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Federal Realty Investment Trust FRT | NYSE

$106.70 -$1.33 | -1.23%

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Company Overview:

Market Cap: $9.33B

Trailing PE: 18.4x

FWD PE *: 35.7x

Payout Ratio (TTM): 77.3%

52-Week Range: $90.03 - $128.21

* Forward PE is based on street estimates.

10 Year FRT Performance Metrics:

Total Return (with DRIP): 5.4% (0.52% CAGR)

Total Return (no DRIP): -0.1% (-0.01% CAGR)

Share Price: -27.9% (-3.22% CAGR)

Yield on Cost (with DRIP): 4.58%

Total Invested: $10,000

Total Value (with DRIP): $10,537

Total Return $ (with DRIP): $537

Dividend Increase: 15.3% (1.47% CAGR)

Dividend Yield (FWD): 4.35% ($4.64)

FRT 10-yr Total Return ($10K invested)

1M 3M 6M YTD 1Y 3Y 5Y 10Y

FRT Share Price

1M 3M 6M YTD 1Y 3Y 5Y 10Y All

FRT Price CAGR:1Y: 7.77%2Y: -2.03%5Y: -2.49%10Y: -3.22%

FRT Dividend Charts

FRT - Dividends

FRT Dividend CAGR:1Y: 2.65%2Y: 2.69%5Y: 1.63%10Y: 1.70%

FRT - Dividend Payout Ratio

FRT Dividend Payout Ratio CAGR:1Y: -58.61%2Y: -37.98%5Y: 0.00%10Y: 0.00%

FRT - Dividend to Free Cash Flow Ratio

FRT Dividend to FCF Ratio CAGR:1Y: 2.47%2Y: -16.91%5Y: 0.00%10Y: -12.38%

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FRT Fundamentals: Earnings, Revenue, Cash Flow, Ebitda, Cash/Debt, Shares Float, etc:

FRT - Revenue

FRT Revenue CAGR:1Y: 10.33%2Y: 8.20%5Y: 9.21%10Y: 5.89%

FRT - Earnings Per Share (EPS)

FRT EPS CAGR:1Y: 154.17%2Y: 66.52%5Y: 7.75%10Y: 6.55%

FRT - Net Income

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FRT Net Income CAGR:1Y: 149.50%2Y: 67.46%5Y: 10.93%10Y: 8.88%

FRT - EBITDA

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FRT EBITDA CAGR:1Y: 58.22%2Y: 29.96%5Y: 19.19%10Y: 9.71%

FRT - Free Cash Flow

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FRT Free Cash Flow CAGR:1Y: 0.78%2Y: 25.00%5Y: 0.00%10Y: 19.06%

FRT - Free Cash Flow / Share

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FRT Free Cash Flow / Share CAGR:1Y: 0.12%2Y: 22.48%5Y: 0.00%10Y: 16.70%

FRT - Operating Income

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FRT Operating Income CAGR:1Y: 7.53%2Y: 7.73%5Y: -5.19%10Y: 4.36%

FRT - Gross Profit

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FRT Gross Profit CAGR:1Y: 18.11%2Y: 11.20%5Y: 0.00%10Y: 0.00%

FRT - Shares Outstanding

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FRT Shares Outstanding CAGR:1Y: 1.39%2Y: 2.43%5Y: 2.82%10Y: 2.19%

FRT - Share Buybacks

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FRT Share Buybacks CAGR:1Y: 0.00%2Y: 0.00%5Y: 0.00%10Y: 0.00%

FRT - Stock-Based Comp

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FRT Stock-Based Comp CAGR:1Y: 0.00%2Y: 0.00%5Y: 0.00%10Y: 0.00%

FRT - Expenses

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FRT Expenses CAGR:1Y: 10.03%2Y: 0.94%5Y: -15.72%10Y: -1.76%

FRT - Revenue vs Net Income

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FRT - EPS vs FCF / Share

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FRT - EPS vs PE Ratio

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FRT - FCF vs FCF / Share

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FRT - FCF vs Stock Based Comp

