US · FRT
Federal Realty Investment Trust
- Sector
- Real Estate · REIT - Retail
- Headquarters
- North Bethesda, MD 20852
- Website
- federalrealty.com
Price · as of 2025-12-31
$115.32
Market cap 9.38B
Valuation summary
Four models, one snapshot. Upside is target ÷ current − 1.
| Valuation method | Value, $ | Upside, % |
|---|---|---|
| Artificial Intelligence(AI) | $76.18 | -33.94% |
| Intrinsic Value(DCF) | $47.99 | -58.39% |
| Graham-Dodd Method(GD) | — | — |
| Graham Formula(GF) | $68.24 | -40.82% |
Valuation history
Annual price (USD per share) overlaid with each model's fair value. Y-axis is log scale.
| Year | Price | AI | DCF | Graham-Dodd | Graham Formula |
|---|---|---|---|---|---|
| 2011 | $58.91 | $40.92 | $8.34 | $0.00 | $22.71 |
| 2012 | $67.20 | $48.50 | $3.94 | $0.00 | $42.09 |
| 2013 | $71.69 | $51.33 | $6.87 | $0.00 | $32.63 |
| 2014 | $94.70 | $62.07 | $5.86 | $0.00 | $37.64 |
| 2015 | $104.43 | $64.07 | $12.19 | $0.00 | $49.40 |
| 2016 | $89.33 | $65.30 | $3.24 | $0.00 | $54.97 |
| 2017 | $84.42 | $71.81 | $9.80 | $0.00 | $59.60 |
| 2018 | $98.92 | $65.54 | $0.00 | $0.00 | $48.31 |
| 2019 | $93.96 | $70.73 | $6.73 | $0.00 | $48.44 |
| 2020 | $89.61 | $76.84 | $14.43 | $0.00 | $0.00 |
| 2021 | $99.65 | $68.99 | $11.79 | $0.00 | $72.12 |
| 2022 | $84.72 | $68.27 | $0.30 | $0.00 | $99.28 |
| 2023 | $93.71 | $68.24 | $5.39 | $0.00 | $38.75 |
| 2024 | $96.81 | $67.18 | $0.00 | $0.00 | $49.68 |
| 2025 | $110.34 | $76.18 | $6.59 | $0.00 | $68.24 |
AI valuation
Our deep-learning model estimates Federal Realty Investment Trust's (FRT) per-share fair value from quarterly fundamentals, sector trend, and historical valuation patterns.
- AI fair value
- $76.18
- Current price
- $115.32
- AI upside
- -33.94%
Methodology and confidence bands appear in the dedicated valuation theory section. The AI score is an estimate, not a recommendation.
Intrinsic value (DCF)
Open DCF calculatorThree textbook valuation models, recomputed daily from the latest financial statements. The DCF uses our Chepakovich model. Graham-Dodd and Graham Formula are conservative reference points.
DCF
$47.99
-58.39% upside
Graham-Dodd
—
— upside
Graham Formula
$68.24
-40.82% upside
Peer comparison
Same-industry comparables, ranked by market cap.
| Basic Info | Model Valuation | Core Valuation | Profitability | Leverage & Liquidity | Growth | Cash Flow | Dividends | Enterprise Value | Risk | ||||||||||||||||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Ticker | Company Name | Price | Market Cap | AI Upside | DCF Upside | GD Upside | GF Upside | P/E | P/B | P/S | EV/EBITDA | PEG | P/TBV | Gross Margin | Operating Margin | Net Margin | ROE | ROIC | ROA | Debt/Equity | Interest Coverage | Current Ratio | Quick Ratio | Net Debt/EBITDA | EPS Growth | Sales Growth | FCF Growth | FCF Yield | Op Cash Flow Ratio | Cash ROIC | Dividend Yield | Dividend Payout | Shareholder Yield | EV/EBIT | EV/FCF | EV/Sales | Altman Z-Score |
