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/FRT
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Federal Realty Investment Trust

Federal Realty Investment Trust

FRT
$126.02USD↑+0.53%+0.66 today

MARKET CAP

11.0B

P/E (TTM)

21.6x

FWD P/E

40.9x

DAY RANGE

$125 – $127

52W RANGE

$90
$127

AI Summary

Stalk
StalkMedium

FRT remains in a Stage 2 advancing uptrend with a recent Momentum Breakout confirming fresh demand. Price is currently extremely overbought and extended above rising EMAs. We will stalk for a pullback into the rising 9/20 EMA zone or prior consolidation area before engaging to ensure a constructive entry.

  • ↑Q1 FFO per share $1.88 (+10.6% YoY) with net income $157.1M.
  • ↑Leasing 649,078 sq ft across 100+ leases drove 13% cash rent growth.
  • ↓Negative earnings yield and weak profitability metrics dent return outlook.
Full analysis →

The case for & against

Bull & Bear analysis

Bullish

Federal Realty Investment Trust (NYSE:FRT) is a leading real estate investment trust (REIT) specializing in owning, operating, and redeveloping high-quality retail and mixed-use properties primarily situated in affluent, densely populated areas. The company emphasizes a strategic approach that combines retail and residential developments, aiming to create vibrant community-centric spaces. Its focus on maintaining a diversified tenant base enables resilience amid fluctuating economic conditions, positioning it favorably within the retail real estate sector.

Bull says

  • ↑Q1 FFO per share $1.88 (+10.6% YoY) with net income $157.1M.
  • ↑Leasing 649,078 sq ft across 100+ leases drove 13% cash rent growth.
  • ↑Portfolio 96.1% leased and 93.8% occupied; FFO guidance raised to $746–$755 (+6.3%).
  • ↑Quarterly dividend $1.13 (annualized $4.52) underscores reliable shareholder returns.
  • ↑Congressional North acquisition at $72.3M boosts grocery-anchored presence in affluent markets.
  • ↑High dividend yield and stable price momentum support downside protection.

Bear says

  • ↓Negative earnings yield and weak profitability metrics dent return outlook.
  • ↓Low growth visibility and downward revisions imply revenue expansion risks.
  • ↓High leverage heightens refinancing and interest-rate pressures amid tightening markets.
  • ↓Competitive retail landscape and rising operational costs could squeeze margins.
  • ↓Dependence on consumer spending in affluent areas increases downturn sensitivity.
  • ↓E-commerce shift threatens foot traffic and leasing momentum in retail assets.

Investment themes with FRT

Nuclear↑ +1.23%

Nuclear energy production and related companies

WELL · PLD · EQIX

Earnings Call · Q1 2026 · Mgmt. Guidance

Updated 05-02-2026bullish

Transcript signals

Bull points

  • the combination of stepped-up capital recycling portfolio-wide, the strong incremental cash flow, the result of near-record leasing in terms of both volume and rate over the past 18 months, and the beginnings of meaningful incremental contributions from previous years' development spend are showing up in bottom-line results with FFO per share of $1.88, besting a year ago's quarter by 10.6%
  • Lease termination fees, direct results, strong landlord-oriented leases, and an important part of our business were higher this quarter compared to a year ago by $2.8 million, although higher snow removal and related energy expenses than a recovery caused by this season's unusually rough winter were also higher this quarter by over $2 million
  • We still grew at 9%, even if you eliminate just the termination fee impact
Read full transcript analysis ›