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FRT - Cash & Debt

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FRT - Revenue by Segment

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FRT Revenue CAGR:1Y: 10.33%2Y: 8.20%5Y: 9.21%10Y: 5.89%

Revenue, EPS, Net Income & Ebitda - Estimates VS Actual:

FRT - REVENUE: Actual + Estimates

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FRT Actual Revenue CAGR:1Y: 10.33%2Y: 8.20%5Y: 9.21%10Y: 5.89%

FRT - EPS: Actual + Estimates

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FRT Actual EPS CAGR:1Y: 154.17%2Y: 66.52%5Y: 7.75%10Y: 6.55%

FRT - NET INCOME: Actual + Estimates

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FRT Actual Net Income CAGR:1Y: 149.50%2Y: 67.46%5Y: 10.93%10Y: 8.88%

FRT - EBITDA: Actual + Estimates

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FRT Actual EBITDA CAGR:1Y: 58.22%2Y: 29.96%5Y: 19.19%10Y: 9.71%

Ratios, Profit Margins & Return on Capital:

FRT - Net Profit Margin

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FRT Net Profit Margin CAGR:1Y: 126.13%2Y: 54.75%5Y: 0.00%10Y: 0.00%

FRT - Gross Profit Margin

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FRT Gross Profit Margin CAGR:1Y: 7.05%2Y: 2.77%5Y: 0.00%10Y: 0.00%

FRT - Price to Earnings

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FRT Price to Earnings CAGR:1Y: -55.49%2Y: -36.92%5Y: 70.93%10Y: 30.74%

FRT - Price To Sales Ratio

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FRT Price To Sales Ratio CAGR:1Y: -0.93%2Y: -3.15%5Y: 0.00%10Y: 0.00%

FRT - Return on Capital Employed

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FRT Return on Capital Employed CAGR:1Y: 0.83%2Y: 2.22%5Y: 0.00%10Y: 0.00%

FRT - Return on Invested Capital

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FRT Return on Invested Capital CAGR:1Y: -1.97%2Y: 3.78%5Y: 0.00%10Y: 0.00%

FRT Dividends Info:

Annual Dividend: $4.64

Forward Yield: 4.35%

Ex-Dividend Date: 2026-10-01

Lifetime Dividends / Share: $104.49

FRT Dividend History: Dates, Payments & Yield list

Below is a schedule of all FRT dividend payments, ex-dates, share price on the day of the payment as well as the annualized yield & forward yield

