Saturday 17 October 2026 Export FRT’s income statement to Excel — free account

Federal Realty Investment Trust

Federal Realty Investment Trust’s revenue for fiscal 2025 (year ended December 2025) was $1.3 billion, up 6.36% from fiscal 2024. In the quarter to June 2026, revenue grew 7.76%, EPS fell 45.8%, free cash flow fell 1.70% and total debt rose 6.23%, each against the same quarter a year earlier. Member of the S&P 500; dividend growth for ten consecutive years, revenue growth for five, operating cash flow growth for five.

106.32 0.64 +0.61%

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Market cap: $9.2B
P/E: 21.4×
Fwd P/E: 31.8×
Dividend yield: 4.28%
F-score: 5/9
Altman Z: n/a
Beneish M: n/a
Dividend safety: n/a

Overview Business Profile Financial Analysis Income Statement Balance Sheet Cash Flow Metrics & Ratios Filings 10-Q 10-K

Insider Decisions trades per month

Total sells 0.16

Totals in millions of $.

	Dec 25			Mar 26			Jun 26			Sep 26
Buy	—	—	—	—	—	—	—	—	—	—	—	—
Sell	—	—	—	—	—	—	—	—	—	—	1	—

Insider Ownership 0.08%

Capital & Financial Ratios $m

Market Cap 9,240.00

Revenue 1,335.09

Net Income 446.74

Free Cash Flow 329.09

Net Debt 4,673.63

Current Ratio 1.70

Debt/Equity 1.39

P/E ratio 21.39

Fwd P/E 31.80

P/S ratio 6.86

P/B ratio 2.80

Past 5Y EPS Growth 23.64%

This Y EPS Growth (9.68%)

Next Y EPS Growth (26.28%)

Next Y revenue growth 6.49%

Next 5Y EPS Growth (9.97%)

Green and red mark values outside typical ranges. How we judge →

Valuation vs history

EV/Sales, ten years

P/E against its own 10 years 11.17%

10-year low 10-year high

P/S against its own 10 years 13.79%

10-year low 10-year high

P/B against its own 10 years 21.71%

10-year low 10-year high

EV/Sales against its own 10 years 7.08%

10-year low 10-year high

EV/FCF against its own 10 years 14.33%

10-year low 10-year high

Dividends

Payout Ratio 0.92

Annual Dividend Rate 4.55

Annual Dividend Yield 4.28%

	total	individual payouts
2028	Powerpack
2027	Powerpack
2026	4.55	1.13 1.13 1.13 1.16
2025	4.43	1.10 1.10 1.10 1.13
2024	3.28	1.09 1.09 1.10
2023	4.34	1.08 1.08 1.09 1.09
2022	4.30	1.07 1.07 1.08 1.08
2021	4.26	1.06 1.06 1.07 1.07
2020	4.22	1.05 1.05 1.06 1.06
2019	4.14	1.02 1.02 1.05 1.05
2018	4.04	1.00 1.00 1.02 1.02
2017	3.96	0.98 0.98 1.00 1.00
2016	3.84	0.94 0.94 0.98 0.98

predictions special payouts not included in total or ratios

Assets vs Liabilities $m

	2023	2024	2025	Q'26
Cash	251	123	107	107
Receivables	—	—	—	—
Inventory	—	—	—	—
Other	—	—	—	—
	462	362	366	369

	2023	2024	2025	Q'26
Payables	175	184	220	218
ST’ Debt	—	—	—	—
Other	—	—	—	—
	175	184	220	218

Compound Annual Growth %

	10y	5y	3y
Sales	5.57%	8.89%	5.98%
Cash Flow	5.37%	10.97%	6.39%
Earnings	6.76%	26.57%	2.22%
Book Value	6.42%	5.42%	3.04%

Revenue $m

	Mar	Jun	Sep	Dec	Year
’26	341	336	—	—	—
’25	309	312	322	336	1,279
’24	291	296	304	311	1,202
’23	273	281	287	292	1,132
’22	257	264	273	280	1,074
’21	218	232	247	254	951
’20	232	176	208	220	835

Fiscal quarters ending in the months shown.

