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Friday 6 November 2026 Export REG’s income statement to Excel — free account

Regency Centers Corporation

REG Real Estate Reit Retail

Regency Centers Corporation’s revenue for fiscal 2025 (year ended December 2025) was $1.6 billion, up 6.85% from fiscal 2024.

Revenue
+8.58%
EPS
+8.93%
Free cash flow
+15.9%
Total debt
+2.17%

Quarter to June 2026, against a year earlier

75.76 0.52 −0.68%
Market cap
$14.0B
P/E
25.8×
Fwd P/E
29.9×
Dividend yield
3.97%
F-score
8/9
Altman Z
n/a
Beneish M
n/a
Dividend safety
n/a
Overview Business Profile Earnings & Analysis
Financials
Income Statement Balance Sheet Cash Flow Metrics & Ratios
Segments Valuation Filings

Regency Centers Corporation (REG) valuation and DCF model

What the price implies · reverse DCF

At $75.76 the price implies FFO a share growing 2.5% a year for ten years.

FFO a share grew 9.7% a year over the last five years. The price asks for less than its five-year rate. The industry’s median company is priced for 1.5%.

In December 2019 the price assumed 4.0% a year; Regency Centers Corporation went on to grow FFO a share 3.2% a year to FY2025.

Q3 2026’s FFO a share is the $1.23 Regency Centers Corporation reported, in its results release.

Price implies
2.5%
Last 5 years, reported
9.7%
Industry median implies
1.5%

The headline discounts the last twelve months’ FFO a share at 9.0% for ten years and grows it 2.5% a year after that, the same for every company, so the figure compares across the market (how a reverse DCF works).

The other way round · DCF
The price needs
2.5% a year for ten years
$75.76
today’s price
Its base case
9.7% a year for five years, then 5.8%
$114.62
51.3% above today’s price

Both are growth in FFO a share, discounted at 9.0%, with 2.5% a year after year ten.

Base case on its own ten-year record Regency Centers Corporation’s own growth, carried forward

Its assumptions

Powerpack lets you start from a scenario and type over any of them.

The base case’s inputs, which Powerpack lets you change
1 · FFO a share
the four quarters to September 2026, from the 10-Q and 10-K filings

Yearly growth in FFO a share. It usually slows as the company matures.

Today’s price implies FFO a share growing 2.5% a year for ten years.

2 · Rates

Cost of equity is the yearly return shareholders require, typically 8–11%. Terminal growth is growth forever after year 10, usually near long-run inflation, 2–3%.

3 · Per share

The model is a share’s own: no debt to take off and no shares to divide among.

Advanced inputs

Against Regency Centers Corporation’s own cost of capital: risk-free 4.3% + beta 0.82 × equity premium 4.5% = 8.0% cost of equity; weighted, 8.0%.

Use 8.0%
Base case value per share $114.62 ten years discounted, and what follows
Current price $75.76 market price per share
Above today’s price 51.3% upside at the base case’s assumptions

How we got there$47.21 10 years of FFO+$67.42 terminal value=$114.62 per share

Valuation against its own history

Today’s multiple against its 5- and 10-year averages and the industry median (Reit Retail).

Multiple Current 5Y avg 10Y avg vs 10Y avg Industry median vs industry 10Y range
P/E 25.80× 28.16× 51.61× 50% below 24.06× 7% above
P/FCF 38.66× 35.99× 48.34× 20% below 17.80× 117% above
P/B 2.01× 1.86× 1.75× 15% above 1.77× 14% above
EV/EBITDA 18.28× 18.84× 20.11× 9% below 15.96× 15% above
EV/Sales 11.52× 11.74× 12.36× 7% below 10.99× 5% above
P/FFO 15.75× 18.06× 18.59× 15% below — —
P/E P/FCF P/B EV/EBITDA EV/Sales P/FFO
30.00×64.33×98.65×132.98×10Y avg 48.34×201820192020202120222023202420252026

REG trades at 38.66× P/FCF, against a 10-year average of 48.34× (range 25.59×–142.99×). That is dearer than 63% of the last 8 year-end readings; re-rating to the average implies $94.72 per share.

Every growth rate on this page is the business’s — its cash flow, FFO or dividend — never its share price’s. A discounted-cash-flow model is only as good as its assumptions. Figures from the 10-K and 10-Q filings. Not investment advice.