Ex-Date	Payment Date	Amount	Yield	Forward Yield	Price on Ex-Date
10/01/2026	10/15/2026	$1.160	4.3%	0%	$0.00
07/01/2026	07/15/2026	$1.130	3.75%	3.7%	$122.24
04/01/2026	04/15/2026	$1.130	4.26%	4.1%	$110.15
01/02/2026	01/15/2026	$1.130	4.56%	4.44%	$101.80
10/01/2025	10/15/2025	$1.130	4.54%	4.6%	$98.22
07/01/2025	07/15/2025	$1.100	4.67%	4.73%	$92.99
04/01/2025	04/15/2025	$1.100	4.54%	4.77%	$92.30
01/02/2025	01/15/2025	$1.100	4.04%	4.23%	$104.02
10/01/2024	10/15/2024	$1.100	3.88%	3.89%	$113.18
06/21/2024	07/15/2024	$1.090	4.35%	4.1%	$106.40
03/12/2024	04/15/2024	$1.090	4.31%	4.45%	$98.05
12/29/2023	01/16/2024	$1.090	4.23%	4.28%	$101.90
09/21/2023	10/16/2023	$1.090	4.64%	4.87%	$89.60
06/21/2023	07/17/2023	$1.080	4.68%	4.29%	$100.77
03/10/2023	04/17/2023	$1.080	4.48%	4.41%	$97.87
12/30/2022	01/17/2023	$1.080	4.28%	3.9%	$110.86
09/21/2022	10/17/2022	$1.080	4.63%	4.71%	$91.77
06/21/2022	07/15/2022	$1.070	4.52%	4.41%	$97.07
03/15/2022	04/15/2022	$1.070	3.67%	3.5%	$122.43
12/31/2021	01/18/2022	$1.070	3.14%	3.29%	$130.02
09/21/2021	10/15/2021	$1.070	3.67%	3.45%	$124.03
06/21/2021	07/15/2021	$1.060	3.54%	3.61%	$117.49
03/15/2021	04/15/2021	$1.060	3.87%	4.02%	$105.55
12/31/2020	01/15/2021	$1.060	4.98%	4.86%	$87.27
09/21/2020	10/15/2020	$1.060	5.79%	5.57%	$76.18
06/19/2020	07/15/2020	$1.050	4.96%	5.19%	$80.97
03/13/2020	04/15/2020	$1.050	3.97%	5.39%	$77.96
12/31/2019	01/15/2020	$1.050	3.26%	3.28%	$128.19
09/20/2019	10/15/2019	$1.050	3.13%	3.08%	$136.47
06/20/2019	07/15/2019	$1.020	3.04%	3.1%	$131.71
03/13/2019	04/15/2019	$1.020	3.05%	2.99%	$136.52
12/31/2018	01/15/2019	$1.020	3.46%	3.28%	$124.30
09/20/2018	10/15/2018	$1.020	3.19%	3.42%	$119.23
06/21/2018	07/16/2018	$1.000	3.23%	3.21%	$124.73
03/13/2018	04/16/2018	$1.000	3.4%	3.46%	$115.72
12/29/2017	01/16/2018	$1.000	3.01%	3.28%	$122.05
09/21/2017	10/16/2017	$1.000	3.23%	3.11%	$128.81
06/20/2017	07/17/2017	$0.980	3.17%	3.04%	$129.01
03/10/2017	04/17/2017	$0.980	3.09%	2.87%	$136.45
12/29/2016	01/17/2017	$0.980	2.8%	2.77%	$141.29
09/20/2016	10/17/2016	$0.980	2.54%	2.66%	$147.30
06/20/2016	07/15/2016	$0.940	2.4%	2.26%	$166.05
03/16/2016	04/15/2016	$0.940	2.43%	2.42%	$155.48
12/30/2015	01/15/2016	$0.940	2.54%	2.56%	$146.74
09/18/2015	10/15/2015	$0.940	2.79%	2.66%	$141.55
06/18/2015	07/15/2015	$0.870	2.57%	2.59%	$134.60
03/18/2015	04/15/2015	$0.870	2.37%	2.5%	$139.38
12/30/2014	01/15/2015	$0.870	2.55%	2.43%	$142.98
09/18/2014	10/15/2014	$0.870	2.92%	2.84%	$122.55
06/19/2014	07/15/2014	$0.780	2.59%	2.53%	$123.16
03/19/2014	04/15/2014	$0.780	2.85%	2.72%	$114.59