Operating Cash Flow $m

	Mar	Jun	Sep	Dec	Year
’26	185	154	—	—	—
’25	179	151	148	145	622
’24	141	170	144	120	575
’23	143	149	151	113	556
’22	103	157	149	107	517
’21	115	132	119	105	471
’20	119	63	87	102	370

Fiscal quarters ending in the months shown.

Free Cash Flow $m

	Mar	Jun	Sep	Dec	Year
’26	120	84	—	—	—
’25	120	85	75	51	331
’24	77	109	86	55	328
’23	66	70	82	25	243
’22	18	48	57	(40)	82
’21	31	18	5	(24)	31
’20	(21)	(54)	(19)	(51)	(145)

Fiscal quarters ending in the months shown.

EPS $

	Mar	Jun	Sep	Dec	Year
’26	1.81	0.97	—	—	—
’25	0.72	1.78	0.69	1.48	4.68
’24	0.66	1.32	0.70	0.75	3.42
’23	0.65	0.72	0.67	0.76	2.80
’22	0.63	0.75	1.89	1.40	4.71
’21	0.60	0.57	0.64	1.44	3.26
’20	0.70	0.11	(0.41)	1.22	1.62

Fiscal quarters ending in the months shown.

Group	Line	2016	2017	2018	2019	2020	2021	2022	2023	2024	2025	2026e
Price, $
Price, $	Low	134.39	119.37	106.41	115.09	64.11	81.85	86.43	85.27	95.98	80.65	Analyst estimates 2026–2028 Powerpack
	High	171.08	145.80	135.68	141.35	131.56	138.40	140.51	115.08	118.34	111.82
People
People	Employees	329	326	303	313	311	315	322	304	309	320
	Revenue/emp, $m	2.44	2.63	3.02	2.99	2.69	3.02	3.34	3.72	3.89	4.00
Income, $m
Income, $m	Revenue	802	857	915	936	835	951	1,074	1,132	1,202	1,279
	Gross margin, %	68.36	68.19	68.55	68.07	65.27	66.71	66.79	67.93	67.42	67.25
	EBT	226	298	249	361	136	269	396	247	304	424
	EBT margin, %	28.25	34.74	27.20	38.53	16.26	28.29	36.83	21.84	25.31	33.12
	Net income	259	298	249	361	136	269	396	247	304	424
	Depreciation	194	216	244	240	255	280	302	322	343	368
Per share, $
Per share, $	Revenue	11.31	11.89	12.49	12.52	11.06	12.30	13.45	13.92	14.39	14.90
	Earnings	3.51	3.97	3.18	4.61	1.62	3.26	4.71	2.80	3.42	4.68
	Cash flow	6.03	6.36	7.05	6.18	4.90	6.09	6.47	6.84	6.88	7.25
	Capex	(6.17)	(7.20)	(5.03)	(5.48)	(6.82)	(5.70)	(5.44)	(3.84)	(2.95)	(3.40)
	Free cash flow	(0.14)	(0.83)	2.03	0.70	(1.92)	0.40	1.03	2.99	3.92	3.85
	Book value	29.29	33.16	33.67	35.26	33.75	34.44	37.99	37.41	38.82	38.66
	Shares, m	71	72	73	75	76	77	80	81	84	86
Valuation, ×
Valuation, ×	P/E	40.62	33.69	37.12	28.05	52.54	41.82	21.89	37.31	32.64	21.54
	P/S	12.68	11.25	9.45	10.29	7.69	11.08	7.63	7.50	7.78	6.77
	P/B	4.92	4.32	3.75	3.89	2.69	4.21	2.85	2.95	3.03	2.74
	EV/Sales	16.14	15.06	12.91	13.81	11.96	15.24	11.64	11.36	11.41	10.56
	EV/FCF	(1,346.67)	(214.87)	79.60	248.53	(68.95)	470.20	152.48	52.83	41.85	40.80
Cash, $m
Cash, $m	Operating cash flow	428	459	517	462	370	471	517	556	575	622
	Capex	(437)	(519)	(368)	(410)	(515)	(441)	(435)	(312)	(247)	(291)
	Free cash flow	(10)	(60)	148	52	(145)	31	82	243	328	331
Balance, $m
Balance, $m	Working capital	(32)	59	59	55	769	106	102	287	178	147
	Total debt	2,798	3,285	3,229	3,429	4,363	4,120	4,397	4,612	4,486	4,956
	Net debt	2,775	3,270	3,165	3,301	3,565	3,957	4,311	4,361	4,363	4,849
	Shareholders’ equity	2,076	2,392	2,467	2,636	2,549	2,663	3,034	3,042	3,244	3,319
Returns, %
Returns, %	ROA	4.83	4.90	3.71	5.27	1.72	3.31	4.74	2.73	3.37	4.55
	ROIC	4.14	4.53	4.01	4.96	2.96	3.73	4.48	3.43	3.88	4.61
	ROE	13.00	13.33	10.26	14.42	5.08	10.31	13.99	7.91	9.58	12.87