| FRT | Federal Realty Investment… | $115.32 | 9.38B | -34% | -58% | — | -41% | 23.04 | 2.92 | 7.41 | 14.80 | 57.53 | 2.93 | 9.73% | 35.93% | 32.15% | 12.81% | 5.82% | 4.66% | 1.55 | 2.54 | 1.02 | 1.04 | 5.06 | 4006.00% | 635.00% | 99.00% | 3.49% | 1.77 | 4.20% | 4.10% | 94.40% | 4.15% | 31.32 | 43.48 | 11.26 | 1.13 |
| ADC | Agree Realty Corporation | $80.48 | 9.66B | -40% | -60% | -77% | -45% | 43.82 | 1.43 | 12.50 | 19.97 | — | 1.70 | 87.73% | 47.38% | 28.45% | 3.48% | 3.76% | 2.24% | 0.53 | 2.53 | 0.83 | 0.81 | 5.41 | -56.00% | 1642.00% | 1671.00% | 5.61% | 2.94 | 5.62% | 3.87% | 169.80% | 3.92% | 36.20 | 24.44 | 17.15 | 1.62 |
| AKR | Acadia Realty Trust | $20.92 | 2.74B | +23% | -60% | -72% | -89% | -70.19 | 1.24 | 6.70 | 21.62 | — | 1.24 | 50.52% | 12.03% | 3.31% | -1.83% | 1.27% | -0.85% | 0.86 | 0.52 | — | — | 8.72 | -5000.00% | 1420.00% | 17739.00% | 6.07% | — | 4.29% | 3.68% | -258.60% | 3.68% | 93.24 | 27.60 | 11.22 | 0.79 |
| BRX | Brixmor Property Group In… | $30.27 | 9.28B | +3% | -55% | — | -39% | 24.36 | 3.13 | 6.86 | 14.54 | 193.14 | 3.26 | 75.17% | 36.71% | 28.16% | 12.89% | 6.12% | 4.28% | 1.95 | 2.24 | 1.10 | 1.10 | 5.37 | 1261.00% | 673.00% | 437.00% | 6.93% | 1.06 | 7.93% | 3.76% | 91.70% | 3.77% | 29.63 | 22.88 | 10.88 | 1.20 |
| GTY | Getty Realty Corp. | $32.82 | 1.96B | +9% | -60% | — | -28% | 23.56 | 1.74 | 8.41 | 15.51 | 294.50 | 2.16 | 40.19% | 54.95% | 35.72% | 7.79% | 6.11% | 3.82% | 0.98 | 2.63 | 29.85 | 45.79 | 5.56 | 800.00% | 902.00% | -201.00% | 6.81% | 46.94 | 6.37% | 5.82% | 137.20% | 5.89% | 23.88 | 22.90 | 13.12 | 1.25 |
| KIM | Kimco Realty Corporation | $23.55 | 15.95B | +46% | -60% | -16% | -52% | 27.15 | 1.53 | 7.42 | 14.84 | 53.34 | 1.53 | 54.66% | 35.17% | 27.29% | 5.56% | 4.03% | 2.92% | 0.81 | 1.85 | — | — | 5.06 | 5091.00% | 506.00% | 6443.00% | 7.05% | — | 6.03% | 0.00% | 0.00% | 0.00% | 32.01 | 21.51 | 11.26 | 1.30 |
| MAC | The Macerich Company | $20.47 | 5.24B | +16% | -52% | — | — | -26.02 | 2.09 | 5.05 | 25.41 | — | 2.12 | 38.16% | 16.52% | -19.42% | -7.57% | 2.16% | -2.33% | 2.12 | 0.78 | 0.09 | 0.09 | 12.74 | -128.00% | 1058.00% | 1346.00% | 6.27% | 0.28 | 4.19% | 3.39% | -88.20% | 3.39% | 61.34 | 31.99 | 10.13 | -0.07 |
| NNN | NNN REIT, Inc. | $45.32 | 8.61B | -4% | -60% | — | -34% | 22.06 | 1.95 | 9.28 | 15.59 | — | 1.97 | 38.00% | 61.53% | 42.08% | 8.89% | 6.35% | 4.27% | 1.09 | 2.82 | 0.19 | 0.11 | 5.60 | -372.00% | 655.00% | 498.00% | 7.76% | 1.72 | 7.43% | 5.15% | 113.70% | 5.15% | 23.54 | 20.11 | 14.48 | 1.17 |
| NTST | NETSTREIT Corp. | $20.77 | 1.72B | +26% | -60% | -75% | -89% | 249.61 | 1.20 | 9.55 | 20.20 | — | 1.36 | 89.96% | 30.36% | 3.80% | 0.50% | 2.29% | 0.28% | 0.78 | 1.17 | 7.06 | 5.55 | 7.88 | -15125.00% | 2091.00% | 2141.00% | 6.32% | 3.25 | 4.59% | 4.08% | 1017.40% | 4.08% | 51.56 | 25.94 | 15.66 | 0.99 |
| O | Realty Income Corporation | $67.00 | 61.51B | -28% | -60% | -34% | -71% | 57.14 | 1.55 | 10.63 | 26.34 | 294.72 | 1.78 | 89.80% | 28.30% | 18.41% | 2.73% | 2.33% | 1.51% | 0.83 | — | 0.51 | 0.51 | 9.13 | 1939.00% | 907.00% | 1180.00% | 6.54% | 1.37 | 5.83% | 0.00% | 0.00% | 0.00% | 57.49 | 23.42 | 16.27 | 1.05 |