12/30/2013	01/15/2014	$0.780	3.08%	2.98%	$104.72
09/19/2013	10/15/2013	$0.780	2.99%	3%	$104.02
06/19/2013	07/15/2013	$0.730	2.9%	2.76%	$105.65
03/12/2013	04/15/2013	$0.730	2.78%	2.62%	$111.26
12/28/2012	01/15/2013	$0.730	2.82%	2.75%	$106.26
09/19/2012	10/15/2012	$0.730	2.74%	2.69%	$108.47
06/20/2012	07/16/2012	$0.690	2.73%	2.57%	$107.40
03/15/2012	04/16/2012	$0.690	2.87%	2.85%	$96.87
12/29/2011	01/17/2012	$0.690	3.03%	3.04%	$90.75
09/20/2011	10/14/2011	$0.690	3.25%	3.29%	$83.78
06/21/2011	07/15/2011	$0.670	3.1%	3.03%	$88.47
03/15/2011	04/15/2011	$0.670	3.33%	3.2%	$83.64
12/30/2010	01/18/2011	$0.670	3.42%	3.46%	$77.47
09/21/2010	10/15/2010	$0.670	3.27%	3.27%	$82.01
06/22/2010	07/15/2010	$0.660	3.66%	3.57%	$73.87
03/15/2010	04/15/2010	$0.660	3.69%	3.59%	$73.62
12/30/2009	01/15/2010	$0.660	3.85%	3.91%	$67.59
09/21/2009	10/15/2009	$0.660	4.15%	4.33%	$60.94
06/22/2009	07/15/2009	$0.650	5.29%	4.94%	$52.68
03/17/2009	04/15/2009	$0.650	5.76%	4.67%	$55.71
12/30/2008	01/15/2009	$0.650	4.39%	5.15%	$50.52
09/19/2008	10/15/2008	$0.650	2.94%	4.31%	$60.26
06/20/2008	07/15/2008	$0.610	3.38%	3.82%	$63.86
03/17/2008	04/15/2008	$0.610	3.33%	3.14%	$77.74
12/28/2007	01/15/2008	$0.610	3.01%	3.65%	$66.78
09/19/2007	10/15/2007	$0.610	2.76%	2.75%	$88.63
06/20/2007	07/16/2007	$0.575	2.97%	2.79%	$82.54
03/09/2007	04/16/2007	$0.575	2.51%	2.54%	$90.60
12/28/2006	01/16/2007	$0.575	2.73%	2.63%	$87.48
09/20/2006	10/16/2006	$0.575	3.11%	2.98%	$77.15
06/21/2006	07/17/2006	$0.555	3.29%	3.17%	$70.10
03/10/2006	04/17/2006	$0.755	4.21%	4.54%	$66.46
12/29/2005	01/16/2006	$0.555	3.65%	3.41%	$65.03
11/23/2005	12/20/2005	$0.200	1.23%	1.3%	$61.31
09/21/2005	10/14/2005	$0.555	3.82%	3.84%	$57.80
06/21/2005	07/15/2005	$0.555	3.72%	3.65%	$60.77
03/14/2005	04/15/2005	$0.505	4.04%	4.06%	$49.76
12/30/2004	01/17/2005	$0.505	3.87%	4.1%	$49.24
09/22/2004	10/15/2004	$0.505	4.62%	4.32%	$46.75
06/22/2004	07/15/2004	$0.490	4.63%	4.58%	$42.80
03/22/2004	04/15/2004	$0.490	4.4%	5.11%	$38.32
12/30/2003	01/15/2004	$0.490	5.01%	5.02%	$39.05
09/23/2003	10/15/2003	$0.490	5.42%	5.16%	$37.95
06/23/2003	07/15/2003	$0.485	6.16%	5.74%	$33.79
03/25/2003	04/15/2003	$0.485	6.39%	6.26%	$31.00
12/30/2002	01/15/2003	$0.485	6.92%	7.25%	$26.75
09/24/2002	10/15/2002	$0.485	7.33%	7.46%	$26.00
06/21/2002	07/15/2002	$0.480	7.08%	7.33%	$26.20
03/21/2002	04/15/2002	$0.480	7.53%	6.83%	$28.13
12/28/2001	01/15/2002	$0.480	8.29%	7.9%	$24.30
10/03/2001	10/15/2001	$0.480	8.97%	8.56%	$22.42
06/21/2001	07/16/2001	$0.470	8.96%	8.91%	$21.10
03/21/2001	04/16/2001	$0.470	9.64%	9.91%	$18.98