Negative figures in brackets.

All 10 years →

Fiscal years to Dec 2025 · latest quarter Jun 2026

Charts ten years each

Company	Market cap	P/E	Fwd P/E	Revenue growth (Q)	EPS growth (Q)	FCF growth (Q)	Gross margin (Q)	EBIT margin (Q)	Compare
KIM Kimco Realty Corporation	$15.2B	27.0×	29.3×	+4.88% (above 0%: growing)	−4.35% (below 0%: shrinking)	+5.84% (above 0%: growing)	69.06%	35.61%	Compare
REG Regency Centers Corporation	$13.4B	24.8×	31.7×	+8.58% (above 0%: growing)	+8.93% (above 0%: growing)	+15.87% (above 0%: growing)	70.75%	37.28%	Compare
FRT Federal Realty Investment Trust	$9.2B	21.4×	31.8×	+7.76% (above 0%: growing)	−45.81% (below 0%: shrinking)	−1.70% (below 0%: shrinking)	69.15%	41.30%
BRX Brixmor Property Group Inc.	$8.4B	19.5×	26.3×	+4.33% (above 0%: growing)	−14.29% (below 0%: shrinking)	−41.05% (below 0%: shrinking)	75.01%	34.33%	Compare
ADC Agree Realty Corporation	$8.3B	36.0×	37.9×	+16.85% (above 0%: growing)	+2.33% (above 0%: growing)	−56.33% (below 0%: shrinking)	87.63%	46.47%	Compare
NNN NNN REIT, Inc.	$7.9B	20.4×	21.9×	+7.70% (above 0%: growing)	−3.70% (below 0%: shrinking)	−108.69% (below 0%: shrinking)	96.62%	61.97%	Compare
MAC Macerich Company (The)	$6.8B	— (loss-making)	— (loss-making)	−0.03% (below 0%: shrinking)	n/m	−57.87% (below 0%: shrinking)	53.67%	15.35%	Compare
EPRT Essential Properties Realty Trust, Inc.	$5.7B	20.2×	23.2×	+18.11% (above 0%: growing)	+6.25% (above 0%: growing)	+28.34% (above 0%: growing)	99.33%	64.50%	Compare
PECO Phillips Edison & Company, Inc.	$5.4B	33.2×	51.7×	+6.68% (above 0%: growing)	+230.00% (above 0%: growing)	+147.93% (above 0%: growing)	71.21%	28.80%	Compare
Median of peers	$8.1B	24.8×	29.3×	+7.19%	+2.33%	−17.60%	73.11%	36.45%

All 26 Reit Retail stocks →

Federal Realty Investment Trust (FRT) key facts

Strength: Federal Realty Investment Trust’s revenue for fiscal 2025 (year ended December 2025) was $1.3 billion, up 6.36% from fiscal 2024.
Strength: Net income was $423.6 million, or $4.68 per share (basic), a net margin of 31.4%.
Federal Realty Investment Trust (FRT) is a Reit Retail company in the Real Estate sector, listed on the New York Stock Exchange.
As of October 16, 2026, FRT traded at $106.32, a market capitalization of $9.2 billion.
At that price the stock trades at 21.4× trailing-twelve-month earnings and 6.9× sales; its P/E is higher than 11% of its own readings over the past ten years.
Federal Realty Investment Trust pays an annual dividend of $4.55 per share, a yield of 4.28%, with a payout ratio of 91.9%.
Return on equity was 12.9% and debt-to-equity 1.39.
Its Piotroski F-score is 5 out of 9 for fiscal 2025.