| REG | Regency Centers Corporati… | $79.00 | 14.45B | -24% | -60% | -36% | -60% | 28.55 | 2.18 | 9.69 | 21.29 | 84.84 | 2.32 | 44.66% | 37.03% | 33.94% | 7.74% | 4.72% | 4.15% | 0.86 | 2.72 | 1.05 | 1.05 | 5.93 | 3365.00% | 339.00% | -10000.00% | 0.00% | 0.00 | 0.00% | 0.00% | 0.00% | 0.00% | 36.27 | — | 13.43 | 1.61 |
| SITC | SITE Centers Corp. | $6.16 | 323.17M | +387% | -29% | — | — | 1.83 | 0.97 | 2.65 | 0.87 | — | 0.97 | -5.68% | 144.40% | 144.40% | 41.78% | 36.33% | 30.68% | 0.00 | 11.62 | — | — | -0.50 | -6530.00% | -5561.00% | -6501.00% | 6.01% | — | 4.01% | 109.05% | 200.00% | 221.22% | 1.16 | 10.56 | 1.68 | -16.47 |
| SKT | Tanger Inc. | $37.06 | 4.24B | +8% | -37% | — | -50% | 35.09 | 5.94 | 7.21 | 20.54 | 257.35 | 7.04 | 17.73% | 30.15% | 19.74% | 17.59% | 6.34% | 4.74% | 3.87 | 2.66 | 0.02 | 0.02 | 8.07 | 1364.00% | 1055.00% | 8885.00% | 7.04% | 0.26 | 10.67% | 3.15% | 110.60% | 3.15% | 39.39 | 23.39 | 11.88 | 0.96 |
| SPG | Simon Property Group, Inc… | $203.85 | 66.55B | -24% | -58% | -57% | +2% | 14.31 | 12.72 | 10.41 | 12.04 | 15.10 | 12.72 | 85.72% | 49.89% | 72.51% | 113.56% | 10.53% | 12.68% | 5.60 | 3.26 | 0.16 | 0.16 | 3.61 | 9477.00% | 672.00% | 540.00% | 4.87% | 0.38 | 10.77% | 0.00% | 0.00% | 0.34% | 29.79 | 29.34 | 14.86 | 1.15 |
| WSR | Whitestone REIT | $15.19 | 775M | +121% | -60% | -8% | -26% | 15.29 | 1.69 | 4.80 | 11.70 | — | 1.69 | 68.83% | 33.31% | 31.04% | 11.28% | 4.91% | 4.38% | 1.41 | 1.59 | — | — | 5.30 | -13333.00% | 344.00% | -1280.00% | 6.57% | — | 4.70% | 0.00% | 0.00% | 0.29% | 26.35 | 27.81 | 8.78 | 0.78 |
About Federal Realty Investment Trust
Federal Realty is a recognized leader in the ownership, operation and redevelopment of high-quality retail-based properties located primarily in major coastal markets from Washington, D.C. to Boston as well as San Francisco and Los Angeles. Founded in 1962, Federal Realty's mission is to deliver long-term, sustainable growth through investing in communities where retail demand exceeds supply. Its expertise includes creating urban, mixed-use neighborhoods like Santana Row in San Jose, California, Pike & Rose in North Bethesda, Maryland and Assembly Row in Somerville, Massachusetts. These unique and vibrant environments that combine shopping, dining, living and working provide a destination experience valued by their respective communities. Federal Realty's 106 properties include approximately 3,100 tenants, in 25 million square feet, and approximately 3,200 residential units. Federal Realty has increased its quarterly dividends to its shareholders for 54 consecutive years, the longest record in the REIT industry. Federal Realty is an S&P 500 index member and its shares are traded on the NYSE under the symbol FRT. For additional information about Federal Realty and its properties, visit www.federalrealty.com.
- CEO
- Donald C. Wood
- Employees
- 304
- Beta
- 1.02
Disclaimer: Information on this page is provided for educational purposes only and does not constitute investment advice. Upside computed as ($47.99 ÷ $115.32) − 1 = -58.39% (DCF, example).