12/28/2000	01/15/2001	$0.470	9.77%	9.55%	$19.69
09/28/2000	10/16/2000	$0.470	9.74%	9.55%	$19.69
06/22/2000	07/14/2000	$0.450	8.73%	8.49%	$21.19
03/22/2000	04/14/2000	$0.450	9.47%	8.7%	$20.69
12/30/1999	01/14/2000	$0.450	9.6%	9.11%	$19.75
10/04/1999	10/15/1999	$0.450	8.94%	9.6%	$18.75
06/23/1999	07/15/1999	$0.440	7.57%	7.84%	$22.44
03/23/1999	04/15/1999	$0.440	8.53%	8.21%	$21.44
12/30/1998	01/15/1999	$0.440	7.53%	7.33%	$24.00
09/23/1998	10/15/1998	$0.440	7.57%	8.36%	$21.06
06/23/1998	07/15/1998	$0.430	7.17%	6.95%	$24.75
03/23/1998	04/15/1998	$0.430	7.06%	6.95%	$24.75
12/30/1997	01/15/1998	$0.430	6.68%	6.81%	$25.25
09/23/1997	10/15/1997	$0.430	6.78%	6.4%	$26.88
06/23/1997	07/15/1997	$0.420	6.28%	6.35%	$26.44
03/21/1997	04/15/1997	$0.420	6.25%	6.46%	$26.00
12/30/1996	01/15/1997	$0.420	6.22%	5.92%	$28.38
09/24/1996	10/15/1996	$0.420	6.93%	7.34%	$22.88
06/26/1996	07/15/1996	$0.410	7.13%	7.45%	$22.00
03/21/1996	04/15/1996	$0.410	7.25%	7.76%	$21.13
12/28/1995	01/12/1996	$0.410	7.13%	7.33%	$22.38
09/21/1995	10/13/1995	$0.410	7.21%	7.21%	$22.75
06/23/1995	07/14/1995	$0.395	7.35%	7.22%	$21.88
03/20/1995	04/14/1995	$0.395	7.61%	7.52%	$21.00
12/27/1994	01/13/1995	$0.395	7.48%	7.57%	$20.88
09/20/1994	10/14/1994	$0.395	7.14%	7.66%	$20.63
06/21/1994	07/15/1994	$0.390	6.18%	6%	$26.00
03/21/1994	04/15/1994	$0.390	5.89%	6.3%	$24.75
12/28/1993	01/14/1994	$0.390	6.3%	5.86%	$26.63
09/20/1993	10/15/1993	$0.390	5.24%	5.33%	$29.25
06/21/1993	07/15/1993	$0.385	5.81%	5.55%	$27.75
03/09/1993	04/15/1993	$0.385	5.36%	5.4%	$28.50
12/28/1992	01/15/1993	$0.385	6.35%	6.16%	$25.00
09/21/1992	10/15/1992	$0.380	6.64%	6.37%	$23.88
06/19/1992	07/15/1992	$0.380	7.24%	6.76%	$22.50
03/23/1992	04/15/1992	$0.380	7.03%	7.55%	$20.13
11/26/1991	02/03/1992	$0.380	8.44%	7.33%	$20.75
09/19/1991	10/15/1991	$0.380	7.7%	8%	$19.00
06/25/1991	06/27/1991	$0.370	7.79%	7.79%	$19.00
03/25/1991	04/15/1991	$0.370	8.34%	7.79%	$19.00
12/26/1990	01/15/1991	$0.370	9.78%	10.29%	$14.38
09/19/1990	10/15/1990	$0.370	8.34%	10.86%	$13.63
06/19/1990	07/16/1990	$0.350	6.83%	6.75%	$20.75
03/20/1990	04/16/1990	$0.350	6.71%	6.79%	$20.63
12/27/1989	01/16/1990	$0.350	6.47%	6.63%	$21.13
09/01/1989	10/16/1989	$0.350	5.71%	6.15%	$22.75
06/20/1989	07/17/1989	$0.350	5.74%	5.68%	$24.63
03/17/1989	04/17/1989	$0.330	5.87%	5.74%	$23.00
12/23/1988	01/16/1989	$0.330	6.29%	6.17%	$21.38
09/20/1988	10/17/1988	$0.330	6.36%	6.4%	$20.63
06/21/1988	07/15/1988	$0.300	5.89%	5.89%	$20.38
03/21/1988	04/15/1988	$0.300	5.78%	5.82%	$20.63
12/18/1987	01/15/1988	$0.300	5.71%	6.04%	$19.88

