|---|
| State Street SPDR S&P 500 Low Volatility UCITS ETF (Acc)SPY1 | 1.09% | 0.35% | €106.3M |
| iShares US Property Yield UCITS ETFIQQ7 | 0.84% | 0.40% | €554.91M |
| VanEck Global Real Estate UCITS ETFTRET | 0.62% | 0.25% | €475.2M |
Show 5 more
| iShares Developed Markets Property Yield UCITS ETFIQQ6 | 0.56% | 0.59% | €812.71M |
| State Street SPDR Dow Jones Global Real Estate UCITS ETF (Dist)SPYJ | 0.53% | 0.40% | €329.7M |
| HSBC FTSE EPRA NAREIT Developed UCITS ETFH4ZL | 0.49% | 0.24% | €3.36B |
| Amundi FTSE EPRA NAREIT Global UCITS ETF Dist10AJ | 0.48% | 0.24% | €603.52M |
| iShares MSCI USA Small Cap CTB Enhanced ESG UCITS ETFSXRG | 0.40% | 0.43% | €2.48B |
Holdings as reported by the funds via FMP, excluding swap ETFs (their holdings are only collateral).
Data status and sources
- Score
- Daily value of 12 Nov 2026, recalculated nightly
- Price
- Closing price of 11 Nov 2026
- Latest annual report
- Fiscal year 2025, period end 31 Dec 2025
- Source
- Financial statements, ratios and prices from Financial Modeling Prep (FMP), based on the company's reports. MEQIRI calculates the score and fair value from them.
Mandatory disclosures for this rating
- ; time horizon around 12 months
- Rated Neutral, published since 7 Nov 2026 (in the score history since 31 Jul 2026)
- Valuation signal Fairly valued since 7 Nov 2026
- End-of-day prices, metrics cached for up to 24 hours
- Score and fair value are estimates from a disclosed model. They are not facts and not a price target.
- Produced by SSM Ventures UG (haftungsbeschränkt), responsible person Sven Brostmeyer, Managing Director, automatically according to the disclosed model.
- Not investment advice. Losses up to and including a total loss are possible. Personal circumstances are not considered.