Projected Future Returns & Dividends for FRT

Based on past 10-year performance, here are FRT growth metrics:

Share price CAGR of -3.22%
Dividend CAGR of +1.7%

Using FRT CAGR metrics, we can estimate that your initial $10000 investment, over the next 10 years, should grow as follows:

	FRT (DRIP)	FRT - No DRIP
Current Price	$106.70	$106.70
Start Shares	93.72	93.72
Start Value	$10,000	$10,000

After 10 years:
Final Share Count	161.71	93.72
Dividends Payment	$1.37	$1.37
Annual Dividends	$888	$515
Yield on cost	8.88%	5.15%
Share Price	$76.88	$76.88
Total Dividends	$6,114	$4,697
Final Value	$12,432	$11,903

Estimated Future Value + Dividends - FRT

NOTE: Above numbers are our estimate based on FRT's Dividend and Price CAGR over past 10 years. These numbers should only be considered as "potential future returns"! DRIP assumes reinvesting dividends; No-DRIP assumes collecting dividends as cash.

We cannot guarantee that your actual returns will meet these estimates.

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Company Info

Federal Realty Investment Trust (FRT) had its IPO on 1973-05-03, and is traded on NYSE stock exchange.

Federal Realty Investment Trust (FRT) stands out as a premier entity specializing in the acquisition, management, and redevelopment of high-quality retail properties. These assets are strategically situated primarily in prominent coastal metropolitan areas, spanning the Eastern Seaboard from Washington D.C. to Boston, and extending to key West Coast cities such as San Francisco and Los Angeles. Established in 1962, Federal Realty's core objective is to generate enduring, consistent growth by concentrating investments in communities where consumer demand for retail offerings significantly surpasses existing supply. The company is particularly skilled at developing vibrant, integrated urban districts, exemplified by projects like Santana Row in San Jose, California; Pike & Rose in North Bethesda, Maryland; and Assembly Row in Somerville, Massachusetts. These dynamic, mixed-use environments seamlessly blend shopping, dining, residential, and commercial spaces, fostering cherished destination experiences for their local populations. FRT's extensive portfolio encompasses 106 properties, accommodating roughly 3,100 businesses across 25 million square feet of commercial space, alongside approximately 3,200 residential units. Demonstrating exceptional financial stability, Federal Realty boasts an unparalleled track record in the REIT sector, having increased its quarterly shareholder dividends for 54 consecutive years. As an S&P 500 index constituent, its shares are publicly traded on the NYSE under the ticker FRT.

FRT website: https://www.federalrealty.com

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DCF Model — FRT

Value from:

EPS (TTM)icompany profit per share over the last 12 months

EPS Growth %ihow fast profit per share grows each of the next 5 years — prefilled with what analysts expect

EPS growth after year 5 (forever)ithe slower pace once the fast 5 years are over — only drives years 6-10 of the price path below

Exit multiple (PE in 5 yrs)iwhat buyers pay per $1 of profit in 2031 — prefilled with today’s forward PE

Desired return %/yrithe yearly return you want from buying today — the S&P has done ~14%/yr, ask for more from a single stock

FCF growth %/yr (next 5 yrs)ihow fast free cash flow grows while the company is still expanding fast

Years of fast FCF growthihow many years the fast growth lasts before the business settles down

FCF growth after year 5 (forever)ithe slow, steady pace once the company is mature — usually 2-3%, near inflation. Must stay below your target return

Risk-free rate %iwhat a 10-yr US treasury pays with zero risk — the floor any risky stock must beat

Your target return %/yrithe yearly return you want for taking this risk — rule of thumb: risk-free rate + extra for risk

FCF base ($M, TTM)ilast 12 months of free cash flow, added up from reported quarters

Include dividends in returnidividends hand you part of the return in cash, so the share price needs to climb less

Pay up to today

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vs current price $106.70

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Cash flow & implied price by year

FCF is negative or missing for this company (common for banks) — the model discounts EPS instead.

EPS is negative or missing for this company — Simple mode uses free cash flow per share instead.

Free cash flow today

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grows for the next years

Then mature

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every future dollar counted back to today

Pile of today-dollars

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÷ shares

Implied price path

Year	FCF	Implied price

Sensitivity — fair value: growth ↓ × target return →